Naya Raipur Development Plan - 2031 16

16 Land Use Plan - 2031

16.1 Landuse 2031- NRDA Planning Area

The NRDA Planning Area consists of three layers:

1. Planning Layer I (Naya Raipur City including green belt area) – 95.22 sq km (9522.00 ha)
2. Planning Layer II (Peripheral rural Zone) – 130.28 sq km (13028.00 ha )
3. Planning Layer III (Airport Zone) – 11.92 sq km (1192.56 ha)

16.1.1 Planning Layer I – Naya Raipur City including green belt area

Planning Layer I consists of the Naya Raipur City inclusive of the 500 m green belt around the Naya
Raipur city covering an area of 15.089 sq km (1508.90 ha). Hence, the total area under Planning Layer I
is 9522.00 ha. (Refer map 16.1 and 16.2).

Land Use Distribution – Proposed Naya Raipur City

The Land Use Plan – 2031 for Naya Raipur has been prepared considering:
i) The vision and city form (Section 5)
ii) Hierarchical structuring of the City Functions
iii) Land-use-transportation integration
iv) Accommodating existing developments like village settlements, water bodies, plantations etc.
All areas in Naya Raipur City have been designated as one of the 9 land use-zones, which are
residential, commercial- retail, commercial - wholesale, industrial, special industry, public and semi-
public, recreational, transportation, and composite use zone. The Composite Use Zone includes
residential, commercial, and industrial uses. The city level physical infrastructure facilities are located
outside the city and the area is reserved under utility zone in peripheral area. The land area break-up for
the new city measuring 8013.1 ha is as in the following table 16.1.

Table 16.2 : Land Use Distribution in Naya Raipur City

Land Use % of Land

Land Use Zone Land use Area (ha) Total (Ha) use to total
Residential Sectors ( excluding village
settlements and water bodies and
plantation) 1768.73
Cantonment Area 147.85
Residential Village Settlement 196.81 2113.39 26.37
Central Business District 96.12
Retail Commercial Complex 21.6
Commercial Hotel 26.95 144.67 1.81
Wholesale
Commercial Integrated Freight Complex 130.67 130.67 1.63
Industrial Light and Service Industry 194.13 194.13 2.42

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Land Use % of Land

Land Use Zone Land use Area (ha) Total (Ha) use to total
Public/ Capitol Complex (incl. ceremonial greens 332.03
Semi-public and government offices)
Disaster Management Centre 4
Habitat Academy /Press Enclave 38.57
Education Complex 91.84
Facility Complex 34.52
Health Complex 34.72
National Cadet Corp and Police Academy 38.31
Institutional and Research Area 264.95
University Complex 411.5
Specialty Hospital 10
Socio-Cultural Area 285.62
Exhibition Ground (Multi-purpose Open
Space) 300.32 1846.38 23.04
Film City 46.49
Stadium & Sports Complex 45.16
Parks and Play Areas 366.07
Nature Resort and Theme Park 258.48
City Park ( incl. Plantation=118.54 ha) 467.55
Forest 216.1
Botanical Garden, Jungle Safari & Golf
Course (Plantation= 53.16 ha) 389.95
Water body 233.71
Plantation (located within uses other than
Recreational recreational) 113.93 2137.44 26.67
Residential, Commercial, Service
Composite Use Industrial 177.6 177.6 2.22
Software Technology Park, Gems and
Special Industry Jewellary Park 263.05 263.05 3.28
Road Network 843.97
Transportation Hub (including LRTS
Transportation Stations and Rail use) 161.8 1005.77 12.55
Total 8013.1 8013.1 100
The overall distribution of land use under different landuse categories is as follows.
Table 16.3. : Broad Land Use Zone Distribution in Naya Raipur City
S.No. Land Use Area Percentage
1 Residential 2113.39 26.37
2 Commercial - Retail 144.67 1.81
3 Commercial - Wholesale 130.67 1.63
4 Industrial 194.13 2.42
5 Special Industry 263.05 3.28
6 Public & Semi Public 1846.38 23.04
7 Recreational 2137.44 26.67
8 Transport 1005.77 12.55
9 Composite Use 177.6 2.22
Total 8013.1 100

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The Areas indicated above in the New Capital City consist of a number of regional level facilities and
water bodies and plantations. These regional level facilities include:

I. Regional Activity Areas and Major Water Bodies Area ( Ha)

1. University and research institutional 676.45
2. Exhibition Ground 300.32
3. Botanical Garden, Jungle Safari, Golf Course and
Nature Resort 389.95
4. Major water bodies and forests 449.81
Total 1816.53
The remaining area in the new capital city shall have the following landuse break up:

II. Land Use Distribution in Balance Area – 6154.62 ha

Land Use Area (ha) (%)
1. Residential 2113.39 34.11
2. Commercial - Retail 144.67 2.33
3. Commercial - Wholesale 130.67 2.11
4. Industrial 194.13 3.13
5. Special Industrial 263.05 4.25
6. Public & Semi Public 869.61 14.03
7. Recreational 1297.68 20.94
8. Transport 1005.77 16.23
9. Composite Use 177.6 2.87
Total 6196.57 100

The Naya Raipur city has been divided into six zones for which Zoning Plans shall be prepared under
the provisions of the Chhattisgarh Nagar Tatha Gram Nivesh Adhiniyam 1973 (Refer Map 16.3).

16.1.2 Planning Layer II – Peripheral Rural Zone

The peripheral rural zone has an area of 13028.00 ha. The land use for this area is agricultural / rural
use. (Refer map 16.2).

16.1.3 Planning Layer III – Airport Zone

The airport zone to be designed and developed as an integrated zone is spread over an area of 1192.56
ha. Its land use is Transportation – Airport. (Refer map 16.2).

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17
17 Development Phasing and Investment Cost
Estimates

17.1 Planning Horizon

The Plan provides the development strategy of Naya Raipur for a period of 25 years i.e., upto the
horizon year 2031. The Plan anticipates that the population of the City to be 560,000 by the end of the
planning period. It is expected that the new city will generate an employment for 222,950 people by the
horizon year.

