17.1 BACKGROUND 17.2 LAND USE ANALYSIS

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1 17 Regional Land Use 17.1 BACKGROUND Statutory Provisions Section 10 (2) of the National Capital Region Planning Board Act, 1985 states The Regional Plan shall indicate the manner in which the land in the National Capital Region shall be used, whether by carrying out development thereon or by conservation or otherwise, and such other matters as are likely to have any important influence on the development of the National Capital Region. Further, Section 10(2) (a) of the National Capital Region Planning Board Act, 1985 emphasizes that the Regional Plan shall indicate the policy in relation to land use and the allocation of land for different uses. The Regional Land Use Plan translates broad planning policies and proposals into physical (spatial) form to illustrate the manner in which land in NCR is to be used for various purposes. However, the reservation of areas for specific land uses which are of regional or sub-regional importance will be detailed out in the Sub-regional Plans and Master Plans/Development Plans which are to be prepared by the respective participating States within the overall framework of the Regional Plan Review of Regional Plan-2001 (i) Review of Regional Plan-2001 policies has brought out certain critical issues of large scale conversion of fertile agricultural land into non-agricultural use, and conversion of land along the transport corridors in Delhi urban area, Delhi Metropolitan Area (DMA) now Central National Capital Region (CNCR) and close to the metro and regional centres. (ii) In the NCR constituent States, land use control is exercised within notified controlled/development/regulated areas around towns through their existing Acts. However, no planning/development control is available outside the controlled/development /regulated areas LAND USE ANALYSIS Existing Land Use Analysis for NCR 2012 NCR Planning Board commissioned a Study on Creation and Updation of Land use/ cover for review of Regional Plan-2021 to National Remote Sensing Centre (NRSC), Department of Space, Government of India. The existing landuse analysis based on Resourcesat-2 LISS-IV data pertaining to 2012 was carried out by NRSC as part of the Study. Table 17.1: Existing Land Use in NCR (2012) Fig 17.1 Existing Land Use in NCR (2012) Category Area (hectares) % to total Built-up 3,72, Agriculture 26,45, Green Areas 1,12, Wastelands 2,34, Water bodies 23, Others 26, Total NCR

2 254 Regional Plan 2021 Table 17.2: Category-wise Sub-Region wise Distribution of Land Uses 2012 Category NCT Delhi Sub-region Haryana Sub-region UP Sub-region Rajasthan Sub-region NCR Area (ha) % Area (ha) % Area (ha) % Area (ha) % Area (ha) % Built-up Agriculture Green Areas Wastelands Water Bodies Others The results indicate that agriculture use, which includes cultivated land, fallow, plantation and horticulture is the predominant use of land in the region (77.46%) (refer Table 17.1 and Figure 17.1). Sub-region wise distribution of agricultural land reveals that Haryana sub-region has recorded highest area under agriculture use, which constitutes 41.83% of the total agricultural land of NCR, followed by U.P. (34.35%), Rajasthan (21.89%) and NCT-Delhi sub-regions (1.93%) (Table 17.2). Built-up area which includes residential, non-residential built-up, open, vacant, recreational airport, railway station, yard, landfill sites, etc. constitutes 10.91% and is the second largest use of land in NCR. Haryana sub-region has the highest concentration (35.46 %) of the area under "built up" category in NCR followed by U.P. (33.29%), NCT-Delhi (22.43%) and Rajasthan sub-regions (8.82%). Wastelands includes gullied land, saline land, waterlogged, barren, rocky and river sand, and constitutes 6.87%. The highest concentration of wastelands has been recorded in Rajasthan sub-region constituting 74.46% of the total wastelands of NCR followed by Haryana (18.23%) U.P. (5.23%) and NCT-Delhi sub-regions (2.03%). Green Areas are non-agriculture vegetated areas which include dense vegetated area including forests, plantation and open scrub and constitute 3.30% of the NCR. Rajasthan sub-region has the highest concentration of green areas consisting 42.11%, followed by Haryana (32.78%), UP (19.54%) and NCT- Delhi sub-regions (5.57%). Water bodies include rivers/streams, canals, drains, lake/ tank/ pond, etc. and constitute 0.68%. Haryana sub-region has the highest share of area under water bodies constitutes 41.78%, followed by U.P. (37.60%), Rajasthan (10.85%) and NCT-Delhi sub-regions (9.77%). Others includes stone quarrying, brick kiln constitutes 0.78%. In the case of land under other uses, Haryana sub-region has the highest share of 56.56%, followed by U.P. (36.77%), Rajasthan (5.53%) and NCT-Delhi sub-regions (1.24%). Sub-region wise analysis of land uses is given in Tables 17.4 to The spatial distribution of land use at regional level for 2012 is indicated in Map 17.1 (National Capital Region: Existing Land Use 2012) Temporal Landuse Change in NCR, Landuse change analysis indicates that during the period , built-up area has increased by 2.81% ( ha.) from 8.1% to 10.91% of the total geographical area of NCR, while the area under agriculture use has reduced marginally from 78.07% to 77.46%, green areas have reduced marginally from 4.26% to 3.30%, wastelands have reduced from 8.55% to 6.87%, water bodies have decreased from 0.72% to 0.68%, while area under others have increased significantly from 0.3% to 0.78% (Table and Figure 17.2).

