Propo ad PeriUrban tru tur I ujranwala...
Transcript of Propo ad PeriUrban tru tur I ujranwala...
Propo adPeri Urban tru tur I
ujranwala ity
District Office(Spatial Planning & Commercialization)
City District Govt. Gujranwala
Proposed Pari Urban Structure Pian of Gujranwala City
Govt. notified the Punjab Land Use
(Classification, Reclassification and
Redevelopment) Rules 2009 for the
land use planning of the area. Now
in accordance with the provision of
rules, City District Govt. Gujranwala,
has proposed a peri urban structure
plan.
Peri Urban is an area that spans the
landscape between contiguous
urban development and rural
countryside with low population
density and is predominantly being
used for agricultural activity and is
likely to lbe urbanized in the next
twenty years is peri-urban area.
Attempt has been made to change
the concentric pattern of
development which continued to
date with the result that inner areas
are being subjected to great physical
pressures. This aspect of
development trend has to be
reviewed. A twenty-year peri urban
structure plan is being proposed to
achieve a better balance of social,
economic, physical development
and population growth in the
region. This strategy broadly deals
with land uses for the entire area
It would indicate alignment of
major transportation arteries,
location of commercial centers and
other vital communication
links/facilities as well as other mega
projects, and strategic zones.
CDG,Gujranwala proposed this peri-
urban structure plan by using the
satellite imagery provided by the
Urban Unit, P&D Deptt,
Government of Punjab, as base
map; conducting field surveys; and
marking boundaries of the
established built up area and
approved housing schemes.
External
boundary of the peri-urban area
has been proposed on the basis of
direction and trend of the urban
sprawl which covers the need for the
next twenty years.
Proposed Pari Urban Structure Plan of Gujranwala (it\,
GUJRANWAlA HISTORY:
Situated 63 km. north of the
provincial capital Lahore, Gujranwala
was inhabited by Gujars and Sansijat
communities before it came under
Mughals. The exact date of its
foundation is not known but it is
believed that it was a halting station
on the ancient GT Road.
In 1756 AD Charrat Singh, a Sansi
Gujar, took the possession of the
small village. He raised the
fortification wall around it and laid
the foundation of modern
Gujranwala. He was succeeded by
Mahan Singh who made Gujranwala
as his capital. He died in 1792 and his
son Ranjit Singh assumed the charge.
There are several large houses of Sikh
architecture in the city but most of
the streets are narrow and often end
in a cul-de-sac.
The British soon after occupation set
about rebuilding Gujranwala
according to their own standards.
The Deputy Commissioners, Colonel
Clark and Arthur Brandreth, gave a
new impulse to the town by adding
new structures on the remains of old
buildings. The city was given the
status of Municipal Committee in
1860s.
industry and is now connected to the
major regional centers of
Sheikhupura, Sialkot, Gujrat and
Faisalabad. A divisional, district and
tehsil headquarter, the city lies in the
physical zone of "high economic
potential". It is surrounded by two
bye-passes covering urbanized area
of around 63 Sq. Km
lAND:
Lying in the heart of a canal irrigated
fertile region of Punjab, Gujranwala
is part of Rachna Doab sloping from
north-east to south-west and
crossed by Upper Chenab Canal from
north to south in the eastern part.
The area of the City is plain with the
ground surface sloping gently from
NE to Sw. The average reduced level
above sea is approximately 743 feet.
There is a level difference of around
5.5 meters from North-East corner to
the South-West corner of the City.
REVIEW OF PREVIOUS STUDIES:
An Outline Development Plan (ODP)
for Gujranwala was prepared in 1971
to guide and monitor its future
growth which was updated in 1985
and covers the time span from 1986-
2010. Two major proposals of 1971
ODP i.e. Bypass Road and three
Overhead Bridges over Peshawar-
During 1993-96, Government of the
Punjab managed World Bank funded
Feasibility Studies and Urban Master
Planning of ten Cities of Punjab
Pro'
_ -No tangible developments have
taken place for the implementation
of these proposals despite the lapse
of considerable time. The apparent
reasons for this failure are mainly
financial limitations, institutional
infancy and absence of
comprehensive Master / Spatial Plan
for integrated infrastructure
development. Although ODP for
Gujranwala was available but it was
not properly enforced which resulted
in unplanned growth. Most of the
non-implemented proposals of ODP
and Ten Cities Project still hold good
and have been incorporated and
reinforced in the Gujranwala
Strategic Plan 2007-2010.
Following proposals recommended
• An underpass below the railway
line near Katchi Pumpwali
• Shifting of Gawalias to proposed
Gujjar Bastis
• Development of four new
industriai sites, two along GT
Road (Lahore Side), one along GT
Road near Nigar Cinema and one
along GT Road (Rawalpindi Side)
• Shifting of the hide market and
tanneries from thickly populated
area of Ferozewala Road
• Need for a defined land use policy
• Enforcement of strict
development controlIn the absence of comprehensive
town planning setup in the City, the
proposals of Outline Development
Plan 1986-2010 for urban planning
have not been implemented
resulting in unchecked and
uncontrolled growth of the city with
mixture of land uses and inadequate
/ missing road links.