The basic structure of the Plan as proposed is to be developed as it is in three phases; however the Plan
should not be regarded as a static or inflexible document that is resistant to the forces of economic,
social or environmental changes during the planning period. The validity and relevance of the Plan
should be maintained through a progressive monitoring and review as and when required.

17.2 Land Development Phasing

The development of the total project covering 8013.1 Ha has been distributed in three phases spread
over the next 25 years as stated below –
Table 17.1: Suggested Land development phasing, Naya Raipur
Phase Horizon Year Cumulative Population Area (Ha)
Phase I 2011 150,000 3057.46
Phase II 2021 365,000 3733.56
Phase III 2031 560,000 1222.16
Total developed Area at the end of phase III 8013.1
The phasing has been so proposed that the preceding development phase triggers the development of the
next phase (Refer map 17.1).
Phase I
Phase I includes the development of the Capitol Complex & the Government offices along with housing
for Government employees as an initial impetus to growth. The revenue generating recreational
activities like the resort, film city and the botanical park shall be developed in phase I. Phase I
development shall also include the development of transport logistic hub, the composite use area in the
north and a part of the composite use (Software Technology Park) next to the airport to service the city
as well as the region. Also the development of the hotel complex and the socio-cultural area is proposed
to be initiated in the first phase itself. The transportation hub and the integrated freight complex shall be
developed in the third Phase
Phase II
Phase II includes the development of the institutional area, the exhibition ground and the city parkland
along with residential development. The theme parks in the north, the cantonment and NCC and Police
Academy block shall come up in Phase II.

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Phase III

The last six residential sectors shall be developed in the phase.

The light industries and the software technology park, government offices and government housing have
been distributed in more than one phase.

Each developmental phase shall include the development of the requisite social as well as physical
infrastructure to support the phase wise population.

17.3 Population Phasing

The residential sectors have been phased out for Naya Raipur. The sector wise population distribution
based on the predetermined density pattern and distributed amongst the three phases has been worked
out. (Refer map 17.1). The housing for Government employees and residential development by the
Housing Board has been included in phase-I.

17.4 Investment Cost Estimates

Based on the Land Development Phasing as identified in map 17.1 the estimates for the investment costs
for plan implementation have been calculated as in table 17.2.

17.5 Investment for Transport System Development

The total investment for development of transport system (physical facilities) is estimated to be Rs.
1715.48 Crores. The phase-wise estimates, by major aspects are as given in table 17.3. Phasing of roads
is as shown in map 17.2.
Table 17.3: Phase wise Investment for Transport System Development (in Crores)
Component Phase I Phase II Phase III
1. Road Network (included 170.04 233.96 154.52
in trunk infrastructure)
2. Bus System
Bus Shelters 2.30 2.20 1.45
Bus Terminals 5.00 6.00 5.00
3. LRTS 1085.00
4. Parking Facilities 15.0 20.00 15.00
5. IFC Included in peripheral and Internal Development
6. Railway Stations (By Indian Railways) (By Indian Railways) (By Indian Railways)
Total 192.35 262.16 1260.97

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17.5.1 Unit Costs

The investment costs have been estimated based on the following unit costs.
Table 17.4: Unit Costs for Transport System

Sl. No Component Unit Cost

1 Access expressway Rs. 1.0 Crore /lane km
2 City Roads Rs. 0.6 Crore /lane km
3 Inter city Bus Terminals Rs. 3.0 Crore /terminal
4 City Bus Terminals Rs. 2.0 Crore /terminal
3 Bus Shelter Rs. 1.0 Lakh /shelter
4 Parking Rs. 1.0 Lakh per ECS
5 LRTS Rs. 70.0 Crore /km
6 IFC -
7 Regional Railway Station -
8 Surveys & Preparation of DPRs LS
Note: Land costs are not included

17.6 Private Sector Participation

Many of the investments in different land uses could be generated through private sector participation.

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18
18 Development Code

18.1 Scope
The Development Code includes the following:
i) Definitions
ii) Planning Layers in NRDA Area
iii) Classification of Landuse Zones
iv) Land Use Permissibility
v) Development Control Regulations
• Subdivision Regulations
• Development Controls for integrated developments and individual buildings
vi) Basic Development Regulations for Planning Layers II and III.

18.2 Definitions
Land Use Zone: An area for any one of the specific dominant uses of urban/rural functions as provided
in Section 18.4.
Land Use: One of the many sub-divisions of a use zone, as designated in an approved layout plan, for
specific use and include the land use as provided in table 18.1.
Layout Plan: A sub-division plan indicating the configuration and sizes of land uses.
Land Use Plan: Plan indicating all the Land Use Zones as listed in Section 18.4.
Composite Use Zone: Use zone in the land use plan with land uses only as permitted in the table 18.1.
Special Industry Zone: Use zone in the land use plan with land uses only as permitted in the table 18.1.
Urban Villages: The village abadi falling within the proposed use zones in the proposed Naya Raipur
City.

18.3 Planning Layers in NRDA Area

The NRDA area is divided into 3 Layers:
1. Layer I : Naya Raipur City including Green Belt
2. Layer II : Agriculture Area around, including the village settlements
3. Layer III : Airport Zone including airport expansion area

18.4 Classification of Land Use Zones

The entire area under the jurisdiction of the Naya Raipur Development Authority has been categorized
into twelve Land Use Zones:
i) Residential Zone
ii) Commercial Zone – Retail Commercial

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iii) Commercial Zone – Wholesale Commercial

iv) Industrial Zone
v) Special Industrial Zone
vi) Public/Semi-public (P & SP) Zone
vii) Utilities Zone
viii) Transportation – General Zone
ix) Transportation – Airport Zone ( Planning Layer III)
x) Recreational Zone
xi) Composite Use Zone ( includes residential, commercial and light industrial)
xii) Rural Zone ( Planning Layer II )

18.5 Land Use Permissibility

Permissibility with regard to different land uses in the above listed Land Use Zones shall be as given in
Table 18.1.

