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Chandigarh Master Plan - 2031 - Hearing objections -By Ajay Jagga
Posted By: hindtodaynews on:11/30/2013 8:04:03 PM
The 505 pages draft Chandigarh Master Plan - 2031 is not at all in tune with the 60 pages
Report on formulating master plan for Chandigarh
issued by the Town and Country Planning Organisation under Ministry of urban development, govt of India, issued in 2009. The purpose of master plan as per TCPO and CMP_2031 is as under
(i) the Preparation of a Master Plan for the remaining Periphery Area in the UT of Chandigarh within the scope of the Punjab New Capital (Periphery) Control Act 1952 as also the 73rd and 74th Constitutional Amendments;
(ii) Preparation of a Regional Plan for the tri-city of Chandigarh/ Mohali/ Panchkula for guiding future growth in the periphery;
(iii) Preventing any further implementation of ad-hoc projects in the periphery till the formulation of the Master Plan as above.
As such the area which is required to be taken care is the periphery. Chandigarh is holding 3%, Punjab is holding 70%+
and Haryana is holding 20%+. But shockingly hardly 25 pages of the CMP-2031 are dedicated to the purpose and rest is not connected with main object of CMP.
The Chandigarh Administration has recently, Sept 2013, submitted in a court case that
a proposal regarding the constitution of a regional plan committee to the Union Ministry of Urban Development, and till now no response from the central government. As such in the absence of Regional Plan Committee, how can such document be considered as final. It was further reiterated by Administraton in a PIL seeking directions to prepare a composite regional plan for the Tricity of Chandigarh, Mohali and Panchkula
for the future planning of the periphery of Chandigarh in consonance with the said plan.
Further on 13-11-2013,
it was told by the Chandigarh Administration, in a case, that Committee for Integrated Planning and Development for Inter-state regional plan for Chandigarh it to be constituted by the terms of reference are pending
due to divergence of views of the State Governments in the matter. It is also stated that the terms of reference have been forwarded by all concerned for approval of the Ministry of Urban Development.
My objection is that in such a stage what is the sanctity of the Chandigarh Master Plan 2031 ? As such it should be put on hold instead of finalising it.
As per TCPO report on Chandigarh Master Plan the city was made for 1.5 lac population with a maximum expansion of 5 lacs, which clearly shows that the law enforcing agencies has completely failed in keeping a check on the encroachments. The report also talks of Chandigarh Inter State Metropolitan Regional Plan and optimum development of the entire region so that over a period of time the adjoining townships of Punjab, Haryana, Himachal Pradesh attain such status which is at par with Chandigarh.
As such the draft CMP-2031 is not at all suitable, as has no reference to these thing, and should not be proceeded with.
The Report also says that redensification is not desirable as there already exists a higher level of population density in this area. It also says that the all proposal should be worked out keeping in view the low density development patters and architectural ambience of the city. Whereas the CMP is totally against it .
The report also points at outsourcing the job through consultants and technical and financial bid through expression of interest be invited for short listing consultant, whereas the present CMP has not anything like and has been prepared by local people only, who are not even experts.
Further as per Govt of India, the experts in Urban and regional planning must be hired, whereas there is no such person in the CMP team, except Sh M N Sharma, who is only ornamental and has not attended more than one meetings. Moreover the team of CMP has not solicited the technical assistance and advice from Ministry of Urban Development, which also makes the CMP, not proper.
The preliminary objection is that as per the draft document of CMP-2031, this plan has been drafted, mainly for the purposes of (i) protection of remaining periphery in UT of Chandigarh (ii) prevention of any new projects in the periphery but the draft of Chandigarh Master Plan (hereinafter referred to as CMP) has covered the area much beyond the specified purpose. The plan has been drafted in such a way that almost 80% of the plan is not related to the specific purposes. Moreover it relates to only 3% of periphery, which is in Chandigarh.
The CMP has no specific regional Plan for the tri-city of Chandigarh/ Mohali/ Panchkula for guiding future growth in the periphery. So the present draft will not serve the purpose as it has no reference to regional plan.
The CMP has also no specific plan for preventing any further implementation of ad-hoc projects in the periphery till the formulation of the Master Plan. This fact also defeats the purpose of present draft of CMP.
That another important fact is that the case of Chandigarh, for grant of World Heritage, is pending in the tentative list of World Heritage Centre of UNESCO where Chandigarh Administration has filed an understanding the authenticity of the original plan, raw material, environment etc and it seems no attempt has been made or shown in the CMP to ensure that the present plan doesn’t violate that undertaking.