The city presents a typical example of
unplanned ribbon development
along its approaching roads in all
directions in contrast to the
prediction in Outline
Development Plan that it will grow in
all directions except towards Upper
Chanab Canal
Gujranwala Cantonment has been
developed in the northern periphery
of the City. A number of private
housing schemes have been
launched in the vicinity but have yet
to be developed due to the approach
road / passage constraints. Only two
large housing schemes have been
developed within the jurisdiction of
Gujranwala Cantonment due to
which massive construction activities
have been seen there. The recent
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Proposed Pari Urban Structure Plan of Gujranwala City
The City grew steady during the
period 1914 to 1947, trebling in size
and in population, with most of the
city keeping to the West of the
railway line except for the North-
eastern sector between the railway
line and Sialkot Road.
After partition, Gujranwala, like
many other cities, experienced a
large inflow of population from India,
and during the period 1941 to 1971,
the city's population quadrupled,
resulting in a doubling of its spatial
footprint, most of it to the East of the
railway line / G.T Road. This Eastern
expansion was nearly the same size
asthe city on the Western side of the
tracks. The growing importance of
transport links was also emphasized,
with considerable ribbon
development to the North and the
South, along the G.TRoad.
During the period 1971 to 1981, the
city had not only reversed the
population losses resulting from the
impact of the 1965 Indo-Park war,
but attracted a large number of
immigrants from the surrounding
areas and almost doubled in size,
with an annual growth of around
rural settlements adjacent to the city,
or by infilling lower-density or
undeveloped areas adjacent to the
existing built-up areas.
The Upper Chenab Canal formed an
effective barrier to the City's
Eastwards expansion, and the bye-
pass roads established the de facto
limits of the city, with more of the
expansion being to the North of the
Hafizabad and Pasrur roads. Apart
from the few housing schemes of the
Housing and Physical Planning
Department and the Gujranwala
Improvement Trust, the vast majority
of the population has been housed in
small, developments in owner-
managed or commissioned
construction. The average density in
1985 was slightly over 100 persons /
acre, with the central areas cf the
city, around the Rail Bazaar being
considerably higher. The area
covered by the city doubled in size,
commensurate with the growth of
population.
Historic spatial pattern of the City
reproduced hereunder starting from
1914 to 2009.
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Proposed Pari Urban Structure Plan of Gujranwa(a City
-\N
!1914
1947
/
1971 1985
2009
Proposed Pari Urban Structure Plan of Gujranwala City
POPULATION GROWTH:
The population of Gujranwala
increased from around eighty five
thousands in 1941 to more than 1.5
million in 2006. The current
population has been growing
steadily at an annual average rate of
3.79 % and is projected to increase to
more than 2.6 million inhabitants in
2021. This would warrant a
corresponding increase of the
already inadequate community and
infra structural facilities as well as the
area of the city for a whole urbanTable A
Population Growth Rateinter-
Year Population lnter- censalCensal-% Growth
Rate %
1901 29224 1 1.0
1911 29472 29 2.5
1921 37887 55 4.5
1931 58716 44 3.7
1941 84545 43 3.6
151 120852 62 5.0
1961 196154 65 4.4
1971 223880 86 7.6
1981 600993 87 3.8
1998 1132509
PRESENT SITUATION:
The expansion of the city has
continued apace, but because of the
opportunities offered by previously
thrust of the development has been
to the North and the South, virtually
developing the whole of the area
bounded by the Bye-pass Roads.
More recently, developments have
been undertaken beyond the Bye-
pass, both southwards along the G.T
Road and the Canal, and Northwards,
again along the G.T Road and SialkotRoad and the Canal.
Most of the development during this
period has been in the form of public
and privately developed housing
estates-such as WAPDA Town,
Judicial Colony, Asad Estate, Jail
Town, New City and Canal View to the
South, and Gulshan Iqbal Town, Johar
Town, Prime City, Gulberg Ciyt, Johar
City, Shalimar City, Gulshan Rehman
Town, Multi Town, Professor Town
and Garden Town in the North, with
DCColony developed adjacent to the
Cantonment.
These new and recent developments
have been mainly middle and upper-
income housing at much lower.
densities than the previous and older
parts of the city. As a result, the
footprint ofthe city now covers much
wider area.
Requirements of urban development
2006 Area%age An.nual%age
increase Increase1998 Areasq. Kms during during
1998-2006 1998-2006
63.64 88.69 39.36 4.92
I
Proposed Pari Urban Structure Plan of Gujranwala City
The projected population is depicted
in Table B
Table BProjected Population of
Gujranwala City
1998- 1132509
2006 1525056
2011 1836806
2016 2212284
2021 2664517
"DistrictCensus Report 1998
Keeping in view the above Cityfootprints and analysis, it isconcluded that almost 100%increase in the area is required forthe urban development ofGujranwala City for the nexttwenty years.
