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Master Plan, Lohardaga-2040.
(Draft)
Client:
Directorate of Municipal Administration,
Urban Development Department,
Jharkhand and
Lohardaga Nagar Parishad
Prepared By:
NF Infratech Service Pvt. Ltd.
N-14, LG Floor, Malviya Nagar, New Delhi
Preparation of GIS Based Master Plan and Zonal Development Plan for Lohardaga (Jharkhand)
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Table of Contents
1 INTRODUCTION 1
1.1 HISTORICAL BACKGROUND 1
1.2 LOCATION & REGIONAL SETTING 1
1.3 LINKAGES & CONNECTIVITY 2
1.3.1 ROAD CONNECTIVITY 3
1.3.2 AIR CONNECTIVITY 3
1.3.3 RAILWAY CONNECTIVITY 3
1.4 TOPOGRAPHY 4
1.5 CLIMATE 4
1.5.1 TEMPERATURE 5
1.5.2 HUMIDITY 6
1.5.3 RAINFALL 6
1.6 AVAILABILITY OF MINERALS 7
2 NEED SCOPE & OBJECTIVES OF MASTER PLANS 9
2.1 NEED OF MASTER PLAN 9
2.2 AIM 9
2.3 SCOPE OF WORK 11
2.4 STEPS INVOLVED 13
2.5 ADOPTED METHODOLOGY 14
3 POPULATION & EMPLOYMENT 19
3.1 POPULATION GROWTH 19
3.2 SC/ST POPULATION 23
3.3 LITERACY RATE 25
3.4 POPULATION ESTIMATES 27
3.5 FLOATING POPULATION 28
3.6 AGE-SEX COMPOSITION 28
3.7 ECONOMIC BASE AND WORK AREAS 29
3.8 INDUSTRIES AND MINING 33
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3.8.1 HINDALCO (ADITYA BIRLA GROUP) 33
3.8.2 RIADA INDUSTRIAL AREA 33
3.9 MINING 33
3.10 HOUSEHOLD INDUSTRIES 34
4 TRAFFIC & TRANSPORTATION 36
4.1 INTRODUCTION 36
4.2 TRAFFIC CHARACTERISTICS 36
4.2.1 ROAD NETWORK CHARACTERISTICS 36
4.3 PUBLIC TRANSPORT 36
4.4 CITY NETWORK 37
4.5 PUBLIC TRANSPORT 38
4.6 TRANSPORT SURVEYS & STUDIES 38
4.6.1 ROAD WIDTH 38
4.6.2 TRAFFIC VOLUME 39
4.6.3 CONGESTION AREAS 42
4.6.4 MAINTENANCE OF ROADS 42
4.7 STREET LIGHTING FACILITIES 43
5 PHYSICAL INFRASTRUCTURE 45
5.1 WATER SUPPLY 45
5.1.1 BACKGROUND 45
5.1.2 WATER SOURCES 45
5.1.3 WATER TREATMENT 46
5.1.4 STORAGE TANKS 46
5.1.5 DISTRIBUTION NETWORK AND SYSTEM MAINTENANCE 46
5.1.6 NORMS FOR WATER SUPPLY 47
5.1.7 PROJECTED WATER DEMAND IN DIFFERENT PLANNING UNITS 48
5.2 SEWERAGE 48
5.3 STORM WATER DRAINAGE 49
5.4 SOLID WASTE 50
5.4.1 GENERATION 50
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5.4.2 COLLECTION AND TRANSPORTATION OF SOLID WASTE 51
5.4.3 DUMPING 51
5.4.4 REQUIREMENTS- SOLID WASTE GENERATION 52
5.5 POWER SUPPLY 53
6 SOCIAL INFRASTRUCTURE 54
6.1 INTRODUCTION 54
6.2 HEALTH 54
6.3 EDUCATION 56
6.3.1 BASIC EDUCATIONAL AND LITERACY INDICATORS 56
6.3.2 EDUCATION SYSTEM IN JHARKHAND STATE 58
6.4 SAFETY 60
6.5 POSTAL SERVICES 60
6.6 CINEMA HALL 60
6.7 BANKS 60
6.8 RELIGIOUS SITES 61
6.9 OTHER FACILITIES 61
6.10 REQUIREMENTS FOR COMMUNITY BUILDINGS 62
7 HOUSING AND SLUMS 64
7.1 INTRODUCTION 64
7.2 REVIEW OF EXISTING POLICIES, PROGRAMMES & PROJECTS RELATED TO SLUMS & HOUSING 64
7.3 INTEGRATED HOUSING & SLUM DEVELOPMENT PROGRAMME (IHSDP) 64
7.4 SLUMS IN LOHARDAGA 64
7.4.1 SLUM PROFILE 64
8 ENVIRONMENT AND NATURAL HAZARDS 67
8.1 INTRODUCTION 67
8.2 NATURAL RESERVES 67
8.3 RIVER SYSTEM 67
8.4 POLLUTION 68
8.4.1 WATER POLLUTION 68
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8.4.2 RAIN WATER HARVESTING 68
8.4.3 AIR POLLUTION 68
8.4.5 NOISE POLLUTION 69
8.5 NATURAL HAZARDS 70
8.5.1 HAILSTORM AND THUNDERSTORM 70
8.5.2 FLOODS 70
8.5.3 DROUGHTS 70
8.5.4 EARTHQUAKES 71
9 HERITAGE AND TOURISM 72
10 CITY IMAGE AND CITY STRUCTURE 73
10.1 INTRODUCTION 73
10.2 CITY STRUCTURE 73
10.2.1EXISTING CITY STRUCTURE 73
11 LAND USE 75
11.1 INTRODUCTION 75
11.2 PHYSICAL PATTERN OF GROWTH 75
11.3 EXISTING LANDUSE DISTRIBUTION 77
11.3.1 RESIDENTIAL AREA 80
11.3.2 COMMERCIAL AREA 81
11.3.3 INDUSTRIAL 82
11.3.4 PUBLIC SEMI-PUBLIC AREA 82
11.3.5 TRAFFIC & TRANSPORTATION 82
11.3.6 RECREATIONAL 83
12 DEVELOPMENT CHALLENGES & POTENTIAL 129
12.1 INTRODUCTION 129
12.2 SECTORAL CHALLENGES 129
12.3 DEVELOPMENT POTENTIAL 130
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13 PROPOSED LAND USE 129
13.1 RESIDENTIAL 129
13.2 INDUSTRIAL 129
13.3 MIXED LAND USE 129
13.4 TRANSPORTATION 129
13.5 SPORTS AND RECREATIONAL 129
13.6 GREEN BUFFER 129
13.7 AGRICULTURE 129
14 DETAILED DEVELOPMENT CONTROLS FOR KHUNTI 132
14.1 LANDUSE CLASSIFICATION & PERMISSIBLE USES 132
14.1.1 ZONING 132
14.1.2 DIFFERENT USE OF LAND. 132
14.2 GENERAL REQUIREMENTS 148
14.2.1 RESTRICTION ON PERMISSION 148
14.2.2 REQUIREMENT OF SITE 149
14.2.3 DISTANCE FROM ELECTRIC LINES 150
14.2.4 PLANTATION: 150
14.2.5 MEANS OF ACCESS 151
14.2.6 SIZE OF THE PLOT AND ROAD WIDTH 163
14.2.7 OFF STREET PARKING SPACE. 168
14.3 POLLUTION CONTROL REQUIREMENTS 171
14.3.1 WATER (PREVENTION & CONTROL OF POLLUTION) ACT, 1974 & AIR (PREVENTION & CONTROL OF
POLLUTION) ACT, 1981) 171
14.3.2 ENVIRONMENTAL CLEARANCES FROM GOVERNMENT OF INDIA 172
14.3.3 REVALIDATION OF “CONSENT TO ESTABLISH” (NOC) 172
14.3.4 HAZARDOUS SUBSTANCES CONTROL 172
14.3.5 TOXIC INDUSTRIAL WASTE CONTROL 173
14.3.6 CONTROL OF LAND POLLUTION AND REMEDIATION OF CONTAMINATED SITES 174
14.4 INTEGRATED TOWNSHIP 174
14.4.1 LARGE PROJECTS 174
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15 STAKE HOLDER CONSULTATION 176
LIST OF TABLES
TABLE 1-1-AVERAGE TEMPERATURE (°C) OVER LAST 17 YEARS IN LOHARDAGA 6
TABLE 1-2-AVERAGE RAINFALL (IN MM) OVER LAST 17 YEARS IN LOHARDAGA 7
TABLE 3-1- COMPARATIVE URBAN POPULATION ANALYSIS 19
TABLE 3-2- VILLAGES IN LOHARDAGA LPA 19
TABLE 3-3- WARD-WISE DEMOGRAPHIC CHARACTERISTICS 20
TABLE 3-4-WARD-WISE POPULATION DENSITY 21
TABLE 3-5- SC/ST WARD-WISE DEMOGRAPHIC CHARACTERISTICS 23
TABLE 3-6- LITERACY LEVEL WARD-WISE DEMOGRAPHIC CHARACTERISTICS 25
TABLE 3-7- POPULATION ESTIMATES IN RPA – 2040 27
TABLE 3-8- AGE SEX COMPOSITION – 2001, 2011 SOURCE: CENSUS OF INDIA, 2011 28
TABLE 3-9- COMPARATIVE URBAN POPULATION ANALYSIS- INDIA, STATE AND TOWN 29
TABLE 3-10- COMPARATIVE HOUSEHOLD SIZE ANALYSIS- INDIA, STATE AND TOWN 29
TABLE 3-11- DECADAL TREND OF WORK-FORCE PARTICIPATION - LOHARDAGA NP (2001-2011). 30
TABLE 3-12- WARD-WISE STATUS OF WORKING POPULATION 31
TABLE 3-13- WARD-WISE STATUS OF MAIN WORKING POPULATION IN LOHARDAGA TOWN 31
TABLE 3-14- OUTPUT AND VALUE OF MINERALS PRODUCED IN LOHARDAGA DISTRICT VIS-À-VIS STATE 34
TABLE 4-1- EXISTING SITUATION OF TRANSPORT 37
TABLE 4-2- WIDTH-WISE LENGTH OF ROADS 38
TABLE 4-3- TRAFFIC VOLUME AT MAJOR INTERSECTIONS 40
TABLE 4-4- LENGTH OF ROAD UNDER-MUNICIPALITY/MUNICIPAL COUNCIL 43
TABLE 4-5- STREET LIGHTS UNDER-MUNICIPALITY/MUNICIPAL COUNCIL S 43
TABLE 5-1- DRINKING WATER SOURCES 45
TABLE 5-2- LOCATION & CAPACITY OF OVERHEAD TANKS 46
TABLE 5-3- BRIEF OVERVIEW OF WATER SUPPLY & SEWERAGE 47
TABLE 5-4- WATER REQUIREMENTS 48
TABLE 5-5-EXISTING DRAINS & SEWERS 49
TABLE 5-6- PROJECTED WASTE WATER REQUIREMENT 49
TABLE 5-7- STATUS OF DRAINAGE NETWORK IN LOHARDAGA 49
TABLE 5-8- STATUS OF EXISTING DRAINAGE NETWORK & ANNUAL RAINFALL 50
TABLE 5-9- SOLID WASTE GENERATION IN LOHARDAGA TOWN-2015 S 50
TABLE 5-10- CATEGORY WISE WASTE GENERATION, 2015 51
TABLE 5-11- STAFF EMPLOYED FOR SOLID WASTE MANAGEMENT 52
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TABLE 5-12- REQUIREMENTS- SOLID WASTE GENERATION 52
TABLE 5-13- EXISTING STATUS OF ELECTRICITY CONNECTIONS 53
TABLE 6-1- HEATH CARE FACILITIES IN THE LOHARDAGA TOWN 55
TABLE 6-2- HEATH CARE FACILITIES IN THE LOHARDAGA TOWN SOURCE: PCA, 2011-LOHARDAGA. 55
TABLE 6.3 REQUIREMENTS-HEALTH FACILITIES BY YEAR 2040, KHUNTI 55
TABLE 6-4- STATUS OF EDUCATIONAL FACILITIES IN LOHARDAGA (RURAL/URBAN). 56
TABLE 6-5- SYSTEM OF EDUCATION IN THE STATE 58
TABLE 6-6- CATEGORY WISE NUMBER OF SCHOOLS IN LOHARDAGA 58
TABLE 6-7- CATEGORY WISE NUMBER OF SCHOOLS IN LOHARDAGA 58
TABLE 6.8- REQUIREMENTS-EDUCATIONAL FACILITIES BY YEAR 2040, LOHARDAGA 59
TABLE 6-9- WARD-WISE DISTRIBUTION OF BANK FACILITIES IN LOHARDAGA TOWN. 61
TABLE 6-10- BANKING FACILITIES, LOHARDAGA 61
TABLE 6-11- OTHER FACILITIES, LOHARDAGA 61
TABLE 6-12- REQUIREMENTS FOR COMMUNITY BUILDINGS 62
TABLE 7-4- LIST OF SLUM AREAS IN LOHARDAGA 65
TABLE 11-1- EXISTING LAND USE LOHARDAGA TOWN, 2016 (GROSS DEVELOPED AREA). 80
TABLE 11-2- EXISTING LAND USE LOHARDAGA TOWN, 2016 (NET DEVELOPED AREA). 80
TABLE 11-3- WARD-WISE DISTRIBUTION OF RESIDENTIAL AREAS/LOCALITIES IN LOHARDAGA TOWN. 81
TABLE 12-1- SECTORAL CHALLENGES 130
TABLE 12-2- EXISTING LAND USE DISTRIBUTION IN TOWN-LOHARDAGA 2016 129
TABLE 13-1-PROPOSED LAND USE DISTRIBUTION OF LPA LOHARDAGA 2040 130
TABLE 13-2-LIST OF “RED” INDUSTRIES 129
TABLE 13-7-PROPOSED LAND USE LEGEND & ZONING INTERPRETATION FOR LPA 129
TABLE 14.1 LAND USE PERMITTED/PROHIBITED IN DIFFERENT USE ZONES. 133
TABLE 14.2: MINIMUM DISTANCE FROM ELECTRIC LINE 150
TABLE 14.3 LENGTH OF ROAD LIMITATION 151
TABLE 14.4 CATEGORY WISE SIZE OF PLOTS 153
TABLE 14.5 MINIMUM SETBACKS AND HEIGHT OF RESIDENTIAL BUILDINGS 154
TABLE 14.6 MINIMUM SIDE SETBACKS FOR RESIDENTIAL BUILDINGS 155
TABLE 14.7 MINIMUM FRONT AND REAR SETBACK FOR COMMERCIAL/MERCANTILE BUILDINGS 155
TABLE 14.8 MINIMUM SIDE SETBACKS FOR COMMERCIAL/MERCANTILE BUILDINGS 156
TABLE 14.9 OPEN SPACES AROUND INDUSTRIAL BUILDINGS 156
TABLE 14.10 MINIMUM SET-BACK FOR INDUSTRIAL BUILDING 156
TABLE 14.11 ROAD WIDTH AND FAR TABLE FOR (OLD AREA). 159
TABLE 14.12 ROAD WIDTH AND FAR TABLE (NEW AREA) 161
TABLE 14.13 MINIMUM ROAD WIDTHS FOR SUB DIVISION IN RESIDENTIAL AREA 163
TABLE 14.14 MINIMUM ROAD WIDTHS FOR SUB DIVISION IN COMMERCIAL AND INDUSTRIAL AREA 164
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TABLE 14.15 HEIGHT RESTRICTION WITH RESPECT TO APPROACH FUNNELS 167
TABLE 14.16 HEIGHT RESTRICTION WITH RESPECT TO TRANSITIONAL AREA 167
TABLE 14.17 PARKING SPACE FOR DIFFERENT CATEGORY OF OCCUPANCIES 169
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LIST OF FIGURES:
FIGURE 1-1-LOCATION OF LOHARDAGA TOWN ..................................................................................................... 2
FIGURE 1-2-REGIONAL CONNECTIVITY OF LOHARDAGA TOWN ............................................................................ 3
FIGURE 1-3-AVERAGE MONTHLY MAXIMUM AND MINIMUM TEMPERATURE ..................................................... 5
FIGURE 2-1- ADOPTED METHODOLOGY ............................................................................................................... 14
FIGURE 3-4- DECADAL TREND OF WORK-FORCE PARTICIPATION - LOHARDAGA NP (2001-2011)…………… 30
FIGURE 6-1- EXISTING LOCATION OF HEALTH FACILITIES AND EDUCATIONAL FACILITIES ................................... 60
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LIST OF MAPS:
MAP 1:ADMINISTRATIVE BOUNDARIES AND PLANNING BOUNDARY 8
MAP 2: WARDWISE POPULATION DENSITY 22
MAP 3: WARDWISE SC-ST POPULATION 24
MAP 4: WARDWISE LITERACY RATE 26
MAP 5: WARDWISE WORKFORCE PARTICIPATION RATE 32
MAP 6: EXISTING CIRCULATION NETWORK 44
MAP 7: SOCIAL INFRASTRUCTURE IN LOHARDAGA TOWN 63
MAP 8: SLUM AREAS IN LOHARDAGA 66
MAP 9: URBAN SPRAWL- 2005 AND 2015 76
MAP 10:EXISTING LAND USE OF LOCAL PLANNING AREA 78
MAP 11: EXISTING LANDUSE AND LAND USE CONCENTRATION WITHIN MUNICIPAL LIMITS 79
MAP 12: PROPOSED LANDUSE- LOHARDAGA PLANNING AREA 129
MAP 13: PROPOSED RESIDENTIAL AREAS 129
MAP 14: PROPOSED INDUSTRIAL AREAS 129
MAP 15: MIXED LANDUSE AND COMMERCIAL 129
MAP 16: PROPOSED RECREATIONAL 129
MAP 17: PROPOSED AGRICULTURAL AREAS 129
MAP 18: PROPOSED INSTITUTIONAL AREAS 130
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1 Introduction
1.1 Historical Background
Lohardaga has a long history with references in Mundari literature and 'Aain-e-Akbari' as well.
The ruins of forts and temples of Korambe, Bhandra, and Khukhra-bhakso, are mute
testimony to its rich cultural past. Local historians state that Lohardaga was once a major
centre for smelting iron.
Lohardaga Nagar Parishad is one of the oldest Nagar Panchayat established in late1st
July, 1888 in undivided Bihar. After formation of Jharkhand, first Nagar Parishad election took
place in 2008.
Lohardaga district came into existence after Ranchi was split into three districts
namely Ranchi, Lohardaga and Gumla way back in 1983. The district is named after the town
of Lohardaga, the administrative headquarter of the district. Lohardaga is the only town in
the District Lohardaga that was given the position of a sub division in 1972 and a district in
1983. In Jain texts there is reference to Lord Mahavir's visit to Lore-a-Yadaga, which
means 'river of tears' in Mundari. 'Ain-e-akbari', the famous book on Akbar, also mentions a
place called 'Kismate Lohardaga'. The word Lohardaga may be made of two hindi words, Lohar
meaning 'ironmonger', and Daga meaning ‘center', which makes the literal meaning of
Lohardaga as 'center of iron mining'.
Around 1765, the British entered this area. In 1833 when “South west frontier agency” was
established, the chief agent of the governor general was resident in Lohardaga. In 1842 the
Principal assistant to the “Agent” was relocated from Lohardaga to Ranchi (then known as
Kishunpur). In 1843 the Deputy Commissioner was placed & courts were established at Ranchi
but the commissioner continued to work from Lohardaga until 1899 despite the fact that in
1854 the south west frontier agency was abolished. Government notified Lohardaga as a Sub-
Division in 1972 & District on 17th May 1983.
1.2 Location & Regional Setting
Lohardaga district is located in the south western part of Jharkhand State between 23030″to
23040″ North latitude and between 84040” to 84050” East longitude covering an area of
Preparation of GIS Based Master Plan and Zonal Development Plan for Lohardaga (Jharkhand)
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190.82 sq. km. in the tribal belt of Chotanagpur plateau. It has average elevation of 647
meters (2122 feet).
Lohardaga town lies on Kudu-Gumla Road, about 77 km away from Ranchi. The town is
bounded by Latehar district in the North-West, Gumla in the North-East and finally Ranchi in
the South-East. It connects with the Ranchi district on the East, Gumla district on the South &
Latehar District on the West. Lohardaga is the only census town in the district and is also the
district headquarters.
Figure 1-1-Location of Lohardaga town
1.3 Linkages & Connectivity
Lohardaga is situated in the middle of Lohardaga district. Ranchi-Rourkela road bisects it
across north-south axis. The Lohardaga town has a geographical area of 2679 hectares. The
town is situated at a distance of 75 kms. from Ranchi, the capital city and is connected by
State Highway which passes through the centre of the town. Thus the town has a linear
development across this highway. Also it is well connected through railway line from Ranchi,
which is to be extended through the city in future towards North-west till Tori which will make
the area more accessible with Northern India. The entire project of Ranchi-Lohardaga gauge
conversion with extension of the new line up to Tori stretching a good 113 km and costing
around Rs.200 crores is being implemented. This will bring Lohardaga Town on a fast track
Preparation of GIS Based Master Plan and Zonal Development Plan for Lohardaga (Jharkhand)
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development as it will be on the map of New Delhi – Ranchi rail route, on the same hand,
lessening the travel time by about 4 hrs.
Lohardaga is bordered by Latehar district on the north, the Ranchi district on the east,
the Gumla district on the south and Jashpur district of Chattisgarh on the west.
Figure 1-2-Regional connectivity of Lohardaga town
1.3.1 Road Connectivity
Lohardaga is connected to the state capital, Ranchi, by road and rail. Major roads connecting
Lohardaga are Kudu-Gumla road & Bhandra-Lohardaga Road.
1.3.2 Air Connectivity
The nearest airport is at the state capital Ranchi, 70 km away from the Lohardaga District.
1.3.3 Railway Connectivity
Lohardaga Station is the Railway station serving the city of Lohardaga. The 68 km railway track
was converted from metre gauge to broad gauge in 2005. The track is planned to be extended
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44 km more to connect with Tori railway station in Chandwa district. This would reduce the
railway distance between Ranchi and Delhi and the railway travel time by three hours.
Table1.1: Distance of Lohardaga town from the surrounding urban centers:
Sr. No. Urban Centres Distance (KM)
1. Latehar 94.4
2. Gumla 54
3. Ranchi 77
1.4 Topography
The district is divided into two major physical division’s viz. the hilly tract and the plateau
region. The hilly tract is extended in the west and north western part of the district, which
includes part of Kisko, Senha and Kuru development blocks. The high hill tops of the region is
known as pat. The plateau region is the part of the Gumla plateau comprised with entire part
of Lohardaga and Bhandra and some part of Senha, Kisko and Kuru development blocks. This
region has a number of small hillocks. The general slope of the district is from west to east.
Geologically the area is comprised with Archean granites and gneisses. In the uplands
considerable thickness of laterite of Pleistocene age is found in the Granite and Gneisses
tracts. Alluvium of recent to sub-recent age is found in the river valley. The most important
mineral of the district is bauxite. Other minerals found in the district are feldspar, fire clay and
china clay and have less economic importance. The main rivers of the districts are South Koel,
Sankh, Nandini, Chaupat and Fulijhar etc. These are mainly rain fed Rivers and dries up in the
summer months. Some springs are also seen in the hilly tracks.
1.5 Climate
The general elevation of 647 m above sea level gives it a uniformly lower range of
temperature than the plains. It is only during the month of April or May that the temperature
rises occasionally from 36° C to 23° C. However, in spite of the high day temperature, the
nights are cool and the atmosphere is so dry that the heat is by no means as oppressive as
that in plains. About 5 to 6 thunder storms occur in each of these months and cause refreshing
fall in the temperature. The rains break usually before the end of second week of June.. The
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rainy season usually ends by the last week of September. The cold weather may be said to
begin in the first week of November. In December and January, the temperature on the grass
sometimes falls to the freezing point. At the end of February, the day temperature rises
considerably and continues to rise till it reaches its maximum in April or May. The year may
be divided into three main seasons. The cold season is from November to February and is
followed by the summer season from March to May. The period June to September is the
south-west monsoon season and October is a transitional month between monsoon and
winter conditions.
