CONTENTSCERTIFICATE 1 CHAPTER I 1 1. INTRODUCTION 1 1.1 Background 1 1.2 Context of the study 2 1.3 Research question 3 1.4 Aim of the study 3 1.5 Objectives 3 1.6 Sub-objectives 3 1.7 Study Framework 4 1.8 Scope and Limitations 6 1.8.1 Scope 6 1.8.2 Limitations 6 1.9 Methodology 6 CHAPTER II 8 2. LITRATURE REVIEW 8 2.1 Land 8 2.2 Urbanisation 9 2.3 Urbanization in India 10 2.4 Fringe area 12 2.4.1 Peri-urban area / fringe 13 2.4.2 Sprawl 13 2.4.3 Land ownership 15 2.4.4 Speculation 15 2.4.5 Land Markets and Government Interventions 15 2.5 Process of peri-urban land development 16 2.5.1 Stages of transformation 16 2.5.2 Indicators of Transition 17 2.5.3 Land conversion process 17 2.5.4 Land development techniques 18 2.5.5 Regulatory Barriers to Land Development 18 2.6 Role of actors in the process of development 20 2.6.1 Real estate and the Consumers 21 2.7 Case studies 22 2.7.1 Peri urban development in developed countries 22 2.7.1.1 Garden city 22 2.7.1.2 Vertical Garden City 23 2.7.2 Peri-urban development in Indian cities 24 2.7.2.1 Mumbai (Mumbai Metropolitan Region Development Authority) 24 2.7.2.2 Delhi (Delhi Development Authority) 24 2.7.2.3 Haryana (HUDA Model) 24 2.7.2.4 Uttar Pradesh 25 2.8 Learning from the Literature Review 25 2.8.1 Externalities - expansion & jurisdiction conflict 25 2.8.2 Lack of basic infrastructure services 26 2.8.3 Environmental degradation 26 2.8.4 The limitation of the administration 26 CHAPTER III 27 3. PROFILE OF THE STUDY AREA 27 3.1 Profile of the State 27 3.2 Lucknow City Profile 28 3.3 Demographic and Social Profile 29 3.3.1 Growth Component 31 3.3.1.1 Reasons for In- Migration 31 3.3.2 Gender Ratio 32 3.3.3 Literacy 33 3.4 Topography of Lucknow city 33 3.4.1 Climate 33 3.4.2 Temperature 34 3.5 Economic Base 34 3.6 Urban Sprawl and Settlement Pattern 35 3.6.1 Efforts for Planned Development 37 3.6.2 Analysis of Developed Area-Master Plans (Land Use) 37 3.6.3 Zonal Plan of Lucknow city 41 3.7 Profile of Gomtinagar 43 3.7.1 Transport 45 3.7.2 Other services 45 3.8 Institutional Arrangement - Lucknow Region 46 3.8.1 Lucknow Nagar Nigam (LNN) 46 3.8.2 Lucknow Development Authority (LDA) 46 3.8.3 UP Awas Vikas Parishad (UPAVP) 47 3.8.4 Public Works Department (PWD) 47 3.8.5 District Urban Development Authority (DUDA) 47 3.8.6 UP Jal Nigam (UPJN) 47 3.9 Issues related to peri-urban land development in Lucknow 48 3.9.1 Physical issues 49 3.9.1.1 Ribbon development 49 3.9.1.2 Detached and scattered growth of houses 49 3.9.1.3 Environmental problems 50 3.9.1.4 Land speculation 50 3.9.1.5 Peri-urban development in low lying areas 50 3.9.2 Legal issues 50 3.9.2.1 Lack of development controls 50 3.9.2.2 Illegal conversion of land use 51 3.9.2.3 Rigid development controls 51 3.9.2.4 Repealing of Urban Land Ceiling Act and Lack of T.P scheme 51 3.9.2.5 Misuse of green belt 51 3.9.3 Organizational issues 52 3.9.3.1 Weak rural authority 52 3.9.3.2 Centralized urban local bodies 52 3.9.3.3 Process of incorporation 52 3.9.3.4 Lack of co-ordination 52 3.9.4 Financial issues 53 3.10 Conclusion 53 CHAPTER IV 