Development Perspective
3.1 Parent City : Gwalior
The existing city of Gwalior has a rich history and distinct character
of its own. Serving as the seat of the powerful Maratha kingdom
- the city wielded its influence in a large region around it. Many
of the economic activities in the region (mostly agriculture) have
traditionally been traded here. The city continues to be the predominant
centre for trade and commerce till date. Additionally, it has also
maintained its role as the seat of administration.
The Marathas were powerful and a wealthy dynasty - as a result art,
education and cultural flourished in the city. Till date, the city
continues to attract a large number of tourists to its magnificent
monuments that stand testimony to its glorious past. The standards
to education in the institutes established by the earlier monarchy
compete with the very best in India.
In terms of physical growth, Gwalior is a tri-nodal city consisting
of - Old Gwalior settlement around the fort, Lashkar - area developed
by the marathas and Morar - the British cantonment. These were established
at different periods in history. In recent decades, all three settlements
have witnessed increase in size and population resulting in almost
contiguous urban growth.
The population growth in the city has been sluggish in the recent
decades (between 1971 - 1991) growing at a uniform rate of 3.5%
annually. On the other hand, growth in neighbouring towns of Morena
and Bhind has been phenomenal during the same period reflecting
a potential for overall growth of the region.
The occupational pattern for Gwalior city indicates a slight shift
from the manufacturing sector to the commercial sector during the
same period. While the industrial growth within the city limits
seems to have slowed down, there is further increase in the trade
and commerce activities. The trend also indicates that large increase
in industrial workforce has apparently been absorbed in the neighbouring
towns of Morena and Bhind.
The current economic base of the city remains commerce. There is
a large component of the workforce in the service sector too which
includes tourism. However, it has been observed that tourist infrastructure
in the city is not present in proportion to the tourist potential
of the town. There is thus a large scope for growth in this sector.
The Gwalior Development Plan 2005 (Draft) prepared by the Directorate
of Town and Country Planning, Madhya Pradesh proposes to retain
the traditional economic activities of the city, i.e. Commerce and
Industry. There is an equal allocation of land for industrial and
commercial activity for the horizon year with total increase of
75% in the land area for these sectors. While the stated sectors
do have potential for growth in future, further diversification
in the economic base of the city is required for the city to emerge
as an effective counter magnet to the NCR.
The Development Plan for Gwalior has proposed to retain the existing
form of the city as a combination of three sub-cities by integrating
them physically without letter them loose their individual identities.
The Plan proposes to develop a number of relatively self-contained
planning units with each unit meant to function as a distinct entity
in respect of local level shopping, primary education.
A total area of 4331 Ha. presently is proposed to be increased to
7481 Ha for development of urban uses. However, the real increase
in population is proposed to be absorbed within existing areas through
redensification. The present ratio of 5.4 persons / 1000 Ha is proposed
to be increased by almost 40% to 7.0 persons per 1000 Ha.
In light of development trends and proposals for Gwalior city, the
role and function of the new settlement (Gwalior West) needs to
integrate itself existing city as well as complement and boost the
functions traditionally related to Gwalior.
3.2 Market Potential for proposed sectors
In order to investigate the potential for new sectors, a need and
demand analysis was carried out. This section summarises the results
of the Techno Economic Feasibility Study and Demand Analysis for
the proposed sectors.
In case of Gwalior West, the demand analysis was carried out for
the following urban uses based on the regional economic indicators
as well as the traditional roles and functions of Gwalior that can
provide a fresh impetus to growth in the city.
Tourism
Gwalior holds the potential of emerging as a major tourist centre
due to its historic background, strategic regional setting and multi-functional
character. The Majestic Gwalior Fort located in a region also known
for tourist sports such as Agra, Orchcha, Khajuraho provides appropriate
setting for promotion of heritage based tourism. Also, the plan
of the Department of Tourism, Government of India, proposes to promote
five major tourist circuits in the country one of which is the Agra-Gwalior-Jhansi-Orchcha-Khajuraho
circuit.