1.5.1 Temperature
The temperatures begin to drop rapidly from November. December is the coldest month with
the mean daily maximum temperature at 23°C and the mean daily minimum at 10° C. The
temperature in January and February are slightly higher than in December. After February,
the temperature rises steadily till May which is the hottest month. The mean daily maximum
temperature in May is 36°C. In April, May and early part of June the maximum temperature
may be well above 40°C on some days. The highest maximum temperature recorded at
Lohardaga was 45°C on May 22, 1948 and the lowest minimum temperature was 2.8°C on
February 11, 1950.
Figure 1-3-Average monthly Maximum and Minimum Temperature
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Table 1-1-Average Temperature (°C) over last 17 years in Lohardaga
1.5.2 Humidity
The relative humidity is generally high in the monsoon season. In the rest of the year, the air
is generally dry. The summer months are the driest with relative humidity, especially in the
afternoons of the order of 50 percent.
1.5.3 Rainfall
Lohardaga receives rainfall almost throughout the year, though the concentration is during
the monsoon months, from June to September. The average annual rainfall in the region as
whole is 1000 to 1600 mm. During the monsoon months, June to September, the region
receives about 85 % of the annual rainfall. July and August are the rainiest months. The
highest rainfall of 480.4 mm recorded in the region during the month of July in 2008.
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Table 1-2-Average Rainfall (in mm) over last 17 years in Lohardaga
1.6 Availability of Minerals
Geologically the area in comprised with Archean Granites and Gneisses. In the uplands
considerable thickness of late-rite of Pleistocene age is found in the Granite and Gneisses
tracts. Alluvium of recent to sub-recent age is found in the river valleys. The most important
mineral of the district is bauxite. Other minerals which are found in the district are feldspar,
fire clay and china clay and have less economic importance.
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Map 1:Administrative Boundaries and Planning Boundary
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2 Need Scope & Objectives Of Master Plans
2.1 Need of master plan
There has been a serious understanding of the issues and problems cropping out of the
unplanned growth of 14 towns of Jharkhand (Cluster –C). The towns are mostly beset with a
number of planning and development challenges that warrant immediate attention in the
interest of planned development and public good. Among these issues, mention can be made
of amorphous and haphazard growth, dilapidated urban infrastructure, disposition of
incompatible land use, poor economic and industrial base, degradation of environment,
traffic chaos etc. Government of Jharkhand (GoJ) in association with the Urban Development
Department (UDD), Jharkhand has taken the initiative to prepare the Master Plans of small
and medium sized towns across 14 towns of Jharkhand (Cluster –C). The principal aim of the
project is to formulate strategies and prepare draft master plans for planned development of
towns.
M/s NF Infratech Service Pvt. Ltd. has been appointed as Consultant in assisting the UDDJ for
the preparation of the draft Master Plan of Lohardaga town.
2.2 Aim
The aim of the preparation of Master Plan is to provide sustainable vision document, land use
map and road map for balanced growth of town by regulating present and future spatial
development envisaged for the horizon year, 2040.
Thus the objectives of the project are to:
Provide vision document and equitable growth plan of the towns for the horizon year
2040.
Make proposals for fixing the use of land for purposes such as residential, industrial,
commercial, agricultural, recreational and other uses. Proposal for the fixation of land
for public purposes such as schools, colleges and other educational institutions,
markets, social welfare and cultural institutions, theaters and places of public
entertainment or public assembly, museums, art galleries, religious buildings and other
amenities.
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Provide broad mapping of demographic, socio-economic characteristics, physical and
social infrastructure facilities and amenities, environmental aspects.
Provide physical and social infrastructure for rapid economic growth and social welfare
of the community in general.
Provide sustainable expansion of urban infrastructure facilities viz., water supply,
sewerage and drainage, solid waste management, transport, health care, education etc.
Assess the urban poor in income generation activities, improving the quality of their
physical environment and enhancing their access to basic services like safe drinking
water and sanitation, primary health care and education.
Provide guidance for intelligent and economic spending of the public funds as per the
scheduled program for general welfare of the community.
Support economic reform, industrialization, productivity growth, expansion of financial
and other services and promoting economic activity in both formal and informal sectors.
Prepare Land Use Plan for providing land for physical and social infrastructure and for
housing of various income groups, economic growth and social welfare etc. thus
creating, enabling legal, planning, financing and regulatory framework for the same.
Facilitate Public Private Partnership in urban infrastructure projects.
Convey the investment plan (preliminary line estimates) to be implemented phase wise
in between 2015-25, 2025-35, 2035-40 to consistent with the objectives.
Make proposal on preservation, conservation and development of areas of natural
scenery and landscape. Proposal for designation of areas for open spaces, play-grounds,
stadium, zoological gardens, green belts, nature reserve, sanctuaries and dairies.
Elucidate urban environment and ensuring harmonious development of rural and urban
area as well with regard to conservation of natural resources.
Provide scientific suggestion, measurement and improvement the aberration in the
existing city.
Make proposals for flood control and prevention of river pollution.
Make proposals the filling up or reclamation of low line, swampy or unhealthy areas or
leveling up of lands.
Make proposals for planning standards and zoning regulations for different zones.
Preparation of GIS Based Master Plan and Zonal Development Plan for Lohardaga (Jharkhand)
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FOCUS OF THE PROJECT
The main focus of the project are to:
Critically review the existing development of a town
Review the existing Master Plan of the town (If any) and suggest alterations within the
extended limits.
Identify economic growth strategies for the town
Translate them into economic development and population forecast
Develop and evaluate alternative growth models allocating growths to old and new
areas with due regards to environmental and natural sustainability.
Identify measures to limit growth and their efficiency, if the magnitude of growth is
found unsustainable
Prepare a proposed land use map along with development implementation system
including land policy.
2.3 Scope of Work
The scope of work includes the following activities:
Broad mapping of demographic and socio-economic characteristics, physical and social
infrastructure facilities and amenities to prepare base map of the towns
Base map creation in GIS Tool using latest satellite imageries from NRSC/ ISRO
Assessment of socio-economic data collected from Census and other Government
documents
Preparation of a road map to provide for the existing and potential growth and
emerging development pressure for regulating present and future growth patterns in a
planned manner in and around city
Preparation of locational plan
Preparation of Housing plan
Assessment of slums and development of curative and preventive strategies
Assessment of physical infrastructure, social infrastructure and transport connectivity
Preparation of Transportation map
Preparation of existing and proposed land use maps
Drafting the Land Use Zoning and Development Control Regulation
Providing Land Assembly options for future requirement
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Providing baseline and framework for Zonal Development Plans
Planning Strategies on Heritage and Conservation zones
Preparation of Tourism Map and Environment/ Ecological Map
Redevelopment and improvement schemes for the existing built-up areas, planning
standards and zoning regulations for different zones
Preparation of Participatory and Consultative Plan
Preparation of Capital Investment Plan and development of Resource Mobilization
Strategies
Draft Master Plan and Land Use Plan
Final Master plan and Land Use Plan
Preparation of GIS Based Master Plan and Zonal Development Plan for Lohardaga (Jharkhand)
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2.4 Steps Involved
• Assessment of land requirements for preparation of tentative urban area map
• Preparation of Draft Urban Area Notification Document
1. Preparation of Inception Report & Urban Area Notification Document
• Urbanizable area, existing settlements and infrastructure, landmarks, etc.
• Incorporation of improvement plans/ maps prepared by local ULB
2. Preparation of Base maps
• Preparation of Land Use map as per standard practise of local Town Planning department
• Ground validating to ascertain proper land use
3. Preparation of existing Land Use maps
• Regional setting, Demographic data, History, existing settlements and infrastructure, industries, commercial areas, environmental conditions, impact analysis of surrounding areas.
4. Data gathering & compilation
• Population, Economic base, Housing, Transportation, Facilities, Infrastructure, land requirements
5. Forecasting
• Fringe area development, upgradation of high density unauthorized settlements
• Infrastructure availability, Transportation requirements, Decentralization of activities
• Rationalized dispersal of public amenities
6. Assessment of existing conditions & future needs
• Concept of hierarchy of planning units and spatial distribution of various activity nodes, facility centresand network of roads
• Commercial & Industrial activity nodes
7. Development proposals
• Prioritizing and phasing of Master Plan with costs
• Framing of development control regulations and incentives
• Measures for institutional strengthening
8. Preparation of Draft Master Plan
• Based on comments and suggestions from local ULBs and major stakeholders
9. Preparation of Final Master Plan
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2.5 Adopted Methodology
Preparation of Master Plan
Draft Master Plan
Final Master Plan
Figure 2-1- Adopted Methodology
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The activities to be taken up are as follows:
PREPARATION OF INCEPTION REPORT AND URBAN AREA (LOCAL AREA)
NOTIFICATION DOCUMENT
The consultant shall prepare an Inception Report/ detailed proposals for each activity
separately:
Study Maps
Study Maps showing town and its vicinity area at a scale 1:10,000
Collection and superimposition of Revenue Maps
Revenue village boundaries at the sub-regional and local levels
Maps showing potential and anticipated growth trends and constraints of the
town
Preparation of Regional setting Map at a scale 1:25,000 using GT Sheets or
Satellite Imageries and other mapping techniques to identify the tourist town
or destination in its regional, sub-regional, and local levels.
BASELINE ANALYSIS
A justification note based on baseline situation analysis for identification and
delimitation of regional, sub-regional, and local limits of the tourist town or
destination under the Urban Local Body for the horizon year shall be carried out to
assess land requirements. The study would be based on following parameters:
Land use suitability analysis based on existing physical thresholds, topography,
land productivity, identification of seismic zones and identification of
ecologically sensitive areas
Assessment of water supply thresholds
Assessment of areas of influence based on flow of goods and services to and
from the town
Assessment of areas of influence of tourism/ pilgrimage based on flow of
tourists/ pilgrims
Existing demographic profile of the tourist town in its sub-regional and local
level and the entire area under the development authority
Existing tourist/ pilgrim flows and projections for the horizon year
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Population projections for the horizon year at the sub-regional and local levels
Assessment of land requirements for different uses as prescribed in the UDPFI
Guidelines applicable for hill towns.
DRAFT OF THE URBAN AREA (LOCAL AREA) NOTIFICATION DOCUMENT
Proposed Master Plan limits including both functional and formal land uses.
List of Revenue villages to be included in the Notification Document duly
authenticated by the concerned Revenue Organization
Draft Map at a scale 1:10,000
BASE MAP PREPARATION
For the preparation of Base Map, entire Planning Area or Local Area to be
considered
Base map of entire tourist circuit including the town of the respective
Development Authority, containing physical and cultural features, pilgrim/
tourist spots, roads, and existing settlements, etc., at a scale 1:5,000
PREPARATION OF EXISTING LAND USE MAP
Preparation of existing land use map depicting categories of land use and
symbols and colours as per standard guidelines;
Preparation of separate layers for Revenue Maps and Land use suitability
analysis
COLLECTION AND ANALYSIS OF PHYSICAL AND SOCIO-ECONOMIC DATA
Data regarding physical and socio-economic aspects of the study area
(Planning Area) from primary and secondary sources.
Potential for eco-friendly tourism in the entire tourist circuit
Identification of areas of influence of tourism/ pilgrimage based on flow of
tourist/ pilgrim
Social, cultural and other religious facilities, recreational facilities including
parks, gardens, multipurpose open spaces etc. and other community facilities
Industrial Base of the town-existing and potential and potential for eco-
friendly industrial units, etc.
Commercial activities including both retail and wholesale, business,
warehousing and godowns, mandis, rural markets, street vending activities:
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identification and number of street vendors, their problems and measures for
their rehabilitation, etc.
Services and facilities (Education, health, power, telecommunication, etc.)
Traffic and Transportation, Roads, parking, and related problems, etc.
Water supply requirements/ thresholds
Solid waste and other waste generation and disposal, etc.
Sewerage, drainage and sanitation systems
Energy demands and the possibilities of employing renewable energy
Agriculture and allied activities
Any other aspect relevant for the study of master plan
Assessment of demographic (includes sex desegregation demographic data)
and socio-economic factors
PROJECTIONS AND POSSIBLE DEVELOPMENT SCENARIOS
Projections regarding population, tourist/ pilgrims flow, work force
participation rate, and industrial workers
SWOT analysis
PREPARATION OF MASTER PLAN PROPOSALS
Draft proposals regarding each aspect of town development like pilgrim
infrastructure, residential, commercial, industrial, heritage conservation,
housing, tourism, environmental and other socio-cultural infrastructure
Preparation of a comprehensive Transportation network Plan for the Horizon
period taking into account all aspects of traffic and transportation
Proposals regarding alleviation of urban poverty, rehabilitation of street
vendors, infrastructure development, community facilities, etc.
Implementation strategy, phasing of development and institutional framework
PREPARATION OF MASTER PLAN REPORT
Draft/ revised master plan consisting of a detailed report supported by existing
land use map, Proposed land use Map, Draft Urban Area Map
DEVELOPING APPROACH & PHILOSOPHY FOR THE MASTER PLAN
Preparation of approach to Planning / Designing / Conservation / Management
aspects related to Master Plan
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Identification of key factors/ issues affecting plan implementation
PREPARATION OF DRAFT MASTER PLAN FOR THE STUDY AREA
Preparation of Master Plan
Organizing a workshop for due consultation and participation of key
stakeholders, and recording their inputs
FINALIZATION OF DRAFT MASTER PLAN
Incorporation of changes suggested by key stakeholders and modifications
pointed out by the ULB and State Government Authorities.
COMPLETION & SUBMISSION OF FINAL MASTER PLAN DOCUMENT FOR EACH
STUDY AREA
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3 Population & Employment
3.1 Population Growth
The population of Lohardaga town was 31761 in 1991, which crossed the fifty-thousand limit
in 2011. The population of Lohardaga Municipal Council Area in 2011 was 57411. The
following table provides the growth of population in Lohardaga and its constituent areas.
Refer to Table No. 3.1.
Years
Jharkhand LNP Villages Planning Area
Population Decadal Growth
Rate Population
Decadal Growth rate (%)
Population Decadal Growth
rate Population
Decadal Growth
Rate
1991 21844000 24.03% 31761 36.07 21543 - 53304 -
2001 26445829 23.36% 46196 45.45 25127 16.6365 71323 33.80
2011 32966238 22.34% 57411 24.28 32377 28.8534 89788 25.88
Table 3-1- Comparative urban population analysis Source: Census of India, 2001-2011
Existing Villages and Municipal Area
There are thirteen villages inside LPA Lohardaga consisting 30633 population with 5937
households. The demographic details of the villages are shown in the table below.
Sr. no. Village Area
Population (2011) Population Density
(in Ha.) Persons per Ha
1 Bamandiha 299 1549 5
2 Kaimo 382 1843 5
3 Manho 419 2167 5
4 Harmu 297 2588 9
5 Juriya 608 3948 6
6 Nigni 416 5398 13
7 Badla 652 4096 6
8 Torar 261 1577 6
9 Ekaguri 534 2078 4
10 Serenghatu 254 982 4
11 Bhakso Harratoli 606 2033 3
12 Burgaon 122 352 3
13 Waina 229 1703 7
14 Kutmu 117 2063 18
Total 5197 32377 6 Table 3-2- Villages in Lohardaga LPA Source: Census of India, 2001-2011
Preparation of GIS Based Master Plan and Zonal Development Plan for Lohardaga (Jharkhand)
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Entity No. HH Total Pop.
Total Male Total Female
Pop.0-6 Age Male 0-6 Age Female 0-6 Age
Ward No 1 591 3185 1619 1566 548 273 275 Ward No 2 483 2767 1432 1335 530 274 256 Ward No 3 448 2539 1289 1250 388 177 211 Ward No 4 464 2311 1196 1115 317 161 156 Ward No 5 558 2687 1395 1292 300 158 142 Ward No 6 757 3843 1953 1890 554 287 267 Ward No 7 512 2584 1485 1099 317 178 139 Ward No 8 396 1900 986 914 239 130 109 Ward No 9 351 1799 952 847 240 129 111 Ward No 10 240 1280 654 626 140 66 74 Ward No 11 369 1977 1001 976 288 148 140 Ward No 12 396 2163 1142 1021 289 148 141 Ward No 13 404 2104 1099 1005 313 159 154 Ward No 14 648 3240 1525 1715 464 237 227 Ward No 15 536 2986 1372 1614 312 159 153 Ward No 16 363 1827 959 868 164 93 71 Ward No 17 369 2036 1016 1020 264 130 134 Ward No 18 464 2417 1258 1159 329 166 163 Ward No 19 578 2929 1512 1417 401 218 183 Ward No 20 501 2387 1231 1156 316 171 145 Ward No 21 688 3427 1741 1686 461 244 217 Ward No 22 986 5023 2557 2466 684 374 310
Table 3-3- Ward-wise Demographic Characteristics Source: PCA, 2011-Lohardaga
Study of comparative analysis of urban population shows that Lohardaga city has recorded
12.43 % (57411 persons) of urban population in year 2011 which is comparatively low from
both to the Jharkhand state & India which is 24.05% & 31.15% respectively.
Sr. No. Entity Ward Area (in ha.) Total Pop. Density (in pph)
1 Ward No 1 101.33 3185 31.4 2 Ward No 2 9.93 2767 278.7 3 Ward No 3 15.04 2539 168.8 4 Ward No 4 162.54 2311 14.2 5 Ward No 5 436.34 2687 6.2 6 Ward No 6 205.09 3843 18.7 7 Ward No 7 64.89 2584 39.8 8 Ward No 8 46.97 1900 40.5 9 Ward No 9 18.13 1799 99.2 10 Ward No 10 17.54 1280 73.0 11 Ward No 11 49.59 1977 39.9 12 Ward No 12 59.14 2163 36.6 13 Ward No 13 16.46 2104 127.8
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Sr. No. Entity Ward Area (in ha.) Total Pop. Density (in pph)
14 Ward No 14 77.8 3240 41.6 15 Ward No 15 191.45 2986 15.6 16 Ward No 16 22.81 1827 80.1 17 Ward No 17 6.89 2036 295.5 18 Ward No 18 11.28 2417 214.3 19 Ward No 19 57.43 2929 51.0 20 Ward No 20 51.25 2387 46.6 21 Ward No 21 336.87 3427 10.2 22 Ward No 22 327.79 5023 15.3
Table 3-4-Ward-wise population Density Source: Census of India, 2001-2011
It has been observed that ward no. 2, 17 & 18 are having the highest population density in
within town areas i.e. above 300 pph & ward no. 3 & 13 are having population density of 201
pph to 300 pph. Other than that all wards are having below 100 pph population density.
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Map 2: Wardwise Population Density
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3.2 SC/ST Population
Sr. No.
Entity Pop SC Male SC Female SC Pop ST Male ST Female ST
1 Ward No 1 155 82 73 126 55 71 2 Ward No 2 27 14 13 187 91 96 3 Ward No 3 0 0 0 2 0 2 4 Ward No 4 15 8 7 92 42 50 5 Ward No 5 44 19 25 707 356 351 6 Ward No 6 102 53 49 2413 1192 1221 7 Ward No 7 122 65 57 1448 816 632 8 Ward No 8 49 24 25 360 173 187 9 Ward No 9 31 17 14 196 91 105
10 Ward No 10 44 25 19 152 71 81 11 Ward No 11 0 0 0 11 4 7 12 Ward No 12 248 126 122 104 74 30 13 Ward No 13 25 14 11 204 101 103 14 Ward No 14 39 17 22 1656 731 925 15 Ward No 15 392 194 198 579 114 465 16 Ward No 16 0 0 0 32 14 18 17 Ward No 17 5 3 2 151 69 82 18 Ward No 18 4 2 2 429 218 211 19 Ward No 19 21 13 8 337 156 181 20 Ward No 20 239 125 114 822 406 416 21 Ward No 21 75 33 42 1559 781 778 22 Ward No 22 658 348 310 2695 1333 1362
Table 3-5- SC/ST Ward-wise Demographic Characteristics Source: PCA, 2011-Lohardaga
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Map 3: Wardwise SC-ST Population
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3.3 Literacy Rate
Lohardaga has an average literacy rate of 71%, higher than the national average of 59.5%.
Male contributes 55% of the total literate population while female 45%. Among the total
population, male literacy is 76%, and female literacy is 66%.
Sr. No.
Entity Pop Literate
Male Literate
Female Literate
Pop. Illiterate
Male Illiterate
Female Illiterate
1 Ward No 1 2066 1126 940 1119 493 626 2 Ward No 2 1377 739 638 1390 693 697 3 Ward No 3 1724 916 808 815 373 442 4 Ward No 4 1777 968 809 534 228 306 5 Ward No 5 2155 1155 1000 532 240 292 6 Ward No 6 2842 1531 1311 1001 422 579 7 Ward No 7 1939 1180 759 645 305 340 8 Ward No 8 1524 820 704 376 166 210 9 Ward No 9 1441 794 647 358 158 200
10 Ward No 10 998 541 457 282 113 169 11 Ward No 11 1455 767 688 522 234 288 12 Ward No 12 1573 882 691 590 260 330 13 Ward No 13 1611 871 740 493 228 265 14 Ward No 14 2461 1196 1265 779 329 450 15 Ward No 15 2381 1109 1272 605 263 342 16 Ward No 16 1559 831 728 268 128 140 17 Ward No 17 1560 832 728 476 184 292 18 Ward No 18 1753 971 782 664 287 377 19 Ward No 19 2307 1247 1060 622 265 357 20 Ward No 20 1683 948 735 704 283 421 21 Ward No 21 2442 1324 1118 985 417 568 22 Ward No 22 3675 1967 1708 1348 590 758
Table 3-6- Literacy Level Ward-wise Demographic Characteristics Source: PCA, 2011-Lohardaga
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Map 4: Wardwise Literacy Rate
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3.4 Population Estimates
Based on the past population growth trends i.e. low, medium and high – population estimates
for Lohardaga Urban Area and Rural Villages in Lohardaga Planning Area (LPA) for the period
2016 to 2040 have been separately worked out. It is estimated that the population of LPA
(combination of urban and rural population) may vary from low of 79thousand to a high of
9.9 lakhs in 2040 to a high projection of 2.06 lakhs for LPA for the perspective year 2040 is
adopted and the same is used for the planned development of Lohardaga Planning Area. Five
yearly estimates of the population are given.
URBAN POPULATION ESTIMATE
YEAR 2016 2021 2026 2031 2036 2041
ARITHMETIC PROGRESSION 61832 66253 70673 75094 79515 83936
INCREMENTAL PROGRESSION 62746 68081 73416 78751 84086 89421
GEOMETRIC PROGRESSION 67977 80487 95300 112839 133606 158195
AVERAGE 64185 71607 79796 88895 99069 110517 Source: Calculated Values
RURAL POPULATION ESTIMATE
YEAR 2016 2021 2026 2031 2036 2041
ARITHMETIC PROGRESSION 37794 43211 48628 54045 59462 64879
INCREMENTAL PROGRESSION 36043 39709 43375 47041 50707 54373
GEOMETRIC PROGRESSION 39727 48745 59810 73386 90045 110485
AVERAGE 37855 43888 50604 58157 66738 76579 Source: Calculated Values
Years Population in LNP Area
Population In Villages
Population in LPA
floating population @ 10% of total population
Total Population
2011 57411 32377 89788 8979 98767 2016 64185 37855 102040 10204 112243 2021 71607 43888 115495 11550 127045 2026 79796 50604 130401 13040 143441 2031 88895 58157 147052 14705 161757 2036 99069 66738 165807 16581 182388 2041 110517 76579 187096 18710 205806
Table 3-7- Population Estimates in RPA – 2040 Source: Calculated Values
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3.5 Floating Population
It is observed from the survey that besides the normal population housed in the city, there is
a frequent movement of floating population of about 10 %, which comes to Lohardaga
Planning Area for daytime activities. Therefore, the daytime population in Lohardaga in 2040
is estimated at high side i.e. 2.06 lakhs (approx.).
3.6 Age-sex composition
Study of Age-Sex composition of population shows that the Lohardaga city has 13.7 % of
population in 0-6 year’s age group in comparison of 15% figure of year 2001. There is a
reduction of 2.03 % in 0-6 year’s age-group population of the city since 2001. The proportion
of population in the working age group 15-64 and old age group 65+ is increasing. This is
indicative of the increase in the participation rate and need of health infrastructure and
recreational activities.
