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Draft Development Plan of Rohtak City:

A Critically Evaluation

6.1 I NTRODUCTION

It is generally said that India lives villages. But it will not be wrong to say that modern

India resides in its cities. Cities are the centres of growth to which the population from

other regions gets attracted to. People migrate to urban centres for job opportunities, or

new career opportunities, or for better education, or in hope of finding a better life. All

the developed countries have at the some point of time experienced rapid urbanisation

with cities emerging as centres of trade manufacturing and sophisticated service

providers. With an ever-expanding economy and a sharp rise in the share of services in

the national income, India is experiencing urbanisation at a pace witnessed never before.

In total, some 108 million peoples, or one tenth of the total population, live in the

country’s 35 largest cities. According to the 2001 census in all 27.78 per cent of the

population lives in urban areas. The existence of such large numbers of people densely

packed into compact regions leads to ever increasing burdens on the resources available

in the cities. Housing, waste management, slums, transportation, have emerged as some

of the most pressing problems in urban areas along with the overall issue of effective

utilisation of land. It is in dealing with such problems that urban planning comes to the

fore. Urban planning endeavours to provide a comprehensive development strategy for a

city with a forward-looking approach. The tremendous increase in urban population needs

demand for sustainable development plans, for the optimum use of land resources to give

better future for coming generation.

Urban planning (urban, city, and town planning) is a technical and political

process concerned with the control of the use of land and design of the urban

environment, including transportation networks, to guide and ensure the orderly

development of settlements and communities. Urban planning concerns itself with both

the development of open land and the revitalization of existing parts of the city, thereby

involving goal setting, data collection and analysis, forecasting, design, strategic thinking,

and public consultation. It concerns itself with research and analysis, strategic

thinking, architecture, urban design, public consultation, policy recommendations,

implementation and management (Taylor, 2007).

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In the modern times, the origin of the concern for urban planning lies in the

movement for urban reform that arose as a reaction against the disorder of the industrial

city in the mid-19th century. Urban planning can include urban renewal, by adopting

urban planning methods to existing cities suffering from decline. Contemporary planners

seek to balance the conflicting demands of social equity, economic growth,

environmental sensitivity, and aesthetic appeal. The result of the planning process may be

a formal master plan for an entire city or metropolitan area, a neighbourhood plan, a

project plan, or a set of policy alternatives. Successful implementation of a plan usually

requires entrepreneurship and political astuteness on the part of planners and their

sponsors, despite efforts to insulate planning from politics. In the late 20th century, the

term sustainable development has come to represent an ideal outcome in the sum of all

planning goals (Wheeler, 2004). It designs and regulates the use of space in a way that

impacts, not just the physical form, but the social and economic functions that take place

within the city.

6.2 HISTORICAL DEVELOPMENT OF URBAN PLANNING

The pre-Classical and Classical periods saw a number of cities laid out according to fixed

plans, though many tended to develop organically. Evidence of planning has been

unearthed in the ruins of cities in China, India, Egypt, Asia Minor, the Mediterranean

world, and South and Central America. Early examples of efforts toward planned urban

development include orderly street systems that are rectilinear and sometimes radial;

division of a city into specialized functional quarters; development of commanding

central sites for palaces, temples, and civic buildings; and advanced systems of

fortification, water supply, and drainage. Often the central cities of ancient states grew to

substantial size before they achieved governments capable of imposing controls.

Designed cities were characteristic of the Mesopotamian, Harrapan, and Egyptian

civilizations of the third millennium BC. Distinct characteristics of urban planning from

remains of the cities of Harappa, Lothal, and Mohenjo-Daro in the Indus Valley

Civilization (in modern day north western India and Pakistan) lead archaeologists to

conclude that they are the earliest examples of deliberately planned and managed cities.

The streets of many of these early cities were paved and laid out at right angles in a grid

pattern, with a hierarchy of streets from major boulevards to residential alleys.

Archaeological evidence suggests that many Harrappan houses were laid out to protect

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from noise and enhance residential privacy; many also had their own water wells,

probably for both sanitary and ritual purposes. These ancient cities were unique in that

they often had drainage systems, seemingly tied to a well-developed ideal of urban

sanitation (Davreu, 1978).