Table 18.1: Land Use Permissibility in different Use Zones

S. Land Uses 1,8 R CR CW I SI P T Re U CU Ru A

No
.
1 Airport, Flying Club ●
2 Art gallery, museum, exhibition ●* ● ● ● ●
center and open air theatre
3 Auto Supply store and Show ● ● ● ●
room for motor vehicle and
machinery
4 Automobile service and ●* ● ● ● ●6
repairing station
5 Bank and Safe deposit vault ● ● ● ● ● ● ● ● ●6 ●
6 Barat Ghar/Dharamshala ● ● ●
2
*
7 Bird Sanctuary ●
8 Botanical garden/ Zoological ●
Garden
9 Bus Depot ● ● ● ● ● ●
10 Bus Terminal ● ● ● ● ● ● ● ● ● ● ●
11 Cargo and Booking Office ● ● ● ● ● ● ●
12 Cemetery, crematorium, burial ● ● ●
ground, electric crematorium **
13 Cinema/Multiplex/Mall/Depart ● ● ●6
mental Stores
14 Clinical Laboratory ● ● ● ●6
*
15 Club house not conducted ● ● ● ● ● ●6
primarily as business - *
Recreational Club
16 Club house or other ● ●
recreational activities
conducted as business

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S. Land Uses 1,8 R CR CW I SI P T Re U CU Ru A

No
.
17 Cold storage and ice factory ● ●
18 College ●
19 Commercial/ business Office 3
● ● ● ● ● ●
*
20 Community hall ● ● ● ● ● ● ●6
21 Contractor plant for Brick ● ● ●
manufacturing and storage for
material
22 Convenience Shopping Center ● ● ● ● ● ● ●6

23 Cottage and Handloom ● ● ●

Industries
24 Convention Centre ● ●
25 Courts ●
26 Crèche and Day Care Centre ● ● ● ● ● ● ● ●6
27 Cultural and Information ● ● ● ●
Center
28 Customary home occupation ● ● ●6
29 Dairy and poultry Farm ● ●
30 Dispensary/Clinic ● ● ● ● ● ● ● ● ●6 ●
31 Dry Cleaner ● ● ● ● ● 6

32 Educational and research ● ● ●

institution
33 Fair/Exhibition Ground ● ●
34 Film studio ● ●
35 Flatted Group Industry ● ● ● ●
36 Forensic Science Laboratory ● ● ●
37 Gas Godown ● ● ● ●6
38 Guest House ● ● ● ●
39 Golf Course 4
●
40 Green house ● ● ● ● ●
41 Gymnasium ● ● ● ● ●* ● ●6 ●
**
42 Helipad ● ● ●
**
**
43 Hospital/Nursing Home ● ● ● ● ● ●6 ●
**
**
*
44 Hostel and Boarding Houses ● ● ●

45 Hotel ● ● ● ●
46 Indoor Games Hall ● ● ● ● ● ● ● ● ● 6
●

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S. Land Uses 1,8 R CR CW I SI P T Re U CU Ru A

No
.
47 Information Technology Park ● ●
/IT offices
48 International Conference ●
Centre
49 Junk yard ●
50 Light and Service Industry 5
● ●
51 Local Shopping Centre ● ● ●
52 Local, Municipal, State & ● ● ● ● ● ● ● ● ● ●6 ●
Central Government Office,
Public Sector Undertaking
Offices
53 Mechanical workshop ● ● ●
54 Motor Driving Training Center ● ● ● ● ●6
55 Motor Garage and Workshop ● ● ● ● ●6
56 Music, dance and drama ● ● ● ● ●6
training center
57 Night Shelter ● ● ● ● ● ● ●6
58 Petrol Filling Station/ Petrol ● ● ● ● ● ● ● ● ● ●
Pump
59 Photograph studio and ● ● ● ● ● ●6
laboratory
60 Planetarium ● ● ●
61 Police Headquarter and Police ●
Lines
62 Police Station, Out Post and ● ● ● ● ● ● ● ● ●6 ●
Fire Station
63 Post office, Telephone ● ● ● ● ● ● ● ● ●6 ●
Exchange, Telegraph Office
64 Public Library ● ● ● ● ● ●6 ●
65 Radio Broadcasting Studio ● ●
66 Railway and Road Transport ● ● ● ● ● ● ● ●6 ●
Booking Office
67 Railway Freight Godown ●
68 Railway Station ●
69 Reformatory ●
(Juvenile Home)
70 Religious Place like temple, ● ●* ● ● ● ●6
namghar, mosque, church
71 Research and Development ● ● ● ●
Centre
72 Residential - Plotted 7 ●
73 Residential - Group Housing 7
● ● ● ● ● ●
74 Restaurant, cafeteria, milkbar ● ● ● ● ● ● ● ● ● ● 6
●
75 Retail, Repair and Personnel ● ● ● ● 2
● ● ● ● ● 6
●
Service Shop
76 Rural Centre ●6

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S. Land Uses 1,8 R CR CW I SI P T Re U CU Ru A

No
.
77 Satellite and ● ●
Telecommunication Center
78 School ● ● ● ●6
79 Service Centre ● ● ● ● ● ●

80 Sewerage/effluent treatment ● ● ●
plant
81 Social, cultural and religious ● ● ● ● ●6
institution
82 Specialised Park/Ground ● ● ●
83 Sports Training Center ● ● ● ●6
84 Stadium - Outdoor and Indoor ●
85 Storage Godown and ● ● ● ● ●
Warehouses
86 Storage of petroleum and other ● ● ●
inflammable materials
87 Swimming Pool ● ● ● ● ● ●
88 Theatre, assembly or concert ● ● ● ●
hall, dance and music hall and
such other place of
entertainment
89 Truck terminal ● ● ●
90 Veterinary Clinic ● ● ● ● ●6 ●
91 Veterinary Hospital ●6
92 Vocational Training/Technical ● ● ● ● ● ●6
Training Institute
93 Watchmen or caretaker's lodges ● ● ● ● ● ● ● ● ● ●6 ●
94 Water Treatment Plant ● ●
95 Weekly Market/ Informal ● ● ● ● ● ● ● ● 6
●
Sector Unit
96 Wholesale Trade ●
97 Zoological Park ●

Index:
R – Residential Zone
CR – Commercial Retail Zone
CW- Commercial Wholesale Zone
I – Industrial Zone
SI- Special Industry Zone
P – Public /Semi – Public Facilities Zone
T – Transportation Zone
Re – Recreational
U – Utilities Zone
CU- Composite Use Zone
Ru- Rural Zone
A – Transportation – Airport Zone

* Within the Facility cum Green Corridor as discussed in Section 11.