3 Regional Land Use 255 Table 17.3: Change of Land Use in NCR, Category Area 1999 Area 2012 Change in Area Hectare % Hectare % Hectare % Built-up Agriculture Green Areas Wastelands Water Bodies Others Total Fig. 17.2: Change of Land Use in NCR Sub-Region wise landuses in NCR NCT-Delhi Sub-Region Existing Status (2012): In the NCT-Delhi Sub-region, built-up is the predominant use which constitutes 56.33% of the total area of the Sub-region, followed by agriculture use (34.48%), green areas (4.24%), wastelands (3.21%), water bodies (1.52%) and others (0.22%) (Table 17.4). Temporal Change ( ): Land use change analysis indicates that during the period , the built-up area increased from 47.31% to 56.33%, registering an increase of 9.02% during the last 13 years. Area under agriculture use has reduced from 42% in 1999 to 34.48% in Green areas marginally reduced from 4.73% in 1999 to 4.24% in In the case of wastelands, the area reduced from 4.1% to 3.21% and area under water bodies has marginally reduced from 1.64% to 1.52%, whereas other landuse did not change during the period (Table 17.4 and figure 17.3).

4 256 Regional Plan 2021 Table 17.4: Change of Landuse in NCT Delhi Sub-region, Category Area 1999 Area 2012 Change in Area Hectare % Hectare % Hectare % Built-up Agriculture Green Areas Wastelands Water Bodies Others Total Fig 17.3: Change of Landuse in NCT Delhi Sub-Region, Haryana Sub-Region Existing Status (2012): In Haryana Sub-Region, the predominant use is agriculture use which constitutes 82.39% of the total area of the Sub-Region followed by built up (9.83%), green areas (2.75%), wastelands (3.19%), water bodies (0.72%) and others (1.12%) (Table 17.5). Temporal Change ( ): Land use change analysis indicates that during the period , the built-up area increased by 2.83 % from 7% in 1999 to 9.83% in In the case of agriculture use, the area marginally reduced from 83.7% in 1999 to 82.39% in Green areas marginally reduced from 3.4% in 1999 to 2.75% in Area under wastelands reduced from 5% to 3.19%, area under water bodies increased marginally by ha, and area under others increased from 0.2% in 1999 to 1.12% in 2012 (Table 17.5 and Figure 17.4).