For several centuries during the Middle Ages, there was little building of cities in

Europe. Eventually towns grew up as centres of church or feudal authority, of marketing

or trade. As the urban population grew, the constriction caused by walls and fortifications

led to overcrowding, the blocking out of air and light, and very poor sanitation. Certain

quarters of the cities, either by custom or fiat, were restricted to different nationalities,

classes, or trades, as still occurs in many contemporary cities of the developing world.

The physical form of medieval and Renaissance towns and cities followed the

pattern of the village, spreading along a street or a crossroads in circular patterns or in

irregular shapes, though rectangular patterns tended to characterize some of the newer

towns. Most streets were little more than footpaths more a medium for communication

than for transportation and even in major European cities paving was not widely

introduced before the 12th century. As the population of the city grew, walls were often

expanded, but few cities at the time exceeded a mile in length. Conscious attempts to plan

cities remerged in Europe during the Renaissance. Although these efforts partly aimed at

improving circulation and providing military defence, their prime objective was often the

glorification of a ruler or a state. From the 16th century to the end of the 18th, many cities

were laid out and built with monumental splendour. The result may have pleased and

inspired the citizens, but it rarely contributed to their health, to the comfort of their

homes, or to efficiency in manufacturing, distribution, and marketing.

In much of the world, city plans were based on the concept of a centrally located public space. The plans differed, however, in their prescriptions for residential

development. In the United States the New England town grew around a

central commons; initially a pasture, it provided a focus of community life and a site for a

meetinghouse, tavern, smithy, and shops and was later reproduced in the central squares

of cities and towns throughout the country. Also from the New England town came the

tradition of the freestanding single-family house that became the norm for most

metropolitan areas. The central plaza, place, or square provided a focal point for

European city plans as well. In contrast to American residential development, though,

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European domestic architecture was dominated by the attached house, while elsewhere in

the world the marketplace or bazaar rather than an open space acted as the cynosure of

cities. Courtyard-style domiciles characterized the Mediterranean region, while

compounds of small houses fenced off from the street formed many African and Asian

settlements.

India has a long history in the development of planned settlements. Guidelines for

their built form are well documented from as early as the Vedic era. At that time,

settlements focused on the shrine, citadel and granary. They had a defined perimeter,

often walled for security and were complementary to a large number of spontaneous

settlements of the territory. This scenario is also true of all great ancient civilisations and

often, planned settlements were synonymous with planned colonisation. Perimeters, when

expanded, incorporated also market gardens and grazing grounds to ensure against long

periods of seize but almost without exception, ground plans or land plans were corollaries

to conceptualised built form. This form however did not apply to the habitation sectors of

plebeians and even of higher income groups and which grew without ground rules and as

organically as spontaneous settlements. The industrial revolution, among other crisis

actions, necessitated interventions through public utilities as essential and inseparable part

of settlement liveability. Ventilation, potable water, safe disposal of liquid and solidwaste, fire safety, drained lands and green lungs were the prime catch words in an

integrated process of both, redevelopment and development within settlement or town

limits. This soon caught on in India where the first efforts in modern town planning

originated with the appointment of sanitary commissions in 1864 in each of the three

presidencies of Madras, Bengal and Bombay, and which in due course became the State

departments of Public Health Engineering and/or of Health. Under the Bombay Municipal

Corporation Act of 1888, building regulations were introduced to ensure adequate light

and ventilation and limits on the quantum of built space on land. It however, did not

regulate the type of uses permitted both in development and redevelopment zones. A land

use plan within city limits was now possible if the Municipal Corporation asked for it but

interestingly opposition to land use zoning came from the land owning elite. In 1915, the

sociologist planner, Patrick Geddes on an invitation first from the Madras Government

and later by princely states and other presidencies, recommended implementable Town

Planning Schemes through beneficiary participation and within regional frameworks.