The redensification in the first phase ie. Sector 1 to 30 is absolutely against the interest of the city as it violates the undertaking and can rule out the chances of being declared a world heritage committee by UNESCO.
Moreover by increasing the houses from 19318 to 25,978, we are proposing to increase 6,600 houses, which means permitting an additional population of app 33,000. On one side we want to reduce the pressure on existing infrastructure and want that people should opt for satellite towns but simultaneously we are increasing the pressure, where is the justification.
The CMP has been drafted in a discriminatory manner as in the context of the redensification it proposes to exempt sector 1 to 7 (ref Chapter 6 page 67). Although there are many single story government houses in sector 7 but it seems a preferential treatment has been given to these sectors whereas other sectors, especially of the first phase, has been given step brotherly treatment. It is extremely appreciable that there is no plan to redevelop or redensify the housing in sector 1 to 7 but it must be extended to atleast the first phase of Chandigarh.
However any redensification in the first phase of Chandigarh should be completed dropped as not suitable. Moreover, this has not much relevance with the protection of periphery, which is the primary objective of the CMP. Moreover the redensification in the first phase of Chandigarh will completely destroy the original character. In case of redensification what about additional parking place, water, electricity, sewerage and other infrastructure.
There is no strict plan for the protection of remaining periphery of Chandigarh, although just 3% of the periphery is with Chandigarh Administration. Moreover for protection of entire periphery, where is reference or role of neighbouring states regarding the area of periphery under the neighbouring states. How this plan deals with protection of the area of periphery which is not with Chandigarh Administration?
The strong objection is to the line and reference i.e.
high rise and high density development proposed in the reserved belts flanking both sides of the Vikas Marg’
as this is absolutely not in tune with the character of the city. The entire CMP is talking of reducing the pressure of population rather opting for discouraging growth in city and let people settle down in the satellite towns which will help in reducing growth and maintain the original character of the city. Then how come these things can be dreamt like HIGH RISE, HIGH DENSITY DEVELOPMENT. This is absolutely against the character of the city. Moreover it is beyond understanding as to why this is being proposed here despite the fact that the CMP is actually meant for periphery. It seems the interests of Chandigarh are being sacrificed.
(CMP reference Chapter VI, page – 66 )
The reference to paying guest house in CMP is absolutely not required as it has nothing to do with periphery. CMP is being drafted as for all times there are not going to be minor changes. The Parliament is here, law is here, bureaucrats are here for future matters. Protection of periphery has no relevance with the paying guest rooms, kitchen, toilets etc. It is beyond imagination why thing like paying guest accommodations are put into the master plan. The observations in the CMP are clear i.e. “say no to PGs” as it says on page 56 as under;
The norms are being violated much to the disadvantage of the residents of the neighbourhood, who complain of the rowdy environs, parking problems and disturbance throughout the day and night. The students too are left free, unattended and unchecked which is detrimental to the society at large.
( CMPReference page 56 and 422)
That regarding the Metro service i.e. proposed underground train, the references in the CMP clearly rules out the possibility of having a Metro in Chandigarh. It is also beyond understanding as to why there are so many self-contradictions in the CMP as at many places it rules out the metro in city but simultaneously it is also proposing so many things such as metro stations. I am giving below certain reference of the CMP, below;
Page - 283
THE OBSERVATIONS OF THE MASTER PLAN COMMITTEE ON THE MULTI MODAL MASS TRANSPORT SYSTEM ARE AS UNDER:
Since the metro is to ply only on two corridors, it will not serve much purpose for the city, unless the BRTS and local feeder buses expected to handle the major share of public transport are put in place
. There is thus a need to expedite implementation of the BRTS and improve the local bus services.
• With the present population of 10.5 lakhs for the entire UT, Chandigarh does not independently qualify for a metro for which a minimum population of 20 Lakhs has been recently mandated by the Government of India. (Earlier the minimum requirement was a population of 40 lakhs). The sharp decline in the UT’s growth rate from 40 % to 17% also does not make the proposition viable even by 2031 as the projected population for the Chandigarh Master Plan by that year is only 16 lakhs.
Expecting Chandigarh's residents which is so heavily dependent on private vehicles to switch over to public transport together with the short distances of travel within the city will be a challenge. Due to high percentage of short intra-city trips the metro is unlikely to wean people away from the private vehicles and largely cater to inter-city commuters. For intra-city mobility the mobility plan needs to give greater attention to incentivizing pedestrians and cycle use combined with integration of para-statal transport like cycle and auto rickshaws .