Area
Urban Population-Lohardaga
Total 0-6 Population
% to Urban
population Male % Female %
2001 46196 6930 15 3604 52 3326 48
2011 57411 7858 13.7 4080 51.9 3778 48.1
Table 3-8- Age Sex Composition – 2001, 2011 Source: Census of India, 2011
0
50000
100000
150000
200000
250000
300000
2016 2021 2026 2031 2036 2041
PO
PU
LATI
ON
Population projection for LPA
ARTHEMATICPROGRESSIONINCREMENTALPROGRESSIONGEOMETRICPROGRESSION
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Study of comparative analysis of urban population shows that Lohardaga city has recorded
12.43 % (57411 persons) of urban population in year 2011 which is comparatively low from
both to the Jharkhand state & India which is 24.05% & 31.15% respectively.
PARTICULARS TOTAL URBAN
POPULATION
% TO TOTAL POPULATION MALE FEMALE
India (Urban) 377,106,125 31.15 195,489,200 181,616,925
Jharkhand State 7933061 24.05 4153829 3779232
Lohardaga Town 57411 12.43 (District Population) 29374 28037
Table 3-9- Comparative Urban Population analysis- India, State and Town Source: Census of India, 2011
As far as the comparative analysis of household size of the town is considered, Lohardaga city
has recorded 5.2 (avg. household size) in year 2011 which is comparatively same to both the
Jharkhand state & Lohardaga District.
PARTICULARs HOUSEHOLDS AVERAGE HOUSEHOLD SIZE
India (Urban) 808,88,766 4.6
Jharkhand State 1495642 5.3
Lohardaga District 88638 5.2
Lohardaga Town 11102 5.2
Table 3-10- Comparative household size analysis- India, State and Town Source: Census of India, 2011
3.7 Economic Base and Work Areas
This chapter deals with the characteristics of people economy in the town. The basic
indicators are the occupational structure, population involved in primary, secondary and
tertiary sectors. The town has fair economy with the mix of rural and urban economy.
Lohardaga is endowed with rich deposits of several principal minerals and occupies unique
position in mineral production and mineral based industries. Mining and mineral based
industries have important economic, environmental and social impact in the region where it
is carried out and beyond. This is a vital source of income for the town.
According to census 2011, workforce participation rate (WPR) in town is 29.67% (2011)
constituting main and marginal workers. This town shows steady increase in WPR from 2001
to 2011.
The inhabitants of Lohardaga district mainly depend on agriculture, forest produce and
seasonal migration to different parts of the country. 80% of the population depends upon
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agriculture. The main crop of this area is paddy. In the small irrigated area wheat is grown to
meet the annual food sufficiency. Also this district is linked with larger vegetable markets like
Jamshedpur, Rourkela and Calcutta. There is a cold storage in the district. But profitable
vegetable cultivation is being limited to road side non-tribal. Generally, villagers of the district
keep plough animals. Also they keep goats and poultry birds as buffer. Although there is a
dairy chilling plant in the district head quarter, dairy is practiced by very few people mainly
non-tribal.
Sr. No. WORKFORCE 2011 2001
1 TOWN POPULATION 57411 46196
2 MAIN WORKING POPULATION 13571 9680
3 MARGINAL WORKERS POPULATION 3464 1735
4 NON WORKING POPULATION 40367 34781 Table 3-11- Decadal trend of work-force Participation - Lohardaga NP (2001-2011). Source: PCA - 2001, 2011 &Village and Town Directory, Lohardaga district for population estimates
Figure 3-1- Decadal trend of work-force Participation - Lohardaga NP (2001-2011) Source: Census of India - 2001, 2011 .Village and Town Directory, Lohardaga district for population estimates
Entity TOT Working Pop. Total Working Male Total Working Female
Ward No 1 943 792 151
Ward No 2 780 685 95
Ward No 3 667 587 80
Ward No 4 641 540 101
Ward No 5 738 613 125
Ward No 6 1109 778 331
Ward No 7 815 596 219
Ward No 8 572 451 121
Ward No 9 586 475 111
TOWN POPULATIONMAIN WORKING
POPULATIONMARGINAL WORKERS
POPULATIONNON WORKING
POPULATION
2011 57411 13571 3464 40367
2001 46196 9680 1735 34781
57411
13571
3464
4036746196
9680
1735
34781
0
10000
20000
30000
40000
50000
60000
70000
No
. of
Pe
op
le
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Entity TOT Working Pop. Total Working Male Total Working Female
Ward No 10 397 328 69
Ward No 11 528 475 53
Ward No 12 598 498 100
Ward No 13 564 478 86
Ward No 14 842 610 232
Ward No 15 845 723 122
Ward No 16 582 484 98
Ward No 17 626 517 109
Ward No 18 838 667 171
Ward No 19 852 729 123
Ward No 20 756 559 197
Ward No 21 1191 806 385
Ward No 22 1565 995 570 Table 3-12- Ward-wise Status of Working Population Source: Census of India, 2011
Entity
Main working Pop
Main working Cultivators Pop
Main working Agricultural Labourers Pop
Main working Households Pop
Main working Others Pop
Ward No 1 859 13 0 4 842
Ward No 2 621 14 0 26 581
Ward No 3 474 1 0 36 437
Ward No 4 487 14 7 23 443
Ward No 5 631 12 3 6 610
Ward No 6 755 81 69 12 593
Ward No 7 682 33 2 11 636
Ward No 8 470 17 3 7 443
Ward No 9 562 10 7 42 503
Ward No 10 302 11 0 20 271
Ward No 11 476 0 1 14 461
Ward No 12 527 19 2 15 491
Ward No 13 531 9 4 25 493
Ward No 14 734 67 4 20 643
Ward No 15 650 34 13 49 554
Ward No 16 549 2 1 58 488
Ward No 17 586 5 4 77 500
Ward No 18 675 69 14 16 576
Ward No 19 722 27 4 2 689
Ward No 20 410 83 9 10 308
Ward No 21 751 88 106 4 553
Ward No 22 1117 81 13 21 1002 Table 3-13- Ward-wise status of Main Working Population in Lohardaga Town Source: Census of India, 2011.
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Map 5: Wardwise Workforce Participation Rate
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Jharkhand witnessed prolific mining of bauxite and rice mills. In the absence of effective
implementation of mining and reclamation policies, urban planning and industrial siding
policies by the concerned regulatory authorities has caused haphazard growth of industries.
3.8 Industries and Mining
People are engaged in small scale industries like making of stone chips, soaps, oil, candles,
aluminium goods, wooden furniture, earthen pots, bamboo baskets, weaving of cloths and
carpets, etc. Also there are some brick kilns but those are located outside the municipal
boundary. There is a total absence of large scale industries in the entire district. There is an
opportunity for utilization till optimum capacity as well as providing farmers with assured
forward linkage facility.
3.8.1 Hindalco (Aditya Birla group)
Bauxite is being extracted by Hindalco from the Bangru mines and transported through truck
and trolley to the Lohardaga factory, after which it is dispatched to Muri for pulverization.
This industry is said to be running since British times. China clay is also extracted from Bangru
Mines and processed here. As in the case of bauxite, the clay is sent to Muri for further
processing.
3.8.2 RIADA Industrial Area
The Ranchi Industrial Area Development Authority (RIADA) has developed an industrial area
of nearly 12 Ha in the town. It is located on the southern part of the town on RIADA road. The
area is planned mainly for small scale industries.
3.9 Mining
Presently, mining of major minerals is reported from almost all the districts of Jharkhand but
extensive mining is carried out in Lohardaga. The main mineral resources of this district are
laterite and bauxite. In addition to this china clay also found here.
Minerals Output in Tonnes % share Value in ‘000 Rs. % share
State Lohardaga
District
State Lohardaga
District
Bauxite 839892 395915 47% 173146 67852 39%
China Clay, etc. 321600 91909 28.5% 45438 23161 51%
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Table 3-14- Output and Value of Minerals Produced in Lohardaga District vis-à-vis state Source: Statistics of Mines in India, Vol-II (Non-coal), 2000 DGMS, Dhanbad (2002)
In the North West of Lohardaga the mountain part spread like wall is a vast godown of bauxite.
In addition to the contractors, two main aluminum companies’ extract bauxite from this area.
Experts say that bauxite is spread in this area for 60-70 years. The district is rich in terms of
quantity as well as quality, in minerals. The district shares 47% of the total bauxite and 28.5%
of china clay production of the state. However, in monetary terms, the contribution of china
clay (51%) is higher than that of bauxite (39%) to the state economy. Notwithstanding the
profits, Mining and allied industries are also the main sources of air pollution. Mining is carried
out both by opencast and underground methods The complex environmental matrix, large
scale mining activity, huge mineral resource available and ever depleting environmental
quality along with flora and fauna, has attracted attention at both national as well as
international level. Dust is the major pollutant from these mines. This aspect needs special
attention in the town.
3.10 Household Industries
Small scale household industries is prevalent in the town and people are involved in
manufacturing of tin boxes, poultry farm, dairy, aluminium factory, daily utensils, moulding
of iron for grill, shutter, etc. Major work is related to bidi and tobacco. In the last few years
the work related to carpet making has lowered down but can still be seen in villages of Kisko
Block.
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4 Traffic & Transportation
4.1 Introduction
Traffic and transportation plays an important role in the overall functioning of the city. It is an
integral part of urban planning and is responsible for the smooth functioning of the city. It is
also responsible, besides other factors, for the spatial growth of the city by increasing the
accessibility of sites on the periphery of the city. This chapter deals with the traffic and
transportation aspect of the town.
The present exercise on traffic and transportation attempts to establish rationale transport
system development policies and strategies for the study area based on extensive studies and
scientifically evolved methodology.
4.2 Traffic Characteristics
4.2.1 Road Network Characteristics
Lohardaga is connected to its surrounding areas through roads and railways. The accessibility
from the areas is mainly through road transport. Lohardaga is situated at a distance of 75 kms
from Ranchi. It is well connected by the State Highway (Ranchi- Rourkela road) which passes
through the centre of the town and bisects it across north-south axis.
It is well connected through railway line from Ranchi, which is being extended through the
city in future towards west till Gumla which will make the area more accessible from the
western side. Railways are the easiest means to travel from Ranchi to Lohardaga. Also it is
accessible from nearby areas like Palamu and Gumla via roadways. It is accessible from Kudu
through the State Highway. Many buses ply from Gumla and Ranchi to Lohardaga.
4.3 Public Transport
There are 204 buses (including mini and big buses) plying on the Lohardaga roads from other
districts and nearby areas per day. These buses carry approximately 6000 population which
indicates a high floating population in relation to the total population of the town. Non-
motorized vehicles like cycles and rickshaws are the major transportation mode of the town.
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People use mostly IPT for commuting to nearby areas. Also there is high number of private
registered vehicles.
Infrastructure Particulars Description Capacity
Roads & Transportation
Municipal Road 38
State Level Road 9
Public Transport
No. of Buses 204/day
Bus Capacity/Passengers 6000/day
IPT (auto rickshaw, jeep) 120/day
Private Registered Vehicles
(i) Passengers
222
Private Registered Vehicles
(i) Goods
315
Non-Motorised (bi-cycle,
rickshaw, etc.)
1850
Table 4-1- Existing Situation of Transport
4.4 City Network
The total length of the roads inside the municipal area are nearly 47kms. There is no hierarchy
of roads inside the town and are not as per standards. The city has a linear network. The state
highway passes through the city and is the main spine of the city. The town growth and major
activities are on the either sides of the highway. The other major roads intersect the state
highway at several points which has increased the congestion o the state highway. The
situation is worsened due to the location of the bus stand at the State Highway intersection.
The inter-city bus stand receives traffic and regional buses from the surrounding areas and
has a considerably good volume of buses. However, the authorities have already sanctioned
a plan to shift the bus stand. Land acquisition of 10 acres was being done for the construction
for the bus stand at Kisko crossing, Kutmu village.
To decongest the traffic on the state highway there is proposal of constructing a Ring Road of
length 19.5 Km around the town. This will also include the renovation of the existing by-pass
road of 3 km. A new rail project Ranchi-Lohardaga gauge conversion with extension to Tori
(113 km) has also been sanctioned. This will provide direct access to Lohardaga from northern
India (eg. Delhi) reducing the travel time by nearly 4 hours.
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4.5 Public Transport
There are 204 buses (including mini and big buses) plying on the Lohardaga roads from other
districts and nearby areas per day. These buses carry approximately 6000 population which
indicates a high floating population in relation to the total population of the town. Non-
motorized vehicles like cycles and rickshaws are the major transportation mode of the town.
People use mostly IPT for commuting to nearby areas. Also there is high number of private
registered vehicles.
4.6 Transport Surveys & Studies
A number of traffic surveys and studies have been carried out to appreciate the traffic and
travel characteristics, for identifying issues, constraints and potentials and to work out the
most appropriate transport system for the city.
4.6.1 Road Width
Width of city roads ranges from 12 ft. to 66 ft. The internal residential roads (10 ft. comprise
the maximum share (33%) of the entire road network. 19% of the roads is the state highway
(66 ft. road), while 29% of the roads constitute mainly 20 ft. and 30 ft. roads which cover the
major residential area. The composition of the road hierarchies is given in the table.
Sl. No. Road Width (in ft.) Road Width (in mt.) Length (in mt.) Percentage
1 66 ft 20.12 8915 19.01 %
2 60 ft 18.29 488 1.04 %
3 40 ft 12.19 3231 6.89 %
4 30 ft 9.14 7772 16.58 %
5 20 ft 6.10 6027 12.85 %
6 15 ft 4.57 3647 7.78 %
7 12 ft 3.66 1295 2.76 %
8 10 ft 3.05 15514 33.09 %
Total 46890 100 %
Table 4-2- Width-wise Length of Roads
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4.6.2 Traffic volume
The hierarchy discussed above sees different mix of traffic. State highway carries mostly the
through traffic comprising of majorly inter-state buses and trucks. There is heavy movement
of trucks due to the presence of industries. These trucks and tractors carry mainly the
minerals from Bagru mines to other places for processing. The IPT traffic is used for
commuting to nearby places. There is mix of slow moving traffic in the town. People use
mostly 2 wheeler, rickshaw and cycles for the internal movement. The traffic volume is high
at some intersections of the town, namely Pawarganj Chowk and Barwatoli Chowk.
Traffic Volume at Barwatoli Chowk
Towards Rourkela
Traffic Volume @ Barwatoli Chowk - Lohardaga to Rourkela (12:30 PM to 01:30 PM)
Sr. No. Vehicle Type Nos. Passenger Car Equivalency factor
Volume (V)
1 Cycle 70 1.5 105
2 Cycle-Rickshaw 3 1.5 4.5
3 Auto Rickshaw 211 1 211
4 Two Wheelers (Scooter/Bike)
305 0.5 152.5
5 Car/Van/Pickup Vans 90 1 95
6 Bus/Mini Bus/Tractor/Truck 144 3 432
Total 1000
VC Ratio 0.32 Source: Primary Survey
Towards Mahavir Chowk
Traffic Volume @ Barwatoli Chowk - Lohardaga to Rourkela (12:30 PM to 01:30 PM)
Sr. No. Vehicle Type Nos. Passenger Car Equivalency factor
Volume (V)
1 Cycle 37 1.5 56
2 Cycle-Rickshaw 4 1.5 6
3 Auto Rickshaw 29 1 29
4 Two Wheelers (Scooter/Bike)
179 0.5 90
5 Car/Van/Pickup Vans 21 1 21
6 Bus/Mini Bus/Tractor/Truck - 3 -
Total 202
VC Ratio 0.1 Source: Primary Survey
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Towards Ranchi
Traffic Volume @ Barwatoli Chowk - Lohardaga to Rourkela (12:30 PM to 01:30 PM)
Sr. No. Vehicle Type Nos. Passenger Car Equivalency factor
Volume (V)
1 Cycle 115 1.5 173
2 Cycle-Rickshaw 9 1.5 14
3 Auto Rickshaw 137 1 137
4 Two Wheelers (Scooter/Bike)
265 0.5 133
5 Car/Van/Pickup Vans 145 1 145
6 Bus/Mini Bus/Tractor/Truck 28 3 84
Total 686
VC Ratio 0.19 Source: Primary Survey
Towards Lohardaga PCU Limit: 3086
Traffic Volume @ Barwatoli Chowk - Lohardaga to Rourkela (12:30 PM to 01:30 PM)
Sr. No. Vehicle Type Nos. Passenger Car
Equivalency factor
Volume (V)
1 Cycle 7 1.5 11
2 Cycle-Rickshaw 1 1.5 2
3 Auto Rickshaw 12 1 12
4 Two Wheelers
(Scooter/Bike)
18 0.5 9
5 Car/Van/Pickup Vans 33 1 33
6 Bus/Mini Bus/Tractor/Truck 3 3 9
Total 76
VC Ratio 0.02
Source: Primary Survey
Areas
Bu
s
Tru
ck
Trac
tor
Jee
p
Car
2-
Wh
ee
ler
Au
to
Ric
ksh
aw
Ric
ksh
aw
Cyc
le
Total
Palmer Ganj Chowk 110 360 80 75 175 435 35 260 535 2065
Mission Chowk 110 235 85 60 125 215 15 315 315 1335
Table 4-3- Traffic Volume at major intersections Source: Primary Survey
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Traffic Volume at Pawarganj Chowk
Towards Rourkela
Traffic Volume @ Pawarganj Chowk - Lohardaga to Rourkela (03:00 PM to 04:00 PM)
Sr. No. Vehicle Type Nos. Passenger Car Equivalency factor
Volume (V)
1 Cycle 32 1.5 48
2 Cycle-Rickshaw 15 1.5 23
3 Auto Rickshaw 181 1 181
4 Two Wheelers (Scooter/Bike)
271 0.5 136
5 Car/Van/Pickup Vans 52 1 52
6 Bus/Mini Bus/Tractor/Truck 117 3 351
Total 791
VC Ratio 0.26 Source: Primary Survey
Towards Kuru
Traffic Volume @ Pawarganj Chowk - Lohardaga to Rourkela (03:00 PM to 04:00 PM)
Sr. No. Vehicle Type Nos. Passenger Car Equivalency factor
Volume (V)
1 Cycle 60 1.5 90
2 Cycle-Rickshaw 10 1.5 15
3 Auto Rickshaw 190 1 190
4 Two Wheelers (Scooter/Bike)
325 0.5 163
5 Car/Van/Pickup Vans 80 1 80
6 Bus/Mini Bus/Tractor/Truck 104 3 312
Total 850
VC Ratio 0.28 Source: Primary Survey
Towards Upper bazar
Traffic Volume @ Pawarganj Chowk - Lohardaga to Rourkela (03:00 PM to 04:00 PM)
Sr. No. Vehicle Type Nos. Passenger Car Equivalency factor
Volume (V)
1 Cycle 53 1.5 80
2 Cycle-Rickshaw 8 1.5 12
3 Auto Rickshaw 61 1 61
4 Two Wheelers (Scooter/Bike)
510 0.5 255
5 Car/Van/Pickup Vans 89 1 89
6 Bus/Mini Bus/Tractor/Truck 8 3 24
Total 521
VC Ratio 0.17 Source: Primary Survey
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Towards Railway Station
ROW: 20 ft. PCU Limit: 3086
Traffic Volume @ Pawarganj Chowk - Lohardaga to Rourkela (12:30 PM to 01:30 PM)
Sr. No. Vehicle Type Nos. Passenger Car Equivalency factor
Volume (V)
1 Cycle 24 1.5 36
2 Cycle-Rickshaw - 1.5 -
3 Auto Rickshaw 29 1 29
4 Two Wheelers (Scooter/Bike)
5 0.5 3
5 Car/Van/Pickup Vans 24 1 24
6 Bus/Mini Bus/Tractor/Truck 18 3 54
Total 146
VC Ratio 0.04 Source: Primary Survey
4.6.3 Congestion Areas
There are many congestion points in the town. These are basically due to high volume of
through traffic, loading and unloading on trucks, encroachments on roads, on street parking
and bad geometry of the intersections. Through traffic on the state highway has congested
the whole stretch in the inner city also the bad intersection design adds to woes of the traffic.
The major congestion points are Palmerganj Chowk which is a four arm intersection, Amla
Toli Chowk, Barwa Toli Chowk and Mission Chowk. The road intersections are not designed
and high encroachments on both sides of the road have reduced the right of way. On street
parking is practised in all the areas. People park their cars and two wheelers on road which
also creates congestion in the market area of the town. There is no dedicated parking space
and signified stands for auto rickshaw and cycle rickshaws.
Loading and unloading of the trucks in town have also increased the problem. Also some
temporary garages and stands have come on the land of industries department. There are
some traffic signals have been installed by the traffic police department but none is
functional.
4.6.4 Maintenance of Roads
The municipality and the P.W.D are the two institutions which are responsible for the
maintenance of the road. The most prevalent type is the black top road in the area. All the
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major roads in the town are Black Top road while brick soling and kuccha roads are mainly in
slum areas.
Total Length
(In kms.)
Type of Road
Surfaced (in kms.) Unsurfaced (in kms.)
WBM BT & CC TOTAL Total Motorable & Non-
Motorable
53.50 1.5 40 41.50 12
Table 4-4- Length of Road under-Municipality/Municipal Council Source: Municipal Council, Lohardaga, As on 31st March, 2014 & 2015
4.7 Street Lighting Facilities
The electricity department along with municipality of the town is responsible for installation,
replacement, repairs, operation and maintenance of streetlights in the city. The components of street
lighting includes provision of street lights installed on existing poles & street lights installed with poles
and is as shown in the table.
S. No. Street Lights No. of Street lights Installed with different wattage power
45 watt. 90 watt. 120 watt.
1. Installed on existing Poles 150 100 -
2. Installed with Poles - - 600
Table 4-5- Street Lights under-Municipality/Municipal Council Source: Municipal Council, Lohardaga, March, 2015.
The town has total nearly 1000 poles of streetlights spaced at a varying distance. Despite this,
there is no 100% illumination of all the roads by streetlights. Slum areas lack the street lighting
facility. Recently there have been installation of 600, 150 & 100 units of 120 watt, 45 watt &
90 watt. resp. at major intersection of the town for the betterment of the facility.
KEY ISSUES
Through traffic moving through the city on State Highway
Slow moving traffic mainly rickshaws and cycles.
Encroachments and Roadside parking on roads reduce the ROW.
Poor geometry and Design of intersections is not according to standards
Absence of auto stands at major intersections
Non-signalized intersections ad no traffic management plan.
Absence of footpath for pedestrian movement
At city level the provision of street lights needs to be reviewed.
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Map 6: Existing Circulation Network
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5 Physical Infrastructure
Physical infrastructure facilities include water supply, solid waste management, and sewerage
and drainage system. Distribution of optimal level of services and facilities in relation to a
settlement’s population size is an important determinant in balanced regional development.
Thus an important objective of spatial planning is to identify and correct imbalances in the
availability of infrastructure services, if any, in the city. In this chapter we will discuss the
physical infrastructure facilities. All physical infrastructure facilities like water supply, solid
waste management sewerage and drainage system are studied and there current status is
also analysed.
5.1 Water Supply
5.1.1 Background
Lohardaga, Nagar Parishad is responsible for providing water facilities for the town. It is also
responsible for construction, operation and maintenance of water supply system in the town.
5.1.2 Water Sources
The major source of water is ground water while the rest is made available from water
pumped from the 2 rivers i.e Sankh River & Koel River. There is an infiltration well at river
Sankh, which is a water intake point. The water table is shallow and ground water is easily
available due to the proximity of River Sankh & River Koel. The number of water wells and
Hand pumps are shown in the table. The number of water wells indicated are municipal while
the figures corresponding to hand pumps are municipal as well as private.
Source No.
Potable Water Wells 59
Hand Pumps 413
Table 5-1- Drinking Water Sources Source: Nagar Parishad, Lohardaga
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5.1.3 Water Treatment
There is 1 water treatment plant in the town and was initially developed with a capacity of
2.225 MLD 7 later on redeveloped with a capacity of 12 MLD. The chemicals used in water
treatment are Aluminium, Limeand Chlorine Gas & Bleaching.
5.1.4 Storage Tanks
There are three water storage overhead tanks present in the town (Table) out of which the
one inside the old municipal office is not functional. The tank at Barwatoli is used for urban
water supply while the one at PHED office is for rural water supply in surrounding areas. The
location and capacity of the overhead tanks is given in the Table. There is requirement of
repair and upgradation of the overhead tanks for meeting the water supply requirement for
future.
Sl. No. Location Storage
Type
Capacity
(in MLD)
Areas/ Wards Covered
1 Barwatoli RCC 0.445 Barwatoli, College Rd, Hatia garden,
Thana Toli, Bhatti Rd, Chhatar
Bagicha, Upper Bazar.