** Within the abadi / abadi expansion zone as per the Village Development Scheme.

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*** As per detailed area planning in designated location.

**** In City level Public/semi-public areas like capitol complex.
***** Only Nursing Homes in Residential areas.
Note:
1. Parks (including agriculture and plantation), parking, circulation and utilities can be located in any of the use zones. In recreation
zone and the green belt area, these would be permitted with special permission from the Authority. Green belt shall generally have
agricultural use.
2. In non-residential areas of residential sectors i.e. commercial areas/ Neighbourhood Centres.
3. In Facility Corridor and Industrial zone, to be permitted in commercial areas to be indicated in Layout Plans.
4. 15% of the area may be utilised for residential bungalow development and 1% for related commercial activities with 30%
maximum ground coverage, maximum FAR .5 and maximum height 7 meters.
5. As listed in Annexe II, atta chakki would be permitted in designated commercial areas in residential use zone.
6. Uses permitted within the village settlement area and/or within the rural centre/zonal centre and/or within a distance of half
kilometre of the settlement as per the provisions of approved village development scheme.
7. Residential Plot/residential flat could be used for corporate guest house.
8. Existing Village in any Use Zone shall be considered as residential use/development. For each village a village development
scheme shall be prepared considering its expansion requirements. Until village development scheme is enforced, individual houses
on plots admeasuring not less than 500 mts of area and within 100 mts of existing village abadi area may be permitted for the
residents of corresponding village, subjected to conditions as decided by NRDA.
9. No urban development in the peripheral region (layer II) in Phase I and II except for those provided for the rural use zone as
requirements for its facilities. The urban development may be considered after Phase II.
10. This permissibility is for the preparation of layout plan or as a case of permission from the authority.
11. Mining activity for construction material is permissible in rural use zone (layer-ii) at specific locations as decided by NRDA time
to time.
12. Dhaba and weighing stations/ dharamkanta are also allowed on properties abutting National Highways-6 and 43 in rural
(agricultural) use zone, Layer-II.

18.6 Development Control Regulations

18.6.1 Sub-division Regulations

The objective of sub-division regulations is to guide the preparation of layout plan for residential and
industrial use zones. These regulations include norms for provision of facilities, circulation and
landscape. The service plans corresponding to these layout plans for provision of physical infrastructure
like water supply, sewerage, drainage, solid waste management and power shall be as prescribed by the
competent authority separately.

18.6.1.1 Residential Use Zone

The sub-division of residential use zone into plots/use premises and subsequent approval of the layout
plans shall be governed by the following:

i. The residential areas shall be planned at a gross residential density of 250 pph.

ii.The residential area may have both the plotted as well as group housing developments. In case of
group housing, the minimum plot size shall be 4000 sq.m; in plotted housing the minimum plot size
shall be 60 sq. m. in general and 40 sq.m. for incremental housing for low income groups.

iii. In the sector near the industrial area, small plots of 25 sq. m. may be developed to be allotted on
license fee which may be a temporary development for the next 10 to 15 years.

iv. Within given sector as part of the sanctioned sector plan by NRDA, the non residential activities
shall be as per table 18.2 and marked as designated areas on plan. All non-residential activity within
the sector shall be contained in these areas.

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v. The provision of requisite social infrastructure shall be governed by the following norms for
residential neighbourhood of 16,000 population. In any residential sub-division plan, minimum area
reserved for social infrastructure shall be 8.7 sq.m. per person.

Table 18.2 Standards for facilities in a residential sub-division

Sl. No. Use Premises No. of Units Unit Area Total Land
(in ha) Area (in ha)
(a) Education
1. Nursery School 6 0.08 0.48
2. Primary School 3 0.40 1.20
3. Senior Secondary School 2 1.60 3.2
(b) Health
4. Dispensary/Polyclinic 2 0.20 0.20
(c) Commercial
5. Local Shopping including Service centre 1 0.46 0.46
6. Convenience Shopping 3 0.11 0.33
(d) Other Community Facilities
7. Milk Booth 3 0.015 0.04
8. Community Hall & Library 1 0.20 0.20
(e) Recreation
9. Park 4.50
10. Play Area 2.25
(f) Utility & Parking
11. Overhead Tank 0.25
12. Electric Sub-Station As per requirement
13. Three Wheeler and Taxi Stand 1 0.05 0.05
14. To be appropriately distributed in a
Common Parking 1.00
number of locations
Note: These facilities should preferably be located along internal roads with minimum 12 m r/w.

The Park and play areas shall be @ 4.5 sq.m. per person with one of the park cum play area to be of the
minimum size of 1.50 ha.

vi. The planning of residential neighbourhood regarding circulation system shall be governed by the
following norms:
i. The residential plots shall generally face an open space including pedestrians’ movement
with a minimum width of 12 m. The plots may face a vehicular access road with 12m right
of way. The circulation network within the cluster shall be so devised that no residential plot
is more than 50 m away from the nearest point of the vehicular access road.
ii. All vehicles shall be restricted to specific parking lot or along the vehicular access road.
iii. Maximum length of cul-de-sac shall be 150 m and loop road shall be 450 m.
vii. The planning of residential neighbourhood regarding landscaping shall be governed by the
following:
i. Suitable landscape plans for the residential area shall be prepared indicating in reasonable
detail, the landscape development of the parks and the roadside plantation.
ii. The Neighbourhood Park shall be developed based on a landscape plan.
viii. The incremental housing plotted developments with a minimum plot area of 50 sqm plots shall be
governed by the following norms:
i. Area under recreation shall be at the rate of 3.0 sq.m. per person (minimum).