NEED FORPLANNING:
Spatial plans are widely used as an
effective planning tool forthe control
and development of towns. Land use
planning is done through zoning to
determine the' best spatial
arrangement and the most
. appropriate use of each parcel of
land. It divides the land into different
areas such as housing, industry,
business and redevelopment and
also ascertains the provision of floor
SALIENT FEATURES OF THE
PROPOSEDPERIURBAN STRUCTURE
PLAN:
A) Limitation to future growth
In order for better planning and
service delivery, the urban sprawl is
confined by marking external
boundary of the peri urban area
shown in blue line and the existing
built-up area shown in yellow line,
reserving the agriculture belt beyond
that limit.
B) Division of Peri Urban Area into
Sectors
The entire Peri Urban Area has been
divided into "Sectors" using the
arterial roads off- shooting from the
central City enclosed by the existing
built up area on one side and the
external boundary of Peri Ubran Area
on the other side.
C) Proposed Road Net Work
An efficient road network has also
been proposed for each "Sector"
keeping in view the nature, trend of
growth and demand of
development. However, while
proposing roads mostly the already
existing roads and passages have
. been catered for the purpose.
Proposed Pari Urban Structure Plan of Gujranwala City
Proposed Pari Urban Structure Plan of Gujranwala City
• RingRoad:
Which will be another
transportation access provider to
all the arterial roads emerging
from the centre of the City.
, • Arterial/G. TRoad:
Are those traffic ways which are
providing link of Gujranwaia City
to other Cities or Towns.
• Primary Roads:
Will provide access to major
Towns from the major arterial,
ring or G.TRoad.
• Secondary Roads:
Are the traffic ways which provide
access to the neighborhoods
from the Primary Roads; and
• Roads along distributaries,
drains and Upper Chenab Canal:
In addition to providing
transportation approach will also
affix the domains of the adjacent
physical features.
The proposed road Network with
Type of Road Min. Right Shown in the Periof Way Urban Structure Plan
Ring Road 200 ft. Green
Arterial Roads 150ft. Dark Purple
G. T. Road 220 ft. Dark Purple
Primary Roads. 120ft. Red
Secondary Roads 90ft. Brown
Roads on Both Sides of100 ft. WhiteUpper Chenab Canal
Roads on Both Sides of Small60 ft. GreyDistributaries and Drains
D) Division of Peri Urban Area into
Sectors
The entire Peri Urban Area has been
divided into "Sectors" using the
arterial roads off- shooting from the
central City enclosed by the existing
built up area on one side and the
external boundary of Peri Ubran Area
on the other side.
E) Division of Sectors into Blocks:
Each "Sector" is further divided into
blocks, using the boundaries of the
proposed or existing roads. Each
"Block" has been assigned an
independentTitle i-e A, B,Cetc.
F) Proposed Land Uses for Various
Blocks:
All the "Blocks" in the "Sectors" have
also been earmarked for specific land
use, considering its location and
future trend of growth.
The following land uses have been
proposed for various "Blocks"
• Residential Land Use
• Commercial Land Use
• Industrial Land Use
Proposed Pari Urban Structure Plan of Gujranwala City
Gndl RWP Sector
Hzd pipnakha sector
SKP-NWSPSECTOR
Katcah Eminabad G.T.Rd Lah. Sector
Nwb chk GNlD Sector
Aroop Sialkot Sector
Proposed Pari Urban Structure Plan of Gujranwala City
rawalpindi aroop sector
~Sialkot Pasrur Sector
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Proposed Pari Urban Structure Plan of Gujranwala City
IMPLEMENTATION:
After the notification of the Peri
Urban Structure Plan, all the
developments / constructions by
public or private sectors shall strictly
follow the provision of the notified
document. Moreover, permissions
regarding all the developments or
constructions shall be accorded in
conformity with the land use
provisions under permitted,
permissible and prohibited uses
prescribed for residential,
commercial, institutional, industrial &
notified area land uses shall be in
accordance with the provisions of the
Punjab Land Use Rules 2009.
PUBLIC CONSULTATION:
The Peri Urban Structure Plan for the
future growth of Gujranwala City is
hereby proposed elaborating the
supra salient features and,
stakeholders are invited to give
objections or suggestions for
improvement. The objections or
suggestions should reach to the office
of District Officer (Spatial Planning
and Commercialization), City District
Govt. Gujranwala on or before 23rd of
July, 2011. The public hearing, in this
regard will be conducted on 26th of
July at Council Hall of Zila Council
Office Gujranwala.
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DISTRICT OFFICE (SPATIAL PLANNING & COMMERCIALIZATION)CITY DISTRICT GOVERNMENT, GUJRANWALA ••
G J WALA DISTRICTScalct"tlHIOO
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Office:DO(SP&C), Zila Council Complex,
Katchery Road, GujranwalaPh: 055-9201261, Fax: 055-9201287
Web: www.dospgujranwala.comemail: [email protected]
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