2 Old Municipality Premises RCC 0.445 Not functional
3 PHED, Lohardaga RCC 0.2225 For Supply in Urban Area
Table 5-2- Location & capacity of Overhead Tanks Source: Nagar Parishad, Lohardaga-2015
5.1.5 Distribution Network and System Maintenance
The length of the pipes of water distribution networks in the town area is 41.63km
(Delivery)out of which 27km is newly laid network& 7.3km (Rising)and line have four
hierarchies through which water is supplied in the town. The main lines are 250 mm, 200 mm,
150 mm & 100 mm dia pipes inlaid within the town for providing water connection at even
household levels. The number of water supply connections in the town is 2251 covering only
35-40% of the population. The duration of water supply is from 1.5-2.5 hours daily. Each day
4.5 lakh gallons of water is released for use in the urban area. The system maintenance is
done by Nagar Parishad, Lohardaga. Presently anUrban area water supply scheme has already
been running under which development of Water treatment plan and &laying of new water
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supply lines and replacement of old pipes is being implemented. The work also includes the
construction of an overhead tank of 1 lakh gallon capacity.
Sl. No. Infrastructure Particulars Description Capacity
1 Water 1. Water Availability Installed capacity 12 MLD
Released capacity 4.50
2. Source of Water Supply
Within City Limits
10-50 sq. km. Infiltration Wells at
River Sankh & at
River Koel
50-100 sq. km. None
>100 km None
3. Supply Coverage Population Covered by
Water supply Facility (in
%)
35%
Per Capita Supply 64.18
Total Connections 2215
4. Supply Duration 250mm 1.5 hrs
200mm
150mm 2.5 hrs
100mm
2 Wastewater
Disposal
5. Generation Waste water generated
(daily)
60000 gallons
6. Disposal Capacity (underground
sewerage) MLD
NIL
7. Household coverage Connected NIL
Table 5-3- Brief Overview of Water Supply & Sewerage Source: Nagar Parishad, Lohardaga-2015
5.1.6 Norms for Water Supply
Per capita water supply for designing of various schemes as suggested in “Manual on Water
Supply and Treatment” of the Central Public Health Engineering Organisation, Government of
India is as follows:
70 lpcd for Towns provided with piped water supply but without sewerage system;
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135 lpcd for Cities provided with piped water supply where sewerage system is
existing/contemplated;
150 lpcd for Metropolitan and Mega Cities provided with piped water supply where
sewerage system is existing/contemplated.
5.1.7 Projected Water Demand in different Planning Units
The water demand for each planning unit is based on projected population for the
year 2040. The calculation is based on the water demand norm of 155 lpcd for urban
area. The total domestic water demand in Lohardaga Planning Area as in 2040 is.
Years Population in SMC Area
Population In Villages
Population in LPA
floating population @ 10% of total population
Total Population
Norm as per
URDPFI
Water require
ment (in MLD)
2011 57411 32377 89788 8979 98767
155 lpcd (includin
g leakage and
O&M)
15 2016 64185 37855 102040 10204 112243 17 2021 71607 43888 115495 11550 127045 20 2026 79796 50604 130401 13040 143441 22 2031 88895 58157 147052 14705 161757 25 2036 99069 66738 165807 16581 182388 28 2041 110517 76579 187096 18710 205806 32
Table 5-4- Water Requirements Source: Calculated Values
5.2 Sewerage
Sewerage is the core element of physical infrastructure that determines the environmental
status of any settlement and as such requires minute planning, development and
management. Development of appropriate sewage carriage system with efficient treatment
is the key element, which acts as a pre-requisite for facilitating balanced and harmonized
development. There is no sewerage system present in the city. The common method used for
disposal of sewage is through soak pits. The waste water is being disposed in the rivers
through four nallahs running in the town. These collect waste water from all the areas and
outfalls into the river Sankh. Bara Talab nallah is one of the main drain which carries the waste
water. Other three are seasonal and are operational during rainy season. These are basically
storm water drains which flow the water to the river. Bara Talab nallah meets the river in the
downstream while the others in upstream.
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Sl. No. Name of Drain/ Nallah Type of Sewer Point of Discharge
1 Bara Talab Nallah City Waste Water Sankh River
2 Bichla Pul Nallah Seasonal/Operational
during rainy season
Koel River
3 Pehla Pul Nallah Koel river
4 Kasha Nallah Sankh-Koel River
Table 5-5-Existing Drains & Sewers Source: Nagar Parishad, Lohardaga-2015
Years
Population in SMC Area
Population In
Villages Population in LPA
floating population @ 10% of total
population
Total Populat
ion Water
Requirement in MLD
Norms as per
URDPFI Sewage Generation in MLD
2011 57411 32377 89788 8979 98767 15 80% of total
water supply
12 2016 64185 37855 102040 10204 112243 17 14 2021 71607 43888 115495 11550 127045 20 16 2026 79796 50604 130401 13040 143441 22 18 2031 88895 58157 147052 14705 161757 25 20 2036 99069 66738 165807 16581 182388 28 23 2041 110517 76579 187096 18710 205806 32 26
Table 5-6- Projected Waste water requirement Source: Calculated Values
5.3 Storm Water Drainage
Drainage is an important element of physical infrastructure and constitutes removal and
disposal of surplus rain/ irrigation water from the land. It has two aspects namely flood-
protection and removal of storm water. As per census-2011There is a storm water drainage
system of 42kms of running length for draining the rainfall water from the city. It receives an
annual average rainfall of 1000 to 1200 mm; the distribution of rainfall is highly erratic with
annual number of rainy days ranging from 75 to 90 days.
Area Drainage Network Coverage by Households
Total No. of HH Closed Drainage Open Drainage No Drainage
Urban 11007 1293(11.75%) 4294 (39.01%) 5420(49.24%)
Rural 13452 165 (1.23%) 1641 (12.2%) 11646(86.57%)
Table 5-7- Status of Drainage network in Lohardaga Source: PCA-2011
Most of the open drains are unlined and contaminate the ground water. These drains carry
the grey water discharged from the settlements along their path and is also used as dumps
for solid waste. The nallahs of the city are prone to choking owing to unregulated solid waste
dumping by the citizens. This leads to stagnant water, unhygienic conditions and act as
breeding grounds for mosquitoes, thereby posing health hazards.
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Annual Rainfall (in mm) Length of Storm Water Drains (km.)
1000-1200 42 Kms.
Table 5-8- Status of Existing Drainage Network & Annual rainfall Source: Nagar Parishad, Lohardaga-2015
There is a need for a dedicated storm water network for the city which would not only be
instrumental in avoiding water logging during monsoons but would also provide a scope for
water harvesting along these drains.
5.4 Solid Waste
Solid Waste Management (SWM) is one of the most expensive municipal services that a local
body has to provide as its obligatory municipal function and absorbs about 1% of GNP in the
urban areas. It is, therefore, imperative to optimize this huge civic expenditure and evolve an
indigenous low cost technology which is technically sound, financially viable, aesthetically
beautiful and socially acceptable to public. Waste management consists of different
components viz. generation, collection, transportation and disposal. All these responsibilities
are held by the municipal corporation of the town.
5.4.1 Generation
The total waste generated as per the municipal corporation is 32 tonnes per dayas per the
data provided by the NP, Lohardaga. This includes waste generated from household, markets,
commercial establishments, hotels, hospitals, vegetable and fruit markets, construction and
demolition and hospital wastes - non-infectious and infectious and small scale industries in
the town. The above figure has been derived based on the assumption that the local residents
of towns generate solid waste at the rate of about 250 grams per capita per day on an average
for small and medium towns.
Waste generated daily (tonnes/day) 32 tonnes/day
Collected daily (tonnes/day) 32 tonnes/day
Table 5-9- Solid Waste Generation in Lohardaga Town-2015 Source: Nagar Parishad, Lohardaga-2015
The residential and commercial waste contribute the maximum share of solid waste
generated as these are the two most prevalent sectors in the town. Estimated generation of
solid waste in the year 2021 will be nearly 39 tonnes/day and will be increase by 23% from
that at present. A detailed project report for disposal of solid waste in scientific and
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environment friendly manner is being prepared by the consultants appointed by the UDD,
Jharkhand.
Sl. No. Category Generation
(tonnes/day)
Percentage (in
%)
1. Residential & Commercial Waste 19 60
2. Industrial Waste -
3. Road sweeping waste 5 16
4. Clinical waste
5. Nala Cleaning Waste 5 16
6. Construction & Others 3 8
Total 32 100
Table 5-10- Category wise Waste Generation, 2015 Source: Nagar Parishad, Lohardaga-2015
5.4.2 Collection and Transportation of Solid Waste
Primary collection of solid waste is done door to door by the sanitary workers. The town has
been recently provided by 45 employees for waste collection & there are 9 vehicles (tractors)
used for waste collection & its transportation for dumping purposes. The town has been
recently provided by 30 bins for waste collection. There is need for more municipal bins at
primary level in the town. The waste is collected once in a day. No segregation of waste is
done during the process. The availability and requirement of the equipments with the
corporation is given below.
5.4.3 Dumping
The waste is collected through handcarts from door to door and then transported by the
tractors to the dumping site of the waste. The loaded waste is transported to final disposal
sites by open dumper trucks. These trucks are not covered. As such the waste gets littered
while transportation. One landfill site was at the end of Khadgarha road which is
approximately 3.5 acres. There is yet to finalize the new landfill site for dumping solid-waste
by Nagar-parishad, Lohardaga. The concerned ULB’s still in process of finalizing landfill site
therefore there are some low lying areas at the side of the Bara Talab nallah and the solid
waste is dumped in non-environment friendly manner. For solid waste management of town
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there are about 47 sanctioned posts & employees are working at all the levels. The break-up
of the staff available is shown in table below.
S. No. Designation No. of workers
Employed
1. Sanitary Worker
45
2. Sanitary Supervisor
3. Food & Health officer
4. Chief Health Supervisor
5. Zonal Sanitary officer
6. Driver
7. Cleaner
8. Health officer
Total 45
Table 5-11- Staff Employed for Solid Waste Management Source: Nagar Parishad, Lohardaga
5.4.4 Requirements- Solid waste generation
Table 5-12- Requirements- Solid waste generation Source: Calculated Values
KEY ISSUES
Sewerage
Absence of sewerage system in the city
Increasing population will add to the problem of sewage generation.
Drainage
Lack of lined drainage in the city leading to contamination of ground water
Years Population in
LPA
Floating Population @
10%
Total Population
Waste generated in
gms @300gms acc.
To URDPFI guidelines
Waste generated in
tonnes
2011 39030 3903 42933 12879900 13
2016 42503 4250 46753 14025934 14
2021 46241 4624 50865 15259445 15
2026 50270 5027 55297 16589062 17
2031 54620 5462 60082 18024545 18
2036 62021 6202 68223 20466877 20
2041 64422 6442 70864 21259174 21
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Frequent clogging of drains due to dumping of waste in the drains leading to
unsanitary conditions
Solid waste
Lack of coverage
Poor collection system especially in the narrow lanes and slum areas
Unsanitary conditions in and around community bins.
Shortage of vehicles, equipment and committed supervisory staff.
Non environment friendly landfill site.
5.5 Power Supply
Major source of energy in Lohardaga town is Lohardaga Grid. There are 8335 metred
connections provided within in the town. There are also 1 Power Sub-station placed in
Patratoli area & 4 Tranformers of capacity 5 MVA installed for Lohardaga Town area in order
to cater the population of Lohardaga town as far as the Electricity connections are concerned.
Peak Load calculated by the Power dept., Lohardaga is of 180 Ampere. The calculated length
of High tension & low tension wire for electricity supplyis 42.72 km & 83.95 km resp. HT
connections are given at 7 places named as HINDALCO, PHED (3 units), Telephone Exchange,
Rani Rice Mill & Kamla Devi Rice Mill. There are also 5 other connections given by the power
supply dept., Lohardaga for the functioning of street lights within the city.
Sr. No. Electricity Connections
Domestic Industrial Commercial Road Lightening
1. 8760 80 771 10
Table 5-13- Existing status of Electricity Connections Source: PCA, 2011-Lohardaga.
As far as the electricity tariff is concerned Domestic connection bear 2.60 paisa/unit &
commercial connection bears 5.25 paisa/unit& for unmetered connections a fix bill is
prescribed i.e. of Rs.125/month.
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6 Social Infrastructure
6.1 Introduction
Social infrastructure refers to the facilities and the process involved to ensure education,
health facilities and community development in any town. The social infrastructure includes
the education system, health care, social and cultural facilities, parks and open spaces, etc.
The different components of social infrastructure will help to know how well a town is
equipped with facilities. The provision of education, health, etc. defines the quality of life. As
the town expands and population increases, the gap between demand and supply of these
essential services widens, which deteriorates the quality of life in urban areas.
Social Infrastructure includes education, health, recreation, socio-cultural facilities, police,
fire, postal services, telecommunication and distributive services. Development of physical
infrastructure cannot lead in overall development at the desired level if the social
infrastructure is not simultaneously developed. The education, health, public entertainment
etc. have to be developed to ensure proper social infrastructure in the planning area.
Some renowned Health facilities of Lohardaga include:
Sadar Hospital (Govt.)
Dutika Nursing Home
Kiran Marandi Nursing Home
St. Ursula Hospital
Indira Gandhi Hospital
Sain Nursing home
Surya Clinic
Captain Clinic
6.2 Health
The Health Facilities in the Lohardaga Town are fair. The no. of health centre are 25. There is
also one veterinary hospital in the Lohardaga. The Non-Government Medicine Shops are 33
which show that the medical facility in the town is good. There is one multi-speciality Hospital
(Sadar Hospital) is present in the town catering the needs of the people.
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Sr. No.
Hospital Allopathic (Numbers)
Hospital Allopathic Beds (Numbers)
Dispensary/Health Centre (Numbers)
Family Welfare Centre
Maternity Home
Nursing Home
Veterinary Hospital (Numbers)
1. 3 125 25 1 1 7 1
Table 6-1- Heath care Facilities in the Lohardaga town Source: PCA, 2011-Lohardaga.
Sr. No.
Family Welfare Centre
Maternity Home
Nursing Home
Veterinary Hospital (Numbers)
Non-Government Charitable-Hospital/Nursing Home (Numbers)
Non-Government Medicine Shop (Numbers)
1. 1 1 7 1 3 33
Table 6-2- Heath care Facilities in the Lohardaga town Source: PCA, 2011-Lohardaga.
Table 6.3 Requirements-Health Facilities by Year 2040, Lohardaga
Sl. No.
Category Population Served per
Unit
Area Requirement
Estimated Health
Facilities projected by
year 2040
Existing Health
Facilities, 2011
Requirement
1. Hospital Allopathic/Referral Hospital
1 lakh Total Area = 1.00 Ha a) Area for Hospital = 0.60 Ha b) Area for residential Accommodation = 0.40 Ha
2 3 -
2. Dispensary/Health Centre/Health Sub Centre
15000 0.08 to 0.12 Ha 14 32 -
3. Family Welfare Centre
50000 Total area = 500 sqm. to 800 sqm.
4 1 3
5. Maternity Home 45000 0.20 to 0.30 Ha 5 1 4
6. Nursing Home 45000 0.20 to 0.30 Ha 5 7 -
7. Veterinary Hospital 5 Lakh Total area = 2000 sqm
1 1 -
8. Non-Government Charitable-Hospital/Nursing Home
45000 0.20 to 0.30 Ha 5 3 2
Source: PCA, 2011-Khunti & Calculated Values
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6.3 Education
6.3.1 Basic Educational and Literacy Indicators
As per 2011 Census, the literacy rate has increased to 85.37 % in Lohardaga urban centre. The
male constitutes 89.80 % and female comprised of 80.75 %. The ratio between numbers of
students per teacher in the Lohardaga planning area is 63 i.e. 1-teacher for 63 students. The
teacher-student ratio is 62 for Lohardaga urban area. For both rural area and Lohardaga urban
area, the teacher student ratio is higher in comparison to the standard of 1-Teacher for 25
students.
Location
(Rural/Urban
)
Schools Classrooms Sections
(1-8)
Teachers Enrolment
(1-8)
Repeaters
(1-8) Male Female No
Resp.
Total
Rural 676 3267 3838 1561 892 0 2453 89751 3973
Urban 45 337 272 107 281 0 388 12243 108
Total 721 3604 4110 1668 1173 0 2841 101994 4081
Table 6-4- Status of Educational facilities in Lohardaga (Rural/Urban). Source: DISE-Lohardaga, 2010
Some renowned schools of Lohardaga include:
ST. MARK'S SCHOOL, SENHA
Gandhi Memorial +2 High School, Maradih, Kuru
Saraswati Shishu Mandir
Saraswati Vidya Mandir
Lievens Academy
M.B DAV Public School
WhiteHat Elementary School
Nadia Hindu Ucch Vidyalaya
MoonS Multitasking (Computer Shop)
Sen's Triveni Public School
Greater Triveni Public school
Triveni Tiny Task
Triveni Girls Convent
Ursuline Convent
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Datapro
Chunni Lal High School
Science and Commerce Tutorials
Divine spark public school
Evergreen children public school Manho lohardaga
Maa Saraswati Industrial Training Institute (ITI), Jaynathpur,Lohardaga
B.Ed. College
Urusline College
Teacher Training College
Chunni lal high school is one of the first high schools opened in Lohardaga with its first
visionary principal being late Shri Haricharan Sahu. Saraswati Shishu And vidya mandir is the
best two school in the town in every aspect like education, Discipline. Since its induction is
the city, it has been coming to nurture its student careers.Many students from Saraswati
Vidya Mandir are now doctors, engineers, in army and civil services. DAV Public School and
Sen's Triveni Public School are the two good schools in Lohardaga. DAV Public School and
Sen's Triveni Public School are English-medium school.
Lohardaga has two colleges, B.S. College and Women's College. M.L.A Women's College has
been imparting education to the girls of this tribal dominated backward district since 1981,
but still awaits Govt.'s favour and facilities. B.S College offers higher educations in Science,
Arts and Commerce stream but fails to perform up to the marks in all the three faculties.
Dr.(Mrs) Mukul Rani Singh one of the eminent educationists in Jharkhand was amongst the
first few ladies to come to Lohardaga in the early 1960s. She served with B.S. College as Head
of Department till the mid-1990s. Her stay in Lohardaga made a significant impact on the
psyche of the locals and promoted girl education in the region. Dr. (Mrs) Mukul Rani Singh,
died of cancer in the year 1994. That's why most of the students of Lohardaga who are keen
to pursue higher studies move to Ranchi, the state capital, which houses a number of good
schools and colleges offering higher education.
Moons Multitasking is one of the well-known computer education institute where high quality
computer education is provided among the students coming from every section of society in
very easily affordable fee. The teachers are well qualified holding degrees such as MCA, BCA,
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and MBA etc. It has benefitted lots of students with good computer skill thus aiding
development of Lohardaga.
Maa Saraswati I.T.I. is first technical approved college by government of India (NCVT) which
is providing basic technical knowledge to the youths of Lohardaga and trying to make them
skillful, so that they get employment. This institution is being run by a charitable trust in the
memory of a prominent social worker and kind woman Late Saraswati devi.
6.3.2 Education System in Jharkhand State
The Education in the State is classified in the following categories:
Elementary Education
1. Primary
2. Upper Primary
Age 6-14 years Classes I-VIII
Secondary Education Age14-16 years Classes IX-X
Higher Secondary Age 17-18 years Classes XI-XII
Higher Education 1. University 2. Institutes of National Importance 3. Degree Colleges
Technical and Vocational Education Vocational Institutes
Table 6-5- System of Education in the State
In the field of education, the primary objective of the State Government has been the
universalization of elementary education and Qualitative improvement of Higher Education.
Sr. No. Govt. Primary School (Numbers)
Private Primary School (Numbers)
Govt. Middle School (Numbers)
Private Middle School (Numbers)
1. 10 7 13 5
Table 6-6- Category wise number of schools in Lohardaga Source: PCA, 2011-Lohardaga
Sr. No. Govt. Secondary School (Numbers)
Private Secondary School (Numbers)
Govt. Senior Secondary School (Numbers)
Private Senior Secondary School (Numbers)
1. 4 6 2 1
Table 6-7- Category wise number of schools in Lohardaga Source: PCA, 2011-Lohardaga
The Educational facilities in the town are present and are well distributed according to the
population.
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S. No.
Category Population Served per unit
Area Requirement
Estimated Educational Facilities projected by year 2040
Existing Educational Facilities, 2011
Requirement
1 Pre-Primary School
2500 0.08 ha. 82 24 58
2 Primary School
5000 Area per School = 0.40 Ha a) School building area = 0.20 Ha b) Playfield Area = 0.20 Ha
41 35 6
3 Middle School
7500 Area per School = 1.80 Ha (NBC, 2005) a) School building area = 0.60 Ha b) Playfield Area = 1.00 Ha c) Parking Area = 0.20 Ha
24 27 -
5 Secondary School
7500 Area per School = 1.80 Ha (NBC, 2005) a) School building area = 0.60 Ha b) Playfield Area = 1.00 Ha c) Parking Area = 0.20 Ha
24 12 12
6 Senior Secondary
7500 Area per School = 1.80 Ha (NBC, 2005) a) School building area = 0.60 Ha b) Playfield Area = 1.00 Ha c) Parking Area = 0.20 Ha
24 3 21
7 College 1.25 lakh Area per college = 5.00 Ha a) College Building Area = 1.80 Ha b) Playfield Area = 2.50 Ha c) Residential including Hostel Area = 0.30 Ha d) Parking Area = 0.30 Ha
2 3 -
Table 6.8- Requirements-Educational Facilities by Year 2040, Lohardaga
Source: PCA, 2011-Lohardaga & Calculated Values
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Figure 6-1- Existing location of Health Facilities and Educational Facilities
6.4 Safety
There is one police station and one women police station present in the Lohardaga.
6.5 Postal services
There is one post office and 1 sub post offices at DC Complex in the Lohardaga.
6.6 Cinema Hall
There are 2 cinema halls in the Lohardaga town for the recreational purposes named Alka
Cinema Hall(Ward No.14)& Menka Cinema hall (Ward No. 13).
6.7 Banks
The banking related services are well distributed within the city. There are 19 banks present
in the city from almost every sector to cater in Lohardaga town.
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S. No. Name Ward No.
1. Gramin Bank 5
2. BOI 6
3. SBI 6
4. BOI, Block Morh 6
5. UBI 3
6. IDBI 9
7. SBI 13
8. ICICI 13
9. HDFC 17
10. BOI 19
11. Union Bank 19
12. Gramin Bank 19
13. LIC office 19
14. PNB 19
15. Ranchi-Khunti Co-operative Bank 16
16. Bank of Baroda 16
17. UCO Bank 19
18. Central Bank of India 14
19. Allahbad Bank 13 Table 6-9- Ward-wise Distribution of Bank facilities in Lohardaga Town. Source: Nagar Parishad Lohardaga, 2016
S. No. Nationalised Bank (Numbers)
Pvt. Bank (Numbers)
Co-operative Bank (Numbers)
Agriculture Credit Society (Numbers)
1. 16 1 1 1
Table 6-10- Banking Facilities, Lohardaga Source: PCA, 2011-Lohardaga.
6.8 Religious Sites
There are 13 religious sites present in Lohardaga Town well distributed within the city area.
6.9 Other Facilities
There are 3 stadiums & community halls each, 1 Library & reading room each & 8 petrol
pumps present in the town as far as distribution of other facilities are concerned in the town.
S. No. Govt. Stadium (Numbers)
Community Hall (Numbers)
Govt. Library (Numbers)
Reading Room (Numbers)
Petrol Pump (Numbers)
1. 3 3 1 1 8 Table 6-11- Other Facilities, Lohardaga Source: PCA, 2011-Lohardaga.
