A

Report on
Zonal Plan
(Zone No. 22)
FOR

LUDHIANA MASTER PLAN

2007-2021

Town and Country Planning Department

Government of Punjab
LOCATION PLAN (ZONE NO.22)
 CONTENTS

Sr. No Contents Page no.

1.1 Summary 1

1.2 Parameters defined by the Master Plan for delineation of zone boundaries 1

1.3 Location 1

1.4 Existing Infrastructure 1-2

1.5 Parameters defined by Master Plan Ludhiana of zone no. 22 2

2.1 Population projections 2-3

2.2 Planning Concept and Proposals 2-3

3.1 Zoning Regulations 4-8

Annexure I

Annexure II
 ZONAL PLAN LUDHIANA (ZONE NO. 22)

1.1 Summary:
Master Plan Ludhiana 2007-2021 has been notified under section 70(5) of “The Punjab Regional
and Town Planning and Development Act (Amended), 2006. There is a need to regulate and guide
the development of the area. Hence Zonal Plan has been prepared which acts as a link between
Master Plan and Layout Plan.
1.2 Parameters defined by the Master Plan for delineation of zone boundaries:
Local Planning Area of Ludhiana has been divided into 54 planning zones (except area within
Ludhiana Municipal Corporation limits) designated from Zone ‘1’ to ‘54’ in the notified Master Plan
Ludhiana 2007-2021. The Proposed Sector roads (100′ and 150′ wide), Geographical features of the
area like river Sutlej, Budha Nalah, Sirhind Canal and other physical features like railway lines have
been kept in mind while delineation of 54 planning zones in Master Plan Ludhiana 2007-2021.

1.3 Location:

Zone no. 22 is situated in the Southern part of Ludhiana city. This zone is situated along eastern side
of Ludhiana- Pakhowal road. This zone comprises the revenue areas of vill. Dhandra (HB No.274),
vill. Kheri (HB No. 281), vill. Jassowal (H.B.No. 282), vill. Assi Kalan (HB No.283), vill. Beelah
(HB No.284), vill. Himayunpur, (HB No.285), vill. Jhameri (HB No.286), vill. Dolon Khurd, (HB
No.287), vill.Dolon Kalan(H.B.No.288), vill. Shahzad(HB No. 289), vill. Mansuran (HB No.290),
vill. Lalton Kalan(HB No.291), and vill. Jodhan (HB No.302). The total area of this zone is 5260
acres approximately and the predominant land use is agriculture as shown in the table below:

Table no. 1 Existing Land use:

Sr.No. Land Use Area (in acres) approx %age
1. Residential 208.4 3.9
2. Commercial - -
3. Mixed Land Use - -
4. Industrial 24 0.4
5. Recreational -
6. Traffic & Transportation 54.75 1
7. Utilities 44 0.85
8. Government - -
9. Public & Semi Public 16.85 0.3

10. Agriculture & water bodies 4912 93.55

Total 5260 100

1.4 Existing Infrastructure:

This zone falls outside the Municipal Corporation limits and consequently lacks facilities like
Municipal water supply, sewerage system and storm water drainage system etc. Village ponds are
the main source for disposal of domestic waste.
The present width of roads/rastas varies from 11′ to 80′ approximately in this zone. There is no
hierarchy of the roads. Except village link roads all other roads are katcha. This zone is about 9 km
away from Bus Stand and about 10 km away from main Railway Station. Ludhiana-Pakhowal road
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connects this zone with the main city. This zone is well served by bus facility & other principal
means of transportation. However the narrow and katcha roads are not suitable for public transport
as are not equipped with supporting infrastructure. This zone is the outer expansion of the city and
the development is taking place at a fast pace. Hence keeping the present trend of urbanization and
future potential into consideration the Zonal Plan of this zone has been prepared.
Present population of this zone is approximately 6000. It includes the population of village abadies
and other existing colony. Present gross density of this zone is approx. 1 person per acre and net
Density (residential) of this zone is approx. 29 persons per acre. All facilities are sufficient as per
existing population and as per the standards of Master Plan Ludhiana as evident from the table
below, however to accommodate future development as per the provisions of Master Plan there is
urgent need to provide required infrastructure.
Table no. 2
Urban Amenities:
Type of Urban Amenities Standard (Population/Unit) Existing
Number
EDUCATIONAL
* Primary School 10000 15
* High School 10000 3
* Sr. Sec. School 10000 4
MEDICAL
* Sub Health Centre 10000 2
* Hospital 1 lakh 5
* Central Veterinary Dispensary 1 lakh 2
POST OFFICES 3
BANK 4

