No. 363 GMDA-GEN-13-2009-2011-70 Dated 19-08-19

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No. 363 Dispur, Thursday, 29th August, 2019, 7th Bhadra, 1941 (S. E.)

GOVERNMENT OF ASSAM

ORDERS BY THE GOVERNOR

OFFICE OF THE GUWAHATI METROPOLITAN DEVELOPMENT AUTHORITY

NOTIFICATION

The 19th August, 2019

GMDA/GEN/13/2009(Pt)/2011/70.- In exercise of the powers conferred by Section 39 (1) of GMDA Act 1985 (Amended) GMDA is pleased to publish the following notice regarding the publication of the draft Development Scheme for the Pamohi/Dhalbama special scheme area of the Master Plan 2025 notified as development area vide Notification No. GMDA/GEN/13/2009/Pt/70 13 dated 3rd March 2010 and as described in the Schedule-I.

Notice for publication of the draft Development Scheme of Pamohi/Dhalbama special

scheme area of Master Plan 2025 :

It is notified that the detailed Development Scheme prepared under Section 35(1) for the Pamohi/Dhalbama special scheme area is hereby published.

The details of the Development Scheme together with all relevant papers and maps may be inspected free of cost during office hours at the Office of the Chief Executive Officer, Guwahati Metropolitan Development Authority and will also be available in GMDA's

website: http://www.gmda.gov.in.

Objections/suggestions from any person are invited with respect to the scheme within 2 (two) months from the date of issue of notification.

SCHEDULE- I

1. SITUATION AND AREA :

(i) District : Kamrup Metropolitan

(ii) Approximate area: 3.963 Sqkm.

2. Mouzas and Villages included in this special scheme area of Guwahati Master Plan 2025:

INTRODUCTION

The Master Plan and Zoning Regulation for Guwahati was published vide the Assam Gazette Extraordinary Notification No. 198 Dispur, Thursday, 9th July 2009 and Corrigendum No. 199 Dispur, Friday, 10th July 2009 and Corrigendum No. 62 Dispur, Tuesday, 16th March,2010.Certain modification has also been made in the Master Plan from time to time considering the requirement of such modifications due to needs of plan development.

As per the Master Plan 2025 land use classification of the Special Scheme Area covering Pamohi and Dhalbama village were indicative only with the final land use to be notified at the time of finalization of Development Scheme. Accordingly, no specific land use was earmarked in the Special Scheme Area covering Pamohi and Dhalbama village except in some portion of Pamohi village which have been earmarked as Eco-Sensitive Zone to keep conformity with the adjoining Eco-Sensitive Zone. The total area of this Development Scheme is about 3.965 sq.km.

As per the Master Plan the Pamohi village of this Special Scheme Area falls in sub planning unit 13 of planning unit 5 while village Dhalbama falls in sub planning unit 17 of planning unit 2. The estimated population by 2025 in sub planning unit 13 is 34,997 while in sub planning unit 17 is 67,191. But actual population of these two villages is accounts for only 08 to 01 percent. The estimated population of this Development Scheme by 2035 is estimated at 11,492.

In Chapter-14 of Master Plan implementation the city has been divided into IV parts for the purpose of development/re-development and this area falls in Part-II where large undevelopment areas are available for new development and as such detail land use is now required to be finalized with development control regulation considering this area as a development area under GMDA Act as has been emphasized in the Master Plan.

Accordingly, under Section 35 (i) this area of Pamohi and Dhalbama was declared as development area vide Notification No. GMDA/GEN/13/2009/13 dated: Guwahati the 3rd March 2010 (Annexure-I) and also issued a notice vide GMDA/GEN/13/2009/17 dated 3rd March 2010 (Annexure-II) inviting names of all the claimants of any interest in the land within the area under this scheme area. Petition received to a examined and a notification for Development Scheme for Pamohi-Dhalbama special scheme area was published on 19th January 2011.Subsequently it was felt that the existing development and the area being located on the edge of some most sensitive areas of city, further survey of existing land use was required and carried out by the Authority. And based on the field survey a new Development Scheme was finalized for this area and published again inviting suggestion and obligation for finalizing. To make the plan more user friendly and transparent the whole plan was also converted into GIS platform. Some provisions of land use zoning and new provision of development control regulation were also incorporated to accommodate the requirement of new policies of Government with respect to urban development.