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6.10 Requirements for Community Buildings
S. No. Category Population Served per population
Area Req. per Unit
Estimated Educational Facilities projected by year 2040
Existing No. of units, 2011
Required No. of units by 2040
1 Police Station 90000 1.5 ha 2 2 -
2 Post office 2.5 lakh 85sqm 1 1 -
3 Banks 1 lakh 2500sqm 2 19 -
4 Religious places 5000 0.10 ha 41 13 28
5 Community Hall 15000 2000sqm 14 3 11
6 Library 15000 2000sqm 14 1 13
7 Reading Room 15000 2000sqm 14 1 13
8 Telephone Exchange
4 lakh 4 ha 1 1 -
Table 6-12- Requirements for Community Buildings Source: PCA, 2011-Lohardaga
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Map 7: Social Infrastructure in Lohardaga Town
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7 Housing and Slums
7.1 Introduction
Housing, one of the basic services, which is to be provided for better quality of life, shall be
given the importance in the master plan. The increasing level of urbanization has created the
stress on housing sector in Lohardaga. As indicated by the last two decades of demographic
data, it can be seen that there is an increase of population from 1981-2011 but the increase
in housing both quantity & quality could not catch the pace of increasing population hence
resulting in the housing gap.
7.2 Review of Existing Policies, Programmes & Projects Related to Slums & Housing
There was only one National Kodermais Integrated Housing & Slum Development Programme
(IHSDP). The details are given below:
7.3 Integrated Housing & Slum Development Programme (IHSDP)
It aims at combining the schemes of Valmiki Ambedkar Awas Yojna (VAMBAY) & National
Slum Development (NSDP) & ameliorating the conditions of the urban slum dwellers that
either do not possess adequate shelter or reside in dilapidated conditions.
The basic objective is to strive for holistic slum development with a healthy& enabling urban
environment by providing adequate shelter & basic infrastructure facilities to the slum
dwellers of the identified urban areas.
Under IHSDP scheme, 1623 houses are planned to be constructed in Lohardaga, out of which
1012 are already constructed & in remaining 611 houses construction is in progress.
7.4 Slums in Lohardaga
7.4.1 Slum Profile
There are total 10 no. of slums are notified in Lohardaga. The following table gives the details
of the slums. This updated list has been validated by the Lohardaga, Nagar Parishad.
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Table7-4-: List of Slum areas in Lohardaga
Sno Name of Basti/ Mohalla Ward Number
1 Idgah Mohalla/Qureci Mohalla 1
2 Patra Toli 5
3 Karcha Toli 6
4 Qured Mohalla-II 11
5 Sama Toli 15
6 Barwa Toli 22
7 Basar Toli 21
8 Nawara Para 20
9 Gasha Toli 22
10 Staff Colony 13
Source: Primary Survey
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Map 8: Slum areas in Lohardaga
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8 Environment and Natural Hazards
8.1 Introduction
The urban areas of the country are facing problems of deterioration of environmental and
socio-economic conditions. The major concerns are unplanned and haphazard development,
poor sanitary and living conditions, urbanization and associated problems including slums,
poor/inadequate infrastructure and pollution problems. While there are several causes for
urban degradation such as population migration, environmental considerations not
adequately being incorporated into plans (Master Plans), uncoordinated and haphazard
development, weak implementation of plans and laws and inadequate institutional
competences, one of the major concerns is resource crunch.
8.2 Natural Reserves
Lohardaga is a quiet little town in between the hilly regions of Jharkhand. It was famous for
the mining of iron ore & bauxite like minerals/ natural resources. City is nestled in the
backdrop of the hilly terrain of Patratu and dense tropical forests. Lohardaga is blessed with
vast reserves of natural wealth like iron, bauxite, etc. water supply from river Koel and rich
biodiversity making it a priceless industrial centre.
8.3 River System
The important river basins of the region are the The Sankh & Koel River. The Sankh River rises
in the north-west of the district, flows through the centre of the Rajadera plateau, then turns
abruptly south, and descends to the plains of Barwe by a beautiful waterfall known as
Sadnighagh. After crossing the plains of Barwe in a south-westerly direction, it flows almost
due south, forming for some distance the boundary between Ranchi and Raigarh (M.P.), then
passing through the hills which separate Barwe from Biru, it flows in a Westerly direction and
passing into Gangpur near village of Samsera in the extreme south of the district, unites with
Koel. The important tributaries of the Sankh are the Chirra, the Lawa, the Kok, the Kodar in
Chainpur area, and the Kasgor, the Utial, the Palamara, the Girma, the Saijor, the Banda, the
Dangajar in Simdega and Kurdeg areas.
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The North-Koel River This river rises within a very short distance of the Sankh, it flows
northward through the narrow valley of Bishnupur into Palamau, where after a course of 300
kms, it joins the Son under the plateau of Rohtas.
8.4 Pollution
8.4.1 Water Pollution
The study reveals the following major outcomes about the quality of water in the Planning
Area:
The concentrations of pH, Total solids and Total Dissolved Solids are within the
permissible limits of Water Quality Standards (WQS) for Rivers and Lake.
Very High concentration of Chemical Oxygen Demand (COD) in all the surface water
bodies in the city.
High concentration of Total Suspended Solids in entire surface water system of
Lohardaga.
8.4.2 Rain Water Harvesting
It is evident from the discussion that the aquifer beneath the planning area is getting
overexploited and as consequence ground water resources are being depleted.
Quality deterioration, associated phenomena, of overexploitation, may be
encountered. This quality deterioration will be relatively high in the overexploited and
thickly populated areas. Once pollution has occurred, the water has to be treated at
the point of abstraction. The cleanup of an aquifer is a very difficult task. It follows
that every effort should be made to prevent the contamination of the ground water
in the first instance. Rain water harvesting, should be mandatory for all new buildings
to harvest surface runoff and ground water recharge.
8.4.3 Air Pollution
Traffic increasing, the high influx of population to urban areas, increase in
consumption patterns, higher levels of energy consumption, unplanned & rapid
urban, industrial & economic development has led to a higher rate of increase of air
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pollution in Lohardaga city. The following is observed from the Ambient Air Quality
Analysis of the Planning Area.
High concentration of RSPM and SPM are recorded at Pawarganj Chowk area, in
comparison of prescribed limit of National Ambient Air Quality Standard (NAAQS) of
the Central Pollution Control Board.
No violation of NAAQS (24-hourly avg.) with respect to SO2, and NO2 at mixed landuse
of Pawarganj Chowk area of Lohardaga City. The city also shows the decrease trend of
concentration of these pollutants from the year 2010 to 2011.
Action Envisaged
Relocation of polluting industries, phasing out older polluting vehicles, introduction of
mass rapid transportation, etc.
Develop a Road map for control of emissions from new and in-use vehicles developed
up to year 2011-12.
Use of Alternate fuel (CNG, LPG, Ethanol petrol, Bio-diesel, Hydrogen, etc.)
Prepare strategies for vehicles related traffic to control air pollution.
Initiatives for small scale industrial sector.
Prepare a City specific AQM action plans.
8.4.5 Noise Pollution
The average day noise level was found to be exceeding the standard noise limits in vehicular
traffic and along the major commercial streets of the urban area. This is due to the
commercial activities taking place in these areas and due to high density of population and
the resulting congestion in the area.
Actions Envisaged
Mass rapid transport system to reduce the vehicle on the road to reduce the air
pollution;
Industries in the region and within Lohardaga to follow the Pollution Control Board
(PCB) norms;
Preparation of landscape plans, and large-scale plantation
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8.5 Natural Hazards
The prevention of loss to life and property due to natural calamities is being viewed very
seriously by the Government of India. In the past, the main role played by the Government in
the case of various disasters was confined mainly to post-disaster activities that included
providing relief and organizing rehabilitation The need was felt for a proactive approach
rather than waiting for a disaster to occur. As a part of this strategy, the Government decided
to institute task forces for hazard zoning, geotechnical investigations, and land use zoning and
regulation.
8.5.1 Hailstorm and Thunderstorm
Hailstorm rarely involve physical injury their economic impact can be severe. The damage
appears to be a function of the severity, intensity and duration of storms and the size of
hailstones, which they produce. Some of the damages are also caused by high winds and
torrential. It is a regular phenomenon in Lohardaga and mostly occurs during months of
March-April every year.
8.5.2 Floods
The record reveals that the Lohardaga has not experienced any dreadful flood and it is not a
regular phenomenon in Lohardaga. However, the city is prone to flash floods during the heavy
rainy seasons. On 11 July 1999, Lohardaga recorded a rainfall of 1440 mm, which broke the
record of 20 years. Excess rains during 2006 also caused flood like situation in several parts of
Lohardaga. Flash flood in Lohardaga is mainly caused due to blockade of the drainage system
of the city due to dumping of garbages and unauthorised settlements in low-lying areas of the
city.
8.5.3 Droughts
The record reveals that the Lohardaga has not experienced any dreadful flood and it is not a
regular phenomenon in Lohardaga. However, the city is prone to flash floods during annual
rainfall of 1400 mm but less than 800 mm of rainfall causes drought like situation. The district
has experienced drought situation in 2004 and 2005.
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8.5.4 Earthquakes
Lohardaga district falls in Zone-II of the Earthquake Hazard Map of India. The region has
experienced micro-earthquake activities followed by subsurface rumbling sound, on many
occasions. All these phenomena highlighted the need for preparedness and mitigation
measures in the Lohardaga region.
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9 Heritage and Tourism
The heritage structures in city are in dilapidated condition and need to be renovated.
Highlighting prominent heritage structures through lightning and illumination will give them
a new and refreshing look. Light and sound show in these buildings can orient the tourist in
the town.
Development of night shelters and retiring room in the city can generate revenue as the
visitors passing by can opt for staying in these shelters. These shall be developed adjacent to
transport facilities like truck terminal and bus terminal so as to be easily accessible to people.
Water bodies can be developed as a tourist spot. Bara Talab has a potential to be developed
as major recreational centre. The surroundings can be visually enhanced by plantation of
trees, development of tourism infrastructure like public utilities, provision of boat rides and
light and sound show.
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10 City Image and City Structure
10.1 Introduction
To transform Lohardaga into one of the most admired Town of the state. The city-image has
to be enhanced through the creation of landmarks and by developing a hierarchical city
structure.
10.2 City Structure
10.2.1Existing City Structure
The Lohardaga Town is having an undulating plain locatedin the tribal belt of Chotanagpur
plateau. The well-marked contours show that the general slope is from west to east direction.
The eastern section of the city has an average elevation of about 624.84 m, which gradually
increases to 655.32 m in the west. The city has sprawled in a linear fashion surrounding the
central area, along the main corridors towards the north-east, North-West and South-East
directions.
The Upper Bazar Area still functions as the Central Business District with wholesale and city
level retail markets located there. A ribbon-like commercial mixed-use development has
taken place along the major corridors i.e. along main road, the other nuclei that have formed
in the city are the area along Pawarganj Chowk. However, a hierarchical form of urban
development is absent in the City Structure.
The city form or structure can be discussed under the major heads of paths, edges nodes,
landmarks and districts. Paths are channels by which people move along in their travels. The
major pathway in the town is the state highway which passes through the centre of the town.
The town has spread along on both the sides of this stretch. Other channels are the roads to
various nearby places which emerge from this state highway. This is the major spine of the
town. The second element, edges, are all other lines not included in the path group. The major
edge to one side of the town is the river Sankh in the north. It is also the boundary of the
town. While traveling from Ranchi towards the town, the river gives us an image of entering
into the town. Next, districts are sections of the city, usually relatively substantial in size,
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which have an identifying character about them. The town can be divided into two districts.
The first is institutional area on the northern side of the town. It has all major government
offices and their residences. The other is the residential area with all related activities like
shopping, recreation etc.
The fourth element, nodes, are points or strategic spots where there is an extra focus, or
added concentration of city features. The major nodes of the town are Pawarganj Chowk and
Barwatoli Chowk. These are the busiest nodes of the town and host very high traffic volume
as compared to the other intersections in the town.
Finally, landmarks are external physical objects that act as reference points. Landmarks of the
town are Bara Talab, DC office and Municipal office.
Cause of Concern for Urban Environment & Built Form
Railway siding within city limits – The authorities have sanctioned a bauxite railway siding
for Hindalco group of industries within the city limit. The construction of railway siding has
been opposed by the local people as it is inside the municipal limit and people are threatened
to be affected by the proposal. The main reason for opposition is the resultant massive
deforestation and its nearness to the city, posing serious threat to the urban environment
and built form. Environment pollution is likely to increase because of bauxite particles floating
in the air. Currently the construction has been stalled due to orders from higher authorities.
Although railway siding may add to the economic condition of the city but will certainly attract
a heavy traffic movement within city limits. This will lead to havoc in future as city roads do
not have capacity to sustain such a heavy movement in the near future. Also it will lead to
degradation of environment in the surrounding areas.
KEY ISSUES
Underutilization of undeveloped land
Slow development process
Inorganic growth
No hierarchy of commercial spaces, prevalent mixed land use.
Danger to urban environment with the construction of railway siding.
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11 Land Use
11.1 Introduction
The physical characteristics are vital elements of the comprehensive land use plan as these
characteristics often dictate how land is used. Topography, soil features and geology can
create limitations to certain types of developments, while an inventory of surface water
resources, vegetation types, environmentally significant areas, and historical features
identifies those resources and areas which should be protected from development.
11.2 Physical Pattern of Growth
Due to urbanisation and formation of the physical growth of Lohardaga city is tremendously
change in different time period. Due to lack of planning interventions and haphazard spread,
the growth can be examined in all directions of the city as well as the nearby settlements
beyond the municipal limit.
A new Ring Road is under construction which may give impetus to development of Lohardaga
city in radial concentric pattern in coming future. Lohardaga city is considered as one of the
most suitable District of Jharkhand which provides educational and health facilities not only
to population residing in it but also to nearby villages in its regional setting.
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Map 9: Urban Sprawl- 2005 and 2015
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11.3 Existing Landuse Distribution
The existing land use study and analysis is necessary to understand and determine the forces
responsible for shaping the urban morphology of a city and to get an insight into the future
direction in which town has the potential to grow. Micro-level land use survey was conducted
and land use was broadly classified as developed and Un-Developed land uses. The term
‘Developed’ indicates the land that is being used for the purposes, which are urban in
character including open Spaces like parks and playgrounds, residential, commercial,
industrial, public and semi-Public etc.
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Map 10:Existing Land Use of Local Planning Area
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Map 11: Existing landuse and land use concentration within municipal limits
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Sr. No. Land use Area (in ha.) Area in Percentage
1 Residential 393.252 17.25
2 Commercial 11.94 0.52
3 Industrial & Manufacturing 20.08 0.88
4 Governmental 15.31 0.67
5 Public & Semi Public 41.61 1.83
6 Traffic & Transportation 53.19 2.33
7 Recreational 5.39 0.24
8 Utilities & Services 4.58 0.20
9 Agriculture 1155.828 50.69
10 Water Bodies 28.04 1.22
11 Forest & Plantation 0.3 0.01
12 Open Space/vacant 550.48 24.14 Total 2280 100.00
Table 11-1- Existing Land use Lohardaga Town, 2016 (Gross Developed Area). Source: Calculated Values
Sr. No.
Land use Area (In Ha.)
Area in Percenta
ge
Developed Land Norms As per
URDPFI Guidelines for
Medium Towns
Deviation in Existing Landuse-Lohardaga,2016
1 Residential 393.252 72.11 45 +27.11
2 Commercial 11.94 2.19 6 -3.81
3 Industrial & Manufacturing
20.08 3.68 9 -5.32
5 Public & Semi Public
61.5 11.28 10 +1.28
7 Recreational 5.39 0.99 15 -14.01
6 Traffic & Transportation
53.19 9.75 15 -5.25
Total 545.352 100.00 100
Table 11-2- Existing Land use Lohardaga Town, 2016 (Net Developed Area). Source: Calculated Values
11.3.1 Residential Area
Residential use covers an area of 393.252 hectares in the Lohardaga Municipal Area
constituting 72.11 % of the Developed Area. The area has an average gross residential density
of 105 PPH for the Developed Area, which indicates appropriate growth of the city as per
URDPFI. Ranchi (City + Rural) lacks planned residential colonies and the organic growth has
resulted in urban sprawl and inefficient utilization of land. Physical thresholds have played
dominant role for shaping the urban structure of city but the density has been primarily
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shaped by the infrastructural facilities. Although city has existed since long time, the
urbanization has been taking place in haphazard manner.
Sr. No. Ward Number Locality Name
1 Ward No. 1 Kumbatoli, Kolpara, Noor Nagar, Taigi Nagar, Kutmu Road, Qureshi Mohalla, Masjid Lane, Slaughter House Lane
2 Ward No. 2 Tipu Sultan Chowk, Qureshi Mohalla, Madarsa Lane, Bangla Chowk, New Azad Basti, Ramjnai Gali
3 Ward No. 3 Durga Baadi Lane, Dhoda Toli, Star Colony, New Azad Basti, Pawarganj, PWD Road, Siding.
4 Ward No. 4 Dhoda Toli, Block Colony, Station Toli, Baba Math Road, Court Road.
5 Ward No. 5 Kisko Morh, Shanti Nagar, Patra Toli, Bijli office Colony.
6 Ward No. 6 Karcha Toli, Harmu Road, Maina Bagicha, SP Residence Road, Court Compound, Railway Station Road, Adarsh Nagar.
7 Ward No. 7 Sanjay Gandhi Path, Court Road, Teacher Colony, Tangra Toli.
8 Ward No. 8 Akhauri Colony, PWD Road, Pawrganj Chowk, Curt Road, Sanjay Gandhi Path.
9 Ward No. 9 Aziz Cottage Lane, Krishna Lane, Somvaar Bazar, Amla Toli, Birbal Lane, New Road, Azad Basti, Durga Badi Lane.
10 Ward No. 10 Kadir Lane, Tipu Sultan Chowk, Bagru Road, Kalal Toli, Amla Toli, Rajendra Bhawan, Nagarpalika Gali, Bangla Bagicha, Bangla Chowk.
11 Ward No. 11 Kumba Toli , Islam Nagar, Balmiki Nagar, Rahat Nagar, Isitma Nagar Tangra, Altaf Gali, Bagru Road.
12 Ward No. 12 Thana Toli, Mali Mohalla, Darga Road, Adiwasi Mohalla, Quasim Lane,
13 Ward No. 13 Buchan Gali, Aziz Cottage Lane, New Road, Bhatti Road, Main Road Thana Road, Krishna Lane, Andhra Gali, Mathura Das Lane, Thana Chowk, Menka Cinema.
14 Ward No. 14 Akhauri Colony, New Road, Khadgada, Alka Cinema, Sarna Toli.
15 Ward No. 15 Sarna Toli, New Road, TTC Road, Raja Bangla, jriya Road, Barwa Toli Chowk, College Road, Sobran Toli
16 Ward No. 16 Dubey Mohalla, Anjuman Mohalla, MG Road, New Road, Ambedkar Nagar, Raghunandah Lane, Shastri Chowk, Main Road, Upper Bazar, East Gola Road, Barwa Toli.
17 Ward No. 17 Tangra Toli, Thana Road, Krishna lane, Gudri Bazar, Nai Mohalla, Budhan Singh Jain, Anjuman Mohalla, Mathura Das Lane
18 Ward No. 18 Aggarwal Mohalla, Lohra Gali, Nai Mohalla, Hatia Garden, upper Bazar, east Golla Road, Barwa Toli, Jirat Road, Mission Road, Gumla Road, Rana Chowk, Prem Nagar, Baksi Deepa, RIADA Road.
19 Ward No. 19 Maali Mohalla, Nai Mohalla, Hatia Garden, Shiv Charan lane, Koiri Mohalla, Main road, Aggarwal Mohalla, Gopal Lane, Budhu Lane, Jainathpur.
20 Ward No. 20 Gopal road, Lehri Mohalla, Rana Toli, Koiri Mohalla, Khalihaan Toli, Nawari Pada, Sonar Toli, Harijan Mohalla, Tangra Toli, Mahadev Toli, Budhu Lane, Dhobi Gali.
21 Ward No. 21 Dhobi Gali, Rana Chowk, Gumla Road, Mission Chowk, BID Mohalla, Chattar Bagicha, Basar Toli, Baksi deepa, Dhoda Toli, Main road
22 Ward No. 22 Sobran Toli, College Road, Barwa Toli, Dhobi Gali, Madhuban, Anandpur Mission Compound.
Table 11-3- Ward-wise Distribution of Residential Areas/Localities in Lohardaga Town. Source: NP, Lohardaga-2016
11.3.2 Commercial Area
Commercial land occupies about 2.19 % of the developed area of Ranchi Municipal. Most of
the commercial development is adjacent to the major streets or traffic corridors however,
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most of the commercial activities are concentrated in the Central Business District (CBD) of
the city. The city generally lacks planned commercial areas and there is no hierarchy of
commercial centers existing in it. In fact, all the existing commercial development has come
up in linear fashion. Mixed Land Use characterizes most of the areas with commercial
activities being carried out in the ground floor.
11.3.3 Industrial
Industrial development is playing an important role in the economic activity of the Ranchi
area. Total area under industrial use is 20.08 hectare, which is 3.68 % of the total Planning
Area. Major industrial areas include RIADA Industrial Estate for Small-scale Industries &
HINDALCO Industry for processing Bauxite. One of the older industrial areas Lohardaga Town
area.
11.3.4 Public Semi-Public Area
Land under educational institutions, medical facilities, police stations and police lines,
religious, graveyards and other community facilities which is grouped under public and semi-
public use constitutes about 11.28 % of the Developed Area. Out of the total 61.5 hectares
under public and semi-public land use, three major micro-level uses are government,
education and medical facilities.
11.3.5 Traffic & Transportation
Road network and related infrastructure is the most important sector for urban health. Roads
act as arteries for the flow of goods and services and dissemination of urban influences.
Efficient connectivity and improved linkages help in developing linkages between the market
and the produce. Traffic and transportation infrastructure accounts for about 9.75 % of
Developed Area. The percentage area under traffic and transportation seems to be adequate
though most of the roads including arterials are characterized by two lane undivided
configuration only. The problem of inefficient road network is particularly more severe in the
older and core parts of the urban area wherein the existing streets are narrow and winding
wearing poor and dilapidated physical outlook. The pedestrian movement generally squats
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the carriageways resulting in further reduction of the effective road width as no pedestrian
facilities exist in the entire city. The existing traffic characteristics reveal a chaotic picture
predominantly because of lack of basic road infrastructure, pedestrian facilities, non-
segregation of vehicular and non-vehicular traffic, inadequate parking areas etc.
11.3.6 Recreational
Parks, play fields, cinema halls, etc. have been grouped as recreational land use and constitute
about 5.39 hectare, which is 1 % of the Developed Area. The land under recreational use is
insignificant keeping in view the population and historical nature of the city. Uniformly
distributed and well-planned parks and playfields are grossly lacking. Old city lacks both in
active as well as passive recreational spaces. In absence of sufficient developed area for
recreational purposes, the open spaces of schools and college and other unorganized open
spaces are uses as playfield, recreational areas by the local inhabitants.
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12 Development Challenges & Potential
12.1 Introduction
The main thrust of the strategy of urban renewal is to ensure improvement in urban governance so that
the ULBs and parastatal agencies become financially sound with enhanced credit rating and ability to
access market capital for undertaking new programmes and expansion of services. With this
improvement, public-private partnership (PPP) for various services would become feasible. To achieve
this objective, the state government, the ULB and parastatal agencies in the city will be required to accept
implementation of reform agenda.
12.2 Sectoral Challenges
Sr. No. Infrastructure Short Term Challenge Long Term Challenge
1 Water Supply 100% coverage of municipal
supply to households.
Minimization on transmission
and distribution losses.
Minimization of extraction of
ground water.
Water treatment plant for
provision of safe drinking
water
2 Drainage Cleaning and maintenance
of drains.
All storm water drains to be
covered.
3 Sewerage
system
Check open defecation.
Provision of CTC’s.
City to be covered with
100% sewerage system.
Sewage treatment plant for
the city.
4 Solid Waste Systematic daily collection
with 100% coverage in the
city.
Strengthening municipal
system of SWM for
appropriate handling and
transportation of waste.
Environment friendly landfill
site.
Appropriate technology for
waste treatment and
processing.
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5 Road &
Transport
Road geometrics
Improvement.
Intersections improvement.
Signalization
Provision of street furniture.
Pedestrianisation for the city
Removal of encroachments
with appropriate
rehabilitation plan
Integrated Bus Terminus.
Construction of ring road/By-
pass
Cycle, rickshaw stand
Adequate parking of vehicles.
Truck terminal
6 Slums Adequate provision of Basic
services like water, roads,
sewage, CTC’s
In- situ Upgradation.