Chandigarh has confined geographical area whereas Mohali and Panchkula do not have a public transport system. Chandigarh Transport Undertaking has been providing public bus transport to the tricity since its inception. In addition, point to point local bus service is also provided
to Kharar, Kurali and Zirakpur in Punjab, Kalka in Haryana and Baddi in Himachal Pradesh. This is because a large number of office goers and other traffic between the tricity and satellite towns.
While the metro and the high capacity BRT will be operational on selected routes
, large areas will continue to be served by the local bus system which will also act as the most important feeder system
to the Metro and BRT together with other modes of transport. Therefore, a good public transport system can be extremely successful if modernized so as to be aesthetically appealing, punctual in operation, modern and comfortable in use. Any transport plan for Chandigarh would be incomplete unless it takes the tricity of Chandigarh, Panchkula and Mohali into consideration by keeping in view, the vision and objectives of the National Urban Transport Policy, the Comprehensive Mobility Plan for Chandigarh Urban Complex,Master Plan Chandigarh projections upto 2031.
PAGE - 294
To achieve this objective in addition to traffic pattern study, coordinated effort shall be made with adjoining cities of Mohali and Panchkula to mesh their public bus service (as and when introduced) with Chandigarh Transport Undertaking so that the entire tricity public transports system functions as a single coordinate unit
Thus it absolutely clear beyond doubt that the Metro is not at all suitable for Chandigarh, as no benefit to Chandigarh rather it will create too much disturbances in the city for couple of years. It is also clear that is perhaps the neighbouring states which are being benefitted for this whole affair. There is also a likelihood that the neighbouring states are trying to enhance the value of their satellite towns at the cost of Chandigarh and its residents. The plan of metro is going to enchance the value of lands in the neighbouring states. But in the entirety Chandigarh is not going to have any benefit at all, so why should this be opted. Instead the neighbouring states should improve or provide the public transport system. Some vested interests of neighbouring states seems to be interested in this. But Chandigarh Adminsitration should say a ‘BIG NO to METRO’. Rather a congestion charge be enforced in city, the big CTU buses be pulled out from the city roads and mini air conditioned buses be put into service. The cycles, cycle-rickshaw should be strictly moved to wasted cycle tracks. Making use of the cycle tracks as mandatory will also help.
Going for METRO is like going post graduation without a graduation degree
It is also not being ruled out that the proposed Metro project will benefit the people holding land in the neighbouring states as the prices of their land will also go up.
Opting for Metro means the interests of city are being sacrificed for the reasons best known to those who are proposing it.
That Mr. E Sreedharan, who is also known as Metro Man, has categorically stated in November, 2011 that the plan to link to the tricity through an underground metro rail work, is not viable financially and had gone on warning the Government about the financial impracticality. In view of the established view point and keeping in view the facts that metro will not be helpful in reducing the traffic congestion in Chandigarh, the metro project should be dropped. However still if the Administration wants to go ahead then at least some central government bureaucrats and technocrats must be involved to work out the truth. As of now it is quite clear that it is perhaps the neighbouring states, which are keener on this for their interests. Going ahead with metro proposal means the interest of Chandigarh have been sacrificed completely. The creation of two satellite towns in the periphery is the burning example as to how the interests of Chandigarh were sacrificed in the past also. The draft of CMP itself evidences beyond doubt that Metro is neither required nor suitable. Metro is also not viable financially and even there is no demand from the residents of Chandigarh, as such it must be dropped.
The CMP is about Chandigarh, a world renowned city, which was conceived by First Prime Minister Late Pandit Jawahar Lal Nehru and was designed by the world renowned French architect Mon Le Corbusier. However the CMP has been prepared/drafted without any renowned international city planner, especially when it is a known fact that disturbing the original character can lead to damaging the outstanding universal value. The present committee has Sh. M.N.Sharma, the first Architect of Chandigarh but we must have couple of more members like some renowned French Town Planners.
The committee of eleven persons, no doubt consist of the very prominent architects, technocrats and planners but with all regards for all the respectable members, it is suggested that there should be enough representation from the Central Government in the committee, for the simple reason that then there should be no allegation of being ignoring the interest of city and favouring any of the neighbouring states. It should be visible from the committee’s decisions that the prime interest and concern is of Chandigarh and Chandigarh only and retaining its original character. Doing justice is fine but it should be visible also that justice has been done. It is pertinent to mention that, the need of Central Government representation in the committee is important because of the recent allegations of favouritism toward a particular trust in allotment of land by Chandigarh Administration few years back. These allegations echoed in the Legislative Assembly of Haryana. The allegation is the classic example of fact that how the rules were bend in Chandigarh Administration by those who were the protectors of Laws and rules.
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