SCOPE AND CONTENT OF DEVELOPMENT SCHEMES :

The scope and content of Development Scheme has been framed in accordance with clause 36(1) of GMDA Act by making provision for following matters. The area being bordering Rani and Garbhanga reserve forest and in the vicinity of Deepor Beel special measures has to be taken in a Development Scheme.

(i) Layout of new streets or roads with provision for proposed right of way of different category of road.

(ii) The allotment or reservation of land for different uses.

iii) The preservation and protection of the sensitive uses like hills and waterbodies and channels.

(iv) Imposition of condition and restrictions in regard to open space percentage of building area for a plot, character of building allowed in different areas, discontinuance of objectionable uses etc.

(v) The requirement for housing schemes of different income group, commercial uses schools and hospitals community facilities and other uses allowed.

(vi) Identification of major drainage channels.

(vii) Other matters not inconsistent with the objective of the Act.

Major highlight of this proposed Development Scheme of Pamohi and Dhalbama :

(1) The land use plan so drawn up is finalized considering the trend of development and the land use earmarked in the adjoining area of the Master Plan.

All Govt. land in the scheme area to be transferred to GMDA for the purpose of preservation as a recreation area or for various residential/infrastructure project as per this Development Scheme.

(2) No change or modification of layout of road network as suggested in the Master Plan has been proposed. However, it is proposed that all the local distributors should have a minimum RoW (Right of Way) of 12 m and access road should have a minimum RoW of 6 m.

(3) The FAR in plots abutting roads less than 6 m has been restricted to 100. However additional FAR is proposed if land is relinquished for widening the road without asking for compensation of land.

(4) Residential areas have been earmarked as Residential (High) and Residential (Low) with FAR & Coverage have been restricted in Residential (Low) zone.

(5) Population and Density :

Population density of the scheme area is only about 873 persons per sq.km.as against the density of 3745 persons per sq.km. of GMA in 2011.This area has a potential of future development because of its well accessibility with other areas of the city, though some areas of Pamohi required to be put in restricted use because of its proximity to Deepor Beel. The decadal growth from 2001- 2011 is 66.7% which is also very high compared to the 37% decadal growth of Guwahati city for this period. Accordingly the total population in 2025 is about 11492.

(6) Housing for the poor :

(a) In order to prevent growth of slum mandatory provision of EWS (Slum Ratio) in all group housing to the extent of 20% of dwelling units on the plot with additional FAR of 15% of permissible FAR.

(b) Re-categorization of housing types, development control norms and different densities to make EWS/LIG housing viable ad economical.

(c) Facilitating for Construction of PMAY Housing Under the Mission "Housing For All By 2022"

(7) Environment is taken as a major concern and as such considering the proximity of major portion of this area to the Deepor Beel, no industrial area has not been proposed in this developmental scheme.

(8) Special provision has been made for development in existing villages.

(9) Provision has been made for retaining traditional weekly market.

(10) Transport :

No modification is proposed in the transport sector. It is important to establish the interface between the intra GMA and intra region road system and also to define the path for regional traffic.

Accordingly the proposed road network as proposed in final Master Plan 2025 for this area has been retained. However some adjustment of Right of Way (RoW) of various category of road has been proposed as given below with minimum right of way : ( Annexure V)

Most of the existing road network do not have sufficient width and required widening. Only 5.5% of total land is under roads. As such minimum width of access roads are proposed as 6m and other Master Plan roads have been proposed 9m-24m, so that land under road is kept at 10-12%.

(I) (1) Peripheral Ring Road - 24 m

(2) Radial Master Plan Road - 18 m

(3) Local Distributors - (a) 12 m

(b) 9 m

All other access roads will have a minimum right of way of 6m

(II) The planning of residential neighbourhood regarding circulation system shall be governed by the following norms :

(1) The residential plots in new areas shall generally face an open space including pedestrians' movement with a minimum width of 9 m. The plots may face a vehicular access road with 9m right of way. The circulation network within the cluster shall be so devised that no residential plot is more than 65 m away from the nearest point of the vehicular access road.