5 Regional Land Use 257 Table 17.5: Change of Landuse in Haryana Sub-Region, Category Area 1999 Area 2012 Change in Area Hectare % Hectare % Hectare % Built-up Agriculture Green Areas Wastelands Water Bodies Others Total Fig. 17.4: Change of Landuse in Haryana Sub-Region, Uttar Pradesh Sub-Region Existing Status (2012): In Uttar Pradesh Sub-Region, the predominant use is agriculture use which constitutes 83.71%. Built-up area constitutes 11.42%, green areas 2.03%, wastelands 1.14%, water bodies 0.8% and others 0.9% (Table 17.6). Temporal Change ( ): Land use change analysis indicates that during the period , built-up area increased from 7.67% to 11.42%, registering an increase of 3.75% during the last 13 years. In the case of agriculture use, the area marginally reduced from 84.45% in 1999 to 83.71% in Green areas marginally reduced from 3.63% in 1999 to 2.03% in In the case of wastelands, the area reduced from 2.74% to 1.14%, area under water bodies recorded insignificant reduction from 0.89% in 1999 to 0.80% in 2012, and area under others marginally increased from 0.62% in 1999 to 0.90% in 2012 (Table 17.6 and Figure 17.5).

6 258 Regional Plan 2021 Table 17.6: Change of Landuse in Uttar Pradesh Sub-Region, Category Area 1999 Area 2012 Change in Area Hectare % Hectare % Hectare % Built-up Agriculture Green Areas Wastelands Water Bodies Others Total Fig 17.5: Change of Landuse in Uttar Pradesh Sub-region, Rajasthan Sub-Region Existing Status (2012): In Rajasthan Sub-Region, the predominant use is agriculture use which constitutes 69.10%. Built-up constitutes 3.92%, green areas 5.66%, wastelands 20.84%, water bodies 0.3% and others 0.18% (Table17.7). Temporal Change ( ): Land use change analysis indicates that built-up area increased from 3.20% in 1999 to 3.92% in In the case of agriculture use, the area increased from 66.24% in 1999 to 69.1% in Green areas marginally reduced from 6.48% in 1999 to 5.66% in The area under wastelands reduced from 23.6% to 20.84%, area under water bodies also marginally reduced from 0.38% in 1999 to 0.3% by ha in 2012, and the area under others increased from 0.1% in 1999 to 0.18% in 2012 (Table 17.7 and Figure 17.6).

7 Regional Land Use 259 Table 17.7: Change of Landuse in Rajasthan Sub-Region Category Area 1999 Area 2012 Change in Area Hectare % Hectare % Hectare % Built-up Agriculture Green Areas Wastelands Water Bodies Others Total Source: Study Report on Creation and Updation of Landuse for Review of Regional Plan-2021 for National Capital Region, NRSC Fig. 17.6: Change of Landuse in Rajasthan Sub-Region A comparative analysis of Sub-region wise existing land uses distribution in NCR-2012 is given below in Table Table 17.8: Sub-Region wise Distribution of Landuses in NCR, 2012 NCT-Delhi Haryana Rajasthan Uttar Pradesh Total NCR Category Sub-region Sub-region Sub-region Sub-region Area (ha) % Area (ha) % Area (ha) % Area (ha) % Area (ha) % Built-up Agriculture Green Areas Wastelands Water bodies Others Total

