Nagpur Metro Region Devpt Plan notified

Source: The Hitavada      Date: 06 Jan 2018 12:21:33


Staff Reporter,

The Rs 37,000 crore plan ensures a balanced development of entire region

To curb haphazard development of residential and commercial properties

Puts implementation of TDR regulations in abeyance in rural parts

Suggests four growth centres

The much-awaited Nagpur Metropolitan Region Development Plan was published on Friday evening after finalising substantial changes in the final plan document and Development Control and Promotion Regulations for Nagpur Metropolitan Regional Development Authority. It will cover 711 villages of Nagpur district in some way or the other. The cost of infrastructure development in metropolitan region is estimated at a whopping Rs 37,000 crore and final plan has included global best practices ensuring a balanced development of entire region leaving sufficient space for industries, recreation, residential, commercial, educational activities and even mining works. 

NIT had got prepared the draft development plan from private consultant Halcrow-HCPDPM-Crisil-Knight Frank consortium led by Halcrow Consulting India Private Limited. As per the plan, around 10.3 lakh people (as per Census-2011) reside in metropolitan region. The detailed notification has taken into account objections lodged about faulty reservations and substantial changes have been effected. In fact, the government has again invited objections and suggestions over 285 changes effected in the development plan as per public demand and after due scrutiny by Director of Town Planning and by the Urban Development Department. 

According to Chief Minister Devendra Fadnavis, the Nagpur Metro Development Plan will kick-start a massive development of entire metro region. Nagpur Improvement Trust (NIT) which has been renamed as Nagpur Metropolitan Regional Development Authority (NMRDA) will be the nodal agency and planning authority for entire Nagpur Metro Region.  Accepting a major demand of urban local bodies to consider the sanctity of already sanctioned regional development plans for Municipal Councils and newly-formed Nagar Panchayat areas, the Metro Region Development Plan has deleted the DP proposals and modifications shown in the draft Development Plan (DP) for Mahadula Nagar Panchayat, Mauda Nagar Panchayat, Hingna Nagar Panchayat, Kanhan-Pimpri Nagar Parishad, Wadi Nagar Parishad, Wanadongri and Sangam Nagar Parishad and Parsheoni Nagar Parishad and development permission in the above areas shall be as per the earlier Regional Plan proposals and DCPR applicable to such Regional Plan till the preparation of Development Plan of above Nagar Panchayats or Nagar Parishads.Development schemes

sanctioned under Nagpur Improvement Trust Act, 1936 are continued in the NMA areas subject to DCPR which has protected the sanctity of sanctions granted earlier. The DP has also deleted the peripheral residential area shown along the Gaothan in the villages excluding the area of under nine urban centres and land thereunder has been included in Agriculture Zone. The development along the periphery of the gaothan shall be allowed within the revised peripheral distance from Gaothan i.e. 750 mt. distance for gaothan population less than 5,000 and 1,000 mt. distance for more than 5,000 gaothan population subject to other conditions of NMA DCPR. The NMA DP has also sanctioned a 250 mt. Residential Zone and Residential Belt along the 60 mt wide Outer Ring Road as a corridor development, subject to payment of premium. The premium will be decided by the NMRDA on the total area of land under development or building permission. The final plan has merged various Residential Zones viz. R-1, R-2, R-3 and R-4 proposed in the submitted draft Development Plan into Common Residential Zone (R). The development in this common Residential Zone is permissible as per the Development Control and Promotion Regulations sanctioned for the NMRDA area. However, the Infrastructure cost as decided by the authority shall be recovered while issuing development permission. To restrict haphazard development of residential and commercial properties, right now the implementation of TDR regulations has been kept in Abeyance in the rural centers and areas (excluding 9 urban Centers).

Government has accorded sanction to different zones like Existing Residential in A-1, Existing Residential in A-2, Existing Residential in Mines and Quarries, Existing Residential in Industrial, Existing Residential in Recreational Open Space, Existing Industrial in Recreational Open Space proposed in the submitted draft Development Plan. The NMR Plan has also confirmed nine out of proposed ten urban centre/area including North-A, East-A, East-B, South-A, South-B, South-C, South-D, West-A, West-B. Considering complaints from many agriculturists about avoidable errors in the development plan, the Metropolitan Commissioner has been empowered to correct the draftsman’s/typographical errors on Development Plan in respect of showing alignment of existing nullahs, river, canal, lake and like water bodies, pandhan (village roads) etc. by taking into account a Revenue/Land Record or City Survey, village map and other revenue records, as the case may be, in consultation with Joint Director, Nagpur Division, Nagpur. The plan has proposed 50 mt width for Recreational Open Space (ROS) along the water bodies including major rivers and 36 mt width for minor river.

In respect of High Tension (HT) Line, the alignment shown on DP is to be corrected or deleted wherever required by the Metropolitan Commissioner in consultation with the department concerned. However, due to shifting or deletion of such HT line, the land use zone of lands (before shifting) under HT Line shall be the zone of adjoining land. The DP has suggested new growth centres to cater to future growth of metro region in the plan. The plan suggested four growth centres namely Kanhan-Pipri-Kandri, Butibori Centre, Khaparkheda, and Mouda.

As per the plan, the predominant industrial areas are Multimodal International Hub Airport at Nagpur (MIHAN) and MIDC Industrial Estates in Butibori, Hingna, Umred, and Kalmeshwar. The plan has suggested clusters of industrial activities for more efficient infrastructure development and better opportunities for developing synergies between industries. Most of the growth is projected to take place close to employment centers -- MIHAN, Butibori, Hingna; areas located close to the city within Outer Ring Road; and along main transportation corridors Wardha Road (NH-7), Amravati Road, and Bhandara Road (NH-6). Over 70 per cent of the total projected population of 17 lakh in metropolitan region is expected to be located in urban areas and remaining in rural areas. The approval to the development plan bears significance as it will serve as a blueprint for implementing land use and infrastructure proposals in the metropolitan region for a period of 20 years from 2012 to 2032.