Table 12-1- Sectoral Challenges
12.3 Development Potential
Lohardaga is a linear city and has ribbon development along the major highway corridor. City
has a potential to develop as satellite town to Ranchi in the coming decades. Proximity to its
state capital has made the area very potential for development. The place has a bearing capacity
to sustain the development pressure in near future. The vacant land available adds to the
strength of the area. The primary objective will be to increase the sprawl of the city in outwards
direction instead of going linear. This will help in reducing the pressure on the main artery of the
town. Thus the development of ring road and by-pass shall be in a way that promote the growth
in outskirts of the city making the city spread in radial directions. Enjoying the good transport
connectivity makes the place accessible and suitable for development.
Secondly, the development of backward areas and slums needs to be dealt with special
attention. The development of marginal settlements shall be done and an eye needs to be kept
so as to stop organic growth of new area.
As retail is the major economy of the area, a regulated and planned development is an
immediate necessity of the town. There should be more planned commercial markets and
hierarchies shall be established to make the trade easier. There is an opportunity to develop
trade in organized manner so that it does not lead to chaos in the city.
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Development of small economic zones may add to growth in the area in view of the fact that the
place is rich in minerals and mining activity is already taking place. The place has a potential to
develop as a mining town and can attract many investors. Introducing intensive industrial activity
shall add to economy of the area.
Transport and tourism infrastructure facilities can be integrated and developed in the town,
reason being its proximity to the state hot tourist spot Netra haat. Tourism facility like hotels,
good eating and refreshment joints needs to be developed near the transport hubs like bus
stands so as to attract the tourists. The tourist shall not by pass the city and shall be attracted
towards the city for a stay or a halt. This will also create employment opportunities for the local
people.
Thus the place has great potential to develop as a growing town with a booming economy.
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Map 12: Proposed Landuse- Lohardaga Planning area
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13 Proposed Land use
In the course of planning the LPA for Lohardaga, planning issues were surfaced. The planning
proposals for Lohardaga will outline the development objectives of the town. The focus of the
land use proposal is to ensure adequate and balanced spread of residential and industrial land
so that sustainability can be achieved. Active allocation of complementing land uses is displayed
through seamless integration of land uses, transport and economic activities. The proposed land
use plan for LPA Lohardaga has prepared for the year 2040.
Table 1- Existing Land use Distribution in Town-Lohardaga 2016
Sr. No. Land use Area (in ha.) Area in Percentage
1 Residential 393.252 17.25
2 Commercial 11.94 0.52
3 Industrial & Manufacturing 20.08 0.88
4 Governmental 15.31 0.67
5 Public & Semi Public 41.61 1.83
6 Traffic & Transportation 53.19 2.33
7 Recreational 5.39 0.24
8 Utilities & Services 4.58 0.20
9 Agriculture 1155.828 50.69
10 Water Bodies 28.04 1.22
11 Forest & Plantation 0.3 0.01
12 Open Space/vacant 550.48 24.14
Total 2280 100.00
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Table 132-Proposed Land use Distribution of LPA Lohardaga 2040
S. No. Landuse Area (in Ha.) Percentage
1 Existing Built-Up (Residential, Industries, Recreational,
Institutions, Utilities etc.)
668.026 8.92
2 Residential 3413.11 45.59
3 Existing Village Settlement 194.8 2.60
4 Mixed Land Use 756 10.10
5 Industry ( Heavy, General, Mixed) 999 13.34
6 Institutional 30 0.40
7 Park 269.89 3.60
8 Proposed Roads 176.26 2.35
9 Forest 121.09 1.62
10 Waterbody 292.17 3.90
11 Green Buffer 125 1.67
12 Agriculture 442 5.90
Total 7487.35 100.00
Source: Calculated Values.
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Map 13: Proposed Residential areas
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13.1 Residential
The Residential area has been kept high as to cater the projected population of the revised
master Plan 2040. The residential area has been proposed to 45.59% from 17.25%.The projected
population of Lohardaga Town for the year 2040 works to be about 2, 05,086 persons therefore
the demand for residential areas would be quite more. The land required for residential use to
accommodate projected population of 2, 05,086 persons of Lohardaga works out to be 3413.11
hectares for urban residential purpose. The potential areas all around municipal limits of
Lohardaga, and area along existing linkages having trend of residential growth and thus have
been earmarked for residential purpose. Besides this the areas around new proposed roads
would also become potential with the proposals of new accessibilities. Assessing the future trend
of development, the areas alongside areas Islam Nagar, Rahat Nagar, Jayanathpur, Chattar
Bagicha, Basartoli & Sarnatoli area have been proposed for the Residential development. The
various types of developments which can take place in Residential use are Commercial, Group
Housing, Apartments, Township, Semi-detached house, Detached House, Serviced Apartment,
Institution and Hostel (e.g. for working women, students & youths).
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Map 14: Proposed Industrial areas
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13.2 Industrial
The Industrial land use has been raised to 13.34% from 8%. Lohardaga is one of the industrial
promotive town in whole of the Jharkhand and Jharkhand is also providing incentives to the
industries as mentioned in the Jharkhand Industrial Policy 2012. Moreover the Lohardaga is
having a good railway connectivity and thus it gives a good attractive point to Industrial growth.
The industries will consist of general, mix and mining industries. The total area proposed for the
Industrial use is 999 hectares out of which 509.49 hectares is for industrial development whereas
489.51 hectares has been proposed for the mixed industrial use. The mixed industrial use shall
be permissible for General Industry, Residential, Commercial, Institutions.
Industries that fall under “Red” category would only be allowed in Lohardaga LPA in the areas
earmarked for such industry to manage and contain the environmental concerns of such
industries and they have to get the clearance from the Punjab Pollution control Board.
Table 13-2: List of “Red” industries
S. No. Industries
1 Fertilizer (nitrogen/ phosphate)
2 Cement
3 Tanneries
4 Pulp & paper
5 Manufacturing of dyes & dye intermediates
6 Pesticides manufacturing of formulation except where no emissions are involved
7 Basic drug, pharmaceutical and formulations
8 Slaughterhouse above 70 no. total live weight killed or discharging effluent 1,000 lts/day and animal bone processing
9 Heat treatment/ tempering/ electroplating/ surface coating and hardening
10 Dyeing and processing cotton/ woollen/ synthetic yarn/ fabric discharging effluent 1,500 lts/day
11 Oil extraction, vegetable ghee/ hard oil using hazardous substances in process
12 Processing paddy, rice, maize barley above 15t/day or discharging effluent 1,500 lts/day
13 Stone crushers
14 Processing industries for dairy, food, vegetables/ fruit discharging effluent more than 1,500lts/day
15 Processing/ manufacturing of chemicals including organic, inorganic acids and its compounds, zinc, lead oxides, chlorinated paraffin wax and zinc recovery etc.
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16 Industrial units having induction furnace/ arc furnace or other furnace using more than 150kg/hour of solid fuel or 100lts/hr of liquid fuel
17 Brick kiln and lime kiln
The “Green” category industries are industries not covered in the above said “Red” category.
From the list of “Red” industries already existing, it became apparent that such industries
occupying future residential lands would have to be phased out. In the meantime, some
environmental controls have to be introduced and regulated in Lohardaga. Preventive measures
through use of green and physical buffers around existing industries has to be stressed and
enforced.
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Map 15: Mixed Landuse and Commercial
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13.3 Mixed land use
The mixed land use is proposed along both sides of Proposed Road (Category-R0) upto 200
metres. From the existing land use it has been clear that the various types of activities are coming
along the roads e.g. Residential, Commercial, Industrial and Institutional so keeping in mind the
existing trend mixed and industrial mix land use has been proposed along Proposed Road
(Category-R0).
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Map 16: Proposed Recreational
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13.4 Transportation
The Road network is proposed in such a way that there is maximum connectivity to all the
villages. Existing roads have been reshaped in order to maintain hierarchy within circulation
pattern of Town-Lohardaga and connected to the high hierarchy of Roads. Lohardaga Railway
station is the Major railway station in Lohardaga and is now going to be extended 44km more as
a broad gauge to connect with Tori railway station in Chandwa district. This would reduce the
railway distance between Ranchi and Delhi and the railway travel time by three hours. The
Existing Bus stand, Lohardaga needs to be upgraded with improved infrastructure. Overbridge &
Railway Over bridges has been proposed.
The area under the proposed roads is 176.26 hectares. The major focus in this road network is
to widen and strengthening of existing roads. The proposed road hierarchy in the revised master
plan is as follows:
R0 indicates the R/W-60m of the proposed roads
R2- R/W-45m
R3- R/W-30m
R4- R/W-24m
R5- R/W-18m
13.5 Sports and Recreational
The area to be developed under this landuse is 245 hectares at verious locations and is kept near
the choes and nallahas. Various activities shall come under this use Sports complex, Indoor
stadium, Swimming complex, Golf course, Golf driving range, Recreation club, Camp site, Water
sports centre, Adventure camp, Theme park, Turf club, Cricket club, Handicraft-thematic fair.
13.6 Green Buffer
The green belt of 15 metres is proposed along Proposed Road (Category-R0) left side of the town.
Green buffer has been proposed along the river and the Nallahs so that natural features do not
get encroached.
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Map 17: Proposed Agricultural areas
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Map 18: Proposed Institutional areas
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13.7 Agriculture
The land of 442 hectares has kept reserved for agriculture purpose in the south of the town. The
permissible activities under this category shall be Agro-technology Park, Aquaculture farm (e.g.
aquarium fish), Plant nursery, Hydroponics farm, Agriculture research/experimental station,
floral mile (i.e., nursery cum wholesale centre) and Utilities.
Table13-7: Proposed Land Use Legend & Zoning Interpretation for Lohardaga Local Planning Area
S. No Proposed Zone Uses Examples of Development
1.
Residential
These are areas used or intended to be used mainly for residential development. Serviced apartments and student hostels may also be allowed. Commercial and institutional uses are allowed within residential areas if these comply with the stipulated criteria.
Residential developments include: Flat Group Housing Apartments Townhouse Semi-detached house Detached House Serviced Apartment Institution Hostel (e.g. for working women, students & youths) Allowable commercial developments in residential areas include: Single-storey commercial on road having ROW of at least 60 feet.
2.
Industrial
These are areas used or intended to be used mainly for high-technology and IT operations. These are areas used or intended to be used as red industries, orange industries, general and warehouse uses.
1. Logistics Park 2. Pharmaceutical & Chemical Park 3. General industries 4. Heavy industries 5. Staff quarters 6. Financial Weaker Section Housing Developments for:
High-technology/ IT park
Business park
Knowledge park
Science park
Laboratories
3.
Institutional
Health & Medical care Hospitals Polyclinic Clinic Dental clinic Veterinary clinic Nursing Home Maternity Home Family Welfare Centre Dispensary
Educational Institution Kindergarten Primary school Secondary school Junior college Technical institute
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Polytechnic University Religious school/institute Foreign school International school Special education school (e.g. School for the Disabled)
Place of Worship Gurudwara Temple Mosque Church
Civic & Community Institution Civic Institutions Courts Government Offices Foreign Mission/ Chancery Police Station Fire Station Prison Reformative Centre Disaster Management Centre Community Institutions Association premises Community Centre/ Club Community Hall Welfare Home Childcare centre Home for the Aged Home for the Disabled Workers Dormitory Facility Centre Cultural Institutions
Television/ Filming Studio Complex Performing Arts Centre Library Museum Arts Centre Science Centre Concert Hall Socio-cultural Complex
4. Parks &
Recreational Area
These areas are used or to be intended to be used as parks and recreational uses.
Sports complex Indoor stadium Swimming complex Golf course Golf driving range Recreation club Camp site Water sports centre Adventure camp Theme park Turf club Cricket club Handicraft-thematic fair
5. Forest
These areas are used or to be intended to be used as open space and no commercial activity is allowed.
Forest reserve Wooded area Swamp area Natural open space
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Public promenades
6. Water Bodies
These are areas used or to be intended to be used for drainage purposes and water areas such as reservoirs, ponds, rivers and other water channels
River Major drain Canal Water channel Reservoir Pond
7. Railway
These are areas used or intended to be used for existing and proposed roads.
8. Roads
These are areas used or intended to be used for existing and proposed railway
Expressway Major Arterial Road Minor Arterial Road Collector Road Primary Access Road
9 Mixed Landuse
For Educational, Institutional and Residential, Commercial Centres
School, Colleges, Medical, Shops, Commercial centres
10 Existing Villages
These are the existing Village-abadi areas.
Farm house Rural settlement Pond
12 Industry Mix
General Industry Residential Commercial Institutions Hotel
11
Agriculture
These are areas used or intended to be used mainly for agriculture purposes and includes Plant nursery. Also for areas to be left rural and not needed by 2031
Agro-technology park Aquaculture farm (e.g. aquarium fish) Plant nursery Hydroponics farm Agriculture research/experimental station Floral mile (i.e., nursery cum wholesale centre) Utilities
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14 Detailed Development Controls for Khunti
14.1 Landuse Classification & permissible uses
14.1.1 Zoning
(1) In the Planning area or areas where various use zones viz, residential, commercial,
industrial, administrative, institutional, open space uses, transport & communication,
green belt, natural drainage channel and water bodies having their zonal boundaries
have been indicated, they shall be regulated as per the below mentioned Table. Except
as otherwise provided no structure or land hereinafter shall be used and no structure
shall be erected, re-erected or altered unless its use is in conformity with these bye
laws.
(2) For all non-confirming land use, no expansion shall be permitted. At the time of
redevelopment, stipulated zoning regulations shall be followed.
14.1.2 Different use of land.
(1) Permission for different uses shall be accorded outright for principal use earmarked in
the different zones described in column (2) of below mentioned Table. Permission for
different uses described in column-3 of the Table shall be permitted on special
consideration and approval of Authority and reasons for such consideration shall be
recorded in writing.
(2) The purposes specified in column (4) of the said Table shall not be permitted in the areas
reserved for particular uses.
(3) Residential buildings and others buildings may be permitted in the Urban Agriculture
use zone if the following conditions are satisfied along with other conditions of these
bye laws:
The land is not a leasehold land;
The coverage is not more than 20%;
The height is not more than 7.0 (seven) meters; and at least 60% of land is used for
plantation/ agriculture;
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(4) Projects of planned township development may be allowed in Urban Agriculture Zone
by the authority. Such permission shall be accorded by the Authority with the approval
of the Urban Development Department, Jharkhand.
(5) Mixed land use may be permitted in a particular zone on approval by Authority.
However, the main use shall cover not less than 2/3rd. of the total floor area and the
ancillary use shall not exceed one third of the total floor area.
(6) Appeals with respect to the above provisions shall lie with the tribunal.
(7) In case of Government and Government Sponsored projects, the State Government may
relax the land use criteria mentioned in table.
(8) Where Development Plan/Master Plan has not been finalized for any Authority,
guidelines for classification of land use shall be issued by department.
Table 14.1 Land use permitted/prohibited in different use zones.
Sl. No.
Use Zone Uses/Activities Permitted
Uses/Activities Permissible on approval
by Authority
Uses/Activities Prohibited
1 2 3 4
1 Residential Use Zone
1. Residence plotted (detached, semidetached and row housing), apartment, group housing, work-cum residential.
1. Places of worship 1. Heavy, large and extensive industries, noxious, obnoxious and hazardous industries
2. Hostels, boarding and lodging houses
2. Shopping centres 2. Warehousing, storage godowns of perishables, hazardous, inflammable goods, wholesale mandis, junk yards
3. Night shelters, Dharamshalas, guest houses
3. Municipal, State and Central government offices
3. Workshops for buses
4. Educational buildings (nursery, primary, high school)
4. Colleges and research
institutions
4. Slaughter houses
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Uses/Activities Permissible on approval
by Authority
Uses/Activities Prohibited
1 2 3 4
5. Neighborhood level social, cultural and recreational facilities with adequate parking provisions
5. Petrol filling stations 5. Hospitals treating contagious diseases
6. Marriage and community halls
6. Places of entertainment, cinema halls, restaurants and hotels
6. Sewage treatment plants and disposal sites
7. Convenience shopping, local (retail) shopping
7. Markets for retail goods
7. Water treatment plants, solid waste dumping grounds
8. Community centers, clubs, auditoriums
8. IT and IT enabled services
8. Outdoor and indoor games stadiums, shooting range
9. Exhibition and art galleries; Zoological garden, botanical garden,
9. Tourism related services
9. Bird Sanctuary
10. Libraries and gymnasiums
10. Motor vehicle repairing workshop, garages, storage of LPG cylinders
10. International conference centers
11. Health clinics, yoga centers, dispensaries, Nursing homes and primary health Centers.
11. Burial grounds 11. District battalion offices, forensic science laboratory
12. Public utilities and buildings except service and storage yards, electrical distribution depots and water pumping stations
12. Printing presses employing not more than 10 persons
12. All uses not specifically permitted in column (2) and (3)
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Use Zone Uses/Activities Permitted
Uses/Activities Permissible on approval
by Authority
Uses/Activities Prohibited
1 2 3 4
13.Nurseryand green houses
13. Godowns /warehousing of non- perishables
14. Services for households (salon, parlors, bakeries, sweet shops, dry Cleaning, stationary, tailoring, internet kiosks etc.)House hold industry with not more than 10 employees.
14. Bus depots without workshop
15. Banks and professional offices not exceeding one floor
15. Household industries if the area for such use does not exceed one floor and there shall be no public display of the goods
16. Bus stops, taxi stands, 3 wheeler/ auto stands, rickshaw stands
16. Consulates
17. Police posts and post offices
18. Parks and tot- lots
19. Integrated Township
2 Retail Commercial and Business Use Zone
1. Retail business, mercantile
1. Associated residential uses
1. Polluting industries
2. Commercial centers 2. Wholesale storage yards
2. Heavy, extensive, noxious, obnoxious, hazardous and extractive industrial unit
3. Banks, financial services,
3. Service garages provided they do not directly about the main road, Stock exchanges
3. Hospitals, research laboratories treating contagious diseases
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Use Zone Uses/Activities Permitted
Uses/Activities Permissible on approval
by Authority
Uses/Activities Prohibited
1 2 3 4
4. Perishable goods markets
4. Printing presses employing not more than 10 persons
4. Poultry farms, dairy farms, slaughter houses
5. Business and professional offices
5. 20 bedded hospitals not treating contagious diseases and mental patients
5. Sewage treatment plants and disposal sites, solid waste treatment plants and grounds.
6. Private offices, Institutional offices, Government and Semi Government offices
6. Weigh bridges 6. Agricultural uses, storage of perishable and inflammable commodities
7. Shops and shopping malls
7. Colleges, polytechnics and higher technical institutes
7. Quarrying of gravel, sand, clay and stone
8. Commercial services 8. Sports complex and stadiums. Zoological gardens, botanical gardens
8. Bird sanctuary
9. Restaurants and hotels.
9. Transient visitor’s homes
9. Sports training centers
10. Hostels, boarding houses, social and welfare institutions, guest houses
10. Places of entertainment, recreational uses and museums
10. District battalion offices
11. Convenience and neighborhood shopping centers, local shopping centers, weekly and formal markets, bakeries and confectionaries
11. Convention centers 11. Forensic science laboratory and all other related activities which may cause nuisance
12. Cinema halls, theaters, banquet halls, auditoriums
12. Religious places 12. Court
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Sl. No.
Use Zone Uses/Activities Permitted
Uses/Activities Permissible on approval
by Authority
Uses/Activities Prohibited
1 2 3 4
13. Marriage and community halls, night shelters
13. Public utilities, telephone exchanges
13. All uses not specifically permitted in the column (2) and (3)
14. Clinics and nursing homes
14. Police posts and post offices
15. Petrol Pumps 15. Residential, apartment, group housing
16. IT and IT enabled services
16. Picnic Hut
17. Commercial
institutes, research and training institutes
18. Parking lots
19. Taxi stands, 3 wheeler/auto stands, rickshaw stands
20. Integrated Township
3 Wholesale Commercial Use Zone
1. Wholesale and retail business
1. Truck terminal, bus depots and parking
1. Polluting Industries
2. Wholesale and storage buildings
2. Freight terminal 2. Large scale storage of hazardous and other inflammable materials except in areas, specifically earmarked for the purpose.
3. Commercial and business offices and work places
3. Warehousing, storage godowns of perishable, inflammable goods, coal, wood, timber yards
3. All uses not specifically permitted in columns (2) and (3)
4. Petrol pumps and service stations on roads of 12 meter or more ROW
4. Service centers, garages, workshops
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Sl. No.
Use Zone Uses/Activities Permitted
Uses/Activities Permissible on approval
by Authority
Uses/Activities Prohibited
1 2 3 4
5. Godowns, covered storage and warehousing
5. Non- polluting, non- obnoxious light industries
6. Weigh bridges 6. Junk-yards
7. Bus stops, taxi stands, 3 wheeler/ auto stands, rickshaw stands
7. Gas installation and gas works
8. Parking spaces 8. Railway yards and stations, road freight stations
9. Restaurants 9. Banks and financial services
10. Public utilities 10. Associated residential uses, residential, apartment,
11. Police station/ posts, post offices
11. Government and Semi-government offices 12. Water treatment plants
4 Industrial Use Zone
1. All kind of nonpolluting industries
1. Heavy, extensive and other obnoxious, hazardous industries subject to the approval of the Jharkhand Pollution Control Board
1. General business unless incidental to and on the same site with industry
2. IT & ITES 2. Industrial Research Institute
2. Schools and colleges
3. SEZs notified by government of India
3. Technical Educational Institutions
4. Loading, unloading spaces
4. Junkyards, sports/ stadiums/ playgrounds
4. Recreational spot or centers
5. Warehousing, storage and depots of nonperishable and non- inflammable commodities
5. Sewage disposal works, electric power plants, service stations
5. Other non- industrial related activities
6. Cold storage and ice factory
6. Govt., Semi-govt., private business offices
6. Religious buildings
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Use Zone Uses/Activities Permitted
Uses/Activities Permissible on approval
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Uses/Activities Prohibited
1 2 3 4
7. Gas godowns 7. Banks, financial institutions and other commercial offices
7. Irrigated and sewage farms
8. Wholesale business establishments
8. Dairy and farming 8. Major oil depot and LPG refilling plants
9. Petrol filling station with garages and service stations
9. Gas installations and gas works
9. Social buildings
10. Bus terminals and bus depots and workshops
10. Workshops garages 10. All uses not specifically permitted in columns (2) and (3)
11. Parking, taxi stands, 3 wheeler/auto stands, rickshaw stands
12. Residential buildings for essential staff and for watch and ward.
12. Museum
13. Public utilities 13. Helipads
14. Hospitals and medical centers
5 Public & Semi- public Use Zone
1. Government offices, central, state, local and semi- government, public undertaking offices
1. Residential flats, residential plots for group housing and staff housing, Residential, apartment, group housing
1. Heavy, extensive and other obnoxious, hazardous industries
2. Universities and specialized educational institutions, colleges, schools, research and development centers.
2. IT services 2. Slaughterhouses
3. Social and welfare centers
3. Defense quarters 3. Junkyard
4. Libraries 4. Hostels, transit accommodations
4. Wholesale mandis
5. Hospitals, health centers, dispensaries and clinics
5. Entertainment and recreational complexes
5. Dairy and poultry farms, farmhouses
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Use Zone Uses/Activities Permitted
Uses/Activities Permissible on approval
by Authority
Uses/Activities Prohibited
1 2 3 4
6. Social and cultural institutes
6. Nursery and kindergarten, welfare center
6. Workshops for servicing and repairs
7. Religious buildings 7. Open air theater, playground
7. Processing and sale of farm products
8. Conference halls 8. Residential club, guest house
8. All uses not specifically permitted in columns (2) and (3)
9. Community halls, marriage halls, Dharamshala
9. Bus and Truck terminals, helipads
10. Museums, art galleries, exhibition halls, auditoriums
10. Parking areas, taxi stands, 3 wheeler/auto stands, rickshaw stands.
11. Police stations, police lines, jails
12. Local state and central Govt, offices uses for defense purpose
13. Educational and research institutions
14. Social and cultural and religious institutions.
15. Local municipal facilities
16. Uses incidental to Govt, offices and for their use
17. Monuments
18. Post offices, Telegraph offices, public - utilities and buildings.
19. Radio and television station
20. Integrated Township
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Use Zone Uses/Activities Permitted
Uses/Activities Permissible on approval
by Authority
Uses/Activities Prohibited
1 2 3 4
6 Utility and Services Use Zone
1. Post offices, Telegraph offices, public - utilities and buildings
1. Service industry 1. Any building or structure which is not required for uses related to public utilities and activities is not permitted therein.
