This chapter details out guidelines for enabling the preparation of detailed plans. It includes designation of use zones and use premises, subdivisions of use zones into premises, use premises to be permitted in the use zone and use activities to be permitted in use premises.
7.1 USE ZONES AND USE PREMISES DESIGNATED
7.1.1 Use Zones
Use Zone means an area for any one of the specific dominant uses of the urban functions. There shall be 17 use zones classified in 8 categories namely: Residential, Commercial, Industrial, Public and Semi Public, Transportation, Recreational, Agriculture/ water bodies, and River Front Development Zone. The 17 use zones are as under:-
1. Residential
R1- Residential (Medium density below 500 pph) R2- Residential (High density above 500 pph)
R3- Village Abadi
2 Commercial
C1- Commercial
C2- Wholesale Commercial including Warehousing/Mandi.
3 Industrial
M1- Industrial
M2- Noida Export Processing Zone (NEPZ) / EPZ
M3- Special Economic Zone
4 Recreational
P1- Recreational Green.
P2- Public Parks and Playgrounds.,
P3- Green Belt.
5 Public and Semi-public
PS1- Institutional.
6. Transportation T1 - Transportation
T2 - Railwayline Corridor
7 Agriculture / Water Bodies
A1- Agricultural Land
A2- Water Body including Rivers, Canals and Open Drains, Ponds etc.,
8. RF - River Front Development Area
7.1.2 Use Premises
Use premises means one of the many sub-divisions of a use zone, designated at the time of preparation of layout plan, for a specific main use or activity.
7.2 ZONING REGULATIONS
7.2.1 Objectives of Zoning
Generally, Residential, Commercial, Industrial, Institutional, public and semi-public facilities, transportation, parks, open spaces and agricultural land uses are marked/identified in the Master Plan. The ancillary/incidental activities, that are not displayed seperately in the landuse map, are to be permitted according to the zoning regulations. The provision of ancillary/incidental activities/utilities is required to be made by competent authority according to the zoning regulations and the specific requirement of a particular scheme so that public health, welfare and security may be ensured in the proposed planned areas.
7.2.2 Salient Features of Zoning Regulations
The development of various activities/utilities in everchanging physical, social and economical scenario of cities is an ongoing process. In the zoning regulations, the approval of various activities/utilities under main land-use areas has been laid down in order to simplify the procedures of planning and responding to the requirements of development. The salient features of the zoning regulations are as under :—
(1) The complicacies in usual zoning regulations are removed in order to simplify them. The permission of various activities in the main land-use areas are made user-friendly through a matrix.
(2) The concept of flexible and multi-utility use of land is adopted instead of regimented use of land, so that it may boost the fast development of the town.
(3) The planning and permission of multi-utility of a piece of land will be on the basis of their ancilliaries and preferance measures, so that the operational and economical capability of inter-dependent multi-utilitiy land may be enhanced and main land use also retain the basic character.
(4) The concept of floating land-use has been adopted in zoning regulations, according to which the activities that are not envisaged in the general scheme/layout plan and there Zoning Regulation may be considered in future according to their merits.
7.2.3 Categories Of Different Activities/Utilities
The different activities/utilities to be provided or planned in the proposed main land- use categories are as under :
(a) Permissible Uses
These activities/utilities which are ancillary to the main land-use and are planned and permitted.
(b) Conditional Uses
These activities which are planned and permitted under the required terms and canditions in connections with the main land-use on the basis of their specific requirements. The required terms and conditions are given with the zoning matrix.
(c) Permissible uses under the specific permission of the Authority
These activities will be planned or permitted under specific permission of the Authority keeping in view the infrastructure and its environmental impact on the surrounding area etc. i.e. on the basis of their merits and demerits.
(d) Prohibited Activities
These activities will generally not be permitted in the concerned land-use.
7.2.4 Floating Activities
After coming of the scheme in force some activities/utilities are proposed according to the changing physical, social, economical and political scenario of the city, which become essential according to the demand of time, but are not envisaged in the scheme or zoning regulations. Such activities include bus/ truck/ rail terminal, wholesale trading complex, public utilities and services, electricity sub station, treatment plants, etc. To permit such activities it becomes inevitable at times, to change the land-use. Therefore, to permit for such activities/utilities, as per demand, the concept of floating use/activity is included.
Its advantage is that there will be no centralization of non-performing activities in any single land-use zone. In addition to that, to curb any ill effect or deterioration on the dominent character of a land-use zone due to extra floating utilities and to control the pressure on the establishments in the concerned area, a provision has been laid down that if a floating utility is not permissible in a particular zone, it may be allowed by the Authority by specific permission on the ground of the merits/demerits of the case.