It is expected to promote industrialisation, transportation, convention centre, parks, residential area, logistics hub, commercial area, integrated roads, bus terminus, and road network. NMRDA is expected to generate funds through transfer of development rights, accommodation reservations, and public private partnership (PPP) module.


Modified DCPR for metro region to come into force after a month  

Staff Reporter,

While notifying the final plan for development of Nagpur Metropolitan Area, the government has sanctioned the Development Control and Promotion Regulations (DCPR) for the whole of metro region with certain modification. The DCR shall come into force one month after the publication of the notification in the Official Gazette. The final DCPR of the Nagpur Metropolitan Area sanctioned by the State Government shall be kept open for inspection by the general public during office hours on all working days for a period of one month from January 5.

It will be available for inspection in the office of Metropolitan Commissioner, Nagpur Metropolitan Regional Development Authority (NMRDA). There are several important features in the 240-page DCPR document. As far as fees/charges are concerned, the building/layout permission/scrutiny fee shall be increased by 5 per cent per year. But, such fees shall not be applicable for development proposals implemented by Government/Government departments or public authorities of State or Central Government. A security fee shall be charged at rates specified by the Metropolitan Commissioner to ensure ‘faithful compliance’ of regulations and the directions given in the sanctioned plan and other terms and conditions. The same shall be returned to the owner after the issue of full occupancy certificate for the building by the Metropolitan Commissioner. 

Development charges as required under Section 124-A of Maharashtra Regional and Town Planning Act, 1966 shall be deposited with NMRDA before issue of development permission/commencement certificate. Premium charges will have to be paid to the Planning Authority before issue of development permission/commencement certificate. The amount of premium collected shall be kept in a separate account and it shall be utilised for development of civic amenities and infrastructure, states the DCPR document.

If NMRDA fails to inform in writing about refusal/sanction/sanction with modifications or directions, to the person concerned within two months (60 days) of receipt of the notice along with necessary fees/deposit under the regulations, the notice given by the person with its plans and statements shall be deemed to have been sanctioned. However, nothing shall be construed to authorise any person to do anything on the site of the work in contravention or against the terms of lease or titles of the land. Such construction in contravention to the existing provisions shall be deemed to be ‘an unauthorised development’. The details of other terms and conditions in this regard are in the DCPR document.

Residential and institutional use shall be permissible in metro region subject to certain conditions. These include minimum area of land shall be 15 hectares; land shall front on minimum 12 metres wide existing road; offsite infrastructure like road, water supply, sewerage treatment plant having zero discharge shall be developed by land owner at his own cost; premium for the gross area at the rate of 5 per cent of the value of the land as given in the annual statement of rates shall be paid to the Planning Authority.

Besides, 10 per cent of the entire holding area shall be handed over to the Planning Authority ‘free of cost, without any FSI/TDR and free of all encumbrances’, for sale by Planning Authority for residential, commercial or industrial use depending upon the nature of development. This 10 per cent area shall be over and above recreational open space and amenity space to be provided as per regulations. This area shall front on minimum 12 metres wide road.

Transfer of DP sites in lieu of FSI

If in any development proposal, owner desires to hand over the reserved site to the Planning Authority, then FSI of such reserved site equivalent to the TDR may be allowed to be utilised on the remaining land. Transfer deed to that effect shall be executed and FSI calculation shall be mentioned on the plans of development proposal. “In case of plotted layout, distribution of FSI of plots in pursuance of such transfer shall be as desired by the owner and may differ from plot to plot. If some FSI remains unutilised, the owner shall be entitled for TDR against the remaining FSI,” states the DCPR document.

Special regulations for TOD

The transit-oriented development (TOD), along mass rapid transit corridor, shall be governed by special regulations. TOD aims at development focused around a mass rapid transit corridor that facilitates ease of access to the transit facility, thereby encouraging people to walk and use public transportation over personal modes of transportation.

As under the special regulations, maximum permissible total FSI in Nagpur Metropolitan Rail Corridor (NMRC) shall be 4.00 including the base permissible FSI. However, it will be subject to condition that the additional FSI over and above the base permissible FSI shall be allowed within the overall limit of maximum permissible FSI. It is specifically mentioned that the land owner/developer shall not have option to use TDR in NMRC.

The additional FSI over and above the base permissible FSI, shall be granted by the NMRDA Commissioner after taking into account the Impact Assessment of the implementation of these regulations regarding the impact on the city and sector level infrastructure and amenities as well as traffic and environment on NMRC. Such impact assessment shall also contain measures to be undertaken to mitigate its likely impact and the Action Plan for implementation of such measures in a time-bound manner. It shall also contain Integrated Mobility Plan envisaging therein inter-linkages between different modes of mass transport, parking management, traffic management and pedestrianisation. The DCPR document states that the maximum permissible FSI shall be calculated on the gross plot area.

No projections shall be allowed in marginal spaces so that minimum 6 metres marginal spaces remain free from all encumbrances for the movement of fire tenders. “NMRDA Commissioner may take decision to allow ramp in maximum side marginal distance and subject to no objection certificate from Fire Services authority. If ramp is necessary for accessibility, it may be allowed after leaving 6 metres clear margin,” states the document.