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ii. The plot shall face an open space/road including pedestrian movement with a minimum
width of 6.0 m.
18.6.1.2 Industrial Zone

The sub-division of industrial use zone into plots shall be governed by the following norms:
a) The development of industrial area may have plotted development for individual industrial units.
Some part of industrial area may be used for flatted group industry. The minimum size of plot for
flatted group industry shall be 2000 sq.m. Maximum size of service industry plot shall be 500 sq.m.
b) No road within the industrial area shall be less than 24m r/w.
c) The Industrial Sub-division shall provide for :
i. Minimum 10 % of the area to be reserved as recreational and green belt.
ii. Maximum 2 % of the area as commercial centre to accommodate essential commercial and
related facilities.
iii. Minimum 8 % of the area for common facilities including common parking as per table below:
Table 18.3: List of facilities to be essentially provided in Industrial Areas
Sr. No. Facilities
1) Sub Fire Station, Banks, Petrol pumps, Restaurants, Essential Retail Shops
2) Police Station, STP, S.W. dumping yard
3) Electric sub-stations (as necessary)
4) Parking area for tempo, taxi and three wheelers, truck terminal etc.
5) Other facilities such as water reservoir/storage and recreational clubs/associations, community halls
and other allied common facilities.

d) No air/water polluting industries are permitted in the NRDA area.

18.6.1.3 University

The area shall be developed with the following sub-division and development controls:
a) Academic including administration (45% of the total land area)
Maximum ground coverage 20%
Maximum Floor Area Ratio 40
Maximum height 26 m

b) Residential: 25% of the total land area

This will be developed at a gross residential density of 250 ppha. Other development controls
shall be same as that of a residential use zone.

c) Sports and cultural activities (15% of the total area)

Maximum ground coverage 10%
Maximum Floor Area Ratio 15

d) Parks and landscape (15% of the total land area); suitable landscape plan to be prepared for this
area.
18.6.1.4 Institutional and Research Area

Layout Plan for education and research areas and Institutional Area shall be prepared with 70 % area for

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institutional plots and 30 % of the area reserved for roads, parks, parking and some retail shopping.
Minimum road width shall be 18 m.

18.6.2 Development Controls for integrated developments and individual buildings

The objective of these regulations is to provide development controls i.e. setbacks, parking requirement,
basement, ground coverage, FAR and Maximum height for integrated developments and individual
buildings.

18.6.2.1 Minimum Setbacks

The provision of minimum setbacks of the building or structure from the street line for different sizes of
plots for all categories of use shall be as per the following table.
Table 18.4: Setback Regulations for different plot sizes
Minimum Setbacks ( in m.)
Sl. No. Plot Size (in sqm.)
Front Rear Side (1) Side (2)
1. 40-60 1 2 0 0
2. Above 60 & upto 120 2 2 0 0
3. Above 120 & upto 250 3 2 0 0
4. Above 250 & upto 500 3 3 3 0
5. Above 500 & upto 1000 6 3 3 3
6. Above 1000 & upto 2000 9 3 3 3
7. Above 2000 & upto 4000 9 6 6 6
8. Above 4000 & upto 10000 15 6 6 6
9. Above 10,000 15 9 9 9

Note:

i. In case the permissible coverage is not achieved with setbacks, the setbacks of the preceding category may be allowed.
ii. These provisions of setbacks are subject to requirements of light and ventilation as per building bye-laws.
iii. In case a layout is sanctioned with more than the minimum prescribed setbacks, the same shall be followed in the sanction of the
building plans.
iv. The authority could relax setbacks in special circumstances.
v. These setbacks would be essential in case of new housing developments in the rural settlements.

18.6.2.2 Parking Standards

Parking is to be provided for different types of development as per norms given in the following table.
The standards given are in Equivalent Car Space (ECS) and it includes parking for all types of vehicles
i.e. cars, scooters, cycles, and also light and heavy commercial vehicles in case of wholesale markets
and industrial areas etc.

Table 18.5: Parking Standards for different uses

Equivalent Car Space (ECS)

S. No. Use
per 100 sq.m. floor area
1. Residential – Group Housing
2. Residential - Plotted Housing
A 1.67
3. Local Shopping Centre
4. Convenience Shopping Centre

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5. Nursing Homes, Hospitals (other than govt.)

6. Government Offices
7. Social and Cultural Institutions
8. Light Industries
9. Flatted Group Industries
B 1. Central Business District 2.00
1. Community Commercial cum Business Complex
C 2. Hotel 1.67
3. Cinema
1. Colleges and Schools
D 1.00
2. University
F Wholesale Trade / Integrated Freight Complex 2.50

For the provision of Car Parking spaces, the space standards shall be as under:
a) For open parking – 25.0 sq.m. per equivalent car space
b) For ground floor covered parking – 30.0 sq.m. per equivalent car space.
c) For basement parking – 35.0 sq.m. per equivalent car space.
18.6.2.3 Basement

Basement shall be allowed only in the following complexes:

i. Central Business District
ii. Community Commercial cum Business Complex
iii. Capitol Complex
iv. Habitat Academy Complex
v. Socio - Cultural Complex
vi. Hotels Complex
vii. Group Housings

The maximum basement area shall be to the extent of ground coverage within the setback lines.
18.6.2.4 Ground Coverage, FAR, Height and Other Controls
Maximum
Use Premise ( Plot Ground Maximum Maximum
Other Controls
Sizes) Coverage FAR Height (m)
(%)
A. RESIDENTIAL
40-
below
60 m2 65 1.30 11 1 du
(Incremental
housing)
Residential -
Plotted Above
Development 60-120 60 1.30 11 2 du
m2
Above
120- 60 1.30 11 2 du
250 m2

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Maximum
Use Premise ( Plot Ground Maximum Maximum
Other Controls
Sizes) Coverage FAR Height (m)
(%)
2 du
Above
250-
60 1.30 11
500 m2