1.5 Parameters defined by Master Plan Ludhiana of zone no. 22

This zone is well defined by physical features and proposed sector roads. Pakhowal road runs on the
West side of this zone. Apart from this Northern side of this
zone is enclosed by Rajwaha and Eastern side by 100′
proposed sector road and Southern side of this zone is bounded
by Abohar branch and 200′ wide proposed sector road. (As
shown in location plan) As per the Master Plan
recommendations this zone falls in Low Density Residential
zone (RD3). Besides this Mix Land use along road front
(commercial mix) up to the depth of 500′ on Ludhiana-
Pakhowal road has been proposed in this zone as per Master Plan.
2.1 Population projections:
This zone is as proposed Low Density Residential zone (RD3) in Master Plan Ludhiana with density
of less than 100 persons / gross acres. Projected population for this zone will be 4 lakh (when fully
developed)
2.2 Planning concept and Proposals:
The Zonal Plan of zone no. 22 has been prepared keeping the governing principles of town planning
viz. hierarchy of roads, road widening of existing available network etc. into consideration. The

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roads shall have standard cross section attached herewith at annexure I and the kind of trees to be
planted shall be selected from the list attached herewith at annexure II as per the suitability of the
site conditions. Zone boundary of this zone has been shifted upward towards northern boundary of
the water body as a physical barrier. Moreover attempt has been made to give a block of 100-150
acres approximately so that 4 to 6 schemes of 25 acres each can be accommodated in one block with
appropriate circulation. Four bridges are proposed to be widened on Khanpur Minor and one more
bridge has been proposed on it connecting 100′, 80′, 60′ and 150′ wide proposed sector roads over it
on the northern side of the zone. Two more bridges are proposed on Abohar Branch connecting 100′
wide proposed sector roads over it on the southern side of this zone. The sites on which various
projects have already been approved or whose change of Landuse has already been permitted by
competent authority/Government., such sites shall be deemed to be adjusted as sanctioned/permitted.
The sites have been reserved for public and semi public facilities where provision of recreational/
sports facilities etc. can also be allowed comprising the total area of 172 acres approximately.
However, the facilities/ communication facilities viz. antenna/tower shall be laid in this zone as per
norms. Utilities shall be laid as per the design requirements of the concerned department. The other
parts of sector shall be developed according to the parameters of PAPRA 1995 (The Punjab
Apartment and Property Regulations Act, 1995). The detail of proposals is as per Zonal Plan
Drawing No.DTP (L) 29/2009 dated 24-09-2009, attached overleaf. These proposals are based upon
Base Plan prepared and supplied by Centre for Computational Engineering, Punjab Engineering
College, Chandigarh.
The planned growth can boost the economy at rapid rate as compared to unplanned growth.
Zoning regulations based on realistic F.A.R., height, ground coverage etc. providing choices for
using land for residential, commercial and other social and physical infrastructure activities are
envisaged for this zone. The plan also recommends provision and improvement of services including
the public infrastructure, traffic network and civic amenities. The detail of proposed land use
pattern in this zone is as below:
Table no: 3
Proposed land use zone no. 22
Sr.No. Land Use Area (in acres) approx. %age
1. Residential 4658 89
2. Commercial - -
3. Mixed Land Use 58.3 1
4. Industrial - -
5. Recreational 4.5 0.1
6. Traffic & Transportation 367.2 6.9
7. Public & semi public 172 3
8. Utilities - -
9. Government - -
10. Agriculture & water bodies - -
Total 5260 100
w.r.t. above table it is further explained that:
 Area shown for Traffic and Transportation is of Zonal roads and does not cover local streets.
 Recreational areas are those specifically shown on the zonal plans and do not include open
spaces in colonies.

