The document summarizes the master plan for Sector 17, which is divided into two zones - a commercial zone in the northeast and a civic zone in the southwest. It describes the land uses, building typologies, architectural controls, and circulation for each zone. It also identifies issues with the current plan such as traffic bottlenecks, underutilized land, and lack of integration between zones. It recommends revisiting the plan to rationalize land uses, improve circulation and parking, integrate the two zones, and introduce landscaping and landmarks to improve the urban design.

2. Sec. 9
Sec.
18
Sec. 22
Sec.
16
-Sector divided into two
distinct parts
-North Eastern part planned as
primary Commercial zone.
-South Western Part- planned
as civic zone
-V4 integrates the two areas
-Urbanity defined through 2
rows of high rise building (7
storeyed) blocks on North-
West & South-East sides

3. Sec. 9
Sec.
18
Sec. 22
Sec.
16
-All roads intersecting the
pedestrian piazzas raised to first
floor level to provide interrupted
movement.
-11 storeyed tower in commercial
area to be in focus of Central
commercial Piazza
-Rows of 4/5 storeyed blocks
planned on cross-axial basis to
define the central spaces.
-Unbroken continuity of central
core
-Variation in size and positioning of
blocks to create interplay in spaces
and promenades

4. Sec. 9
Sec.
18
Sec. 22
Sec.
16
-Buildings in commercial Centre
designed on a space module of 17’.3”
-Shops dividing commercial and civic
zones planned on a module of 11’-0”
-The Commercial zone includes:-
-Shop-cum-offices-cum residences
-5 cinemas
-Central Library
-Town hall
-Post & Telegraph Office
-Bank Square
-2 Petrol Pumps
-Police Headquarter
-Hotels
-Office spaces
-Eleven Storeyed block

5. Sec. 9
Sec.
18
Sec. 22
Sec.
16
-The Civic Area includes:-
-Interstate Bus Terminus
-Fire Station
-Exhibition ground
-Parade Ground
-District Courts
-Treasury Office
-Central Police Station
-Police Housing
-Football Stadium

6. Sec. 9
Sec.
18
Sec. 22
Sec.
16
-Pattern of V7 modified to provide
efficient circulation
- Access through a slow traffic road
with large area set aside for parking,
making inner complex free from traffic/
noise.
-Pattern of one entry modified to
provide more entries by extending V5
-Major loop of V5 supplemented by
subsidiary loops to provide access to
various part
-Majority of parking contained on
surface, supplemented.
-Area occupied by Civic zone less as compared to
commercial part.
-Civic zone does not follow the pattern of
commercial area planning

7. NE Sec. 9
SE
Sec.
18
SW Sec. 22
NW
Sec.
16
1 1
2
3
4
5
6
6
7
7 7
7
8
9
10
11
12
13
Sector 17

9. -Sector comprises of individual shops/ blocks
governed by strict architectural controls
-Based on facade controls buildings in the Sector
17 can be divided into:-
-Exposed brick face buildings containing SCOF
along V4
-Shop-cum-Office and other public Buildings in
exposed concrete
-Multi-storeyed blocks on North-West & SE sides
-Cinemas
-Eleven Storeyed block

10. Exposed Brick faced Buildings
-4 storeyed structures
-Each shop- 3 bays 33’X 78’-6”
-Planned on a grid of 11’X11’
-11 feet deep verandah before each shop
-frontage on only one side with service road provided at back
-Ground floor for shop, 1st & 2nd floor for shop/offices & 4th
Floor for residence of essential staff
-Height 48’-9”
-No basement but provision of a mezzanine floor
-Straight façade with exposed brick work & rectangular
column
-Upper floors to have recessed balconies to create play of
solids & voids
-½ thick groove provided vertically to separate each shop
-No provision for advertisement on external façade

11. Shop-cum-Offices in Exposed Concrete
-4/5 storeyes structures
-Shops 2/3 bays in width and 6 bays in depth
-Planned on a grid of 17’-3” X 17’-3” (5.25m X
5.25m)
-3.65m deep verandah at GF level on both sides
-Height 57’-7” with (17.6m) floor height of 12’-0
(3.5m)
-6’-9” deep balconies compulsory at
1st/2nd/3rd floors to ---provide shade from
summer se / rain
-Shuttering pattern guided by steel plates of
4’X8” (1.25 X 2.5m)