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Planning consists of making choices among the options that appear open for

the future, and then securing their implementation, which depends upon allocation of

necessary resources (Roberts, 1974). All this planning exercise takes the form of a

document called master/development plan which is one of the important tools to guide

and manage future growth of the cities in a planned manner. Since its introduction in UK

under the Town and Country Planning Act 1947, master plan has been widely prepared

for many cities of both the developing and developed countries. It is a long term plan and

usually prepared to guide the future growth of a city for the next 20 to 25 years mainly

consisting of a report, land use maps, and programme of action. Conceptually,

master/development plan is based on study of existing situation of each and every

component of a city comprising land use, socio-economic and other facilities surveys,

based on analysis of existing situation, forecasting of future trends, and finally making

proposals for the growth and management of the city. This concept of planning prevailed

in the UK until the publication of Planning Advisory Group (PAG) Report in 1965, which

suggested a new type of plan referred to in the report as development plan comprising of

structure and local plans (Allmendinger, 2000). Although Master planning is an outdated

concept replaced by structure planning (and more recently by unitary planning in UK), it

is still being practiced in many developing countries including India. Devas and Rakodi

identify various reasons why despite of several weaknesses master planning approach

continue to dominate the urban planning systems of many developing countries. These

include: professional training and ideology of planners at the top of their profession

emphasizing planning standards difficult to attain in real world situation; vested interests

of donor agencies, consultants, professionals, administrators, city managers, and

politicians; and inappropriate legislative basis for planning in terms of plan preparation

and implementation (Devas and Rakodi, 1993).

In India Town and Country Planning Organisation (TCPO) was established in

1962. TCPO has been playing an important role in formulating policies, programmes and

strategies for urban development in the country. The Organisation is responsible for

providing assistance and advice of highest order to Central and State Governments,

Public Sector Agencies, Development Authorities and Urban Local Bodies on matters

pertaining to urban & regional planning and development. Master or Development Plans

have been prepared by State Town and Country Planning Organisations in India.



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Department of Town and Country Planning, Haryana, has, thus, prepared Development

Plans for cities in the state.

6.3 DRAFT DEVELOPMENT PLAN OF R OHTAK CITY

Rohtak city is located at a distance of 75 kilometres from National Capital of Delhi on

National Highway No. 10. Delhi is the only Metropolis in whole of Northern Region of

India. Rohtak city is located in the National Capital Region. Town and Country Planning

Organisation of India prepared a National Capital Region Plan in consultation with the

planning departments of adjoining states. National Capital Region (NCR) is a unique

example of inter-state regional development planning for a region, having a total area of

over 33500 Square Kilometres spanning over 15 districts in the states of Uttar Pradesh,Haryana, Rajasthan and National Capital Territory of Delhi, with the National Capital as

its core. The National Capital Region (NCR) in India was constituted under the National

Capital Region Planning Board (NCRPB) Act, 1985. According to NCR Regional Plan

2021, Rohtak city is one of the Regional Centres with population ranging from 3 lakh to

10 lakh. A Regional Centre is a well established urban centre and one among the highest

order settlement of six-tier hierarchy of urban settlement in India. The Development Plan

of Rohtak city is prepared by state TCP Department in consultation with the NCRPB.

This is the main reason that Rohtak city is getting funds both from state government and

NCRPB. The Draft Development Plan of Rohtak city for 2025 was prepared in 2006. The

next year i.e. in 2007 the Revised Draft Development Plan of Rohtak city for 2025 was

prepared. The present chapter takes a critical view of the Development Plan of Rohtak

city for 2025. The following parameters from the basis for a critical evaluation in the

present case:

Difference between DDP 2006 and Revised DDP 2007

Anticipated rate of growth in population

Appropriate allocation of land for future urban growth

Green belt

Urban Village

Loss of agriculture production

Unauthorised colonies



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Draft Development Plan 2025 of Rohtak city (Notified in 2006):

The Draft Development

Plan is a long term plan and such plan documents are usually prepared to regulate the

future growth of a city for the next say 20 to 25 years. The report mainly consists of land

use maps, and programme of action. A brief description about the proposal plan 2025 is

discussed in the coming section of the chapter.

Table 6.1

Projected Population of Rohtak city

* Projected population of 4 years.

Source: Town and Country Planning Office, Rohtak

The Draft Development Plan has been prepared for the projected population of

8.07 lakh by 2021 AD and 9.86 lakh by 2025 AD (Table 6.1).

This existing town and the villages in the urbanisable area cover a total built-up

area of about 2004 hectares and it will accommodate the population of about 3.0 lakh

persons. The planning in this area is conspicuously absent and it is thickly populated. The

residential density of 125-150 persons per hectare proposed in published plan has to be

revised to the realistic density of about 250 persons per hectare.