8 260 Regional Plan ISSUES Conversion of Agricultural Land to Non-Agricultural Use Land use analysis carried out by NRSC indicates that during the period , built-up area increased by 2.81% (95804 ha.) from 8.1% to 10.91% of the total land area of NCR. This increase was due to conversion of agricultural land, wastelands, green areas and water bodies. In the absence of proper legislation to control land uses in the agricultural (rural) zone outside the controlled/ development/ regulated areas, the conversion of non-urbanisable area into urban uses specially industries/ educational/ institutions has continued unabated in the areas which were otherwise supposed to remain agriculture/ green belt specially along the transport corridors Unplanned/ haphazard Growth in Environmentally Sensitive Areas Satellite imagery has shown that environmentally fragile and sensitive areas such as Yamuna riverbed/ wetland, ridge areas, forest areas are being subjected to development activities. Many construction activities along rivers, conversion of ponds/ paleo channels for residential/ educational purposes are adversely affecting the land use and eco-system of the area Density Norms The density norms proposed in the RP-2021 could not be followed in most of the Master/Development Plans of NCR towns, which have been prepared based on lower density norms. Regional Plan-2021 does not have any provision for density norms for special purpose towns namely industrial towns, knowledge city, sports city, etc. where substantial land is allocated for non-residential uses Highway Corridor Zone The Regional Plan-2021 proposed Highway Corridor Zones along the National Highways converging to Delhi. No provision for highway corridor zone has been kept in the RP-2021 for highways which are not converging to Delhi. It has been observed that ribbon urban development is taking place along national highways which are not converging to Delhi and also along expressways, therefore, highway corridor zone for these remaining highways and expressways would be necessary for planned development POLICIES AND PROPOSALS At the Regional Plan level, land use may be guided and regulated in selected areas and other areas will be dealt in the lower hierarchy plans, i.e., Sub-regional Plans and Master/Development Plans. Such areas of concern may be: (i) those pockets where development pressure is quite high, (ii) various kinds of natural features which needs to be conserved (e.g. ridge, river bed, lakes, wildlife and bird sanctuaries, forests, etc.) and (iii) pockets of planned green areas including green buffers, open spaces and parks, to be used as regulatory instruments for ensuring overall physical form with adequate lung spaces judiciously located everywhere, from densely built core to peripheral areas of the countryside. Accordingly, four major land use zones and three sub-zones have been identified (Map 17.2: National Capital Region: Proposed Landuse 2021) and policies and proposals for each of the zones are as follows: a) Controlled/Development/Regulated Zone b) Highway Corridor Zone c) Natural Conservation Zone d) Agricultural (Rural) Zone

9 Regional Land Use Controlled/Development/Regulated Zone The controlled/ development/ regulated zone marked in the Proposed Land Use Plan-2021 is under intense pressure of development. The activities within this zone will have to be effectively controlled and monitored. For this purpose, all the controlled / development areas declared by respective state governments from time to time within the purview of their own Acts will be deemed as controlled/ development/ regulated zone. No development in the controlled/ development/ regulated zones can be undertaken except in accordance with the Master/ Development Plans. The respective state governments will carry out development as per Plans. Within the controlled/development/regulated zones there will be three sub-zones, the precise delineation of which will be undertaken in the respective Master/ Development Plans in the controlled/ development/ regulated areas. (a) Urbanisable Areas (including existing Built-up/urban areas) (i) Density norms were discussed in the meeting of the Steering Committee held on 16 May 2013, and it was decided that the city level density norms of Urban Development Plans Formulation & Implementation (UDPFI) Guidelines, 1996, Ministry of Urban Affairs & Employment (Now Ministry of Urban Development), Govt. of India will be adopted in the revised Regional Plan-2021 and any modifications of the same from time to time. Accordingly, city level density norms of UDPFI Guidelines given in Table 17.9 are to be followed while working out the urbanisable area of Master Plans/ Development Plans. Table 17.9: City Level Density Norms Settlement Population Range Persons per hectare(pph) Small Towns Less than 50, Medium Towns 50,000 to 5, Large Cities 5,00000 to 10,00, Metro Cities Above 10,00, Source: UDPFI Guidelines, Ministry of Urban Development Note: The density could be further reduced by 10% for special purpose township such as industrial town, knowledge city and sports city, etc. (ii) Existing and proposed built-up areas are to be regulated and guided by the Master/Development Plans and Local Area Plans including Village Development Plans within the framework of Regional Plan-2021 and Sub-regional Plans On the basis of the proposed population for the year 2021, new areas may be identified as development promotion zones and detailed Master/Development Plans may be prepared by the respective State Governments, as per zoning regulations in para 17.5 of the Regional Plan (iii) Respective State Governments would elaborate the details of land uses, its phasing for development and zoning regulations in the Sub-regional Plans and Master/Development Plans. (iv) While preparing the Master/Development Plans for the towns, it is to be ensured that the proposed development are not permitted in the natural conservation zones, planned green areas, agriculture areas, ground water recharging areas and water bodies. (v) Land is to be reserved in the Master/Development Plans for activities such as disposal of solid waste generated from towns, town level utility services (such as power plant, grid station, water and sewage treatment plants, etc.) dairy farming, horticulture, inter and intra-urban transport system and other essential infrastructure. Attempt is to be made to rationalize the quantum of land required for each urban activity while preparing the Master/Development Plan of towns.

