Landuseplan

LAND USE PLAN

FOR KARAIKAL

TOWN

(2012-2033)

2013

Ramachandran A DEPARTMENT OF PLANNING, ANNA UNIVERSITY CHENNAI

5/29/2013

LANDUSE PLAN FOR KARAIKAL

Prepared by the Ramachandran A of

II semester M.Plan Programme (Jan 2013 – May 2013)

as an Academic Exercise for the course ‘TP-9125 Planning Project II’

DEPARTMENT OF PLANNING

SCHOOL OF ARCHITECTURE AND PLANNING

ANNA UNIVERSITY

CHENNAI 600025

BONAFIDE CERTIFICATE

Certified that this Report “Landuse Plan for Karaikal “ forming

part of the Course TP 9125 Planning Project II, submitted by the

students of II Semester M.Plan Programme is a Bonafide record

of work carried by them under my supervision.

Course Faculty

ACKNOWLEDGEMENT

The task of preparation of the “Development Plan for Karaikal”

travelled through a dynamic process.

We hereby express our sincere gratitude to School of Architecture and

Planning, Anna University, Chennai, for giving us this opportunity to

undertake this Planning Project forming part of our course work.

We would also express our thanks to our guide Prof. S.R.Masilamani for

his valuable guidance throughout the project work by putting us in the right

path.

We are extremely thankful to External Review Committee Member

Mr.A.R.Doss, former Member and Chief Planner, Chennai Metropolitan

Development Authority for his constructive criticism and appreciations

during the reviews.

Our heart filled gratitude to the chairman Mr. Govindaraj, Member

secretary of Karaikal planning Authority Mr. Premanand, other Officers &

Staff of the Authority for having provided immense help in carrying out the

project.

We would also like to thank the General public who answered to our

queries without hesitation and helped us in carrying out the project.

Our special thanks to Dr. Abdul Razak, HOD, Department of Planning,

Dr. Ranee Vedamuthu, Dean, School of Architecture and Planning, Anna

University, Chennai.

Ramachandran A

II Semester M.Plan

LAND USE PLAN FOR KARAIKAL TOWN Page 1

PREFACE

In planning project-I study of basic characteristics of a small village

having a population around 600; urban study including the residential,

commercial and recreational land use and preparation of residential layout

was carried out. Planning project-II involves preparation of a development

plan for a town having a population of 1, 00,000. Karaikal was decided as

the study area having a population of around 1, 00,000. The study includes

reconnaissance survey, identifying the issues, analysis of the issues and

providing with suitable suggestions/proposals so that the living standard and

the basic facilities available to all the people in the town are elevated. The

reason for opting a development plan is, the planning works like master plan,

regional plan, structural plan requires more resources like men, material and

time which is not available to us in abundance. The main objective of our

project is to identify the various needs of a town according to priorities and

to prepare a development plan by choosing the most appropriate ones.


LAND USE

INTRODUCTION

The most important element in any plan is the land use plan. For, it is the land use

element that determines the holding capacity which can be reasonably be accommodated

in a given area and their distribution and density.

The Land Use Plan is a vital part of the Development Plan. The process of Land

Use Planning is a public policy exercise that designates and regulates the use of land in

order to improve a community’s physical, economic, and social efficiency and well-

being. By considering socioeconomic trends as well as physical and geographical features

(such as topography and ecology), planning helps identify the preferred land uses that will

support local development goals. The final outcome is allocation and zoning of land for

specific uses, regulation of the intensity of use, and formulation of legal and

administrative instruments that support the plan.

SIGNIFICANCE OF LAND USE SECTOR

The Preparation of Development plan helps to understand the Land Use

allocations and permitted uses. The Study of land uses helps to understand the functions

and spatial characteristics of them. Demarcation of an area for specified uses shall be

done and indicated by different colors in the Development plan. It may have

homogeneous characteristics.

OBJECTIVES FOR LAND USE PLANNING

1. To analyze the existing land use pattern

2. To estimate the future land requirements and identify alternatives for land use.

3. To select and adopt the best land use options available.

4. To allocate land uses to meet the economic and social needs of people while

safeguarding future resources.


LAND USE ZONES

The following use zones have been classified broadly into nine categories of land

uses namely

- Residential Commercial

- Industrial Institutional

- Public & Semi – public Transportation

- Agricultural Open spaces & vacant lands

- Water bodies

SPATIAL GROWTH AND LAND DEVELOPMENT

Spatially, Karaikal town has grown principally along the national highway road in

northern side and the river in southern side. The river in the southern side and western

side restricted the growth of the town. The pull of the larger and more important

settlements of karaikal town has brought in greater growth pressure towards the northern

part of the town.