The land use proposed in Draft Development Plan 2025 of Rohtak city (prepared

in 2006) has been shown in Map 6.1. Residential uses will cover an area of 2740 hectares

in the proposed sectors 1,2,3,4,5 part, 6, 7-part, 9, I 0, 14,18-part, 19, 21-E, 21-F, 22, 23,

24-Part, 25-Part, 26-part, 27,27-C-part, 27-0,28, 30-B, 30-C, 30-D, 31-A, 31-8, 33, 33-A,

33-8, 34-part, 35-part, 36, 36-A and 37. Major part of residential area of the city will be in

the northern parts along the NH-71A towards Gohana, north eastern parts along SH-18

towards Sonipat and eastern parts along NH-10 towards Delhi.

Commercial area of about 460 hectares has been provided in sector 18-A, 30, 30-

A, 24, 25, 27-C, 35 (all partly). Sector l8-A is proposed for commercial uses viz. trade,

warehousing, storage and wholesale trade etc. Sector 30 and 30A are proposed to be

Year Decennial Population

Growth rate (in percent)

Projected

Population

2001 - 371415

2001-2011 45 538552

2011-2021 50 8078282021-2025 55 985550*



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developed as City Centre. These sectors cover a major part of area under commercial uses

and will be located in IMT on NH-10. Other big area under this category is in sector 24

along NH-71A towards Jhajjar. Besides a few commercial belts have also been provided

in Sectors 6, 28, 2l-C, 21-E, 34, 37 and opposite to Sector 7, 8, 20, 22D, 27, 33, 36A and

37 along development plan roads and spread in all around.

Table 6.2

Land use of Rohtak city as per Draft Development Plan 2025 (prepared in 2006)

Land use Area within

Municipal

Limit (Hectare)

Area outside

Municipal

Limit (Hectare)

Total

Hectares Percentage

Residential 352 2388 2740 35.37

Commercial 152 308 460 5.94Industrial 163 1079 1242 16.02

Transport and

Communication

47 869 916 11.82

Public Utility 48 314 362 4.67

Public and

Semi Uses

132 820 952 12.29

Open spaces 152 856 1008 13.01

Special Zone

Total

34 34 68 0.88

Total 1080 6668 7748 100Source: Town and Country Planning Office, Rohtak

The industrial uses of land proposed in the Draft Development Report are mainly

located in the southern parts of the city. It is on southern side of the city keeping in view

the proposal of final development plan published in 1982 as well as the Revised Final

Development plan published in 1998. Industrial Modern Township (IMT) has been set up

in the southern direction keeping in mind wind direction and connectivity to transport

network (NH-71A and railway). It covers around 16 per cent area of the total area.

According to NCR policies, Rohtak city will develop as ‘domain regional centre’ for a

balanced industrial development of the region. The main proposed location for industrial

development lies on the junction of NH-10, NH-71 and NH-71A.

Absolute area under transport and communication uses is 916 hectares that

accounts for around 12 per cent. Keeping in mind the proposed growth of the city, area

under this category has increased from earlier published Plan (498 hectare). Proposal of

Transport Nagar has been made in sector 18-part, 21-A adjacent to railway line. Around



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125 acres of land has been proposed for truck parking along NH-71 near southern bypass

of the city. One patch of this category is proposed near railway station for loading and

unloading of heavy materials.

Services like water supply, grid substation, disposal works fall under public

utilities and cover an area of 241 hectares. For solid waste management an area of about

20 hectares has been proposed along the Drain No. 8 in sector 21-B near Singhpura

village.

Rohtak city has been developed as an educational city. Keeping this in mind vast

land has been reserved for institutional purposes between NH-10 and railway line towards

Delhi. The city has high potential for higher and technical education. To accommodate

such institutions an area of 952 hectares has been proposed under public and semi public

uses of land. Some of the institutions like defence, police and jail institutions have been

proposed near Southern Bypass near Sunari Kalan village.

The area under Tilyar complex and Renakpura reserved by Archaeology

Department are taken under open space uses. Total area under this category is 1008

hectares. A proposal of 100 metre green belt has been made on both the sides of northern

and southern bypass of the city and green belt of 60 metres width on both sides of the

National Highways has been provided in widening the width of green belt of 30 metres.

The Draft Development Plan proposed for a Special zone spread over an area of

68 hectares which will includes recreation, entertainment, and commercial, group housing

and institutional uses in sector 21.