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  Consequently residential area seems to be large as it would include local roads, open spaces
and amenities provided under PAPRA.

3.1 Zoning Regulations:

The zoning regulations of the Master Plan provide the following uses in this zone:
Residential zone
Medium Density:
Residences (Plotted & Group housing), Hostels and Boarding houses, Retail shops*, Rehri market,
Beauty parlaur, Boutiques, Floriculture, Educational Institutions, e.g. Kindergartens, Schools,
Colleges, Libraries etc. Medical Institutions e.g. Clinics, Nursing Home/ Health centre, Dispensaries
etc., Community centres, Neighborhood, Recreational uses including Clubs, Swimming pools, Parks
and open spaces, Social & Cultural institutions like Theater, Auditorium etc. Religious buildings
Satsang Bhavan, Public utilities, Public buildings complaint centre, related with different services,
Petrol Filling Stations**, Coal/ Wood/Kerosene Oil Depot, Bus Que Shelters, Tonga/Taxi/Scooter
and Rickshaw stands, Nurseries and Green houses( related to Nursery). Commercial complex,
Hotels, Sports Complex, Stadium, Entertainment Park, Amusement Park, Technical Institutes and
Knowledge/Industrial Park.
* Retail/ convenient shopping shall be allowed only on roads with minimum width of 60
feet and with 20 feet compulsory set back which shall not be covered or enclosed by
boundary wall, grill or any other material. It shall be maintained as public space. The
height of such retail shopping buildings, shall not exceed three storeys (ground + two
floors) The FAR and Parking shall be according to building bye-laws.
** The siting of Petrol pump shall be subject to instructions/guidelines of
IRC/MORTH/TCPO /Punjab Govt. issued from time to time.
Low Density:
In addition to above the following uses shall also be permitted in zone earmarked for Low density
residential, like farm houses, plotted/flatted delopment, marriage palaces, Restaurants, Hotels,
Hospitals, Planetarium, Multi purpose cemeteries, Sports complexes, Stadiums, Museums,
Auditorium, Satsang bhawan, Amusement park, Technical institute, Research institute, Water
treatment plant, Guest houses, Club, Other professional and public semi-public establishments,
Knowledge Park/Industial Park , Aatta chakki, Convenient shopping and Service industry, Petrol
pump, Gas godowns, Kerosene oil storage, Communication towers, Electric grid station,
Transmission lines, Milk chilling centres etc
Mixed Land Use along roads:
All types of Public utilities and Public buildings, Regional level entertainment
places, Residential use(plotted/flatted), commercial uses like Shopping malls, Multiplexes,
Information technology software parks, Institutes, Hotels, Motels, Hospitals, Clinics, Amusement
parks, Rides, Water sports, Green houses, Nurseries, Mela grounds, Warehouses, Marriage palaces,

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Bus terminals, Truck terminals, Check barriers, Weigh bridges Buffer zones, Electric grid stations,
Residences for watch & ward staff, Petrol pumps and Filling Stations.
The zoning regulations for any category other than above mentioned shall be applicable as
prescribed in Master Plan Ludhiana (2007-2021).
Development Controls
A) Residential (plotted)

1) Minimum area 25 acres provided that chunk of land is compact

and contiguous of regular shape and having
proper connectivity (existing & proposed) to
civic amenities.*

2)Maximum area under commercial 5% of total area

3) Maximum area under institutional/ 8-10% of total area

Public buildings

4) Minimum area under parks/open spaces 6% of total area

5) Minimum area under roads, parking, 20-30% of total area

Utilities etc.