54 4. LAND AND INFRSTRUCTURAL DEVELOPMENT 54 4.1 City Growth & Growth Patterns 54 4.2 Characterizing Growth Patterns 54 4.2.1 Old city area 54 4.2.1.1 Case 1. Chowk area of Lucknow city: 54 1. Pressure on Housing facilities in Chowk 55 4.2.1.2 Case 2. Hazaratganj of Lucknow city 57 4.2.2 New Peri urban Development 59 4.2.2.1 Case 1: Indira Nagar Colony 59 4.2.2.2 Case 2: Nirala Nagar Colony 62 4.2.2.3 Case 3: Gomti Nagar area 64 4.3 A comparison of old vs. new development 70 4.3.1 Land market and Property prices 70 4.3.2 Open vs. built spaces 71 4.3.3 Problems faced by residents 72 CHAPTER V 75 5. ANALYSIS AND FINDINGS 75 5.1 Stakeholders Perception 75 5.1.1 Residential Survey 75 5.1.1.1 Years of Stay and ownership 75 5.1.1.2 Average income group 76 5.1.1.3 Family structure and Occupation type 77 5.1.1.4 Reason for selecting the study area 77 5.1.1.5 Parking facility 78 5.1.1.6 Place of activities 78 5.1.1.7 Rating of Amenities 79 5.1.1.8 Factors leads to priority for selection of the study area 80 5.1.1.9 Perception for coming five years 80 5.1.2 Commercial Survey 81 5.1.2.1 Place of Residence 81 5.1.2.2 Ownership Status 82 5.1.2.3 Years of occupancy 82 5.1.2.4 Reason for choosing the place 83 5.2 Physical Infrastructure 83 5.2.1 Water supply 83 5.2.2 Sewerage 84 5.2.3 Drainage 84 5.2.4 Solid Waste Management 84 5.2.5 Roads and public transportation 84 5.3 Social Infrastructure 84 5.3.1.1 Educational 84 5.3.1.2 Health 85 5.3.1.3 Public Utilities 85 5.3.1.4 Commercial Facilities 85 5.4 Assessment 85 5.4.1 Public sector 86 5.5 Individual sector/ Private sector 87 5.5.1 Individual sector; Formal process 88 5.5.2 Individual sector; Informal process 88 5.5.2.1 Informal land development process by owners 88 5.5.2.2 Informal land development process by buyers 89 5.5.2.3 Process of illegal development by EWS and LIG squatters 90 5.6 Main Findings 90 5.7 Assessment of Growth Patterns and Manifestations 91 CHAPTER VI 92 6. ISSUES OF PERI-URBAN LAND DEVELOPMENT 92 6.1 Issues related to Gomtinagar land development 92 6.1.1 Physical issues 92 6.1.1.1 Land speculation in Gomtinagar area 92 6.1.1.2 Development in low lying area of Trans-Gomati River 92 6.1.1.3 Restricted Development Permission in Gomtinagar 92 6.1.1.4 Less developed physical infrastructure 93 6.1.2 Legal issues 93 6.1.2.1 Lack of development controls 93 6.1.3 Organizational issues 93 6.1.3.1 Lack of co-ordination 93 6.1.3.2 Operation and maintenance issue in study area 93 6.1.4 Financial issues 93 6.2 Conclusions 93 CHAPTER VII 95 7. RECOMMENDATIONS AND CONCLUSION 95 7.1 Recommendations 95 7.1.1 Physical Development 95 7.1.2 Defining the role of Organizations 96 7.1.3 Recommendation for Legal situation 96 7.1.4 Recommendation for Financial situation 97 7.2 Management of peri-urban land 97 7.2.1 Specific recommendation 98 7.2.1.1 Physical Development 98 7.2.1.2 Organizational 99 7.2.1.3 Legal 99 7.2.1.4 Financial 99 7.2.2 General recommendations 100 7.2.2.1 Physical 100 7.2.2.2 Organizational 100 7.2.2.3 Legal 100 7.2.2.4 Financial 100 7.3 Conclusion 101 References 103 Annexures