Revised Development Plan 2025 of Rohtak city (notified in 2007):

The plan has been prepared for the projected population of 7.49 lakh persons by

2021 and 9.43 lakh by 2025 as shown in Table 6.3. The layout Plan of the city is shown in

Map 6.2. A brief description about the proposal plan 2025 is discussed in the following

section.

The Government

of Haryana notified the Revised Draft Development Plan 2025 AD for Rohtak vide Town

and Country Planning Department, Notification No. CCP (NCR)/ RDDP (RTK)/2007/329

dated 18 September, 2007.



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According to the Revised DDP residential uses of land would cover an area of

3109 hectares which will mean around one third of the total area. After the

implementation of this plan the residential density of the city (both existing and proposed

residential) will become 215 persons per hectares. A major portion of this category falls

in the northern parts of the city and remaining part scattered all around the city.

Table 6.3

Projected Population of Rohtak city

* Projected population of 4 years.

Source: Town and Country Planning Office, Rohtak

About 636 hectares in absolute terms and 7.3 per cent share of the total land is

proposed under commercial use. The revised document shows that land under this

category will fall in the sector 18-A, 24 Part, 25 Part, 30 and 31-A. In theses sector 18-A

which is located in the central part of the city for whole sale trade, ware housing and

storage. Sector 24 Part and Sector 25 Part are proposed to be located near Asthal Bohar

railway station for development of heavy building materials.

Industrial area under the new proposal will covered an area of 1160 hectares. The

industrial sectors have been proposed for location in the east, west south of the city.

Industrial Model Township (IMT) proposed as new industrial areas are planned in the

eastern part of the city along NH-10. In Revised Development Plan the industrial area has

been increased keeping in view the overall policies of NCR, which treats Rohtak city as a

regional centre. The industrial area will house agro based industries along with a large

scale mother industrial unit and automobile industry. A new site of Fire Station is

proposed in sector 22-A and 30-A. Also, a new site for Employees' State Insurance

Corporation (ESIC) hospital is planned in sector 22-B and 31-B.

Area under transport and communication are 1052 hectares. Keeping in mind the

projected growth of the city, area under transport and communication, which also

includes roads, has been increased in the revised proposal. Area reserved for parking has

also been raised due to industrial growth of the city. Specific locations for truck Parking

Year

Decennial Population

Growth rate (in percent)

Projected

Population

2001 - 381889

2001-2011 40 534644

2011-2021 45 748501

2021-2025 65 943111*



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are proposed in the revised plan. This includes locations along Jhajjar Road, NH-10,

Bhiwani Road and Sector 30-D near industrial area (IMT). Proposal of Transport Nagar

has also been made in sector 18 part and 21-A.

Table 6.4

Land use of Rohtak city per Draft Development Plan 2025 (prepared in 2007)

Land use Area within

Municipal

Limit (Hectare)

Area outside

Municipal

Limit (Hectare)

Total

Hectares Percentage

Residential 644 2465 3109 35.98

Commercial 48 588 636 7.36

Industrial 72 1064 1136 13.42

Transport and

Communication

20 1032 1052 12.18

Public Utility 42 390 432 5Public and

Semi Uses

251 660 911 10.54

Open spaces 152 1121 1273 14.73

Special Zone 34 34 68 0.79

Total 1263 7354 8617 100Source: Town and Country Planning Office, Rohtak

Around 432 hectares of land are under public utilities. In this category activities

related to water supply, grid substation and disposal works shall be included. Keeping in

mind the proposed growth of the city exact sites for the said land use are located in

different parts of the city. The areas under this category are near southern bypass (village

Simli), Sonipat road, Jind road and opposite to sector 20 proposed. A new site is proposed

for disposal works developed by Public Health Department near Singhpura village and in

Sector 21-B near Drain No. 8. An area of about 20 hectares is proposed for solid waste

disposal along Drain No. 8 in Sector 21-B.

Around 10 per cent of the total land of the city is proposed for public and semi public uses. In the revised plan also keeping in mind that Rohtak is an educational city, a

vast amount of land has been reserved for educational institutional purpose. This land is

located between NH-10 and Delhi Rohtak railway line. In this category around 911

hectares land in proposed in sector 7 part, 25 A, 26 A, 26 B, 27 A, 27 B, 29 and 31. In

this plan the sites for fire station and Employees' State Insurance Corporation (ESIC)

Hospital are proposed. Some of the institutions like Police, Jail and Defence have been

proposed for development neat south to southern bypass near Sunaria Kalan village.

