Jaipur Master Development Plan 2025.

1.1 Introduction

JDA Jaipur Master Plan 2025 has been prepared to provide vision & regulations for
development and building activity in the Jaipur Region of Rajasthan. It envisages a
population of approx. 65 lakhs in Jaipur city and a total of 75 lakhs including satellite towns
by 2025. Accordingly, 2940 sqkm of land is allocated under the proposed land use by 2025 in
Jaipur master plan.

The document envisaged 5 volumes :

 Introduction and existing profile

 Development plan
 Satellite towns and growth centres
 Development Controls and Regulations
 Map book

1.2 Brief history of development regulation:

The walled city of Jaipur is first planned city of north India developed in 1727. It followed
the Vaastu principle in planning and considered environment and other infrastructure
requirements. The planning and construction of walled city promoted sustainable
development of city. After independence in 1947, the state of Rajasthan was constituted and
adopted the U.P. Municipalities’ Act of 1916. In 1951, the Rajasthan town municipalities’ act
was applied to all the municipalities. However, the powers and functions of municipal
institutions were put on a systematic footing only after the passing of the 1959 Rajasthan
Municipal Act, which further amended. After this Municipal Corporation and Jaipur
development authority came. The authority was established for the purpose of planning,
coordinating and supervising the proper, orderly and rapid development of Jaipur region and
was entrusted with the preparation of Master Development Plan.

● 1976 : 1st Master Development plan for 1991 made and approved under U.I.T Act
and extended upto 1998,
● 1982 : Jaipur Development Authority constituted,
 ● 1998 : 2nd Master Development Plan for 2011 approved.
● 2009 : 3rd Master Development plan for 2025 prepared.
● 2011 : Master Development Plan - 2025 approved and enforced.

1.3 List of acts, by laws and guidelines

Before independence administration of Walled City Jaipur was under Britishers and royal
families of Jaipur. In 1947, the state of Rajasthan was constituted and adopted the U.P.
Municipalities‟ Act of 1916. Further following acts were applied in Jaipur:

A. Rajasthan Municipalities’ Act, 1959:

In 1951, the Rajasthan town municipalities’ act applied to all the municipalities. The Jaipur
Nagar Nigam or Jaipur Municipal Corporation functions under this act.

B. The Rajasthan Urban Improvement Trust Act, 1959:

As per this act, the state government processes the preparation of master plans and constitutes
improvement trust for carrying out improvement works for urban areas. Town Planning
Department of Rajasthan prepared the first master plan 1971-1991, under Urban
Improvement Act, 1959.

C. Building bye-laws, 1970:

Under Rajasthan Municipalities’ Act-1959, the municipal council of Jaipur made building
bye-law, 1970.

D. The Jaipur Development Authority (J.D.A.) Act, 1982:

The Jaipur Development Authority (JDA) was established on 5 August 1982, under the JDA
Act. The main objective of this authority was to secure integrated development of Jaipur
region. Its function is to prepare and execute plans, projects and schemes so that sufficient
housing, Physical and social infrastructure can be planned for the population of Jaipur region.
JDA comes under the Urban Development and Housing Department, Local Self-Government
of Rajasthan. JDA also prepares the Master Development plan for Jaipur region. The second
master plan (1991-2011) and third Master Development Plan -2025 Jaipur region is prepared
by Jaipur Development Authority.
 E. Unified Building Bye-laws, 2017:

All existing building legalities implemented by local development bodies at various urban
areas across Rajasthan were replaced by Unified building by-laws 2017. This will ensure that
building across the state will be constructed under one set of rules. The provisions have been
made to promote the construction of multi-storey buildings. Local bodies will also discuss the
issue of unorganized colonies and slum development. Development in these areas can be
now done in accordance with local bylaws. These exceptions will also be applicable to
townships and areas of heritage and tourism relevance.

F. Development Promotion and Control Regulations (MDP-2025)

These regulations are defined under sub-section (8) of section 2 of JDA Act-1982. The
objective of these regulations is to promote and regulate development controls for building(s)
within use premises in accordance with the development policies and land use proposals
contained in Master Development Plan-2025 Jaipur Region.