(2) All vehicles shall be restricted to specific parking lot or along the vehicular access road.

(3) Maximum length of cul-de-sac shall be 150 m and loop road 450 m.

(III) The planning of residential neighbourhood regarding landscaping shall be governed by the following norms :

(1) Suitable landscape plans for the residential area shall be prepared indicating in reasonable detail, the landscape development of the parks and roadside plantation.

(2) Detail landscape plan for one Neighbourhood Park shall be prepared.

The Master Plan roads are shown in maps at Annexure No. II

(11) Land Use of Scheme Area :

The details of existing and proposed land use of scheme area are given in maps at annexure IV & VII. The proposed land uses proposed in various zone are given below.

The Pamohi Dhalbama area is on the border of Rani-Garbhanga reserve forest on its south and Deepor Beel on west and Pamohi reserve on north. Considering these sensitive nature of location about 45% of land has been kept under eco-sensitive zone to check undesired development near these areas. 20% of land has been in kept in the low density zone considering the rural nature of development. No area has been proposed as industrial zone but cottage handloom and household industries primarily rural based shall be allowed in some zones.

(12) Land Use Zoning

There is no change in land use zoning and classification of land use zones, land use permissibility (Refer Chapter 13 of final Master Plan 2025 for Guwahati) in different zones as notified in the final Master Plan 2025.

However following modifications and additions (As marked '*' in Table-I) to these provisions have been incorporated in this land use permissibility of different zones of this development area.

Index of Use Zones :

R (H) - Residential High

R (L) - Residential Low

C - Commercial

P - Public & Semi Public

T - Transportation1624 THE ASSAM GAZETTE, EXTRAORDINARY, AUGUST 29, 2019 G - Green Belt (Recreational and Open Space)

E - Eco Sensitive

CI - Composite Use I

NOTE :

1. All Existing non nuisance, non-polluting uses to continue in the following use zones :

- Residential

- Commercial

- Public/Semi-public

- Transportation and Communication

- Composite Use I

All existing non nuisance, non-polluting uses may be allowed to continue/discontinue after an application for special permission to the Authority in the following use zones :

- Recreational, Commercial, Public/ Semi Public & Green Belt

- Eco-Friendly.

- All notified forest, water bodies, rivers and upto a distance of 100m from their boundaries etc. are also classified as Eco-Sensitive Zone with other Eco-sensitive areas. No construction be allowed in this area.

2. To be permitted in commercial areas to be indicated in Residantial(H) Zones in Local Area Plans/ Layout Plans

3. In Residential use zone, existing uses to continue and new ones to come on special permission from the Authority Also refer Annex I

4. No further expansion of residential area

5. In the New Town proposed Recreational Area

6. Only Existing uses to continue

7. Only those industries as listed in Annex I

13. Parks, parking, circulation and utilities can be located in any of the use zones. In recreation and eco-sensitive zone, these would be permissible with special permission from the Authority.

14. The following activities shall be permitted only in Eco-Friendly Zone and not in Eco- Sensitive Zone

- Tourism

- Socio-cultural activities

- Bungalow type construction

- Integrated PMAY

- Residential Dwelling Low Income Group, PMAY SchemeTHE ASSAM GAZETTE, EXTRAORDINARY, AUGUST 29, 2019 1625 Development of land would be permitted in Eco-Friendly Zone, if an integrated land development proposal is submitted. Such proposal should primarly be a PMAY Scheme upto 70% PMAY housing with 35% coverage and 125 FAR in a plot more than 0.5 Ha.