2. Water. Treatment Plant, Sewage Treatment Plant, Solid waste: Treatment Plant solid waste dumping grounds.
2.Warehouse/storage godowns
2. Heavy, extensive and other obnoxious, hazardous industries
3. Radio transmitter and wireless stations, telecommunication centers, telephone exchange.
3. Health center for public and staff or any other use incidental to public utilities and services
3. All uses not specifically permitted in column (2) and (3)
4. Water supply installations
4.Information/Payment kiosk
5. Sewage disposal works
5.Incidental/ancillary residential use
6. Service stations 6. Truck terminals, helipads
7. Cremation grounds and cemeteries/burial ground.
7. Commercial use center
8. Power plants/ electrical substation
9. Radio and television station
10. Fire stations
7 Open Space Use Zone
1. Specialized parks/ maidans for multipurpose use
1. Building and structure ancillary to use permitted in open spaces and parks such as stands for vehicles on hire, taxis and scooters
1. Any building or Structure, which is not required for open air recreation, dwelling unit except for watch and ward, and uses not specifically permitted therein.
2. Regional parks, district parks, playgrounds, children’s parks
2. Commercial use of transit nature like cinemas, circus and other shows
2. All uses not specifically permitted in column (2) and (3)
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Use Zone Uses/Activities Permitted
Uses/Activities Permissible on approval
by Authority
Uses/Activities Prohibited
1 2 3 4
3. Clubs 3. Public assembly halls
4. Stadiums, picnic huts, holiday resorts
4. Restaurants
5. Shooting range, sports training center
5. Parking areas, Caravan parks
6. Swimming pools 6. Open air cinemas/ theatre
7. Botanical/ zoological garden, bird sanctuary
7. Entertainment and recreational complexes
8. Green belts 8. Community hall, library
9. Bus and railway passenger terminals
9. Open air theater, theme parks, amphitheaters
10. Residential club, guest house
10. Public utilities and facilities such as police post, fire post, post and telegraph office, health center for players and staff.
11. Camping sites 11. Animal racing or riding stables
12. Yoga and meditation centres
13. Commercial uses center
14. Special education areas
15. Incidental/ancillary residential use
8 Transportation Use Zone
1. All types of roads 1. Way side shops and restaurants
1. Use/activity not specifically related to transport and communication permitted herein.
2. Railway stations and yards
2. Authorised/Planned Vending areas
2. All uses not specifically permitted in column (2) and (3)
3. Airport 3. Incidental/ancillary residential use
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Sl. No.
Use Zone Uses/Activities Permitted
Uses/Activities Permissible on approval
by Authority
Uses/Activities Prohibited
1 2 3 4
4. Bus stops and Bus and Truck terminals
4. Emergency health care centre
5. Taxi stands, auto stands, rickshaw * stands
5. Tourism related Activities
6. Ferry Ghats 6. All ancillary (complimentary) uses for above categories (subject to decision of the Authority)
7. Parking areas
8. Multi-level car parking
9. Filling stations
10. Transport offices, booking offices
11. Night shelter, boarding houses
12. Banks
13. Restaurants
14. Workshops and garages
15. Automobile spares and services, Godowns
16. Loading and unloading platforms (with/without cold storage facility), weigh bridges
17. Ware houses, Storage depots
18. Utility networks (drainage, sewage, power, tele- communications)
9 Agricultural and Forest Use Zone
1. Agriculture and Horticulture
1. Houses incidental to this use
1. Residential use except those ancillary uses permitted in agricultural use zone.
2. Dairy and poultry 2. Parks and other 2. Heavy, extensive,
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Sl. No.
Use Zone Uses/Activities Permitted
Uses/Activities Permissible on approval
by Authority
Uses/Activities Prohibited
1 2 3 4
farming, milk chilling center
recreational uses obnoxious, noxious and hazardous industries
3. Storage, processing and sale of farm produce
3. Wayside shops and restaurants
3. Any activity which is creating nuisance and is obnoxious in nature
4. Dwelling for the people engaged in the farm (rural settlement)
4. Hospital for infectious and contagious diseases, mental hospital after clearance from the Authority
4. All uses not specifically permitted in column
(2) and (3);
5. Farm houses and accessory buildings
5. Agro serving, agro processing, agro business r
6. Afforestation 6.-Cottage industries
7. Burial and cremation grounds
8. Service industries accessory to obnoxious and hazardous industries
9. Ice factory, cold storage
10. Godowns and ware houses
11. Soil testing lab
12. Normal expansion of land uses only in the existing homestead land
13. Solid waste management sites, Sewage disposal works
14. Electric sub station
15. Quarrying of gravel, sand*,clay or stone
16. Building construction over plots covered under town planning scheme and conforming uses
17. Brick kilns and extractive areas
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Use Zone Uses/Activities Permitted
Uses/Activities Permissible on approval
by Authority
Uses/Activities Prohibited
1 2 3 4
18. Eco-tourism, camping sites, eco-parks, eco lodges
5. For notified forest lands only afforestation is permitted and Item no. 18 and 19 from column (3) are permissible by the competent authority
19. Special outdoor recreations
10 Water Bodies Use Zone
1. Rivers, canals I. Fisheries 1. Use/activity not specifically related to Water bodies Use not permitted herein.
2. Streams, water spring
2. Boating, water theme parks, water sports, lagoons
2. All uses not specifically permitted in column (2) and (3)
3. Ponds, lakes 3. Water based resort with special by-laws
4. Wetland, aqua culture pond
4. Any other use/activity incidental to Water bodies Use Zone is permitted.
5. Reservoir
6. Water logged/marshy area
11 Special Heritage Zone
1. Heritage interpretation center, art galleries & sculpture complex
1. Residential. 1. Use/activity not specifically related to Special Heritage Use Zone not permitted herein.
2. Public, semi-public.
2. Educational and research Institutions
2. Multistoried building
3 Recreational. 3. Social and cultural institutions
3. Multiplex, Shopping Mall
4. Theme Parks, Archeological Parks / Gardens.
4. Commercial. 4. Dumping ground
5. Amphitheaters.
5. Commercial activities 5. Sewerage Treatment
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Uses/Activities Permissible on approval
by Authority
Uses/Activities Prohibited
1 2 3 4
6. Open Air Museums.
6. Craft based cottage industries
6. All uses not specifically permitted in column (2) and (3)
7. Restoration of protected and enlisted monuments and precincts by the concerned authority only (ASI / State Archeology).
7. Hotels, guest houses, lodges, resorts
8. Auditorium
9. camping sites, special training camps
10. Hospitals & health centers
11. Multistoried Parking
12 Environmentally Sensitive Zone
1. River front developments
1. Apartment Buildings, corporate type housing adopting modern technology.
1. Plotted housing
2. Scenic value areas. Theme parks, yoga parks, sports centres and community recreational areas, International convention centre
2. Hospitals and health institutions
2. Small industries or small institutions
3. River side green areas 3. Educational, technical, research institutes of higher order
3. Use/activity not specifically related to Environmentally Sensitive Use Zone not permitted herein
4. Existing village settlements
4. Water Treatment Plant, Sewage Treatment Plant, Solid waste Treatment Plant solid waste dumping grounds
4. No development of any kind is permitted between the River/Canal/Stream and the embankment
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Use Zone Uses/Activities Permitted
Uses/Activities Permissible on approval
by Authority
Uses/Activities Prohibited
1 2 3 4
5. Art academy, media centres, food courts, music pavilions
5. All uses not specifically permitted in column (2) and (3)
6. Parking areas, visitor facilities
7. Boating, Picnic huts, Camping sites Special Training camps
8. Existing residential or other uses.
9. Resorts, sculpture complex, lagoons& lagoon resort, water sports.
10. Tourist and pilgrim related commercial activities, hotels and lodges
11. Nonpolluting, agro-based and processing industries, Storage or Godowns for food grains
13 Urban Agriculture use zone
1. Independent residence, guest houses
1. Sewage treatment plants and disposal sites
1. Heavy, large and extensive industries, noxious, obnoxious and hazardous industries
2. Educational buildings (nursery, primary, high school)
2. Water treatment plants, solid waste dumping grounds
2. Warehousing, storage godowns of perishables, hazardous, inflammable goods, wholesale mandis, junk yards
3. Neighborhood level social, cultural and recreational facilities with adequate parking provisions
3. Outdoor and indoor games stadiums, shooting range
3. Workshops for buses
4. Marriage and community halls
4. Zoological garden, botanical garden, bird sanctuary
4. Slaughter houses
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Use Zone Uses/Activities Permitted
Uses/Activities Permissible on approval
by Authority
Uses/Activities Prohibited
1 2 3 4
5. Community centers, clubs, auditoriums
5. Planned Township Development
5. Hospitals treating contagious diseases
6. Exhibition and art galleries
6. International conference centers
7. Public utilities and buildings except service and storage yards, electrical distribution depots and water pumping stations
7. District battalion offices, forensic science laboratory
8. Nursery and green houses
8. All uses not specifically permitted in column (2) and (3)
9. Parks and tot- lots
10. All permitted activities in ‘Agriculture Use Zone’
14.2 General requirements
14.2.1 Restriction on permission
Without prejudice to any other stipulation in these bye laws, no permission to construct a
building on a site shall be granted:
A. In areas of natural waterways or drains, as detailed in the Development Plan, and
drainage plan as modified from time to time;
B. If the orientation of such building is not in harmony with the surroundings, as may be
decided by the Art Commission;
C. If the use to which the site is proposed to be put does not conform to the use
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earmarked in the Development Plan;
D. If the building is to be constructed over or under a municipal drain, sewerage line,
electrical line, water main, any other government or public land, or public utility
services;
E. If the foundation of the external wall, along a street is located at a distance less than
1 meters from the .edge of the street or road margin including the drain;
F. As Jharkhand is located in Seismic Zone III and IV if the Structural Plans are not
prepared taking this into account.
G. In case of areas which get flooded, the Structural Plans are not prepared taking this
into account.
14.2.2 Requirement of Site
A. No building shall be constructed on any site on any part of which there is deposited
refuse, excreta or other offensive matter objectionable to the Authority. Until such
refuse has been removed there from and the site has been prepared or left in a manner
suitable for building purposes to the satisfaction of the Authority;
B. No permission to construct a building on site shall be granted, it the site is within nine
(9) meters of the highest water mark of a tank, unless the owner satisfies the Authority
that he will take such measures as will prevent any risk of the domestic drainage of the
building passing into the tank. Further the Authority may require, the floor of the
lowest storey of such building to be raised above the normal maximum flood level of
the adjoining ground or to such other level as the Authority may specify;
C. Wherever the dampness of a site or the nature of the soil renders such precautions
necessary, the ground surface of the site between. the walls of any building erected
thereon shall be rendered damp-proof to the satisfaction of the Authority;
D. Any land, passage or other area within the cartilage of a building shall, if the Authority
so requires, be effectively drained by surface water drains or other means;
E. If the foundation of the external wall along a Street is located at a distance less than 1
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meters from the edge of the street or road margin including the drain;
The written approval of the Authority shall be obtained for connecting any sub- soil or
surface water drain to a sewer;
14.2.3 Distance from Electric lines
As provided in clause-6 .4 of National Building Code- 2005 no verandah, balcony Or the like
shall be allowed to be erected or re-erected or any additions or alterations made to a building,
within the distances ‘quoted below in accordance with the Indian Electricity Rules between
the building and any overhead electric supply line. The minimum distance from the electric
line shall be as per Table
Table 14.2: Minimum distance from electric line
Electric line Vertical distance in meters
Horizontal distance in meters
Low and medium voltage lines and service lines
2.5 1.2
High voltage lines up to and including 11, 000 Volt
3.7 1.2
High voltage lines above 11,000 volt and up to and including 33,000 Volt
3.7 2.0
Extra high voltage line beyond 33,000 Volt
3.7 (Plus 0.3 meters for every additional 33,000 volts or part thereof)
2.0 (Plus 0.3 meters for every additional 33,000 volts or part thereof)
14.2.4 Plantation:
In every building area, at least 5% of the land shall be covered by plantation (tree cover), but in
case of multi-storied buildings/ Group Housing / Apartment building/ Industrial/ Assembly/
Educational/ Institutional buildings, it is desirable that at least 10% of the land shall be’ covered
by plantation (tree cover). Internal gardens within the building shall be encouraged.
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14.2.5 Means of Access
(1) Every building/ plot shall about on a public/ private means of access like streets/roads of
duly formed of width as specified in these byelaws or specified in the Master
Plan//Development/Zonal Plan/Scheme. The minimum width of the road/street required for
access to building in an existing colony not developed by any authorized agency such as
Regional Development Authority, Municipality, Housing Board, Co-operative societies,
Government and Semi government organization shall be as per below mentioned Table.
Table 14.3 Length of road limitation
Old Area
Sl.
No.
Maximum Length of the road in Meter
Minimum width of road of street in Meter
(i) (ii) (iii)
1 Upto 25 meter 3.6 meter or 12 feet
2 Exceeding 25 meter and upto 100 meter
4.8 meter or 16 feet
3 Exceeding 100 meter 6.10 meter or 20 feet
Note-On less than 20 feet wide roads the encroachment from both sides will be removed by measuring 10 feet from the centre line of the width of roads declared by or belonging to Road Construction Department Jharkhand, Municipa1 Authorities, Housing Board, Co-operative Societies, Government and Semi-Government Organizations In other cases maximum 10 feet land from such revenue plot on either side will be taken into account to make it 20 feet wide road and the construction falling in between the said width of road will be removed as an encroachment.
Similarly 8 feet and 8 feet land from each Revenue plot on either side will be taken into account to make it 12 feet and 16 feet wide road correspondingly
New Area (Residential)
1 75 6.10 (20 ft.)
2 250 9.10 (30 ft.)
3 400 12.20 (40 ft.)
4 1000 18.30 (60 ft.)
5 above 1000 24.40 (80 ft.)
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Note- If the developments only on one side of the means of access, the prescribed widths maybe reduced by 1.0 meter each case. In no case, development on plots shall be permitted unless it is accessible by a public street of width not less than 6 m.
New Area (Non-residential)
1 200 12.20 (40 ft.)
2 400 15.00 (50 ft.)
3 600 18.30 (60 ft.)
4 above 600 19.40 80 ft.)
(2) Further, in no case the means of access shall be lesser in width than the internal access
ways in layouts and subdivision.
(3) No building construction activity shall happen on a road with a width of less than 12 ft.
(Including Road Widening) in old area.
(4) In case of areas notified as New Areas by the authority with the approval of the
department, no construction shall be allowed where the means of access is less than 20
feet.
(5) Unless and otherwise specified, development of plots shall, not be permitted unless it
is accessible by a public/private street with the width specified in these bye laws. The
width of the road may be increased in a master plan/development plan/zonal plan but
under no circumstance the provisions for width of road shall be less than the provisions
made under these bye laws.
(6) In case of institutional, administrative, assembly, industrial and other nonresidential
and commercial activities, the minimum road width shall be 12.20 meters.
(7) In case public land is not available for the road, the plot owners on both sides of the
road shall equally surrender their right over the land to the authority to accommodate
the road width. The centre line of the road shall be taken as reference for such
surrenders.
(8) While calculating the width of the street for the purpose of sanctioning the building
plan, the average width will be taken into consideration. The buil4ing plan shall be
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approved on the basis of the average width of the road as notified by the authority.
(9) In case of a private road, which gives access to one or more buildings, the owner of the
said private road shall develop the road and storm water drain as required by the Local
Authority, and transfer the same to the Registered Residents’ Welfare Association for
maintenance.
(10) Access from highways/ Important Roads.-No premises other than, highway
amenities like petrol pumps, motels, etc., shall have an access direct from highways and
other roads designated by the Road Construction Department.
The Road Construction Department shall notify a list of road, which shall not provide direct
access to a specified class of buildings. The Authority shall maintain a register of such roads,
which shall be open to public inspection at all times during office hours and published on the
web site. These provisions shall, however, be subject to the provisions of the relevant State
Highway Act, and National Highway Act.
(11) The provisions of road width shall be strictly enforced. There shall be no
construction over the prescribed road width. Any violation shall be treated as an offence
under the Jharkhand Municipal Act 2011 in addition to provision for removal of land
encroachment under the relevant Acts.
19.3 Minimum size of plots and road width
(1) The minimum size of plots and road width for different categories of building is given in below
mentioned Table.
Table 14.4 Category wise size of Plots
Category Min. road width (m)
Min. size of plot in Sq.m.
Marriage Halls 12.20 1000 Cinema, Multiplex, Shopping Malls, Convention centers, Game centers,
18.30 2000
Social clubs and amenities 12.20 1000 Multi storey car parking 12.20 1000 Office buildings 12.20 300 Primary/Upper Primary school 12.20 2000 High School, Residential School 12.20 6000
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+2 College / Junior College 12.20 4000 Degree College 12.20 6000 Technical educational institution 12.20 10000 Petrol Pumps/Filling stations 12.20 500 Restaurant 12.20 500 LPG storages 12.20 500 Places of congregation 12.20 500 Public libraries 12.20 300 Conference hall 12.20 1000 Community hall 12.20 500 Nursing homes/polyclinics 12.20 300 Hotel (below three star) 12.20 2000 Hotel (three star and above) 18.30 2000 R&D Lab 18.30 1500 Group Housing 12.20 4000
Note: (i) In exceptional cases the Authority may consider revising the minimum size of plot
with the approval of the Government.
(ii) The above (requirement) area of minimum size of the plot may be relaxed by 5% while
sanctioning the plan.
(iii) No high rise building (building with a height of 15 meters and above) shall be allowed on
a plot size less than 800 sq. meters.
19.4 Minimum setbacks & Height for non-high rise buildings
(1) The minimum setbacks and height of buildings permissible in a given size/plot for residential
in non-high rising category shall be as per below mentioned Table. The minimum setback for
commercial and mercantile buildings shall be as per below mentioned table.
Table 14.5 Minimum setbacks and height of residential buildings
Sl. no.
Average Depth of plot (In meters)
Building Height Upto G+2 Maxmimum-10m
Building Height Upto G+3 Maxmimum-12m
Building Height Upto G+4 Maxmimum-15m
Minimum Front set back (m)
Minimum Rear set back (m)
Minimum Front set back (m)
Minimum Rear set back (m)
Minimum Front set back (m)
Minimum Rear set back (m)
(i) (ii) (iii) (iv) (v) (vi) (vii) (viii)
1 Upto 10m 1.5 0.90 No construction shall be permitted
No construction shall be permitted
2 Exceeding 10m & upto 15m
1.5 1.2 2.5 1.8 No construction shall be permitted
3 Exceeding 15m & upto 21m
1.8 1.5 3.6 2.0 4.0 3.0
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4 Exceeding 21m & upto 27m
2.5 1.8 4.0 2.5 4.5 3.6
5 Exceeding 27m & upto 33m
3.0 2.5 4.0 3.0 5.0 4.0
6 Exceeding 33m & upto 39m
3.0 3.0 4.5 4.0 5.5 4.0
7 Exceeding 39m & upto 45m
4.0 4.0 5.0 4.0 6.0 4.0
8 More the 45m
4.0 4.0 6.0 4.0 6.0 4.5
Table 14.6 Minimum side setbacks for residential buildings
Sl. no.
Average Width of plot (In meters)
Building Height Upto G+2 Maxmimum-10m
Building Height Upto G+3 Maxmimum-12m
Building Height Upto G+4 Maxmimum-15m
(i) (ii) (iii) (iv) (v) (vi) (vii) (viii)
1 Upto 10m NIL NIL No construction shall be permitted
No construction shall be permitted
2 Exceeding 10m & upto 15m
0.75 0.75 1.5 1.5 No construction shall be permitted
3 Exceeding 15m & upto 21m
1.0 1.0 1.5 1.5 2.0 2.0
4 Exceeding 21m & upto 27m
1.5 1.5 2.0 2.0 2.5 2.5
5 Exceeding 27m & upto 33m
1.5 1.5 2.5 2.5 3.0 3.0
6 Exceeding 33m & upto 39m
2.0 2.0 3.0 3.0 3.66 3.66
7 Exceeding 39m & upto 45m
3.0 3.0 3.66 3.66 4.00 4.00
8 More the 45m 3.66 3.66 4.00 4.00 4.00 4.00
Table 14.7 Minimum front and rear setback for commercial/mercantile buildings
Sl. no.
Average Depth of plot (In meters) Building Height up to 15 m Minimum Front set
back (m) Minimum Rear set
back (m)
(i) (ii) (iii) (iv)
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1 Upto 10m 4.5 2.0 2 Exceeding 10m & upto 15m 4.5 3.0 3 Exceeding 15m & upto 21m 5.5 4.0 4 Exceeding 21m & upto 27m 6.0 4.0 5 Exceeding 27m & upto 33m 6.5 4.0 6 Exceeding 33m & upto 39m 7.0 4.5 7 Exceeding 39m & upto 45m 7.5 4.5 8 More than 45m 8.0 4.5
Table 14.8 Minimum side setbacks for commercial/mercantile buildings
Sl.
no.
Average Depth of plot (In meters) Building Height up to 15 m Minimum Left set
back (m)
Minimum Right
set back (m)
(i) (ii) (iii) (iv)
1 Upto 10m Nil Nil 2 Exceeding 10m & upto 15m 2.0 2.0 3 Exceeding 15m & upto 21m 2.5 2.5 4 Exceeding 21m & upto 27m 3.0 3.0 5 Exceeding 27m & upto 33m 4.0 4.0 6 Exceeding 33m & upto 39m 4.0 4.0 7 Exceeding 39m & upto 45m 5.0 5.0 8 More the 45m 5.5 5.5 Table 14.9 Open spaces around industrial buildings
Sl.
No.
Plot Size Minimum Front set back (m)
Minimum Rear set back (m)
Minimum Sides set back (m)
(i) (ii) (iii) (iv) (v) 1 550 sqm to 1000 sqm 9.0 4.5 4.5
2 1000 sqm to 5000 sqm 10.0 6.0 6.0
3 5000 sqm to 30000 sqm 12.0 9.0 9.0
4 Above 30000 sqm. 15.0 12.0 10.0
Table 14.10 Minimum set-back for industrial building constructed over plot size upto 550 sq. m.
Sl.
No.
Width of Plot Minimum Front set back (m)
Minimum Rear set back (m)
Minimum Sides set back (m)
(i) (ii) (iii) (iv) (v) 1 Upto 10 mtrs. 3.0 3.0 1.5
2 550 sqm to 1000 sqm 4.0 3.0 2.0
3 1000 sqm to 5000 sqm 5.0 3.0 3.0
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4 5000 sqm to 30000 sqm 6.0 4.0 4.0
5 Above 30000 sqm. 6.0 4.5 4.5
19.5 Minimum setbacks for high rise buildings
(1) For high-rise/ multi-storied buildings, the open spaces around the building unless or
otherwise specified shall be as given in the below mentioned Table.
Minimum exterior open spaces around the buildings for all type of high rise Buildings unless
otherwise specified
Sl.
No.
Height of the Building Upto (m) Exterior open spaces to be left out on all sides in m.
(front setback) Side and back
1 More than 15 and upto 18 6.5 4.5
2 More than 18 and upto 21 7.5 4.5
3 More than 21 and upto 24 8.0 5.0
4 More than 24 and upto 27 9 6
5 More than 27 and upto 30 10 7
6 More than 30 and upto 35 11 7
7 More than 35 and upto 40 12 8
8 More than 40 and upto 45 13 8
9 More than 45 and upto 50 14 9
10 More than 50 15 9
(2) In no case the minimum setbacks shall be less than those specified in Bye Law 37 for high
rise buildings in the mentioned category.
(3) In case of multi storied buildings the exterior open space around a building shall be of hard
surface capable of taking load of fire, engine weighting up to 45 tonnes.
19.6 General Conditions for Setback
(1) The minimum distance between two buildings will not be less than 1/3rd. of the height of
the taller building or 18m whichever is lower. However the minimum width of the internal road
shall not be less than 4.5 meters. In all cases, the width of such open space between the
buildings on a plot shall not be less than the setback specified for the tallest building subject to
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a minimum of three meters within a plot.
(2) The setbacks/open spaces for other occupancies shall be as below;
A. Educational buildings - In case of educational buildings the open spaces around the
building shall not be less than 6 meter. The front set back shall be 9 metres.
B. Institutional buildings - The open spaces around the building shall not be less than 6 m.
The front setback shall be 9m.