1.4 Salient features of Jaipur Development Act

An Act for forming Jaipur City and certain contiguous areas into a Jaipur Region, to provide
for the establishment of an Authority for the purpose of planning, coordinating and
supervising the proper, orderly and rapid development of the Jaipur Region and of executing
plans, projects and schemes for such development and to provide for matters connected
therewith. Whereas Jaipur City and areas contiguous to it are being progressively developed
and populated, and the necessity is being increasingly felt for forming these areas into Jaipur
Region and for setting up of an Authority for the purpose of planning, coordinating and
supervising the proper, orderly and rapid development of these areas, in which several
Government departments, local authorities and other organisations are at present engaged
within their own jurisdictions; to provide also that such Authority be enabled either itself or
through other authority to formulate and execute plans, projects and schemes for the
development of Jaipur Region so that housing, community facilities, civic amenities and
other infrastructure are properly created for the population of Jaipur Region in the perspective
of 2001 A.D. or thereafter including the intermediate stages; and to provide for matters
connected with the purposes aforesaid.
1.5 Salient features of MDP-2025

The Master Development Plan – 2025 (JDA Jaipur Master Plan 2025) has been drawn up
with reference to the following five policy zones:

1. Urban Area -1 (U1)

U1 is the compact urban area place which serves as nuclei of development.

2. Urban Area-2 (U2)

U2 will be the immediate influence area on periphery of U1 area to accommodate

special area projects and other developments. U1 is divided into Low Intensity Zone
(LIZ) – the U2 area overlapping with G2 area and High Intensity Zone (HIZ) – rest of
U2 area.

3. Urban Area-3 (U3)

U3 will be the continuum to U1 and U2 area on either side of major roads – National
Highways, State Highways, Ring Road, Bye Passes, Industrial Corridors and other
important corridors. This is generally 100 meter buffer on either side of NH and 500
m on either side of SH excluding road right of way. Like U2, U3 will also have LIZ
and HIZ.

4. Ecological Zone
 Eco-sensitive areas which includes Rivers, ponds, reserve/ protected forests, hills etc.
Ecological Zones are further divided in Green Zone -1 (G1) and Green Zone-2 (G2).

i. Green Zone – 1 (G1) – A zone where the principal aim is to conserve natural
features such as hills, rivers, nallahs, water bodies and forest, flora & fauna, at
any cost. The zone is strictly reserved and to be protected from any
development.
ii. Green Zone-2 (G2) – G2 is primarily the area abutting G-1. This is developed as
a buffer to promote a continuum to G-1. Part of G2 will include Ecological Area
which will be suitable for agriculture and other eco-sensitive purposes.

5. Rural Area

The whole area minus the area which is not covered by the urbanisable area (U1, U2,
U3) and Ecological Zone is Rural Area.

With an objective of development of Jaipur Region and attract investment

opportunities, new concept for development of Jaipur region is drawn as mentioned
above. It would help Jaipur to become a national hub of economic activities and a
mega city generator of economic momentum for global exchange and which further
places the capital city to a position of global competitiveness.

1.6 Preparation of Master Development Plan.

(1) The Authority with a view to securing planned integrated development and use of land,
shall carry out a civic survey of and prepare a Master Development Plan for Jaipur Region.
(2) The Master Development Plan shall precisely define the quality of life that a citizen of
Jaipur Region could desirably be expected to lead in
(i) medium range perspective of the year 1991 A.D.,
(ii) long term perspective of the year 2001 A.D. and thereafter, and
(iii) such other intermediate stages,
as the State Government may direct, balanced and time targeted development to subserve the
needs of the growing city of Jaipur and other areas of Jaipur Region, the net work of public
utilities, civic amenities, community facilities, housing, communications and transport, the
projects or schemes for conservation and development of natural resources and such other
matters as are likely to have a bearing on the integrated development of the Jaipur Region and
in particular may provide for-
(i) transport and communications such as roads, highways, railways, canals, international
airports, air cargo complexes and bus-service, including their development;
(ii) water supply, drainage, sewerage, sewage disposal and other public utilities, amenities
and services, including electricity and gas;
(iii) preservation, conservation and development of areas of natural scenery, city forests, wild
life, natural resources and landscaping;
(iv) preservation of objects, features, structures or places of historical, natural, architectural or
scientific interest and educational value;
(v) prevention of erosion, provision for afforestation or reforestation, improvement of water
front areas, rivers, nallahs, lakes and tanks;
(vi) irrigation, water supply and hydroelectric works, flood control and prevention of water
and air pollution;
(vii) educational and medical facilities;
(viii) district business centres, other shopping complexes, export oriented industrial areas and
clearing houses, permanent exhibition centres, cattle fairs and markets;
(ix) games and sports complexes worthy of holding international events;
(x) amusement parks including disney land style complexes, safari parks and other gardens
and parks, picnic centres and day amusement including artificial lakes and water reservoirs;
(xi) cultural complexes including theatres, cinemas, rangmanch, studios, recreation centres,
conference hall complexes, concert halls, town halls and auditoria;
(xii) tourist complexes including hotels and motels, car hiring services, organised tours and
treks;
(xiii) development of satellite towns in Jaipur Region and their appropriate integration with
the city of Jaipur including development of new townships;
(xiv) allocation of land for different uses, general distribution and general location of land,
and the extent to which the land may be used as residential, commercial, industrial,
agricultural, or as forests, or for mineral exploitation or for other purposes;
(xv) reservation of areas for open spaces, gardens, recreation centres, zoological gardens,
nature-reserves, animal sanctuaries, dairies and health resorts and other purposes;
(xvi) the re-location of the population or industry from over-populated and industrially
congested areas, and indicating the density of population or the concentration of industry to
be allowed in any area of Jaipur Region;
(xvii) housing including rural housing;
(xviii) filling up or reclamation of low lying, swampy or unhealthy areas or levelling up of
lands;
(xix) re-development and improvement of existing built-up areas;
(xx) planning standards and zoning regulations for different zones including development of
"abadi"; and
(xxi) planning for Jaipur Region for management of urban growth and all matters connected
therewith and other matters as are consistent with the objective of this Act.
(3) The Master Development Plan may also define the various zones into which the Jaipur
Region shall be divided for the purposes of development and indicate the manner in which
the development is to be carried-out and the land in each zone is proposed to be used
(whether by the carrying out therein development or otherwise) and the stages by which any
such development shall be carried out and shall serve as a basic pattern of framework within
which the Zonal Development Plans of the various zones may be prepared: Provided that the
Authority may, if so considers necessary in the public interest alter the area of any
zone.Composition of the Jaipur Development Authority