15. To the maximum of 30 percent of the FAR is allowed

n¹ Maximum coverage of 25% and maximum FAR of 50 provided the area is not notified as water bodies forest etc. with minimum plot size of 2000sq.m. with maximum two due dual units.

n² A roadside hotel designed primarily for motorists, typically having the rooms arranged in low blocks with parking directly outside with 25% coverage & 50 FAR. Provided area is not notified as water bodies, forest etc. & only on plots along NH & peripheral ring roads.

n³ In Green Belt/Eco friendly zone it is allowed on Peripheral road by pass and peripheral ring road as a high way amenity.

n⁴ Maximum coverage of 25% and maximum FAR of 50 with Assam Type structure in areas not notified water bodied forest etc.

n⁵ Maximum coverage of 40% and maximum FAR of 100 on the plot along National Highway and peripheral ring roads.

n⁶ Only ground basement.

NOTE : For interpretation of land use zoning and development control regulation Authority may constitute a committee of experts if such situation arises. The committee may also be given the task of elaborate and add on the above land use permissibility considering the circumstances that may come from time to time in the process of implementation of the plan for subsequent approval of Authority however, any land use change recommended by this committee will require approval of government.

(13) Housing

New Housing for Urban Poor

New housing should be in the form of one or two room units, which would be developed through public and private agencies and through Cooperative Societies or in PPP mode. As this category constitutes bulk of the housing stock that has to be catered at an affordable price to the lowest income bracket as housing for Economically Weaker Sections (EWS), this is often done by cross-subsidization.

For this purpose, adequate land would be earmarked for EWS housing. The developers of group housing shall ensure that minimum 20% of the dwelling units, are constructed for Community- Service Personnel/EWS and lower income category. In old built up areas, this may be as redevelopment schemes or industrial housing, etc., whereas, in urban extensions, the acquisition and development cost of this land should be borne by rest of the project. Such reserved lands should be handed over to a designated agency for promoting housing for low income and weaker sections.

The pattern of EWS housing shall be such as to ensure optional utilization of land in a sustainable manner. For that purpose, multi-storied housing will be the preferred option. Apart from mandatory provision for EWS housing in all group housing projects/schemes, the primary responsibility for creating adequate stock of housing for urban poor shall be borne by public agencies, which can be considered in PPP mode.

The following guidelines with site-specific relaxations may be adopted as required. Regular monitoring of executed schemes and revision of these guidelines at the time of preparation of new schemes is essential. Group housing norms shall be applicable with the following conditions :

(i) Minimum plot size 2000 sq.m. (facing a minimum road of 9 m)

(ii) Maximum density-300 units per ha + 10% variation, on residential component of the land.

(iii) The scheme should be designed in a composite manner with an overall maximum FAR of 230 on the residential component of the land and FAR on the remunerative component of the land shall be as applicable for the relevant land use.

(iv) Mixed land use/commercial component up to 10% of permissible FAR in the residential component of the land.

(v) The minimum residential component of the land area for rehabilitation of squatters has to be 60% and maximum area for remunerative use has to be 40%.

(vi) Area of dwelling unit for rehabilitation shall be around 31 to 34 sq.m. for EWS and 42 sq.m. to 48 sq.m. for LIG.

(vii) Common parking is to be provided which can be relaxed wherever required, except for the parking for remunerative purpose.

(viii) No restriction on ground coverage (except set backs).

(ix) Schemes shall be approved by concerned local body.

(x) Schemes/designs should be compatible for disabled.

(xi) For Housing constructed under PMAY under the mission "Housing for all by 2022" ala the benefits offered by Govt. including amendment of byelaws for facilitating construction of such housing of EWS,LIG will be available. All housing project were 35% of the house are EWS category or individual housing under EWS a detailed in guidelines of such scheme 2015 and subsequent amendments will be available for such benefits.

(14) Villages

The villages in this area have undergone significant physical and functional transformation related with their specific location. Villages are characterized by a mix of different land uses and have similarities in compact built form, narrow circulation space and low-rise high-density developments. These mainly accommodate residential, commercial and industrial uses and functionTHE ASSAM GAZETTE, EXTRAORDINARY, AUGUST 29, 2019 1627 as a mix. It is important that these areas, which are already established with identified uses, continue to play an active economic role.