12. -Concrete to be used for construction
-External facades of unfinished concrete
-Harshness of concrete diluted with large
glass windows
-Interesting combination of opaque
(exposed concrete) & transparent (glass)
material
-Circular concrete columns, beams,
parapets, deep verandahs, -undulatory
glazing are the features which governed
architectural vocabulary of city centre in
terms of Aesthetics & function.
Shop-cum-Offices in Exposed
Concrete

13. Multistoreyed blocks on NW/SE side
-Planned on a grid of 5.25m X 7m
-7 storeyed buildings with single
storeyed block
-Basement permitted
-Height 85’-6” (26 meters)
-Planned to cater to diverse needs of
people/Govt.
-Buildings measure 80mX22m
-Exposed unfinished cement concrete --
facades with balconies
-Buildings oriented to achieve N-S
orientation and to create panoramic
street picture
-Balconies provided on all floors

14. 11 storeyed block
-No architectural design provided
-5 Cinemas governed by individual architectural controls

16. OPERATION OF PLAN
-Two zones representing two distinct pictures in
terms of design, aesthetics, planning in the
absence of proper integration
-Similarity of character of spaces, building
facades do lend disciplined expression but fails to
give distinct identity to vistas
-Problem of establishing land marks
-Absence of identity of areas
-Difficulties in positioning.
-Joy of shopping missing during summer months
when it is uncomfortable to walk on sun baked
concrete pavements
-Visual effectiveness vitiated by broad
approaches
-Visual pollution caused by large surface parking

17. OPERATION OF PLAN
-Unbuilt second overbridge does not allow unobstructed flow of pedestrian
traffic
-Focus of attention limited to few areas
-Defining specific areas for banking has diluted the overall ambience of city
centre.
-Irrationals land use defined in city centre hampers its proper operation and
functioning.
-Police Station
-Police Housing
-Football Stadium
-Inter State Bus Terminus
-District Courts

18. OPERATION OF PLAN
-District Court & ISBT create traffic
bottlenecks
-Major areas lying undeveloped
-Limited Use of landscaping in creating
balance between built and open spaces
-Smaller shops not suitable for city centre
-Large scale violation of Architectural Control
-Large scale conversion of land uses
particularly in case of cinemas being
converted into multiplexes
-Lack of proper integration of spaces within
the sector.
-problems due to architectural controls
-problems posed by concrete facades due to
degradation of concrete.

20. LOOKING FORWARD
The entire plan of sector 17 needs relook in
terms of
-Rationalization of land uses
-Circulation
-Parking
-Land Utilization
-Architectural Controls
-Landscaping
-Possibility of creating large
commercial/office spaces
-Surface parking areas to be shifted on the
periphery with more underground parking
created
-Harshness of the hard surface to be diluted
by creating large open spaces.
- more highrise building to be created to give
a feeling of urbanism.

21. LOOKING FORWARD
-Planning of two zones to be reviewed and
integrated into a composite unit
-Certain uses like District Courts, police
housing, ISBT occupying large area should be
shifted to more appropriate places
-Concept of city forests need to be considered
for the open spaces to change the micro-
climate of the area.
-Urban design solution of the various spaces
needs to be considered for improving the scale
and functioning of central spaces
-Detailed landscape scheme needs to be
evolved for the city centre.
-Creating a number of landmarks
-All squares to be redefined to give a distinct
identity to different areas

22. A VIEW OF THE SHOPPING ARCADE IN THE CITY CENTRE

23. PARKING IN SECTOR 17 CITY CENTRE

24. VIEW OF PLAZA, SECTOR 17 AT NIGHT

25. OVERBRIDGE IN SECTOR 17

26. SECTOR 17 PLAZA

27. CELEBRATING FESTIVAL

28. PARKING LOT

29. A VIEW OF ISBT FROM OPPOSITE THE SHOPPING COMPLEX IN SECTOR 22