1.7 Amendments and critical review

In spite of several Acts, policies and Programs being run by the Govt. and private concerns,
the condition of walled city is not improved. The heritage of the city wall is in a very
dangerous state in the absence of Special by laws. The city wall is almost vanished from
everywhere except nearby gates. The city wall is covered or merged by buildings on or
attached to it. Walled city is facing several crises related to urban expansion and population
growth. In addition, walled city is facing problems like encroachments near the heritage
buildings, commercial exploitation, narrow roads, no proper solid waste management,
parking, etc. due to following manifold reasons:

LACK OF BUILDING BYE LAWS & LEGAL FRAMEWORK SPECIFIC TO WALLED

CITY JAIPUR:

As walled city, Jaipur is a special area full of traditional buildings having multiple land uses.
It needs special attention in terms of bylaws and regulations. In absence of special area
byelaws, its special heritage character will be lost. Other heritage acts and policies specify
rules for monuments or identified heritage properties and not for the general traditional
buildings. Hence, there is no control on construction activities in buildings. Originally, only
G+2 buildings were allowed on main roads but now there are G+4 or G+5 buildings are being
constructed.

LACK OF SENSITIVE APPROACH:

Govt interventions lacks the sensitive approach towards walled city, as there is no special
bylaws and development controls for walled city. There is total Absence of control on far and
lack of enforcement. Lack of coordination between various organizations Absence of a
special autonomous body to govern the overall building activities Programmes run by various
organizations limited to a small area. Lack of power with the corporation to have a control
over the city the existing heritage cell in corporation is not active.
POOR IMPLEMENTATION OF PROJECT:

No conservation and restoration measures have been taken except at few prominent places.
Lack of solid waste management is a major issue in whole of walled city. However, few areas
have been marked for parking but still lot of issues related to unauthorized parking.
Encroachment by informal sector is also a major issue. Master plan (1971-91) recognized
walled city as CBD in which pressure was increasing on it, in master plan 2001 it is proposed
to shift many wholesale activities outside walled city, but in spite of this, it keeps on
attracting commercial activities.

LACK OF ENFORCEMENT:

Though there are no specific byelaws for walled city, but there is no enforcement mechanism
even for other heritage acts and policies. People put advertisements and hoarding on heritage
properties. Create nuisance etc. but there is no enforcement to stop these activities.

LACK OF AWARENESS & COMMUNITY PARTICIPATION:

There is Lack of education and awareness in urban poor about the heritage acts & policies.
Also, there is a Lack of appreciation in local communities about heritage properties.

NEED OF MORE PRIVATE PARTICIPATION:

it is noticed that majority of the successful projects in walled city were undertaken either by
private organization or with the support of private concerns. Implementation mechanism of
govt programs is very poor as compared to private concerns.

URBAN TRANSFORMATION:

Due to changing lifestyle and need of more space, they are not concerned about our heritage.
They do alteration in the building without any consideration for its heritage character and
energy efficiency. Architectural character of building including elevation, aesthetic elements,
height, and color is lost by new constructions in which people have not followed the
traditional characteristics