 Net housing density shall be upto

Residential – Group maximum of 300 du/ha subject to sector
Housing 30 1.30 26 level gross residential density of 250 pph
(4000 m2 minimum) with 15% variation on either side.
 Minimum access road to be 18 m r/w.
B. INDUSTRIAL
Flatted Group Industry 30 1.20 15 -----------

Light Service Industry 40 1.20 15

C. SPECIAL INDUSTRY
As per
Bhumi
IT and IT related Maximum 5% additional ground coverage
25 2.00 Vikas
industry. to be allowed for providing atrium.
Niyam of
Chhatisgarh
Maximum 5% additional ground coverage
Others 25 1.0 26
to be allowed for providing atrium.
D. COMMERCIAL - RETAIL
Convenience
Shopping/Shopping 40 0.60 15 -----------
Areas in rural centres
Local Shopping Centre 30 1.00 15 -----------
Community
Maximum 5% additional ground coverage
Commercial cum 25 1.00 26
to be allowed for providing atrium.
Business Complex
 5% additional ground coverage allowed
for providing atrium.
 At least 10% of the area should be
Central Business reserved for landscape development with
25 1.50 37
District zero FAR.
 At least 66% of the parking requirement
shall be common public parking to be
indicated in the CBD integrated plan.
5% of the F.A.R. can be used for the retail
Hotel 30 1.50 50
shopping.
E. COMMERCIAL - WHOLESALE
Wholesale Trade /
Warehousing
20 0.60 14
(Integrated
development)
F. PUBLIC / SEM-PUBLIC
Public & Semi-public
Premises
(Habitat Academy, 25 1.00 26
Press Enclave, NCC,
Police Academy, Police

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Maximum
Use Premise ( Plot Ground Maximum Maximum
Other Controls
Sizes) Coverage FAR Height (m)
(%)
Station / Fire Post / Fire
Station/ Post and
Telegraph Office, Head
Office, Post Office)
Hospital / Health
Centre/ Nursing Home 25 1.30 26

Petrol pumps 25 0.60 8

Religious Premises 30 0.60 8 -----------
Community Hall/
30 0.60 8 -----------
Auditorium
Nursery School 30 0.60 8 -----------
School for the handicapped shall have the
Primary School 35 1.00 11
same norms as the primary school.
Secondary School /
Senior Secondary
30 1.20 15 -----------
School / Integrated
Residential School
Note:
In case of educational institutions, the total
area of the plot shall be divided in (i)
College building area (40 %), (ii) playfield
College 30 1.20 15 (40%), (iii) Parking area (10%) and (iv)
Residential and hostel area (10%). The
maximum ground coverage and FAR shall
be calculated only on the area meant for
building activities i.e. (i) and (iv).
Capitol Complex 25 1.00 38 Height could be relaxed for urban design.
The structures in the Exhibition Ground
Exhibition Ground 20 0.20 15 Area shall be temporary in nature. 25% of
FAR could be for permanent structures.
Other institutional areas -
25 1.00 15
(not covered above)
Note: In Institutions located in (i) Press and Habitat Academy Area, (ii) Cultural Complex, (iii) Research Institutions area,
15% of the permissible FAR may be used for housing/ hostel/ guest houses.
G. RECREATIONAL
 Facilities like vending booths, club
houses, film studio, green houses, golf
course and other such uses permissible as
Recreational Area - - - listed in table 18.1 shall be allowed with
permission from the authority.
 Maximum built space to be within 0.1
FAR.
Note:

a) Development in special uses like Airport, Railway Terminal, Rail Circulation, Bus Terminal and Depot, Road
Circulation, Water, Sewerage, Electricity, Solid Waste Management, Cremation and Burial Ground shall be
governed by their functions and specific requirements.
b) Fire bye-laws as given in Annexe III to be followed or refer Model Building Bye Laws by Town and Country Planning
Organisation (TCPO).
c) Provision of facilities in the public buildings excluding domestic buildings for handicapped persons as per Annexure
IV or refer Model Building Bye Laws by Town and Country Planning Organisation (TCPO).
d) Recreational use zone to be developed as integrated development.

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e) The maximum permissible height may be relaxed in accordance with Chattisgarh Bhumi Vikas Niyam, 1984, by the
NRDA for specific schemes in special circumstances.
f) In case , a whole sector or a subsector with minimum area of 15Ha under residential use zone is developed by a
single Developer as a combination of plotted development and group housing development, FAR of 1.30 shall be
permissible on the net residential area and can be utilised between plotted development and group housing
development, as may be decided by the Developer, subject to the condition that the FAR that can be used on any plot
in plotted development shall not exceed1.30 and that used for group housing, shall in no case exceed 1.75.
g) Under circumstances as described in point (f) above, NRDA shall have power to grant additional FAR at suitable
locations in residential land use zone , subject to a maximum of 1.8 on net residential area. However, the maximum
FAR permissible on each plot of a plotted development shall not exceed 1.3 and in group housing shall not exceed
2.50. The additional FAR shall be granted on payment of additional premium as may be decided by the NRDA. in
such a case , the net housing density may be relaxed, provided that, provisions for adequate social & physical
infrastructure and parking are made as per norms of Development Plan.

18.7 Basic Development Regulations for Planning Layers II and III

18.7.1 Regulations for Layer II
• General Regulations for the Village Settlement Areas
i. These areas shall be considered as residential use zone, all residential and incidental public
and semi public facilities and utilities shall be permitted therein. Rural centres and public
and semi public facilities shall be allowed within 0.5 km of the settlement.
ii. In case of Central Village (separately identified) a rural centre up to 2.5 hectare area could
be developed to provide for education, health, recreation and other facilities to serve the
population in the surrounding 6-8 villages. (Population 8-10 thousand).
iii. In case of Zonal Villages (separately identified) a rural centre could be developed in up to 4
hectare area for education, health, commercial and recreation facilities to serve the zonal
and the adjoining villages (population approximate 18-20 thousand).
iv. Permissibility with respect to different uses identified in Layer II shall be as per table 18.1.
Independent Facility not related to rural centres shall be permitted with permission from
NRDA.
v. Refer Section 18.6.2.4 for development controls like FAR, building height, maximum
ground coverage etc. for the use premises located in Layer II.

