CONTENTS FORMULATING THE RESEARCH 2 1.1 Introduction 2 1.2 Background 2 1.3 Rationale 3 1.4 Research Question 3 1.5 Aim 4 1.6 Objectives 4 1.7 Scope 4 1.8 Limitations 4 1.9 Methodology 4 LITERATURE REVIEW 7 2.1 Urban Development 7 2.2 Land Use 7 2.2.1 Land Use Determinants 8 2.3 Land Value 8 2.3.2 Land Value Calculations 9 2.3.3 Land Use Theories and Models 9 2.3.4 Christaller's Central Place Theory- 1933 9 2.4 Concentric Zone Model 11 2.5 Circle Rates 14 2.6 Trend of Urban Development in India 14 2.7 Case Studies 15 2.7.1 Impact of urban development 15 2.7.2 Dubai Metro 16 2.7.3 Land value impacts of BRT: Bogotá's TransMilenio 17 2.7.4 Impacts of urban development (Policy based) 19 LUCKNOW SCENARIO - AN OVERVIEW 21 3.1 Introduction 21 3.2 Demographic Characteristics 22 3.2.1 Population and growth 22 3.2.2 Literacy and Gender ratio 22 3.2.3 Key Demographic Issues 23 3.3 Land Use 23 LAND VALUES: THE TRENDS 29 4.1.1 Land Demand 35 4.1.2 Land supply 36 4.2 Selection of the areas 37 4.3 Metro Phase 1 Zone 37 4.3.1 Growth stimulators 38 4.4 Central Lucknow 39 4.4.1 Growth Stimulators 39 4.5 Kanpur Road Zone 40 4.5.1 Growth Stimulator 40 4.6 Gomti Nagar and Gomti nagar extension Zone 41 4.6.1 Growth Stimulators 42 4.7 Land Prices 43 4.8 The Market Rates and DM Circle Rate 45 4.9 The Market Rates Verses DM Circle Rates 46 4.10 Zone wise Rates distribution 47 4.10.1 Difference in Market Rates 47 4.10.2 Difference in DM Circle Rates 49 4.10.3 Difference in Market Rates and DM Circle Rates 49 4.11 Land Value Curves 50 4.12 Regression Graphs 51 4.13 The Graphs Showing Market Rates With Details of Locality In Each Zone 53 4.14 The Graphs Showing DM Circle Rates with Details of Locality In Each Zone 54 Findings and Conclusion 56 5.1 Circle Rates 56 5.2 Market Rates 56 5.3 Factors 56 5.4 Land use 57 References 57