These institutions will cover an area of 140 hectares.



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‘Open area’ as proposed in the revised document will cover about 1273 hectares

or about 15 per cent of the total area. The green belt along NH, SH and new bypass

included in this category. Tilyar complex and Renakpura reserved by Archaeology

Department are proposed for development under this category. The patches of this

category are spread all around the city as shown in Map 6.2.

Special zone includes recreation, entertainment, commercial, residential (grouping

housing and plotted) and institutional uses in sector 21. About 68 hectares has been

proposed for this category. This zone has been proposed in the southern side of FCI near

railway station.

Difference between DDP 2006 and Revised DDP 2007:

Table 6.5

Over a period of time, it has

generally been felt that the Master/Development Plans have not been able to solve urban

problems as they are unable to keep pace with urban growth. The gap between the

proposal plan, and actual growth, and development need of a city has been ever widening.

Present system of urban planning in India is based on purely population projections. In

the present case the Development Plan is also prepared on the projected size of population

for the year 2025. Population projections in both of the plans are shown in Table 6.1 and

Table 6.3. While the original document anticipated a growth rate of 45 per cent during

2001-11 in the population, the revised document anticipates a growth of only 40 per cent.Interestingly, the population size of the city corresponding to the base year i.e. 2001 does

not match in the two documents.

Rohtak city: Area under different categories in Development Plans (2006 and 2007)

Land use 2006

(Area in ha.)

2007

(area in ha.)

Difference

(2007-2006)

Residential 2740 3109 369

Commercial 460 636 176

Industrial 1242 1136 -106

Transport and

Communication

916 1052 136

Public Utility 362 432 70

Public and Semi Uses 952 911 -41

Open spaces 1008 1273 265

Special Zone Total 68 68 0

Total 7748 8617 869



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(a)

(b)

Fig. 6.1 Rohtak city: Land under different uses (in percent) for DDP 2025

Residential

35%

Commercial

6%

Industrial

16%

Transport and

Communication

12%

Public Utility

5%

Public and Semi

Uses

12%

Open spaces

13%

Special Zone

Total

1%

2006

Residential

36%

Commercial7%Industrial

13%

Transport and

Communication12%

Public Utility

5%

Public and Semi

Uses

11%

Open spaces

15%

Special Zone

Total

1%

2007



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This is despite the fact that population figures pertaining to 2001 were already declared

by Census of India when the draft plan was under preparation. Further, in the revised

document the population of the city is projected to grow at a rate of 65 per cent over a

period of only four years i.e. 2021 to 2025. The corresponding figure proposed in the

original document was 55 per cent. In this very short duration of time the growth rate

does not seem to be real. In other words, the proposals in the Development Plan of the

city for 2025 are based on exaggerated rate of growth in population. The areas under

proposed plan for 2025 are higher than the actual demand of land will be.

Absolute areas under different land uses in both of the Development Plans are

shown in Table 6.5 and Fig. 6.1. Total area under residential uses and open spaces has

been inflated in the revised document although anticipated size of population is 9.43 lakh

in the revised document as against 9.86 lakh in 2006 and.

Ironically, although the final projected population of the city for the year 2025 is

smaller in the revised document than that in the original Draft Plan, the area under

residential uses has been increased from 2740 hectares to 3109. There is a mismatch

between population projection and proposed residential area in the two Drafts for

Development Plan 2025.

The percent share of area under different land uses has been shown in Fig. 6.1 (a)

and (b). Also, the location of sites for industrial uses has been changed from 2006 to

2007. In the original Draft Development Plans (DDP) area under industrial uses were

proposed to be located in the southern part of the city. It was argued that this was done

taking in view of general wind direction in the city. But in the next year in the Revised

DDP, the industries have been proposed to be located in the eastern parts of the city. It

remains to be known as to why in the revised plan wind direction has been ignored.