• Regulation for the Agriculture and other area outside the village settlements
In these areas uses permitted are agriculture orchard, plant nursery, forests, cattle sheds, dairy
farms, poultry farms, and brick manufacturing. Public/Semi-Public Activities (Institutional
development) with following controls may be permitted.

FAR 0.3
Maximum Height 10 m
Minimum Plot Area 2 ha
Maximum Ground coverage 15%
Minimum Access Road 15 m

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• Additional Provision for public & semi – public properties abutting National Highway-6
and National Highway-43 in agriculture use (Rural Zone Layer II)*

In addition to Above mentioned development controls regulations following setback regulations shall be
followed;

Front set back 25 m

Rear setback 15 m
Side setbacks 9m

18.7.2 Layer III: Airport area including its expansion area

• Regulation for the Airport and Allied activities area

a) Any building in this zone shall need permission from Airport Authority of India (AAI)
b) Permissibility with respect to different uses identified in Layer III shall be as per table 18.1.
c) Refer Section 18.6.2.4 for development controls like FAR, building height, maximum
ground coverage etc. for the use premises located in Layer III.
d) Airport Authority of India would prepare a Master Plan for the Airport Zone considering its
expansion activities in the horizon year 2031.

18.8 Other Regulations

1. Construction along Road Right of Way (R/W)
The right of ways (R/Ws) for different types of roads is as follows;
a) Expressway 100m R/W
b) National Highways 100m R/W
c) State Highways 60m R/W
d) Major District Roads 25m R/W
e) ODR’s & village roads 15m R/W
f) Village roads 12m R/W
2. Construction of Building not to encroach upon an Area Set upon For Means of Access.
No building shall be constructed, which in any way, encroaches upon or diminishes the area set
apart as means of access required under this regulation.
3. Trunk Services:
• Water and Sewage treatment plants, Electric Substation and Solid Waste Management may be
established in the Layers-I, II & II. Environmental clearance from the competent authority is
required especially in the arrangements for disposal of solid and liquid wastes.
• Solid waste and development of landfill site should be as per to the provisions of MSW 2000.
4. Water Bodies
• All the water bodies of the Layer II & III shall be protected.
• There shall be no discharge of wastewater in the water-bodies.
• No water bodies should be filled to develop any kind of building in Layer II & III.
• Mahanadi canal shall be protected providing buffer of green belt of 100m.
• As far as possible, the existing canals, water bodies and drains should not be disturbed.

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18.9 Urban Design Control

Urban Design Control may be prescribed within the given parameters in the Development Control
Regulations.

NOTES:

1) The development control regulations included in the Development Plan for Naya Raipur as given
in section 18 are mandatory for any land development or building activity in Naya Raipur.

2) Already sanctioned Building Plans and/or Layout Plans in the NRDA planning area by the
competent authority as per law shall be allowed to remain. Further development would be within
the framework of the given development code.

3) In Public Buildings, excluding domestic buildings, the facilities for disabled persons shall be
provided as per Annexure IV or refer Model Building Bye Laws by Town and Country Planning
Organisation (TCPO).

4) The guidelines for implementation of Solar Energy Policy at individual development level to be
followed as per the Energy Conservation Building Code 2006, by Bureau of Energy Efficiency.

5) Rain Water Harvesting to be adopted at individual development level as per sub- section 10.3.2 of
section 10, Physical Infrastructure.

6) The maximum building height in the approach funnel for the Mana Airport shall be as per
AAI/ICAO requirements and as mentioned in National Building Code. Refer section 15 and map
15.1.

7) For any other provisions required for land development/ building activity, Chhattisgarh Bhumi
Vikas Rules 1984 shall be followed or else the provisions of National Building Code shall apply.

8) Change in Road Alignment Proposed in Naya Raipur Development Plan in Layer -I may be
Permitted by NRDA in special Circumstances after recording the reasons for such change.

9) Existing land uses adopted under section 15 of Nagar Tatha Gram Nivesh Adhiniyam 1973 shall
be allowed to remain in layer II and further permission will be given as per Development
Regulations laid down in Development Plan for that Particular use Zone.

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 19
Naya Raipur Development Plan -2031

19. Institutional Mechanism

19.1 Introduction
The elaborate proposals of the Development Plan can possibly materialize only through a well-thought
out institutional mechanism. Naya Raipur, the dream capital of the state, a modern city which will stake
claims i nto a g lobalizing na tional e conomy, w ould pr efer to avail m odern techniques o f p roject
implementation and latest practices in institutional mechanism.

19.2 Looking Back

Traditionally, the s tate de partments i.e. Public W ork D epartment ( PWD), Electricity B oards, Water
Supply Boards have been responsible for planning providing trunk infrastructure inputs in cities. The
detailing and distribution has been the domain of development authorities and/or municipal corporation.

For new t owns, t he major ones a mong which have been i ndustrial townships, especially t hose i n core
sector like steel, ha ve be en traditionally est ablished by t he dedicated org anizations cr eated by t he
Central Government w hich were responsible for Planning, implementation, administration and
maintenance of t he r espective t ownships. F or m ost pa rt, these r emained i solated t ownships unt il
subsequently, t he s tate g overnment r ealized t hat ur ban de velopment be ing a s tate s ubject, pl anned
intervention and overall perspective was required to integrate the development with the city. As a result
the development authorities and municipal corporations were put in place which took over the planning
and maintenance f unctions. S uch ready exa mples ca n be seen in case of D urgapur and Bhilai S teel
plants. This was a regular feature of the fifties and sixties.

Post-independence three capital cities came into existence in India. Chandigarh, the capital of Punjab &
Haryana, i s m anaged by t he c entral g overnment t horough t he U nion Territory A dministration.
Bhubaneswar, the capital of Orissa was planned and developed under a Notified Area Committee under
the state government’s urban development department until a municipal corporation took over in 1994.
Similarly G andhinagar, w as pl anned & i mplemented a nd i s be ing m anaged under the s tate ur ban
development department.

