1. LAND USE PLAN
FOR KARAIKAL
TOWN
(2012-2033)
2013
Ramachandran A
DEPARTMENT OF PLANNING, ANNA UNIVERSITY CHENNAI
5/29/2013
2. 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
3. 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
4. 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
5. 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.
6. LAND USE PLAN FOR KARAIKAL TOWN Page 2
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.
7. LAND USE PLAN FOR KARAIKAL TOWN Page 3
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.
8. LAND USE PLAN FOR KARAIKAL TOWN Page 4
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
9. LAND USE PLAN FOR KARAIKAL TOWN Page 5
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
10. LAND USE PLAN FOR KARAIKAL TOWN Page 6
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
11. LAND USE PLAN FOR KARAIKAL TOWN Page 7
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.
12. LAND USE PLAN FOR KARAIKAL TOWN Page 8
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%
13. LAND USE PLAN FOR KARAIKAL TOWN Page 9
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.
14. LAND USE PLAN FOR KARAIKAL TOWN Page 10
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.