Growth of population: The revised DDP had anticipated a growth rate of 40 per cent

during 2001-2011 in the population of Rohtak city. However, when 2011 Census results

were declared it was found that the population of the city grew at the rate of only 26.67

per cent. The gap between projected and actual growth rate was around 14 per cent. The

magnitude of the gap between anticipated and actual growth rates is too large to be

explained in terms of wrong assumptions. In other words, it is evident that the projected

rate of growth was deliberately exaggerated in order to justify an increased allocation of



186

lands for residential purposes. Also, as already discussed in earlier chapter the growth rate

of built up area in the city in recent past has been higher than the growth rate of

population. Over a period of 39 years i.e. from 1972 to 2011 the built up area of the city

has grown by almost five times while the population of the city has barely trebled. The

growth rate in built up area is thus more than twice as that in population growth during

the period. The actual growth rate in the population of the city in the past should have

formed base for future development plans. In addition to this the residential sectors

namely Sector 2, Sector 2 Part, Sector 3, Sector 3 Part and Sector 4 of HUDA are not yet

fully developed. Total residential number of plots, vacant plots and the share of vacant

plots in these residential sectors are shown in Table 6.6. As could be seen around 45

percent of the total plots in these residential sectors are still vacant. Lands of many of

these residential sectors were acquired by HUDA more than a decade ago.

Table 6.6: Rohtak city

Plots still lying vacant in selected residential Sectors of HUDA

Sector No Total no. of Plots Vacant Plots Per cent

Sector 2 1940 1061 45.31

Sector 2 part 240 150 37.50

Sector 3 900 244 72.89

Sector 3 part 480 273 43.13Sector 4 840 241 71.31

Total 4400 1969 44.75Source: Calculated by the researcher through field visit of the area.

The fact that many of the plots are still lying vacant indicates that people have purchased

these plots not as induced by actual ‘housing needs’ but as part of their future investment

plan. Thus, land use change during the recent past is not demand driven rather it is linked

with a fast growing real estate business in the city facilitated by the proximity to NCR of

Delhi.

Suitable land for future urban growth: Rohtak city is located in fertile land of

the Indo-Gangetic Plain. The city is surrounded by agricultural land. The land which is

highly fertile is suitable for agricultural purposes and therefore should be reserved for

agricultural use only. The land which is not suitable for agricultural uses should be taken

for future urban development. In the earlier chapter, land suitability for future urban

growth based on six criteria namely- land use land cover, distance from the main roads

(National Highways and State Highways), distance from built up area, fertility status



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of soil, depth of ground water and ground water quality was examined. The proposed

land use plan as per revised DDP of the city was overlaid on the land suitability

analysis output. The results are shown in Map 6.3. It is striking to note that several

patches of high fertile lands in the southern parts of the city along Jhajjar road asrevealed in land suitability analysis are earmarked for future urban development in the

plan proposal. It is important to note that such lands cover nearly 3000 acres. On the

contrary, as was revealed by land suitability analysis, the north-western parts of the

city along Jind road would have been a highly suitable choice for future urban

development. Perhaps the planning authorities did not take into account the quality of

land objectively. Rather, it appears their priorities were guided by market forces.

Green belt : Department of Town and Country Planning, Haryana, proposed green belt

on both sides of National Highways, State Highways, bypass of the cities, and other

planned roads. But on ground this belt is missing in almost all the cities of Haryana

excepting perhaps Karnal. In Karnal green belt on both sides of NH-1 is maintained. The

green belt is missing in Rohtak city. Here it is noted that the DDP is prepared for 2025

but the roads/bypass i.e. bypass in the northern part of the city behind Bus Terminal

which were completed around 5 years ago are still without green belt. In the DDP all the

National Highways are proposed to have green belt of 60 metres on both the sides.

Despite this, recently constructed bypass on NH-10 near Kheri Shad village does not have

green belt. A few patches of green belt are found in the city in residential sectors 1 which

are mainly developed by HUDA on the NH-10 and near IMT.

Urban Village: In 2010, the Municipal committee of Rohtak city was upgraded to

Municipal Corporation. With this up gradation of civic status, the boundary of the city

was expanded and eight villages namely- Bohar, Asthal Bohar, Garhi Bohar, Majra, Kheri

Sadh,Kanehli, Sunari Kalanand Sunari Khurd were brought under municipal limit. In the

DDP for 2025 of Rohtak city no mention has been made concerning planning of these

urban villages. The proposed plan is restricted to the urban area only. This leaves out the

edges or the urban fringe (where villages are located), often the most dynamic areas of urban

growth. As could be seen the plan does not include Lal-Dora and therefore rural-urban

linkages do not get integrated in the future growth plan of Rohtak city.

