We quickly go through the essence of various well evolved settlement level land use plans and find relevant links to related guidelines. We also focus a bit on the guidelines for transition and buffer zones. This chapter is part of a series on Hierarchical Spatial Planning Framework

The Town and Country Planning Acts of most states provide for preparation of Development Plans, Master Plans, Zonal Plans, Local Area Plans, Detailed Development Plans, Town Planning schemes, improvement schemes etc. prepared at a scale 1:10,000 or higher indicating precise boundaries of various land uses at local level. Such plans and improvement schemes which are statutory plans and can be enforced at local/plot level.

The states have generally accepted, adopted and customised for themselves, the Urban and Regional Development Plan Formulation and Implementation (URDPFI) Guidelines of Government of India for urban areas as well as Rural Area Development Plan Formulation and Implementation (RADPFI) Guidelines of Government of India for rural areas.

The states should consider preparing and regularly reviewing and updating such plans at settlement levels to guide urbanisation and control haphazard ribbon development along highways.

Master Plans or Development Plans for Development Priority Zones

All Development Priority Zones should be notified as ‘Plan Areas’ and Master Plans or Development Plans should be prepared for them. In locations, with existing defined plan areas (of local planning authorities) extending beyond identified development priority zones, the entire plan areas should be taken up for preparation of the master plans /development plans.

The objective of the Master Plan or Development Plan should be to provide necessary details and intended actions in the form of on ground implementable spatial strategies and physical proposals for various policies as given in the Regional and Sub-Regional Plans.

Proposals of the such plans should be definite, and supported by an investment and development plan, phasing and implementation strategy along with evaluation and monitoring criteria which should be publicly accessible. This can ensure transparency in the intention of planning authority at local level regarding physical, social and economic development, the facilities and services that are proposed to be provided in future.

(Click here to download URDPFI Guidelines)

These plans should be prepared for a period of 15-20 years with periodic reviews and revisions every 5 years on rolling basis.

Master Plans or Development Plans for Rurban Areas

All Rurban Areas and other priority village clusters should be notified as ‘Plan Areas’ and Master Plans or Development Plans should be prepared for them.

(Click here and here for more information of Spatial plans for Rurban areas)

These plans should be prepared for a period of 15-20 years with periodic reviews and revisions every 5 years on rolling basis.

Detailed Development Plans, Local Area Plans and Improvement Schemes

The Detailed Development Plans, Local Area Plans or Improvement Schemes should be prepared for all urban and future urbanisable areas, industrial areas, mining and quarrying areas, infrastructure and logistics areas as part of the development priority zones with due consideration to the respective themes on priority basis. These plans will be prepared by respective planning authorities wherever existing or other relevant government departments but eventually approved by planning authorities/regional planning offices of Department of Town and Country Planning. These plans would ideally have a scale range of 1:4000 and higher (in certain cases even up to 1:500).

These plans should also be prepared for all settlements in the transition zone, though they may be prepared after plans for areas in the development priority zones.

These plans will be prepared for a period of 10 years with periodic reviews and revisions every 5 years on rolling basis.

Gram Panchayat Development Plans

As part of the Gram Panchayat Development Plans, spatial plans should be prepared for all existing and future rural settlements/built-up areas. The upcoming Rural Area Development Plan Formulation and Implantation Guidelines as advised by the Ministry of Rural Development and Ministry of Panchayati Raj, Government of India along with the provisions for Detailed Development Plans / Local area plans / improvement schemes as provided in each states Town and Country Planning Act should be applicable.

(Click here and here to download draft RADPFI and GPDP guidelines and Click here to see sample village development plans)

These plans should be prepared for a period of 10 years with periodic reviews and revisions every 5 years on rolling basis.

Master Plans for Preservation and Conservation Zones

Master plans along with a set of elaborate guidelines for regulating and controlling development for Preservation and Conservation Zones should be formulated, implemented, framed and utilised on priority basis in accordance with the relevant environmental acts and provisions thereof. The Forest and Environment department of the state should undertake the plan preparation activity on priority basis for areas within their jurisdiction. For all other areas Department of Town and Country Planning and/or relevant planning authorities at local level should undertake the said activity.

These plans should be prepared for a period of 10 years with periodic reviews and revisions every 5 years on rolling basis.

Master Plans for Transition and Buffer Zones

Master Plans for Ecologically Sensitive Areas demarcated as part of the transition and buffer zones in the Regional and Sub-Regional Plans should be prepared on priority basis in accordance with the relevant environmental acts and provisions thereof.