Comprehensive schemes for the development of villages should be prepared by the concerned local bodies with the aim of provision of optimal facilities and services within the abadis and integration with the surrounding areas. Towards the latter objectives, development along the peripheries of the villages should be carefully planned, wherever necessary for the provision of services and green/open areas, circulation etc. this aspect should also be kept in view while preparing layout plans for urban extension areas.

The Authority should identify these areas where maximum coverage of 60% and FAR 125 with maximum Ground + 1st floor be allowed even if these villages fall within Recreational and Open area and Eco-friendly Zone.

(15) Weekly Markets

Weekly market, which is the traditional style of retail shopping, is quite popular in Guwahati especially among the lower and middle-income groups. These markets are held in various areas.

Further, parking and other open spaces within the service markets and commercial centers should be so planned that weekly markets can operate in these areas. The specific locations and timings of operation of such markets should be specified and regulated by the concerned local body.

(16) Land Use Zoning and Development Control Regulation

16.1 Minimum Setbacks

The provision of minimum setbacks of the building or structure from the proposed street line for different sizes of plots for all categories of use shall be as per the following table.

NOTE :

i. In case the permissible coverage is not achieved with setbacks, the setbacks of the preceding category may be allowed.

ii. The setback requirement in the plot will be as per the setback prescribed in the Building Byelaw for GMDA in force for the time being. But the minimum requirement of setback shall not be less than the minimum setback proposed in table 14.1 for different plot size.

iii. These provisions of setbacks are subject to requirements of height and ventilation as per Building Byelaws.

iv. In case a layout is sanctioned with more than the minimum prescribed setbacks, the same shall be followed in the sanction of the building plans.

v. The Authority could relax setbacks in special circumstances. However, the reason for relocation should be clearly recorded and approved by competent Authority.

17.0 Parking Standards

Parking as per existing byelaw of Guwahati Metropolitan Area enforced.

.

ANNEXURE-I

OFFICE OF THE

GUWAHATI METROPOLITAN DEVELOPMENT AUTHORITY

BHANGAGARH :: GUWAHATI-781005

NOTIFICATION OF DECLARATION AND PUBLICATION OF PAMOHI/DHALBAMA AS A DEVELOPMENT AREA

Dated : Guwahati the 3rd March, 2010

GMDA/GEN/13/2009/13.- In exercise of the power conferred by Section 35 (1) of GMDA Act 1985 (Amended) the GMDA is pleased to declare the Pamohi/Dhalbama area described in the schedule-I which is given below as a Development Area for preparing a Development Scheme for this area for implementing the proposals contained in the Master Plan for Guwahati 2025.

It is notified that the notification and declaration of Development Area by Authority under Section 35 of the GMDA Act 1985 (amended) for the area described in the Schedule-I and shown in Map is hereby published for subsequent preparation of detail scheme.

Accordingly restrictions have been imposed as per provision of Section 44 of GMDA Act within the Development Area described in the Schedule-I below on the use and development of land and building including regulation of open space and such other matters not inconsistent with the object of this Act except with prior approval of the Authority in the manner prescribed in the Act.

Details of the notified development area including a broad land use of this area may be inspected free of cost during office hours at the Office of the Chief Executive Officer, Guwahati Metropolitan Development Authority and will also be available on payment and in GMDA's website: http://www.gmda.co.in.

SCHEDULE-I

1. District : Kamrup Metropolitan

2. Sub-Division : Guwahati

3. Area : Revenue Village Pamohi and Dhalbama

Sd/- Chief Executive Officer Guwahati Metropolitan Dev. Authority Bhangagarh, Guwahati-5THE ASSAM GAZETTE, EXTRAORDINARY, AUGUST 29, 2019 1633

ANNEXURE-II

OFFICE OF THE

GUWAHATI METROPOLITAN DEVELOPMENT AUTHORITY

BHANGAGARH :: GUWAHATI-781005

No. GMDA/GEN/13/2009/17 Dated : Guwahati the 3rd March, 2010

N O T I C E

In exercise of the powers conferred by Section 35 (3) of Guwahati Metropolitan Development Authority Act, 1985 (Amended), the Guwahati Metropolitan Development Authority invites the names of all the claimants and their interest on any land or building within the area under the Special Scheme Area of Pamohi/Dhalbama as described in the Schedule-I of notification issued vide GMDA/GEN/13/2009/13 dated: 03/03/2010 which may be seen in GMDA's website:

http://www.gmda.co.in along with objections and suggestions, if any, within a period of two months from date of issue of the notification declaring this area as a "Development Area" under the Act. This is required to prepare and finalize the development scheme of the Pamohi/Dhalbama area as per Guwahati Metropolitan Development Authority Act, 1985 (Amended).