Loss of agriculture production: The state government acquired lands fordevelopment in the light of Revised Draft Development Plan 2025. As already stated



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earlier in the chapter, this land has been acquired to develop residential, institutional and

industrial area during 2005 to 2010. During this period, government also gave land to

private colonizers. The details of land given to private builders have already discussed in

chapter IV (Table 4.6). In all, seven private developers were allocated a total of 797.4

acres of land for development of residential colonies. The lands allotted to these private

developers are still open land except some built up patches in respect of Omaxe

Construction. Similarly, much of the lands acquired for IMT (around 1800 acres) to be

developed by The Haryana State Industrial and Infrastructure Development Corporation

(HSIIDC) is still ‘open’ although some industrial units have been established. Thus, in all

around 6700 acres (2711.4 hectares) of land proposed for residential and industrial

purpose have gone out of agricultural uses and are yet to be developed. There is a huge

loss to agricultural economy posing serious threats to food security. There is net loss of

about 10700 metric tonnes of wheat production per year due to this encroachment on

agricultural land which still lies vacant. This is calculating by using Statistical Abstract

Haryana (2007-08) taking the district average wheat production (yield per hectare).

Unauthorised colonies: As per the notification of Delhi Development Authority through

The Gazette of India, Unauthorized Development means “a colony/ development

comprising of contiguous area, where no permission of concerned agency has beenobtained for approval of Layout Plan, and/ or building plan”. Growth of unauthorized

colonies is an integral part of the emerging economies as the cities attract more in-

migrants that require spatial expansion. The field experience of the researchers indicate

that in most of the cases rural people who migrated to Rohtak city mainly for better

service including education for children purchased the agriculture land from the land

owner through registry and constructed their houses. By the time the fringe area was

merged into Municipal Area, demand for the provision of basic services becomes a major

issue. Once Unauthorized Colonies come into existence, efforts for regularization start.

Regularization means formally acknowledging existence of settlements. This necessitates

due provision for infrastructure and other facilities in the recognised colonies. The

unauthorized colonies in Rohtak city number 34 the details of which are shown in Table

6.7. The unauthorized colonies mostly have been developed on agricultural land in

peripheral areas of the city, perhaps due to low price of land. With the passage of time

these unauthorized colonies were regularised. The regularization process of these

unauthorised colonies is an integral part of vote bank politics. These unauthorized



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colonies do not get mention in the DDP 2025. The lands on which these colonies exit

form part of DDP. So, the implementation of future plan as per DDP will largely depends

on these unauthorized colonies.

Table 6.7List of Unauthorized Colonies in Rohtak city

Sr.

no

Name of colony Location

1 Inderparsth Sonipat Road

2 Harkidevi

3 Rishi Nagar Ladot Road

4 Shastri Nagar Basant Vihar

5 Surya Nagar Singhpura Road6 Parvesh Nagar Gohana Road

7 Rajiv Nagar Kacha Chamaria

Road

8 Barshi Nagar Jind Chock

9 Shiv Colony Jind Railway

Fatak

10 Suryan Nagar -

11 Area near IDC -

12 Basant village Kutana -

13 Sher Vihar -

14 Ram Nagar Sunarian Road

15 Kunj Vihar Sunarian Road

16 Gokal Colony Sunarian Road

17 Ajit Colony

18 Amrit Colony Circular Road

19 New Vijay Nnagar Circular Road

20 Sheetal Nagar Jhajjar Road

21 Anand Nagar -

22 Tilak Nagar Ext. -

23 Kabir Colony -

24 Vishal Nagar Ext. Delhi Road

25 Uttam Vihar -

26 Area near Nehru

colony ext.

-

27 Sanjay Colony near

Indra Colony ext.

-

28 Roop Nagar near God

college. Ext.

-

29 Area opp. Sugar MillColony near Janta

Colony ext.

-

30 New Aggersain

Colony

-

31 Friends Colony Delhi Road

32 Asthal Bohar Colony -

33 Ghari Majra -

34 Basant Vihar -

Source: MC Office, Rohtak

In this context, unauthorized colonies became an important and urgent issue which need

integration through planning interventions.

draft development plan

Documents

urban planning urban

urban population

urban design

urban centres

urban areas

urban planning concerns

urban planning endeavours

urban planning methods