Historically, the karaikal Ammayiar Temple and Church has been the focus of

development since the times of French regime. The Temple, Church and Dhargah is the

most dominant element in the skyline of the town at present and should continue to be so

in future as it has considerable symbolic value.

DENSITY

The town density of Karaikal is approximately 30 ppHa, which is quite low. This

is due to inclusion of large chunks of agricultural pocket under notified area. A better

measure of the existing density is the developed area density, which excludes the

agricultural land and water bodies and land from the calculations. The developed area

density is approximately 75 ppHa for the entire town. The recommended UDPFI

developed area densities norm for Medium towns is 100 to 150 ppHa. The current

average developed area density in Karaikal is well below that. However, a study of ward

wise densities shows that there is wide variation in densities within the Wards. The wards

in the central area near the temple are quite congested. Densities vary from 100 to 250

ppHa in ward 8, 10, 11, 12and 16 ppHa were as ward 1, 2, 3, 4, 17 and 18 are too low

densities.


Table : Ward Wise Density

Ward no Total population Area

(ha)

Density

(ppHa)

1 3746 400 10

2 3416 272 13

3 4975 266 19

4 7275 280 26

5 5293 84 63

6 4103 624 7

7 4153 68 61

8 6183 57 108

9 3586 111 32

10 3268 18 177

11 4262 33 128

12 4148 17 247

13 3371 97 35

14 2080 49 42

15 3823 111 35

16 3417 25 134

17 3660 432 9

18 3679 532 7


EXISTING LAND USE PATTERN

The existing land use pattern reflects the open rural character of the town. The

town density is presently 28 ppHa, which is quite low for medium town but the nature of

development activities is quite well.

The total planning area covered by the development plan is 3509.79 hectare which

covers municipal area alone. Agricultural constitutes about around 58% to the total extent

of the town. Among the various land use categories constituting the developed portion of

the town, residential use is the predominant one. It contributes to more than 50% of the

developed area of the town while other categories cumulatively contributing to the rest.

Table: Existing Land use

Land use category

Area in

Ha

% to Developed/

Undeveloped area

% to Total

Extent of

town

Residential 714.54 52.93 20.36

Commercial 31.59 2.34 0.90

Industrial 75.81 5.62 2.16

Public & Semipublic 84.18 6.24 2.39

PARKS AND OPEN SPACE 44.79 4.99 1.28

TRAFFIC AND

TRANSPORTATION

398.91 29.55 11.37

AGRICUTURE 2002.60 92.71 57.06

Water bodies 157.37 7.29 4.48

Total developed area 1349.82 38.46

Total undeveloped area 2159.97 61.54

Total Area 3509.79 100.00


Fig: Existing Land use

EXISTING SCENARIO

Residential Uses

A major chunk of the residential land use is concentrated within the central town

area with a few scattered developments in the other parts. The residential use lacks

character and is rapidly transforming to commercial use within the town centre. The

residential development to the north and south is rural in character, with scattered

development. But the isolation of these hamlets is diminishing as they are increasingly

getting urbanized. Most of the residential activity is still low rise in character.

At presents only 20% of the town area is under residential use, these are primarily

due to agricultural character of the town. In terms of developed area around 50% of the

land is in residential use which is within normal range.

Commercial Uses

Commercial areas account for only 2.34% of the developed area of the town. The

character of the commercial is typically that of a medium town, with small shops

operating in houses and also some big shops along the national highway, Bharathiyar road

and thirunallur road. The Bharathiyar road is the main market for most of the people in

the town as well as for others who visits the town as seen from the primary surveys.

However, the concentration of shopping near temple areas is a cause of concern. A

20%

1%

2%

3% 1%

11%

57%

5%

EXISTING LANDUSE Residential

Commercial

Industries

Public & Semi-

public Parks and Open

spaces Traffic &

Transportation Agricuture

Water Bodies


number of hotels have come up within the town, many of them very close to the Temple.

This is a cause for concerns.

Industrial Uses

The industrial use is negligible within the town. There are a few units such as

textiles, garments and other agro-based units located mostly along the national highway.

At present, Industrial uses account for 2.16% of the total area of the town it lacks in

employment in the secondary and tertiary sectors. The proposed industrial activity is of

small scale in nature means it should be of manageable one.