However, for new towns set up in late seventies the initial organizational set up was essentially planning
/ implementation maintenance agency rolled into one, which was either a development authority under
the concerned state regulation (eg. New Okhla Industrial Development Authority, Noida) or a company
under t he Companies Act (City a nd Industrial Development Authority, Ltd. Maharashtra CIDCO). I n
case of CIDCO, the Maharashtra Regional and Town Planning Act, 1966 provided for the constitution
of a mandate-specific government company managed by a board of directors.

This trend c ontinued up to t he late ni neties. I n W est B engal, S alt L ake, a pl anned n ew t own ne ar
Calcutta was completely planned, developed, owned and leased out by a state government department in
the early seventies. However, in the late nineties when the same government decided to develop another
new town, Rajarhat, it opted for the CIDCO model i.e. a company under the Companies Act.

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19.3 Naya Raipur

In the early 2000, when the Government of Chhattisgarh ventured to build a new town near Raipur, the
Capital A rea D evelopment A uthority ( CADA), now r enamed a s N aya R aipur D evelopment A uthority
(NRDA) w as set up under t he Chhattisgarh Nagar T atha G ram Nivesh Adhiniyam 1973 as a S pecial
Area D evelopment A uthority ( SADA). The a uthority c onsists of C hairman, Vice C hairman and
Members. The act defines the role of NRDA as follows:

a. To prepare Development Plan for the Special area

b. To implement the approved development plan
c. To acquire, hold, develop, manage and dispose of land and property.
d. To accept grant from the state govt. and raise loans.

However, unde r the C hhattisgarh N agar Tatha G ram Nivesh A dhiniyam 1973, t he N RDA, t hough
empowered t o p lan a nd e xecute the ne w town i s n ot e mpowered in terms o f g ranting de velopment
permission a nd c ontrol of una uthorized c onstruction. N RDA s hould b e e mpowered t o r aise f unds
through levy of tax, c ess, fees and charges. T herefore, a thorough review of the e xisting statutory
platform vis-a-vis plan implementation and institutional mechanism options is already undertaken by the
NRDA. Naya Raipur has heralded the era of total revamp of urban development scenario in the state.

19.4 Probable Set up

Like f ew ot her s tates w hich are a lready f ollowing th e C IDCO model of in stitutional mechanism, t he
NRDA may opt for the same, since higher autonomy within the purview of government supervision is
possible i n this model. Necessary modifications have t o be made i n t he 1973 A dhiniyam t o allow t he
NRDA to become a company under the companies Act.

It is proposed that the highest powers within NRDA be vested with the Board of Directors (BoD). The
Board ne eds t o be he aded by hi ghest l evel of a dministration of ur ban de velopment a s c hairman a nd
similarly represented by other departments who have to play role in the balanced development of Naya
Raipur. It can also have representation from the people’s representative. Eminent technical and social
experts of independent stature can also be inducted as members. The Board will be responsible to steer
the NRDA and formulate policies and guidelines time to time. T he CEO, NRDA shall be part of the
Board.

19.5 Coordination
In large projects such a Naya Raipur coordination and commitment from all the departments of the Govt
playing role in the city and the surrounding development is necessary. It is therefore proposed to have a
Technical Committee, which will have the technical heads of the state departments e.g. Director, Town
Planning, C hief E ngineers/Architect, Chief conservator of forest, C hief o f R ural Development, T ribal
welfare, Women and Child Welfare D epartment, etc. T his w ill act as an independent c onsultative
committee, which will take decisions on the strategy to implement the policies firmed up by the Board.
While taking a decision for Naya Raipur, this committee shall take into consideration the pros and cons

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of the decision with respect to Naya Raipur, surrounding region and the state. Necessary powers needs
to be given to this committee so that the decision once taken by the committee and approved by NRDA
Board s hall be full a nd f inal. This proc ess w ould save t ime r emarkably and render N RDA i nto an
efficient organization.
The committee shall be assisted by in-house Technical / non-technical experts or HODS of NRDA and
minimum general staff.

19.6 Public Private Partnership

In keeping with the trends of globalization, involvement of private sector and restricting the government
role to facilitator / regulator the Government of Chhattisgarh is considering quite a few path-breaking
measures especially i n bringing about physical i nfrastructure. N aya R aipur will certainly benefit f rom
these efforts. The fundamentals of the SPV are as under.

• Partnership company with state govt.

• The Company will plan & execute all state level major roads as identified from time to time.
• The company shall construct all the major roads at its own cost and maintain the same
• The Government shall pay the company an annuity at certain percentage of cost for a d ecided
period. .
• This model shall completely revolutionize the role of State PWD, and also help the government
in term of cost- cutting, i.e. to forgo maintaining elaborate set up etc.

NRDA has also taken similar approach. The plan preparation, policy formulation, have been already out
sourced and agencies such as M/s CES, CIDCO, has been entrusted with various jobs. It is expected that
the N RDA w ill ado pt a s imilar ap proach at i ts ow n level for ot her i nfrastructure, for exa mple st orm
water drainage, sewerage treatment and disposal, water supply and distribution, solid waste disposal etc.
Only the supply and distribution of electricity shall be solely with the state level organization. This will
help to keep the own organization structure compact, cost – effective and manageable.

It is proposed that the social infrastructure be brought about by NRDA in a facilitator role. I t
may inv ite pr ofiles f rom major c haritable / educational, social w elfare trust /s ocialites or o ther
organizations accompanied by adequate proof of service rendered to the target g roup, management
practices, financial stability etc. They may also include their willingness or otherwise to set up facility
centre at Naya Raipur and approximate size of plot which should be justified in the proposal. The same
may be i nvited f rom Government a gencies / organization operating at various level r elated to social
welfare, health, education etc.

19.7 System Development

It i s pr oposed t hat N RDA s hould de velop a s ystem by w ay of c omputerization f or L and a cquisition,

Accounting a nd L and d isposal to k eep pr oper records. A pe ople f riendly and transparent sy stem f or
development permission is also necessary. A further detailed study needs to be conducted to work out
most appropriate Institutional set up for the Naya Raipur city.

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