10 262 Regional Plan 2021 (b) Agriculture (Rural) Zone within controlled/development/regulated areas Agriculture (Rural) zone within the controlled/ development/ regulated areas of urban centres provided in the Master/Development Plans of the respective controlled/development areas to be strictly adhered to. No activities other than those defined in the zoning regulations in the Regional Plan-2021 will be permitted. (c) Green Buffers (i) Green buffers along transport networks within this zone will have the following minimum widths on either side of the right of way (ROW), which may be increased, if required, in the respective Master/Development Plans by the State Governments (Table 17.10). Table 17.10: Green Buffers along Transport Networks Transport Network Distance from the either side of ROW (in Metres) Expressways/Bypass 100 National Highway 60 State Highway 30 Railway line 30 (ii) Where the prevailing State Acts provide for a different width, these Acts would be suitably amended to incorporate the widths provided in the Regional Plan (iii) These green buffers will be outside urbanisable limits of towns and the zoning regulations of RP for the green buffers will be applicable in the agriculture (rural) zone within the controlled/development/regulated area and agriculture (rural) zone outside the controlled/regulated areas. (iv) Green buffers along the expressways, national highways, state highways and railway lines or around/adjacent to any other area, as provided in the regulated zone along major transport network and other areas be maintained and regulated as per the provisions of the respective State Acts/Master/Development Plans. (v) No activities other than those permitted in the Zoning Regulations of the Regional Plan-2021 will be permitted in the green buffers. (vi) While expanding limits of towns these green buffers which have already been identified as green buffer in the controlled areas/development areas/regulated areas of existing Master/Development Plans be maintained as green buffer Highway Corridor Zone In order to control large-scale urban development along the remaining national highways and expressways, the provision of highway corridor zone be added in the Regional Plan. Accordingly a regulated zone is proposed along the expressways and all national highways in the region outside the controlled/development/regulated areas. The policies for Highway Corridor Zone are as under: i) The Highway Corridor Zone will be outside the existing notified controlled/development/regulated areas of towns. ii) The width of the Highway Corridor Zone outside the existing controlled areas will be minimum 500 metres on either side of the ROW of the highways, as indicated in the Map 17.2 Proposed Land Use Plan The actual boundaries of the highway corridor zone will be delineated based on the revenue village boundaries by the respective State Governments in the Sub-Regional Plans.