Note: - F.A.R., height and ground coverage for individual residential plots within municipal
areas, Municipal Corporation building byelaws shall apply and outside Municipal Corporation limit,
the GLADA/ PUDA building bye-laws shall apply. However, saleable area (residential and
commercial) shall not exceed 55%.

B) Group Housing

1) Minimum area required I 5 acres*

II Housing for financially weaker sections
2.5 acres*

2) Maximum ground coverage : 40%

3) Maximum F.A.R. : 1:1.75

4) Basement : Multi level basement will be allowed

behind the building in zoned area
except in set backs provided it is
proposed for parking purposes only
and satisfy the public health and
structural requirements.

5) Maximum height : There shall be no restrictions on

height of building subject to
clearance from Air Force Authority
and fulfillment of other rules such as
set backs, distance between building
etc. However, structural safety and

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 fire safety requirements as per
N.B.C. shall be compulsory.

6) Stilts : Stilts under the building will be

allowed to enhanced up to 3 meters
beyond the building block except in
the set backs provided . It is used for
parking only. No construction shall
be allowed on the extended portion
of the stilts. Stilts used for parking
shall not be counted towards F.A.R.

7) Minimum Frontage : 20 meters.

8) Open spaces and organized parks : Minimum 30% of the area of the site
shall be used for landscaping.
Organized park area shall be 15%.

9) Parking : 1.5 E.C.S. per 100 sq.mtrs. of covered

area on all floors subject to
maximum of 3 E.C.S.per dwelling unit.**

10) Community facilities : Area for community facilities such

as community centre, reception hall,
crèche, library, maintenance store
etc. shall not be less than 2.5%.

11) Fire Safety : As per BIS norms.

12) Lift and Stair cases : As per GLADA rules.

13) Structural stability : Building shall be made structurally

safe to withstand any natural
disaster and shall be designed by a
qualified structural engineer as per
the provision of N.B.C.

C) Commercial:

1) Minimum area required I In commercial mix as per Annexure-II

of report on Master Plan Ludhiana
(2007-2021), the minimum area shall be
2 acres.
II 1000 sq.mts.***

2) Minimum frontage I In commercial mix as per Annexure-II

of report on Master Plan Ludhiana
(2007-2021), the minimum frontage shall
be 30 meters.
II 20 mtrs.***

3) Maximum F.A.R. : 1:1.75

4) Maximum height : There shall be no restrictions on

height of building subject to

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 clearance from Air Force Authority
and fulfillment of other rules such as
set backs, distance between building
etc. However, structural safety and
fire safety requirements as per
N.B.C. shall be compulsory.

5) Maximum ground coverage : 40%.

6) Minimum parking i) Minimum parking required for commercial

projects having no multiplexes, shall be 2
ECS/100 sq.mtr. of covered area (including
circulation area).**
ii) For commercial projects having
multiplexes/cinemas/theatres, the
minimum parking shall be 3 ECS/100
mtrs.of covered area (in respect of
multiplex/cinema/theatre component +
30% of total covered area of that
component) and 2 ECS/100 sq. mtr. of
covered area ( in respect of the balance
commercial component + circulation
area)**

7) Basement : Multi level basement will be allowed

behind the building in zoned area
except in set backs provided it is
proposed for parking purposes only
and satisfy the public health and
structural requirements.

8) Minimum approach road width : 80 feet.

Note 1) F.A.R., height, ground coverage, parking etc. within M.C. limits shall be
governed by Municipal Corporation building bye laws.
2) The E.C.S.shall be counted as below:-

a) 23 sq.mtrs. per open parking.

b) 28 sq.mtrs. for parking under stilts on ground floor.
c) 32 sq. mtrs.for parking in the basement.
3) For group housing stand alone projects, minimum width of approach road shall be
60' but the promoter shall leave space from his own land for widening it to 80 feet
and the space shall be public space. In the planned colony, group housing shall not
be on a road less than 60' wide.
D) Institutional
Institutional Hotel Multi media Hospital
1)Minimum 5000 sq.mtrs. 5000 sq.mtrs. 5000 sq.mtrs. 5000 sq.mtrs.
plot size.
2)Minimum 200 feet 200 feet 200 feet 200 feet
frontage
3) Minimum 40 feet 80 feet 80 feet 80 feet
width of
approach road
4)Maximum 1:1 1:3 1:1 1:1
F.A.R.
5) Maximum 40% 50% 40% 40%
ground
covered
6) Parking 1 ECS per 100 sq. mt. of the covered area if the project is covered under notification No.17/17/1/5-Hg2/311
dated 11.1.08, otherwise as per government policy.