The terrain of the region and the presence of wildlife in the region
presents vast opportunities for the promotion of adventure tourism
in the region. The Tighra Reservoir with its idyllic natural settings
holds potential for development of large-scale tourist complex comprising
holiday resorts, water sport, sports complexes etc. This can form
an extension to the existing Madhav National Park, which is already
part of the national nature and wildlife circuit.
The annual trade fair held in Gwalior is a major event in the Gwalior
Region and presents opportunities for further growth and expansion,
If combined with the existing industrial base of Gwalior.
It may be concluded, thus, that the twin cities of Gwalior and Gwalior
West together can attract a large number of tourists, in all three
categories of : (I) heritage and culture, (ii) Adventure, and (iii)
Business tourism. It is estimated that with improved tourist facilities
and services, the average daily accumulation may increase to 8669
to 2010 from the present levels of 2712 (1994), but is subject to
expansion of appropriate hotel facilities.
Education
Gwalior has traditionally served as a seat of learning and has a
rich heritage of quality education established by the Scindias.
It is strategically located along major north south, and northwest
corridors of the country. Currently, there are a large number of
applicants for medical and engineering studies each year. In the
northern states, the number of such applicants every year is above
40,000. However, the distribution of professional colleges in the
country is skewed with the number of colleges in the southern states
exceeding those in the north. As a result every year, a large number
of students in the north who are not able to the north. As a result
every year, a large number of students in the north who are not
able to obtain admission, choose to apply to colleges in the south
especially the private ones where admission is available on payment.
According to studies carried out by the consultants, there are about
25,000 to 30,000 students who migrate to colleges in south each
year.
Considering Gwalior’s proximity to Delhi and strategic links
to the north coupled with growing industrial base of the region,
it is possible to attract a large number of students by offering
good quality technical education. At even very conservative estimates,
the number of students could vary between 1400 and 14373 as per
current growth trends.
Industry
Industries are now coming up in a planned manner in integrated industrial
estates which are developed and managed by independent industrial
development corporations. The importance of Gwalior as a vibrant
industrial base lies its strategic location and the status given
to it of a counter magnet to the National Capital Region. It is
imperative therefore that any development envisaged as part of its
counter magnet role should consider industrial development as a
potential sector that could offset much of the primacy effect of
Delhi.
The potential for industrial development lies in establishment of
integrated industrial estates which are industry specific replete
with common facilities required by the industry.
The existing industrial areas of Gwalior, are likely to absorb the
growth of industry in the next few years as large areas are still
left to be allocated. (Out of 33222 acres of land in Malanpur Ghirongi
Industrial Areas, 60% is still available for allotment, source -
AKVN, 1994). As such the growth of industry in Gwalior West may
pick up only after the existing areas are completely saturated.
Based on current growth trends, there would scope for development
of small Scale Industries and Large & Medium Scale in Gwalior
West. It is estimated that by 2010, land for 142 industrial units
would be required.
Trade and Commerce
This sector considers the development of trade and commerce in a
new town as influenced by two major forces : basic need for trade
in the town, and potential for induced demand. While basic need
is that which caters to the day to day consumption requirements
of the town’s inhabitants, induced demand potential is that
sector which covers scope for additional trade activities in the
town as a form of economic base.
It has been recorded that in the medium sized growing towns, the
need for basic commerce is in the range of 1 sq.m per person. It
is expected that the need arising for resident population of Gwalior
West would also be in this range.
There is a market potential for further developing Gwalior as a
regional market centre. Such a role is being played by Gwalior already,
however the scope can be further increased to meet specialized needs
of agriculture, handicraft and industries in the region.