C. Assembly buildings- The open space in front shall be not less than 12m and the other
open spaces around the building shall not be less than 6m.
D. Malls and Multiplex- The front set back shall not be less than 12 m, the rear set back
shall not be less than 7 m and the side set back shall not be less than 7m.
E. Commercial & Storage buildings - In case of plots with more than 1000 sq.mtr. area, the
open spaces around the building shall not be less than6.Om. The front setback shall be
9m. In all other cases it shall be as per below mentioned Table.
F. Industrial buildings - The setbacks shall be as per Below mentioned Table
G. Hazardous occupancies - the open spaces around the building shall not be less than 9
m. The front set back shall be 12m.
H. Slum Improvement- The setback norms shall not apply to slums taken up under an
approved programme of the Government subject to the specific sanction of the
Government.
I. IT, ITES Buildings-Abutting on 12 m RJW or more RJW the setback, height, number of
floors and FAR shall be applicable as per commercial building in respect of
corresponding road width.
(3) The setbacks shall be calculated on the basis of highest provision of setback mentioned
either in the above table or mentioned in these Bye Laws.
(4) The setbacks are to be left after leaving the affected area of the plot/site, if any, for
road widening.
(5) Where a site abuts more than one road, then the front setback should be insisted
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towards the bigger road width and for the remaining side or sides, Side and rear
setback shall be insisted.
(6) For Plots above 300 sq.m a minimum 1m wide continuous green planting strip in the
periphery sides are required to be developed and maintained within the side or rear
setback.
(7) For narrow plots having extent not more than 400 sq.m and where the length is 4 times
of the width of the plot, the setbacks on sides may be compensated in front and rear
setbacks so as to ensure that the overall aggregate setbacks are maintained in the site,
subject to maintaining a minimum of side setback of im in case of buildings of height
up to 10 m and minimum of 2m in case of buildings of height up to 12 m without
exceeding overall permissible plinth area.
(8) The master plan/development plan/zonal plan shall also specify a building line for
various areas. The setbacks shall accordingly be changed without reducing the
minimum required setbacks under these bye laws.
19.7 Floor Area Ratio
(1) The Floor Area Ratio (F.A.R) for buildings shall be decided on the basis of the road width on
which the plot/site abuts as per below mentioned Table.
Table 14.11 Road width and FAR table for (OLD AREA).
Category Road Width (in meter)
FAR Floor Maximum Height
(in meter)
Conditions
Residential Non residential
0-I 3.60 (12 ft.) 1.5 Nil G+2 10
0-II 4.80 (16 ft.) 1.8 Nil G+2 10
0-III 6.10 (20 ft.) 2.50 Nil G+3, S+3
12 Parking shall be allowed on any floor. Under no circumstances the 0-IV 9.10 (30 ft.) 2.5 Nil S+5 18
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0-V 12.20 (40 ft.) 2.5 2.50 Maximum Height 24 meter
parking floors or provision for parking shall be used for any other purposes. Mezaninine floors or any floor partition shall be computed under FAR and counted as a floor.
0-VI 10.30 (60 ft) and above
2.5 3.0 No restriction on height and number of floors however it may be regulated by the master plan/development plan/zonal plan.
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Table 14.12 Road width and FAR table (NEW AREA)
Category Road
Width
(in
meter)
FAR Floor Maximum
Height (in
meter)
Conditions
Residential Non
residential
N-I 6.10
(20 ft.)
2.0 Nil G+3,
S+3
12 Parking shall be
allowed on any
floor. Under no
circumstances
the parking
floors or
provision for
parking shall be
used for any
other purposes.
Mezzanine
floors or any
floor partition
shall be
computed
under FAR and
counted as a
floor.
N-II 9.10
(30 ft.)
2.5 Nil S+5 18
N-III 12.20
(40 ft.)
2.5 2.50 Maximum Height 24
meter
N-IV 18.30
(60 ft.)
2.5 2.5 No restriction on
height and number of
floors however it may
be regulated by the
master plan/
development
plan/zonal plan.
N-V 24.40
(80 ft.)
3.00 2.5
N-VI 27.40
(90 ft.)
3.25 3.0
N-VII 30.50
(100
ft.)
3.520 3.5
(2) While sanctioning the plans on building with a road width of 12 feet and 16 feet the
Authority shall ensure that enough parking spaces for vehicles have been made within
the building and that the vehicles shall not parked on the road. Provisions related to
length of the road in Table shall be adhered to.
(3) Additional FAR up to 10% upto a maximum of 0.25 shall be allowed for dwelling units
meant exclusively for LIG/EWS in a group housing scheme.
(4) In ease of Educational, Institutional and Assembly building the maximum permissible
FAR shall be 1.50 for plots up to 1000 sq. m. and 1.75 for plots above 1000 sq. m.
(5) In case of transport related activities such as; railway yards, railway station, bus
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stands, bus shelters, transport depot, airport, special warehousing, cargo terminals
etc. the maximum permissible FAR shall be 1.50,
(6) In case of Industrial buildings the maximum FAR shall be 0.5 for polluting and
hazardous industries. In case of non-polluting and household industries the maximum
FAR shall be 1.5.
(7) The FAR and Height of the building may also be regulated by the master
plan/development plan or the zonal plan.
(8) In case the plot is affected by a road widening and the owner of the plot voluntarily
surrenders the affected portion of his land to the Authority without any claim of
compensation or through a. TDR (Transferable Development Right) scheme
implemented by the Government the owner shall be entitled to build on the remaining
plot an area, calculated on the basis of the FAR as applied to the total area prior to
such surrender. Provided that the surrender of the land shall be effected by a deed of
transfer to be executed by the owner in favour of the Authority for widening of road.
19.8 Development and Sub-Division of Land
Use in relation to Development Plans.-
(1) Subdivision of land shall normally be permitted for the purpose for which the concerned
land is earmarked in the development plan. Such subdivision may be for residential,
commercial industrial, institutional or combination of one or more of this purpose or such
other purpose as may be considered conforming to the provisions in the development
plan: provided that in every subdivision plan spaces for roads, community facilities and
public utilities as specified in this part or such other facilities as the Authority may
determine shall be incorporated. -
(2) After a subdivision plan has been approved the Authority shall not permit construction of
a building on any of the plot unless the owners have laid down and made street or streets
and provided amenities as approved or transferred the land covered by roads, open spaces
or other public purposes to the concerned local body.
(3) Subdivision of land for residential purpose in green-belt use zone shall not be permitted
unless such sub-division in the opinion of the Authority forms a part of the normal
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expansion of existing human habitation.
(4) The sub division shall conform to the proposals of the development plans.
14.2.6 Size of the plot and road width
(I) Minimum Road Widths for Subdivision in Residential Area: No sub divided plot will be
less than 50 sq.mt. However, the Authority reserves the right to relax in special cases such as
EWS housing. The size of the plot shall be according to the relevant sub-division of plot size in
the zones as per Table
Table 14.13 Minimum road widths for sub division in residential area
Sl. No. Length of road in (m) Min. width of road** (m)
1 Up to 250 9.0
2 Above 250 up 500 12.0
3 Above 500 to 1000 15.0
**For EWS housing scheme, the minimum road width may be relaxed.
Note-
(I) All junction of service roads shall have sufficient weaving angle. In no case it shall be
less than the space arrived at drawing a quadrant of a circle of 4.5m. radius at the
edge of the actual road lines leaving the width of pedestrian walks (foot path) and
the plot boundaries shall be rounded of by drawing a quadrant of the circle of 2.7m
radius at the edge of plot boundaries (see figure). It can also be provided but cut in
place of rounded corners is to be determined by the Authority.
(II) Commercial Business and Industrial.-The maximum length permissible for different
classification of roads in areas other than residential shall be as indicated in Table
roads in these areas shall be less than 12m in width.
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Table 14.14 Minimum road widths for sub division in commercial and industrial area
Class of Road Width (m) Maximum length permissible (m)
1 12 200
2 18 600
3 24 Above 600
The width of the Master Plan roads shall be as per the width prescribed in the Master Plan.
(I) Alleys- Alleys shall be provided in commercial and industrial areas except where
Authority may relax this requirement or when assured provision is made for service
access such as off street loading/unloading and parking coexistent with and adequate
for the use provided. The width of alleys where provided shall not be less than 6m. and
no dead end alleys shall be permitted unless provided with an adequate turn around
facilities.
(II) Junctions.- The layout shall be provided at the junctions of roads in such a way that as
far as possible all roads do meet at right angle, roads meeting at less than 450 shall not
be permitted unless adequate arrangements for the circulation of traffic with desirable
weaving length is available.
(III) Sub-division Bye-Laws for plots in Built-up area.-The sub-division of plots in existing
built-up areas, in which the greater part has been developed as a business, industrial
or residential area and which has been provided with all essential facilities like roads,
water supply, sewerage, electricity etc. the norms as laid down in these Bye-law shall
apply.
(IV) If the area to be sub-divided is less than I acre or 0.4 hectare than the minimum width
of roads and access ways for internal development shall be 6m. In case the plot faces
a road less than 6m. in width, then the plot boundary at the front shall be set back, so
that the distance from the centre line of road to the new plot boundary is not less than
3m.
Note- If the area to be sub-divided is more than 1 acre in that case, the layout has also
to be accorded by the concerned committee authorized by the Authority. If the area
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to be sub-divided is more than 1 acre or 0.4 hectare, then the minimum width of roads
and access ways for internal development shall be 7m. and shall be further subjected
to the provisions of bye-law. In case the plot faces a road less than 7m in width, then
the plot boundary at the front shall be set back, so than the distance from the centre
line to the new plot boundary is not less than 3.5m.
1. Area for development-Apart from the provision for amenities and open spaces, the
area for residential development shall be up to maximum of 50% of the total land area.
2. Park and Open Spaces.-Parks and open spaces shall not be less than 10% of the total
land area. This shall be relinquished to the Authority and if required, the Authority may
handover area over for maintenance to the residents’ welfare association or owner or
developer. If the site is not utilized for which it is leased out within a prescribed period,
it will be resumed back to the Authority.
3. Community facilities. - Community facilities shall be provided minimum 10% of the
plot area.
4. Exemptions
(1) In case of developable area for residential development is less than 50% by
providing for Master Plan roads or any other road or due to statutory reasons,
prescribed by the Authority in a layout, the applicant may be exempted from
complying with civic amenities reservation.
(2) For layout over 10.0 ha, commercial land uses such as Business offices,
shopping complexes and Retail up to 2-3% may be permitted, subject to
provision of separate access.
(3) For residential development upto 0.30 hectare of land, the requirement of
open space may not be insisted on.
5. Submission of layout plan- The layout plan may be submitted for approval to Authority
by the signature of the members of the concerned Society in lieu of
Secretary/president of the society. Even a single member of the Society may apply with
his signature, if he is authorized by all the members of the society for doing the same.
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19.9 Height of a building
(1) The height of the building shall be governed by the limitations of Floor Area Ratio,
open space (setbacks), and the width of the street facing the plot described as
detailed below:
(2) A. The maximum height of a building shall in no case exceed (1.5 times X the width
of the road on which the plot abuts) + the front setback. It shall be applicable only in
case of unused permissible FAR for plots abutting on road of average existing width
not less than 9.10 m wide.
(3) B. If a building abuts on two or more streets of different widths, the building shall be
deemed to face upon the street that has the greater width and the height of the
building shall be regulated by the width of the street.
(4) Provided that the roads on the other sides shall also conform to provisions made
under bye law 33.
(5) (2) Notwithstanding anything contained in sub-bye law (1) the height restrictions
with respect to approach Funnels and Transitional area of Airport as detailed in
mentioned Table shall be adhered to. Any height restrictions imposed by the Airport
Authorities shall be adhered to.
(6) Notwithstanding anything contained in the Tables under sub- bye law (1), no Radio
Aerial, T.V. Antenna, Cell phone tower or such similar type of installations exceeding
52 metres in height shall be erected without prior permission of the concerned Civil
Aviation Authority/Airport Authority.
(7) No building structure or installation exceeding the height indicated in the said Tables
shall be permitted unless the applicant produces a ‘No-Objection Certificate’ from
the Airport Authority.
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Table 14.15 Height restriction with respect to approach funnels
Distance from nearest runway
end (In metres)
Maximum Permissible height
above the elevation of the
nearest runway end
Up to 360 0
631 to 510 6
511 to 660 9
661 to 810 12
811 to 960 15
961 to 1110 18
1111 to 1260 21
1261 to 1410 24
1411 to 1560 27
More than
1560
30
Table 14.16 Height restriction with respect to transitional area
Distance of the Inner Boundary of the
Transitional Area (Outer Boundary of the Air
Port) [Metres]
Maximum Permissible height above the
elevation of the airport reference point
[metres]
Up to 21 0
22 to 42 3
43 to 63 6
64 to 84 9
85 to 105 12
(9) Exclusive multistory parking blocks can be provided within the required setback area
without reducing the driveway for the fire tender to the extent of minimum 6 meters.
This will not be included in the calculation of FAR.
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(10) FAR shall not include
A. Basements or cellars and space under a building constructed on stilts and used only as
a parking space, and air conditioning plant room used as accessory to the principal use;
B. Stilt Parking
C. Exclusive Multi Storey Parking made only for the purpose of parking vehicles and not
put to any other use.
D. Electric cabin or substation, watchman booth of maximum size of 3sq.m. with
minimum width or diameter of 1.732 m., pump house, garbage shaft, space required
for location of fire hydrants, electric fittings and water tank, society room of maximum
12 sq.mtr.
E. Projections and accessories buildings as specifically exempted from the open
space/setback requirement.
F. Staircase room and lift rooms above the topmost storey, architectural features, and
chimneys and elevated tanks of dimensions as permissible under the NBC; the area of
the lift shaft shall be taken only on one floor.
G. 50% of the area of projected balcony as per bye laws 45(4) shall not include.
(11) Additional FAR may be allowed for Government Buildings/ Government Projects with
the prior approval of the Government.
14.2.7 Off Street Parking Space.
(1) In all buildings including Apartment buildings/ Group Housing, Hotels, Restaurants and
Lodges, business buildings, commercial buildings, Institutional buildings like hospitals,
Educational buildings like schools and colleges, multi-storied buildings/complexes etc.
and all other non-residential activities provision shall be made for parking spaces as per
the requirements mentioned in Below mentioned Table.
(2) The parking spaces may be provided in (for all schemes)
A. Basements or cellars
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B. on stilt floor
C. open parking area
D. exclusive multi-level parking or
E. Roof top parking in case of commercial/IT/ITES and corporate building
F. A combination of any or all of the above.
Any provision made for parking shall not be included in the FAR calculation.
Table 14.17 Parking space for different category of occupancies
Sl. No.
Category of building/ activity Parking area to be provided as percentage
of total built up area
(1) (2) (3)
1 Shopping malls, Shopping malls with
Multiplexes/Cineplexes, Cinemas, Retail
shopping centre and marriage halls and banquet
halls
35
2 IT / ITES complexes,. Hotels, Restaurants, Lodges,
Nursing Homes, Hospitals, Institutional and other
commercial buildings, Assembly buildings,
offices, and Industrial buildings and High-rise
buildings and complexes.
30
3 Residential Building, Residential apartment
buildings, Group Housing, Clinics and small offices
upto 50sqm.
25
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(3) Off-street parking spaces shall be provided with adequate vehicular access to a street
and the area of drives, aisles and such other provisions required for adequate
maneuvering of vehicles.
(4) If the total off-street parking space required under these bye laws is provided by a group
of property owners at a place for their, mutual benefit, such parking spaces may be
construed as meeting the off-street parking requirement, however, subject to the
approval of the Authority. The Authority may also decide to develop such parking spaces
and charge property owners to bear proportionate cost.
(5) Garage with locking facilities shall be included in the calculation of floor space for
determining the requirement of parking space, unless this is provided in the basement
of a building or under a building constructed on stilts with no external walls.
(6) The parking spaces to be provided shall be in addition to the open spaces (setback)
required around a building under these bye laws.
(7) Misuse of the area specified for parking of vehicles for any other use shall be summarily
removed / demolished by the Authority.
(8) For parking spaces in basements and upper storey of parking floors, at least two ramps
of minimum 3.6 m width or one ramp of minimum 5.4 m width and in maximum 1:10
slope shall be provided. Such ramps may be permitted in the side and. rear setbacks
after leaving meter .space for movement of fire- fighting vehicles. Access to these may
also be accomplished through provisions of mechanical lifts. The slab over which the fire
tender shall move shall be cable of taking the loa4 of fire engine, fire vehicle of at least
45 tonnes.
(9) Up to 10% of cellar may be utilized for utilities and non-habitation purpose like A/C plant
room, Generator room, Electrical installations, laundry etc.
(10) At least 15% of the parking space in group housing, apartment buildings shall be
earmarked for visitors. Such parking space shall be indicated by painting “Visitor’s
Parking” on the floor. The Visitors parking facility shall be open to all visitors and shall
not be settled with any occupant.
(11) All buildings with a height of 24 m and above will have parking space earmarked for
ambulance, fire tender and physically challenged persons. Such spaces shall be clearly
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indicated by painting on the floor the purpose for which the parking space is reserved.
(12) Apart from use of Basement for Services/Parking/Storage, it may be used for other
activities like library, Study Room, Games Room and Laundry only in case of Residential
and Institutional Buildings.
14.3 Pollution Control Requirements
Industrial developments shall be designed and incorporated with pollution control facilities to
reduce and control pollution so as to minimize any adverse pollution impact on surrounding
developments.
14.3.1 Water (Prevention & Control of Pollution) Act, 1974 & Air
(Prevention & Control of Pollution) Act, 1981)
As per the provisions of the Water (Prevention & Control of Pollution) Act, 1974 and (Prevention
& Control of Pollution) Act, 1981, any entrepreneur desirous of establishing a new industry
expansion of its existing unit is required to obtain “consent to establish” (NOC) from the board
before taking any steps for establishment/ expansion of industry. The Board has categorized the
small scale industrial units into 2 categories, namely Green category and Red Category industries,
taking into consideration their pollution potential loads.
For small scale green category industry, the Board has devised a very simplified application form
for obtaining “consent to establish” (NOC) of the Board for Green Category of industries.
Applications are to be enclosed with consent fee which is 50% of the prescribed for Red category
of industries. Applications for NOC for Green Category of industries are decided at Regional
Office level by the concerned Environmental Engineer.
For small scale red category industry, the applications for consent to operate is decided at Zonal
Office level by the concerned Senior Environmental Engineer. However some cases like brick
kilns, dry rice shelter cupola furnaces), heat treatment units (without discharge of any effluent)
are decided by concerned Regional Office.
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For large/ medium scale industries, the procedure is the same as the small scale red category
industries. But such applications are decided at the Head Office level.
14.3.2 Environmental clearances from Government of India
As per notification No. SO (60) dated 27 January 1994 as emended on 4 May 1994 issued by
Ministry of Environment & Forests, Government of India, New Delhi, any person, who desires to
undertake any new project or expansion or modernization of any existing industry which is listed
in schedule-I shall be required to obtain environmental clearance from the Ministry of
Environment & Forests, Government of India, New Delhi. He will submit an application with the
Secretary, Ministry of Environment & Forests, Government of India, New Delhi for this purpose.
The application made shall be accompanies with EIA/ Environment Management Plants etc,
prepared in accordance with guidelines issued by the Ministry of Environment & Forests from
time to time.
14.3.3 Revalidation of “Consent to establish” (NOC)
Every entrepreneur is expected to complete construction of the industrial unit and the
installation of the pollution control equipments within the validity period of one year of the NOC.
However, in case the industry fails to implement its proposed project within the validity period
of NOC, it will be required to get its NOC revalidated.
14.3.4 Hazardous Substances Control
Companies that import, store and use hazardous substances are required to obtain licenses/
permits from Pollution Control Department. Approval for transportation of hazardous
substances exceeding specified quantities have to be sought. The controls are to ensure that
preventive measures are taken to minimize accidental releases of hazardous substances into the
environment and emergency responses are to put in place to deal with all credible accident
scenarios of release of hazardous substances. The preventive measures can include: Containers
constructed and inspected in accordance with internationally acceptable standards are uses for
the storage of hazardous substances and affixed with approved labels; Storage areas are
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equipped with containment as well as disposal facilities to deal with any accidental release of
hazardous substances; Route and time of transportation are specified for the transportation
of hazardous substances exceeding specified quantities; Drivers of road tankers and tankers
carrying hazardous substances are required to undergo special training course on safety
requirements and precautions, first aid and fire-fighting and a refresher course once every three
years; The owner or consignor of any consignment of any hazardous substance shall notify
immediately of any accidental release, leakage or spill or hazardous substances during transport.
Under the obligations on the part of entrepreneurs under the Public Liability Insurance Act, 1991.
It has been enacted to provide an insurance cover to the persons affected by the accident
occurring while handling any hazardous substance and for matters connected therewith or
incidental thereto. Every owner shall take out insurance policy providing for contracts of
insurance and renewed from time to time whosoever is engaged in the handling of any
hazardous substances.
14.3.5 Toxic Industrial Waste Control
Factories involved in the manufacture of chemicals will be required to install in-house treatment
facilities to recycle and reuse their toxic waste or to treat their toxic wastes before they can be
safely disposed. Pathogenic wastes are listed as toxic industrial wastes. Hospitals and polyclinics
are required to segregate pathogenic wastes and put in colored-coded plastic bags. These wastes
are then stored in special containers for collection by licensed toxic industrial waste collectors
for disposal in high temperature incinerators.
Operators of specialized toxic waste recycling, treatment and disposal plants would require
obtaining licenses to collect and treat and dispose toxic industrial wastes from industries. They
will also be required to obtain the necessary approval to transport the toxic industrial wastes
which are exceeding the specified quantities.
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14.3.6 Control of Land Pollution and Remediation of Contaminated Sites
When a site that is used for polluted activities is to be redeveloped, rezoned or reuse for a non-
polluted activity, a study shall be conducted on the site to assess the extent of land
contamination. If the site assessment study shows that the site is contaminated, the
contaminated site shall be cleaned up to standards acceptable for the intended use. Owners/
occupiers or the prospective buyers/ lessees may carry out the site assessment study and clean
up suing in-house or second party experts, subject to the approval from the Pollution Control
Department. When a site used for a polluted activity to be leased, transferred or sold to another
party for the same or other polluted activity, it is advisable that a site assessment study be
conducted to allow parties involved to ascertain extent of existing contamination. When a site is
to be developed for a polluted activity, it is advisable that a site assessment study be conducted
to establish the baseline soil conditions for future assessment of land contaminated.
14.4 Integrated Township
14.4.1 Large Projects
(1) Integrated Townships with minimum 5 Ha of land having access from minimum 30 m. R/W
road shall be allowed. The road shall have adequate provision for cycle track; footpath, covered
drain, plantation, street light and underground utilities.
(2) The integrated Township shall be permitted in Residential / Institutional/Retail
Commercial and Business Zones.
(3) Permissible land use within the township (%)
A. Residential - 35-50
B. Commercial - 10-15.
C. Institutional - 10-15
D. Recreational - 15-25
(4) Other bye laws for approval of Integrated Township
A. At least 20% of the total area, shall be reserved for parks and open space. It shall be developed
and maintained by the developer.
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B. At least 10% of the site area shall be reserved for public and semi-public use and shall be
handed over to the Authority free of cost and the same shall be allotted by the Authority for
development either to the developer or others on lease basis. RCC structure for recreational uses
shall not exceed by 25% of total area of such uses.
C. The FAR shall be calculated on the total area.
D. Road shown in Development Plan shall be incorporated within the plan and shall be handed
over to the Local Authority free of cost after development.
E. The FAR and coverage shall be 3.0 and 30% respectively. However higher FAR can be allowed
if the road width is as per the provisions made for new areas.
F. At least 25% of the housing units developed will be earmarked for EWS/LIG category.
G. At least one of the major interconnecting roads shall be .1 8m wide and shall be open ended.
All internal roads shall be developed with pathways and street lighting with good design and
practices. Minimum road width with pathways of such roads shall be 12m.
H. All amenities shall be developed by developer and shall be handed over to Authority free of
cost through a registered gift deed with completion certificate to obtain occupancy permission.
The society/association may in turn enter into agreement with the authority for utilizing,
managing and maintaining the roads and open spaces. In case of any violation or encroachment,
the authority shall summarily demolish the encroachments and resume back the roads and open
spaces and keep it under its custody.
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15 Stake Holder Consultation
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