Sd/- Chief Executive Officer Guwahati Metropolitan Dev. Authority Bhangagarh, Guwahati-51634 THE ASSAM GAZETTE, EXTRAORDINARY, AUGUST 29, 2019

ANNEXURE-III

Classification of industries

Cottage, Handloom and Household Industries

1.    Cosmetic  Products                            36.  Wire  Brushes
2.    Agarbatti                                     37.  Umbrella Assembly
3.    Writing Ink                                   38.  Wooden Toys
4.    Sealing  Wax                                  39.  Paper  pins,  Gem  clips
5.    Watch,  pen  and  spectacles  repairing       40.  Hair  Pins
6.    Acrylic Sheet Button                          41.  Wire  Staples
7.    Plastic  Covers  (Diary  and  Files  etc.)    42.  Wire  stands  for  kitchens
8.    Knitted  Plastic  Bags                        43.  Wire  for  Curtains
9.    Shoe  repairing  and  manufacturing           44.  Wire  loops
10.   Rubber  stamps                                45.  Decorative Key Rings
11.   Rubber  moulded  goods                        46.  Link  Clips
12.   Food  Products  -  bakeries  etc.             47.  File  Clips
13.   Creamery and dairy products                   48.  Shoe  and Tent  Eyelets
                                                    49.  Brass Jewellary
14.   Atta  Chakki  and  Masala  Grinding
                                                    50.  File  cover  accessories
15.   Repacking  of  Medicines  etc.
                                                    51.  Garment  hooks  and  eyes
16.   Paper  Products
                                                    52.  Link chain
17.   Card  Board  Boxes,  paper  Bag  making
                                                    53.  Heating element (for domestic electrical
18.   Book  binding
                                                          appliances)
19.   Printing  Press
                                                    54.  Decoration  lighting  series
20.   Ready  Made  Garments
                                                    55.  Transistor  radio  Covers
21.   Batik  Printing
                                                    56.  Decorative Leather Goods
22.   Embroidery
                                                    57.  Industrial  Leather  Hand  Gloves
23.   Watch  Straps  (Nylon)
                                                    58.  Manufacture  of  Bidi
24.   Canvas  Bags  and  Products
                                                    59.  Processing  of  Supari
25.   Hosiery Items
                                                    60.  Laundry, dry cleaning and dyeing
26.   Surgical Bandages
                                                    61.  Cotton  cloth  weaving  in  handlooms
27.   Shoe  Laces  etc.
                                                    62.  Ivory Carving
28.   Thread  Reels
                                                    63.  Metal  Polishing
29.   Tailor  labels                                64.  Gold  and  silver  thread,  Zari  work,
30.   Mirror  and  frame  making                          Jewellary,  Gold  Ornaments
31.   Decorative  Glass  articles                   65.  Manufacturing, repairing and Tuning of
32.   Chalk  Sticks                                       musical  instruments
33.   Tailor's  Shop                                66.  Making  of  lac  bangles
34.   Cycle repairing                               67.  Repairing  of  Electronic  Instruments
35.   Basket  Masking                               68.  Assembly  of  Furniture  Units

ANNEXURE-VI

Proposed area distribution under Pamohi & Dhalbama revenue villages

MOLOY BORA,

Chief Executive Officer, Guwahati Metropolitan Dev. Authority, Bhangagarh, Guwahati-5.

Guwahati : Printed and Published by the Dy. Director (P & S), Directorate of Printing & Stationery, Assam, Guwahati-21. Extraordinary Gazette No. 725 - 10 + 10 - 29 - 08 - 2019. (visit at– dpns.assam.gov.in)