In addition to the regional needs, there is scope of tapping international
cargo trade, as the current capacity of Delhi is reaching saturdtion
levels as cargo traffic continues to grow. Being located on the
Delhi-Agra-Bombay corridor, Gwalior can attract a portion of the
containerized/non-containerized cargo by establishing Freight complex
facilities. Goods bounds for international market and sourced at
industrial towns such as Moradabad, Ferozabad, Kanpur and other
which are currently packed and dispatched from Delhi can be diverted
to Gwalior if adequate infrastructure is provided.
Shifting Offices of Public Sector Undertakings out of Delhi
The sector considers the possibility of Gwalior West being able
to attract offices of few public sector undertakings currently located
in Delhi in compliance to the National Capital Region Plan and the
Master Plan for Delhi. The National Capital Region Plan - 2001 has
identified the decentralization of economic activities in the region
as one of the driving factors towards the success of the entire
plan. This decentralization not only aims at shifting of industrial
limits from the National Capital but also a number of central government
(subordinate officers) and offices of public sector undertakings
which have been functioning from Delhi for the last two to three
decades.
If adequate facilities are provided in Gwalior West, it may be able
to attract Public Sector Officer as per the NCR plan. High levels
of service in terms of convenient connectivity to Delhi Housing
and Social infrastructure and a strong labour base can provide conditions
for setting up integrated Public Sector Officers cum Residential
complexes within Gwalior West.
Out of the total of 18 Public Sector Offices with a total employee
strength of 13343 (SCOPE, 1995), which have been listed for shifting
out of Delhi, at least 25% of these may be attracted to relocate
in Gwalior West. This can be accomplished with an aggressive promotional
Programme.
Housing
Housing is proposed to be developed as a major activity of the new
city offering variety both in terms of size and quality promoted
through private initiatives. The major demand is expected to be
from the development of use functions within Gwalior West and spill
over of housing requirement from Gwalior City.
It was observed that the current rate of supply of housing is decreasing,
even if current rate is maintained at supply of 2000 dwelling units
annually, there would be an estimated net demand of 68579 units
by 2005. The real demand for housing in Gwalior West, however, would
be from the economic opportunities that would emerge in the city.
By combining the two demand sources (I) spillover of demand from
Gwalior, and (ii) demand from the labour force of the economic activities
of Gwalior West, it is estimated that housing would need to cater
to approximately 174000 households by 2010.
The results of the demand analysis have, on the basis of the potential
dean, classified the above sectors in form of Growth Stimulators,
Growth Accelerators and Growth Sustaining Factors.
The analysis by providing a projection of economic activities has
enabled in arriving at the level and type of employment for Gwalior
West. This exercise has formed the core of the planning exercise.
3.3 Integration with Gwalior
The study of the market potential, while providing specific growth
indices for Gwalior West has treated both cities as an integrated
whole where the old and the new city complement each other functionally.
Considering the basic role and function of Gwalior city region -
Commerce, Industry, Tourism and Education; the plan for Gwalior
West provides for activities in the same categories. The Development
Plan for Gwalior 2005 provides a major boost to Commerce and Industry
within Gwalior Planning Area; the plan for Gwalior West envisages
enhanced growth of Tourism and Private Education sectors which would
act as stimulators to growth. The new city promises an improved
quality of life through better housing (in form of low density plotted
development) and state of art decentralized infrastructure system.
In order to facilitate functional integration of the two settlements,
the plan proposes direct road linkages between Airport, Existing
CBD of Gwalior through improvement of existing road links (Tighra
Road)
3.4 Population Forecasts
The new city of Gwalior West it to be developed on an existing rural
population base of 40,000 (1991 census). The indicators for overall
population thus developed are based on employment projections made
as part of the demand analysis.
The population projections also incorporate the trends of population
growth in Gwalior city as well as neighbouring towns of Banmore,
Morena and Bhind.
The growth of population in Gwalior West is a function of a number
of factors. Considering the change of government policies, and their
impact on economy, the real demand is likely to vary considerably.
The projections made for Gwalior made for Gwalior West are thus
indicative and are expected to provide a guideline for preparation
of plan for the city. The figures need to be monitored reviewed
and modified as per changes made in the proposed plan.