11 Regional Land Use 263 iii) Necessary planned development can be undertaken by the respective State Governments after taking into account the restrictions of green buffers spelt out in the Regional Plan. iv) Highway Corridor Zone to be declared as controlled/development/regulated area and a Development/Master Plan will be prepared by the respective State Governments and duly notified. v) The expressways and national highways where this restriction will be applicable have been identified in Chapter Natural Conservation Zone Major natural features identified as environmentally sensitive areas are Aravalli range in Rajasthan and Haryana Sub-regions and its extension as the Ridge in NCT-Delhi, forest areas, rivers and tributaries of Yamuna, Ganga, Kali, Hindon and Sahibi, sanctuaries, major lakes and water bodies such as Badkal lake, Suraj Kund and Damdama in Haryana Sub-region and Siliserh lake in Rajasthan, etc. These areas have been demarcated as Natural Conservation Zone in the Regional Plan Similarly, ground water recharging areas such as water bodies, ox-bow lakes and paleo-channels have also been identified. These areas are to be further detailed out in the Sub-regional Plans and Master/Development Plans. The broad policies are as under: (i) The extension of the Aravalli range, sanctuaries and other ecologically sensitive areas be conserved with utmost care and afforested with suitable species. The development in this area to be in accordance with the notifications issued for such areas by the Ministry of Environment and Forests under the Environment (Protection) Act, 1986 from time to time. (ii) In view of the very low existing green areas (3.3%) in 2012 which has been declined from 4.3% in 1999, it is imperative to bring more areas under green areas. Accordingly, identified wastelands, proposed ROW of expressways, highways, roads, irrigation canals, drains, railway lines and village common lands are proposed to be brought under green area. The total green area proposed to be 10% of the total area of the NCR. (iii) The areas under water bodies i.e. rivers, ox-bow lakes, paleo-channels, lakes and ponds and their surrounding areas be kept free from any encroachment/development to allow free flow of water. Construction activities for human habitation or for any other related purpose not be permitted. Suitable measures be taken to maintain the water bodies with the minimal flow/water level. (iv) In the flood prone areas/river beds/banks, no construction or habitation activities be permitted. Flood Protection Plan be prepared by the concerned State Governments/agencies. Policies proposed in the Disaster Management Chapter at para 15.5 be further elaborated in the Sub-regional Plans, Master/Development Plans and Flood Protection Plans. (v) Detailed Conservation Plans be prepared for the areas shown as Natural Conservation Zone in the proposed Land Use Plan 2021 by the concerned State Governments/Agencies along with guidelines for development activities conforming to all environmental laws. (vi) The monuments/man-made heritage sites and natural heritage areas be identified and earmarked in the Master/Zonal Plans of each town and detailed Conservation Plans be prepared for their protection and conservation Agricultural (Rural) Zone outside Controlled/Development/Regulated Areas Agricultural (Rural) area of NCR has to be regulated and guided by Village and Block Plans to be drawn under the district planning process. At the regional level, agriculture (rural) zone be designated for primary sector production and as open area comprising of farmlands, orchards and pastures, etc.

12 264 Regional Plan 2021 Urban expansion would largely be made from agricultural land and other non-urban uses. Therefore, there would be a major impact on land requirements of agricultural land in NCR. In view of this, following policies have been proposed: (i) Existing cultivated land be conserved for agriculture use as far as possible. Efforts be made to increase the production through intensive cultivation by providing irrigation facilities and other necessary infrastructure. (ii) Measures be initiated for protection of prime agricultural land and ensure its needless conversion into non-agricultural/urban use. (iii) Utilisation of less and least valuable land for urban expansion/new urban centres/development purposes ZONING REGULATIONS Keeping in view rapid urbanisation, environmental degradation and to ensure orderly development in the region, a legislative tool in the form of Zoning Regulation is required. In view of this, four broad zones have been identified for application of land use control and development and for enabling preparation for detailed Plans such as Sub-regional/Master/Development Plans/Local Area Plans. The elaboration of the land use details and zoning regulations be incorporated in the Sub-regional Plans and Master/Development Plans by the respective State Governments. Four broad zones and major activities/uses permitted in these zones are given below: Controlled/Development/Regulated Zone (a) Urbanisable Areas (including existing built-up/urban areas) Within the urbanisable area proposed in the Master/Development Plan of the respective towns, the functions and uses designated as under be continued: i) Residential ii) Commercial iii) Industrial iv) Government offices, public and semi-public v) Recreational vi) Utility services vii) Transport and communications viii) Open spaces, parks and playgrounds ix) Graveyards/cemeteries and burning ghats x) Man-made heritage areas xi) Natural heritage areas/eco-sensitive areas/conservation areas The local authority according to the prescribed uses in the Master/Development Plans will govern detailed land uses within the urbanisable area. The Master/Development Plans of all the towns will be prepared within the framework of the Regional Plan-2021 and Sub-regional Plans. In case any amendment is required in the Acts to implement the policies of Regional Plan-2021, the necessary amendments be done by the respective State Governments appropriately. (b) Agriculture (Rural) Zone within Controlled/Development/ Regulated Areas 1) Agricultural, horticultural crops and cash crops 2) Dairy and poultry farming including milk chilling station and pasteurization plants 3) Social forestry/plantations including afforestation 4) Non-polluting industries registered as RSI/SSI units subject to one of the following conditions:

13 Regional Land Use 265 (i) Located within half kilometer belt encircling the existing village abadi and approachable from a public road/rasta other than scheduled road, national highways and state highways. (ii) On public road/rasta not less than 30 feet wide other than scheduled roads, national highways and state highways outside the half kilometre zone referred to in (1) above up to a depth of 100 metres along the approach road. Note: State Governments may further restrict setting up of industries as per Master/Development Plan provisions. (5) Non-polluting agro-based industries on public roads/revenue rasta not less than 30 feet wide other than scheduled roads, National Highway and State Highway. (6) The site should not fall within 900 metres restricted belt around defence installations. (7) Land drainage and irrigation by hydro-electric works and tube well for irrigation (8) Sanitary landfill, compost processing plant and other such activity sites with adequate protected belt as prescribed in the CPHEEO Manual and the notifications issued by the Ministry of Environment and Forests from time to time. (9) Mining and extraction operations including lime and brick kilns, stone quarries and crushing subject to the rules and approved site. (10) Bus queue shelter and railway station (11) Airports with necessary buildings (12) Wireless Station (13) Grain godowns, storage spaces at site approved by competent authority (14) Weather station (15) Telephone and electric transmission lines and poles (16) Cremation and burial grounds (17) Fuel filling station, service stations and repair workshops (18) Power plant/sub-station/water works/treatment plants and other utility services (19) Storage godowns for inflamable petroleum products such as LPG, petrol, diesel, kerosene, aviation turbine fuel, light diesel oil and other petroleum products and lubricants with the approval of the competent authority (20) Village houses within abadi-deh (21) Farm houses outside abadi-deh, and (22) Expansion of existing village contiguous to abadi-deh including social institutions like schools, dispensaries, veterinary centres and police posts if undertaken as a project approved or sponsored by the Central Government or State Governments or government approved private institutions. (23) Recreational and Tourist facilities (c) Green buffers i) Approach/service roads ii) Agriculture and horticulture iii) Social forestry/plantations including afforestation iv) Fuel filling stations with amenities like toilets, STD booths, small repair shop, small tea/soft drink and snack bar (with no cooking facility) v) Toll Plaza, bus queue shelters, police booth, first aid centres and telephone booth Highway Corridor Zone (i) The Highway Corridor Zones will have to be notified as controlled/development/regulated area and Master/Development Plans will have to be prepared by the respective State Governments. (ii) In the Highway Corridor Zones (excluding green buffers along highways) activities permitted in urbanisable area, agriculture zone within development/controlled/regulated areas and the green buffers prescribed in paras (a), 1(b) and 1(c) of Zoning Regulations will be permitted through Master/Development Plans.

14 266 Regional Plan 2021 (iii) Access to the expressways and highways will be regulated by the competent authority Natural Conservation Zone In this zone the following uses activities may be permitted: i) Agriculture and horticulture ii) Pisiculture iii) Social forestry/plantation including afforestation iv) Regional recreational activities after obtaining environmental clearance from competent authority Agriculture (Rural) Zone outside Controlled/Development/Regulated Areas The Study Group-I has suggested modifications/additions relating to educational and health facilities and solid waste management sites. The following activities/uses are permissible in addition to the activities/uses permitted in the agriculture zone within controlled/development/regulated area as indicated in para (b): i) Intensive agriculture and allied activities such as dairying and poultry farming ii) Afforestation specially on the wastelands and barren lands iii) Regional recreational uses such as, regional parks, wildlife sanctuary iv) Educational facilities, schools, educational and training institutions including engineering & medical college v) Health facilities, Dispensaries and Primary Health Centres and hospitals vi) Cemeteries vii) Quarrying viii) Brick kilns ix) Existing village Mandis/agricultural markets x) Rural industries xi) Farm houses, and xii) Solid Waste Management facilities