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* As per Memo No.17/17/01-5HG2/1640 dated 18.6.2009 of Department of Housing &
Urban Development (Housing Branch-II).
** As per Memo No.17/17/01-5HG2/1648 dated 18.6.2009 of Department of Housing &
Urban Development (Housing Branch-II).
*** As per Memo No.18/182/06-6HG2/1656 dated 18.6.2009 of Department of Housing &
Urban Development (Housing Branch-II).
 The institutes other than specified in the above table shall be dealt as per the PUDA building
rules 1995 and as amended from time to time or any notification issued from time to time.
 For any other activity other than above shall be dealt as per Zoning Plan/ building byelaws
of the concerned agency or as per the Government instructions issued from time to time.

General Notes:
1. Any item/ facility not covered under the zonal plan shall be allowed as per the provisions of
Master Plan 2007-21.
2. For any special activity not covered under zonal plan and Master Plan, the permission shall
be obtained from the Government.
3. The khasra numbers marked/shown on the drawing are only for general reference whereas
these will be verified as per the revenue record by the Revenue Authority.
4. The projects already approved by Govt. before the commencement of zonal plan but not
marked on the plan shall be considered as final even if any other proposal has been shown in
the zonal plan.
5. 50 mts. wide strip around village phirni/ upto road proposal marked in the zonal plan (which
ever is less) will be exempted from the provisions of zonal plan where extension of village
abadies will be allowed.
6. In case of change in colour or its interpretation (except for specific proposals in zonal plan)
the use may be interpret as mentioned in the master plan.
7. The specific proposals of road network will be final as per Zonal Plan.
8. Right of way (ROW) shall be final as per the proposal marked in Zonal Plan.
9. The placing and depth etc. of the services as shown on the cross section plan of the road
may be altered as per the requirement and specification of the concerned department without
change in cross sections.
10. Zonal plan does not immune/ exempt any site in it from any other law for the time being in
force.
11. The Development controls will be as per the government instructions issued from time to
time.

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ANNEXURE - I

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 Annexure II
List of trees recommended for plantation on the main roads within Urban limits/
Master Plan areas.