Phase (5 Years) Total Employment Total Population Total No. of Households
1 29156 78300 17400
2 117860 328000 72900
3 281823 782000 174000
Average Household size considered is 4.5 person per household and
is lower than the average household size of 5.11 person The workforce
has been considered at 36 percent of the total population.
3.5 Suitability Analysis
Land in the SADA area has been classified into the following categories
:
Conservation Areas : Least Suitable
Consisting of reserved forests, water bodies, drainage channels
and steep slopes and environmental sensitive areas.
Areas with Environmental/Ownership constraints : Moderately Suitable
Consisting of :
w Other forest land
w Other forest land (recharge area)
w Private land (fallow land, good discharge area)
w Private land (fallow land, excellent discharge area)
w Private land (cropped land, good discharge area)
w Private land (cropped land, excellent discharge area)
w Private land (recharge area)
w Private land (fallow land, recharge area)
w Private land (cropped land, recharge area)
Immediately Urbanisable Area : Most Suitable
Consisting of Government land without any environmental constraints,
and Government land (moderate discharge/recharge). Conservation
areas, recharge areas and cropland are not considered too suitable
for urbanisation. Government land (where there are no environmental
constraints) is considered most suitable, as it can be consolidated
and transferred most easily. Furthermore, one is not faced with
the problem of multiplicity of ownership. This is why Government
land is considered conducive to immediate urbanisation.
Environmental Suitability Analysis for Existing Village settlements
:
Environmental suitability is measured is terms of :
w Presence of reserved forest nearby.
w Presence of prime agricultural land.
w Presence of good recharge and discharge area nearby.
Thus village falling near to these areas are less prone to transformation
due to urbanization. These village may have a moderate level of
development activities with sustenance of agro based development
especially for villages located near reserved forest and prime agricultural
land.
Depending on these factors villages may be divided among those suitable
for intense development and those not suitable for intervention
in the near future.
Table 3.5.2
Environmental Suitability Analysis
SUITABILITY FOR Villages
DEVELOPMENT
High Tighra, Jinawali, Odpura, Bilpura, Sojna, Kheiya Kuleth, Dugnawali.
Moderate kuleth, Barai Nurabad, Milawali, Maharjpur, Rampur, Bithauli,
Kaitha, Tighra, Sigora, Bamaur Khurd, Malipura, Jebra, Bhoypura,
Jaipur Nayagaon, Gajipur, Mangupure, Nayakpura, Banaur Kalan, Pamaya
Low Panihar, Barai, Nirawali, Raipur, Nayagaon, Bela, Sujwaya, Jigsoli,
Phoolpur, Barai
3.6 Planning Framework
The planning framework identifies growth stimulators, growth accelerators
and growth sustaining factors as integral elements in the development
of the proposed township.
Growth Stimulators
These are functions which would spur growth in the new settlement
attracting visitors and new residents to the area. Such functions
are based on existing potential of the area as well as the needs
and the worthiness of the proposed uses.
The proposed by-pass passing through the site, development of a
private university and a tourism/recreational node along the Tighra
reservoir have been identified as Growth Stimulators.
Growth Accelerators
These are functions which would complement the Growth Stimulators
and accelerate the development of the settlement.
Availability of large sized residential plots and the shifting of
public and semi-public offices from Delhi to Gwalior West would
act as Growth Accelerators.
Growth Substaining Factors
These functions would provide a sustainable environmental base for
the new settlement.
Open space systems integrating and preserving the natural system
of the site, rural linkages between existing village settlements
and quality infrastructure would comprise the Growth Sustaining
Factors
Table No. 3.5-1
Planning Framework
Growth Stimulators Growth Accelerators Growth Sustaining Factors
w National Highway By Pass w Large Residential Lots w Open Space
System
w Private University w Shifting of Public/Semi Public w Rural Linkages
w Tourism/Recreational Node Offices to Gwalior West from w Quality
Infrastructure
Delhi