Public and Semi-Public Uses

This includes various schools, colleges, public utilities government offices etc,

within the town. Total land area under these 84.18 which accounts for 6.24% of the

developed area of the town.

Parks and Open Spaces Uses

There are not too much of designated parks in the town. The town has only one

organized playgrounds which is situated near to the railway stations. The stretch of

riverfront, which could be a potential recreational space is also not maintained and is

underused. However, large chunks of land are open within the town. Parks and open lands

together account for 644.79 hectares or 5% of developed area.

Transportation Uses

The town has three major roads, the Bharathiyar road (Approach road from

Bharathiyar to NH the Kamrajar Salai, and the Thirunallur road. These roads in turn serve

as access for the entire town. The town has a small bus stand along Bharathiyar road,

serving the needs of the entire town. At present the total area under transport related uses

is 398.91 Ha which is about 29.55% of the developed area of the town. Presently no truck

terminals are there and also encroachment along the main roads which causes for

concerns.

Agriculture and Water Bodies

Over 62% of total town area is under agricultural uses and water bodies. Most of

the agricultural lands concentrated in the rural Western and Southern sides of the town.


The town also has significant area under water bodies and drainage channels. The water

bodies and drainage channels are important assets of the urban environment and need

protection.

Potential for development

Karaikal town has got lot of potential for development and is known for its rich

religious heritage, and is a destination for those seeking leisure and serenity. It is known

all over the country for its unique and the only temple devoted to the Lord Saneeswara

(Lord Saturn) at Thirunallar. Karaikal is the Gateway to various places of worship in the

eastern coast of Tamil Nadu. Two famous shrines, Velankanni for Christians and Nagore

for Muslims are nearby Karaikal. The French flavor still persists in the peaceful land of

Karaikal.

COMPARISON OF EXISTING LANDUSE WITH UDPFI

Table: Comparison of Existing Land use with UDPFI Norms

The character of the town as a religious, cultural and educational hub and its

relatively low densities combine to give it higher than normal areas under public and semi

Land use category

Existing

Land use

% to the

Developed Area

UDPFI Norms

Residential 52.93 45-50%

Commercial 2.34 2-3%

Industrial 5.62 8-10%

Public & Semipublic 6.24 6-8%

PARKS AND OPEN SPACE 4.99 12-14%

TRAFFIC AND

TRANSPORTATION

29.55

10-12%

Total 100.00%


public uses. Religious and monastic uses are a distinct and unique element here. Due to

these uses, the land under other uses is also low. Industrial growth is also low compared

to other towns due to the pollution problems. This uniqueness in character highlights the

need to propose a policy more in keeping with the unique character of the existing town

rather than other typical towns.

CONCEPT FOR THE PROPOSED LAND USE PLAN

The existing land use pattern shows that haphazard development within the town

and also it shows that maximum residential pocket is at the center periphery. The concept

of proposed land use plan for Karaikal town is, the towns has been divided into three

zones making national highway as the boundary in the west and eastern side and the river

on the southern side as one. The town indicates that development to be taken placed as of

balanced one where each zone have to divided equally and it also much match with their

people requirement. Each and every sector of land use have been analysed and also

proposed land requirements for each sector have been identified. Proposed land use

concept is of started with provision of various infrastructure and land that is required for

the future for various purpose.

The proposals of all the sectors were incorporated and the Proposed Land Use

Plan has been prepared. The land use allocations in the Proposed Land Use Plan – 2033 is

given in the table below.


Table: Proposed Land use

Land use category

Area in

Ha

% to Developed/

Undeveloped area

% to Total

Extent of

town

Residential 1332.37 50.55 37.97

Commercial 97.02 3.68 2.76

Industrial 197.00 7.47 5.62

Public & Semipublic 135.30 5.13 3.86

Recreation 299.76 11.37 8.54

TRAFFIC AND

TRANSPORTATION

574.42 21.79 16.37

AGRICUTURE 716.13 81.98 20.40

Water bodies 157.37 18.02 4.50

Total developed area 2635.50 75.11

Total undeveloped area 873.50 24.89

Total Area 3509.00 100.00

The above table shows the future land use of karaikal town and the land

requirements for each land use zones. Prior to that proposal for each sector have been

worked out and also taken into account for the future land use. Proposals and its land

requirements have been discussed detailed in each sectors.



Landuseplan

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development plan

land use plan

plan programme

structural plan

regional plan

master plan

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