Sr.no Name of tree (Botanical/ Description

common)
1 Alstonia scholaris(Chhatim) Tall tree with columnar shape, evergreen, very ornamental,
bears greenish – white flowers in October –December.
2 Barringtonia acuitangula Medium in height, with spreading habit, deciduous from
( Smudar Phal) April to May. Ornamental foliage and flowers in pendulous
branches. Bears crimson flowers in April and September.
3 Bauhinia blackiana Small tree, evergreen with columnar form, highly attractive
(Kachnar) and ornamental. Propagated by layers and cuttings. Flowers
deep pink from January to April and from September to
November.
4 Bauhinia purpurea (Kachnar) Medium tree with columnar form, evergreen, bears purple
coloured flowers in November.
5 Bauhinia variegate (Kachnar) Medium tree with columnar form. Sheds leaves in January –
February, profusely flowering tree, highly beautiful when in
bloom, bears pink, white and purple coloured flowers in
February, March, April.
6 Cassia fistula (Amaltas) Tall columnar shaped tree, leafless in April- May. Very
hardy tree, looks very ornamental when in bloom. Bright
yellow flowers in April- May
7 Cassia grandis( Pink Mohur) Medium in height, with spreading habit. Highly ornamental
tree. Bears deep carmine flowers in November, December.
8 Cassia javanica(Java-ki- Medium in height, leafless in April- May. It is the most
Rani) beautiful flowering tree. Bears clusters of pink flowers in
May –June.
9 Cassia Marginata (Pink Medium in height, spreading and graceful tree bears deep
Mohur) pink flowers in May and June.
10 Cedrela tuna (Tun) Tall columnar shaped tree, leafless in Dec- January. Fairy
fast growing and hardy tree with creamy white flowers in
March –April.
11 Chakarassia Tabularis Tall spreading tree, evergreen and hardy, excellent for
shade. Flowers are greenish, white in April- May.
12 Chorisia Speciosa (Maxican Medium in height, pyramidal in shape, leafless from
Silk Cotton Tree) October to January, fast growing, bottle shaped green trunk.
Flowers are of pink and yellow colour in October –
November.
13 Delonix Regia (Gulmohar) Tall tree, with spreading crown, leafless from Jan- March.
Fast growing, very ornamental creates mass colour effect
with orange red flowers from April to June.
14 Ficus religiosa (Pipal) Tall columnar shaped tree, leafless in February –march,
very hardy and fast growing, flowers pale green in April.
15 Ficus infectoria ( Pilkhan) Tall spreading, fast growing and hardy tree, leafless in
March, good for shade, need protection from cattle, green
yellow flowers in Nov, Dec.
16 Hetrophragma roxburghii Tall columnar tree, evergreen, flowers are of pale, yellow
(Marour Phaly) brown colour in March.
17 Jacaranda mimosaefolia Medium in height, leafless when in bloom, good for parks
(Jakaranada or Neely – and houses, fern like bipinnate leaves, bears flowers of
Gulmohar) violet-m blue colour in April- May.
18 Kigelia pinnata (Jhar Tall and spreading tree, evergreen hardy and fast growing
Phanoos) flowers are of crimson, yellow and brown colour in April –

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 May.
19 Lagerstroemia frosreginae Medium sized tree, columnar shape, very pretty, leafless in
(Queen’s flower) winter (December- February). Purple and pinkish blooms in
April –May and July- August.
20 Lagerstroemiathorelli (Pride Medium in height, columnar in shape, beautiful tree,
of India) leafless from Dec- Feb, flowers of mauve colour from June
to December.
21 Lagerstroemia rosea Medium in height, columnar tree, very pretty. Leafless in
winter (December –Feb) with deep pink flowers from April
to September.
22 Pongamia Glabra (Karanj) Tall spreading and fast growing tree, leafless in march.
Bears mauve coloured flowers in April, may.
23 Pterospermum acerifolium Tall columnar tree, evergreen, handsome, bears sweet
(Kanak Champa) scented flowers of creamy white colour in March- April.
24 Putranjaniva Roxburghii Medium in height, pyramid shaped, ever green, handsome
(Jiva Pota) and very graceful tree, good for shade and beautiful form.
Flowers are of pale yellowish colour in March _April.
25 Saraca Indica (Sita Ashok) Height medium, spreading tree, evergreen, very hardy,
foliage glossy and ornamental. Highly flow growing takes
30 years to become a good tree. Bears highly attractive
scarlet coloured flowers in large compact clusters in Feb –
March.
26 Schleichera Frijuga (Kusum) Tall columnar shaped tree, evergreen, good for shade,
leaves become red in March, April and again in July-
September, flowers are of green colour in February- March.
27 Sweitnia (Mahogany) Evergreen, shady, attractive foliage, very hardy, tall tree
with columnar shape, blooms in April, tree is slow growing
and very good for avenues.
28 Tabeuia Rosea Small in height, columnar in shape, deciduous from
December to February, scanty foliage, flower colour is
purple pink in February –March.
29 Terminalia Arjuna (Arjan) Tall, Columnar shaped tree, sheds leaves in March, very
hardy tree, flowers of pale- yellowish white colour appear
in September- October.
30 Terminalia Chebula (Bahera) Tall, Columnar shaped tree, leafless in March, Pale-yellow
flowers all the year round.

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