These plans should be prepared for a period of 10-15 years with periodic reviews and revisions every 5 years on rolling basis.

Furthermore, elaborate guidelines for regulating and controlling development for such zones should be formulated and utilised with due consideration to the predominant conflicts in its’ various areas on case to case basis.

Click here and here to access government notifications related to Eco-Sensitive Zones and Buffer Areas.

Indicative Guidelines for Transition and Buffer Zones

Among other things, depending on the predominant function and conflicts, the Transition and Buffer Zones should:

• Control/ regulate/ guide infrastructure and housing projects to be ecologically sensitive especially in forest fringe areas and complement them with compatible land uses like agriculture, pasture lands, horticulture lands, water harvesting zones etc.
• Integrate Geographical Indicators as a must in spatial planning exercises and control or completely restrict transfer of village commons directly linked to vulnerable population especially those who do not have land and may be sourcing firewood, cattle grazing, and medicinal grass, etc. especially in case of Geographical Indicators
• Provide clear cut guidelines for allowing and not-allowing conversion of grazing lands and village commons for built-up purposes, forest purposes and other agricultural uses
• Identify critical zones where bore wells are prohibited in buffers of Aquifer Recharge Areas
• Map hazards and disaster vulnerable areas to ensure resilience measures are incorporated in detailed planning at the next level
• Provide for a well-defined system/guidelines to add buffer to activities like mining, quarrying etc. and their end of life uses
• Encourage rehabilitation, restoration and re-afforestation of degraded and open forests as well as protect forests adjacent to settlements from further degradation
• Regulate grazing with community participation in forest areas, and protect protected areas, young plantations and regeneration areas from grazing
• Encourage urban forestry, social forestry, tree parks, plantations along roads, perineal horticulture crops for both green cover and commercial utilities in association with ULBs and NGOs to reduce pollution and ameliorate environment
• Protect private forests from clandestine diversion to non-forest purposes and restrict, control, discourage diversion and commercial exploitation on forest lands
• Discourage new infrastructure in wildlife areas especially elephant corridors and ecologically sensitive areas
• Encourage environmentally and wildlife friendly agricultural practices in eco-sensitive areas

Do’s and Don’ts for Transition and Buffer Zones

Do’s	Don’ts
Conserve natural water bodies	Pollute environment
Protect biodiversity of the area	Establish polluting Industries
Protect hill slopes	Establish major hydro-electric projects
Adopt green technology	Discharge untreated effluents
Use renewable energy and fuels	Cut trees for fuel
Use eco-friendly transport	Extract ground water for commercial use
Promote eco-tourism
Plant and process Ayurveda herbs

Prohibited Activities (the State may enlist more activities)

• Commercial Mining
• Setting of industries causing pollution (Water, Air, Soil, Noise, etc.)
• Establishment of major hydroelectric project
• Use or production or processing of any hazardous substances
• Discharge of untreated effluents in natural water bodies or land area
• Setting of new sawmills
• Setting up of brick kilns

Permissible but Regulated Activities (Indicative only)

• Commercial establishment of hotels and resorts
• Construction activities
• Small scale non-polluting industries
• Felling of Trees
• Collection of Forest Produce or Non-Timber Forest Produce (NTFP)
• Erection of electrical and communication towers and laying of cables and other infrastructures
• Infrastructure including civic amenities
• Widening and strengthening of existing roads and construction of new roads
• Undertaking other activities related to tourism like over flying the ESZ area by hot air balloon, helicopter, drones, Microliter etc.
• Protection of hill slopes and riverbanks
• Movement of vehicular traffic at night
• Ongoing agriculture and horticulture practices by local communities along with dairies, dairy farming, aquaculture and fisheries
• Discharge of treated wastewater/effluents in natural water bodies or land area
• Commercial extraction of surface and ground water
• Open Well, Bore Well etc. for agriculture or other usage
• Solid Waste Management
• Introduction of Exotic species
• Eco-tourism
• Use of polythene bags
• Commercial Sign boards and hoardings

Promoted Activities

• Rainwater harvesting
• Organic farming
• Adoption of green technology for all activities
• Cottage industries including village artisans, etc.
• Use of renewable energy and fuels
• Agro-Forestry
• Use of eco-friendly transport
• Skill Development
• Restoration of Degraded Land/ Forests/ Habitat
• Environmental Awareness

A policy can never be complete if it does not provide for the institutional mechanism and implementation framework along with the timelines. Click here to know more.