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Registered No.-768/97

THE ASSAM GAZETTE

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EXTRAORDINARY

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PUBLISHED BY THE AUTHORITY

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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.

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THE ASSAM GAZETTE, EXTRAORDINARY, AUGUST 29, 2019

1612

SCHEDULE- I

SITUATION AND AREA :

(i)

District

Kamrup Metropolitan

(ii)

Approximate area:

3.963 Sqkm.

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

Mouzas

Villages

Area

Beltola

Dhalbama

0.848 Sqkm.

Pamohi

Ramcharani

3.115 Sqkm.

Total area of development Scheme

3.963 Sqkm.

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.

THE ASSAM GAZETTE, EXTRAORDINARY, AUGUST 29, 2019

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.

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THE ASSAM GAZETTE, EXTRAORDINARY, AUGUST 29, 2019

(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.

POPULATION ESTIMATE OF SCHEME AREA

Year

Population

Source

2001

2311

Census of India

2011

3461

Census of India

2025

7692

Estimated.

2035

11492

Estimated.

(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.

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THE ASSAM GAZETTE, EXTRAORDINARY, AUGUST 29, 2019

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.

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THE ASSAM GAZETTE, EXTRAORDINARY, AUGUST 29, 2019

G - Green Belt (Recreational and Open Space)

E - Eco Sensitive

CI - Composite Use I

NOTE :

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.

To be permitted in commercial areas to be indicated in Residantial(H) Zones in Local

Area Plans/ Layout Plans

In Residential use zone, existing uses to continue and new ones to come on special

permission from the Authority Also refer Annex I

No further expansion of residential area

In the New Town proposed Recreational Area

Only Existing uses to continue

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 Scheme

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THE ASSAM GAZETTE, EXTRAORDINARY, AUGUST 29, 2019

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.

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THE ASSAM GAZETTE, EXTRAORDINARY, AUGUST 29, 2019

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 function

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THE ASSAM GAZETTE, EXTRAORDINARY, AUGUST 29, 2019

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.

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THE ASSAM GAZETTE, EXTRAORDINARY, AUGUST 29, 2019

NOTE :

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.

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.

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THE ASSAM GAZETTE, EXTRAORDINARY, AUGUST 29, 2019

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-5

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THE ASSAM GAZETTE, EXTRAORDINARY, AUGUST 29, 2019

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-5

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THE ASSAM GAZETTE, EXTRAORDINARY, AUGUST 29, 2019

ANNEXURE-III

Classification of industries

Cottage, Handloom and Household Industries

Cosmetic Products

Agarbatti

Writing Ink

Sealing Wax

Watch, pen and spectacles repairing

Acrylic Sheet Button

Plastic Covers (Diary and Files etc.)

Knitted Plastic Bags

Shoe repairing and manufacturing

10.

Rubber stamps

11.

Rubber moulded goods

12.

Food Products - bakeries etc.

13.

Creamery and dairy products

14.

Atta Chakki and Masala Grinding

15.

Repacking of Medicines etc.

16.

Paper Products

17.

Card Board Boxes, paper Bag making

18.

Book binding

19.

Printing Press

20.

Ready Made Garments

21.

Batik Printing

22.

Embroidery

23.

Watch Straps (Nylon)

24.

Canvas Bags and Products

25.

Hosiery Items

26.

Surgical Bandages

27.

Shoe Laces etc.

28.

Thread Reels

29.

Tailor labels

30.

Mirror and frame making

31.

Decorative Glass articles

32.

Chalk Sticks

33.

Tailor's Shop

34.

Cycle repairing

35.

Basket Masking

36.

Wire Brushes

37.

Umbrella Assembly

38.

Wooden Toys

39.

Paper pins, Gem clips

40.

Hair Pins

41.

Wire Staples

42.

Wire stands for kitchens

43.

Wire for Curtains

44.

Wire loops

45.

Decorative Key Rings

46.

Link Clips

47.

File Clips

48.

Shoe and Tent Eyelets

49.

Brass Jewellary

50.

File cover accessories

51.

Garment hooks and eyes

52.

Link chain

53.

Heating element (for domestic electrical

appliances)

54.

Decoration lighting series

55.

Transistor radio Covers

56.

Decorative Leather Goods

57.

Industrial Leather Hand Gloves

58.

Manufacture of Bidi

59.

Processing of Supari

60.

Laundry, dry cleaning and dyeing

61.

Cotton cloth weaving in handlooms

62.

Ivory Carving

63.

Metal Polishing

64.

Gold and silver thread, Zari work,

Jewellary, Gold Ornaments

65.

Manufacturing, repairing and Tuning of

musical instruments

66.

Making of lac bangles

67.

Repairing of Electronic Instruments

68.

Assembly of Furniture Units

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THE ASSAM GAZETTE, EXTRAORDINARY, AUGUST 29, 2019

ANNEXURE-VI

Proposed area distribution under Pamohi & Dhalbama revenue villages

Sl.

Landuse Zones

Area (In ha.)

Area (%)

No.

Commercial

11.10

2.80

Composite Use-1

6.87

1.73

Drain/Channel/River

20.29

5.12

Eco-Sensitive

181.59

45.83

Public & Semi-public

6.91

1.74

Recreational

17.99

4.54

Residential High

62.23

15.71

Residential Low

68.33

17.24

Road (Existing Width)

20.91

5.28

Total

396.22

100

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