sialkot planning

7/25/2019 Sialkot Planning

1/106

ADB PAK-7321

Government of Punjab Urban Unit

URBAN PLANNING INSIALKOT

Punjab Cities Improvement Investment

Program

Final

January 2011(J40252334)

GHK Consulting Ltd.


2/106


3/106

ADB PAK-7321



Punjab Cities Improvement Investment

Program

Final

January 2011(J40252334)

GHK Consulting Ltd.


4/106


5/106

Urban Planning in Sialkot Table of Contents

GHK Consulting LimitedJ40252334

Page i

TABLE OF CONTENTS

EXECUTIVE SUMMARY ...................................................................................................... 1

1.0 CITY PROFILE - EXISTING SITUATION .................................................................. 41.1. Character, Location and Natural Setting .................................................................... 4

1.1.1. Key Map ........................................................................................................ 41.1.2. Historical Retrospective ................................................................................. 41.1.3. Environment ................................................................................................... 5

1.2. Urban Socio-economy............................................................................................... 71.2.1. Population and Demography .......................................................................... 71.2.2. Economy ........................................................................................................ 8

1.3. Urban Development .................................................................................................. 91.3.1. UrbanizationHistorical Growth Patterns ...................................................... 91.3.2. Sialkot CityLand Use Patterns .................................................................... 91.3.3. Urban Infrastructure ..................................................................................... 121.3.4. Transport ..................................................................................................... 151.3.5. Urban Management ..................................................................................... 16

2.0 URBAN ANALYSISDEVELOPMENT CHALLENGESOPPORTUNITIES ANDCONSTRAINTS ...................................................................................................... 22

2.1. Regional and City Context ....................................................................................... 222.2. Urban Growth and Change ...................................................................................... 30

2.2.1 Patterns and Physical Features ................................................................... 312.3. Managing Growth and Change ................................................................................ 36

2.3.1 Outline Development Plan 1972 ................................................................... 362.3.2 Sialkot Master Plan 1996 ............................................................................. 362.3.3 Punjab Land Use Rules ............................................................................... 372.3.4 Current Initiatives ......................................................................................... 382.3.5 Key Reasons for Past Failures ..................................................................... 38

3.0 STRATEGIC DEVELOPMENT PLANNING FRAMEWORK .................................... 433.1. The Need for a Strategic Development Framework ................................................. 433.2. Approach to Preparing the SSD Framework ............................................................ 44

3.2.1 District Context and Sialkot Planning Area................................................ 453.2.2 Population 2010 and Projections .................................................................. 473.2.4 Urban Land RequirementsProjected Built-up Areas ................................. 503.2.5 Proposed Planning Area - City Administrative Area ..................................... 52

3.3. The Strategic Planning Framework - Managing Growth and Change. ..................... 543.3.1 Development Vision ..................................................................................... 543.3.2 Future Development Scenarios .................................................................... 55

3.4. Planning Components of the Strategic Framework .................................................. 60

3.4.1 Transport System Planning .......................................................................... 603.4.2 Urban Corridor Planning .............................................................................. 613.4.3 Per-urban Planning ...................................................................................... 633.4.4 Commercial and Industrial Development Consolidation Planning ................. 653.4.5 Redevelopment Planning ............................................................................. 66

4.0 ACTION PLAN - ROAD MAP AND DELIVERY STRATEGY .................................. 704.1. Urban Planning Actions ........................................................................................... 704.2. The Next 5 Years .................................................................................................... 714.3. Planning and Capacity Building Action Plan ............................................................ 73

5.0 IMPLEMENTATION ................................................................................................ 805.1. Future Legislative and Administrative Framework ................................................... 80

5.2. Implementation Activities ......................................................................................... 815.3. Service Delivery ...................................................................................................... 84


6/106

Urban Planning in Sialkot Table of Contents


Page ii

A.1 POPULATION ESTIMATES AND FORECASTS .................................................... 92

TABLES

Table 1 : Monthly Climatic Information Sialkot................................................................. 5

Table 2: Population figures for Sialkot City and Cantonment ................................................. 8Table 3: Staffing of TO (P&C, TMA Sialkot) Office .............................................................. 17 Table 4: Divisions of Punjab Province ................................................................................. 22Table 5: Punjab Districts Figure 5: Punjab Districts ......................................................... 24Table 6: Population of Urban Settlements of Sialkot District ................................................ 26Table 7: Population Projections for Urban Settlements of District Sialkot ............................ 46Table 8: Population of Sialkot District, Tehsil and Urban Area 1972-2010 ........................... 49Table 9: Population Projections for Sialkot Planning Area ................................................... 50Table 10: Urban Population Projection for Sialkot City ........................................................ 50Table 11: Projected Land Area Requirements ..................................................................... 51Table 12: Priority Strategic Development Planning Activities2010-2015 .......................... 71Table 13: Alternative Institutional Arrangements for Planning ............................................. 74

Table 14: Proposed Loan Project ........................................................................................ 77Table 15: Proposed Plan Implementation Mechanisms ....................................................... 82Table 16: Priority Projects 2010-18 - PCIIP Tranche 1 Projects and Base Costs.......... 84Table 17: PCIIP Tranche 1 Consultancy Tasks and Base Costs ......................................... 85Table 18: Summary of Outputs from Proposed Investments ............................................... 86Table 19: PCCIP Tranche 1 Sub Project 2010-2012 Costs ................................................. 88

FIGURES

Figure 1: Sialkot Key Map ..................................................................................................... 6Figure 2: Historical Growth of Sialkot City ........................................................................... 10Table 5: Punjab Districts Figure 5: Punjab Districts ......................................................... 24

Figure 7: Sialkot Planning Area - A (Ex Municipal Committee)Core City........................ 28Figure 8: Sialkot Planning AreaB (Ex Municipal Committee)Core City............... 29Figure 12: Projected Builtup Area ....................................................................................... 51Figure 13: Proposed Planning Area................................................................................. 53Figure 14: Proposed Outline Development Strategy Plan ................................................... 57Figure 15: Road Network Planning ...................................................................................... 62Figure 16 : A Typical Peri-Urban AreaBefore Planning Interventions .............................. 63Figure 17: A Typical Peri-Urban AreaAfter Planning Interventions .................................. 64


7/106

TA 7321PAKPunjab Cities Improvement

Investment Program



Executive Summary

January 2011

(J40252334)

GHK Consulting Ltd.


8/106


9/106

Urban Planning in Sialkot Executive Summary


Page 1

EXECUTIVE SUMMARY

This report forms part of the Project Preparation Technical Assistance (PPTA) under theADB Pakistan Investment Improvement Program (PCIIP). Under the auspices of thisinitiative provision is made for the procurement of contract services to undertake the

comprehensive and detailed preparation of the Sialkot Strategic Development Plan (SSDP)which will constitute the Master Plan1 under the definition of GoP Local Government andCommunity Development Departments Punjab Land Use Rules (2009). Furthermore,provision is also made for the preparation of an up-dated land use plan for the newly definedplanning area, city and peri-urban structure plans, outline development and/or action areaplan(s) for the core city 2area that will also include the identification of notified areas andthe preparation of appropriate land use redevelopment and reclassification plans . 3

The proposed Strategic Development Planning Framework and Action Plan for Sialkot actsas a pilot initiative that will path the way for lessons learnt for adaptation and application inthe other ten priority cities identified under the ADB PCIIP.

This document aims to provide a springboard for further incremental action to be taken todrive the reforms and restructuring of the planning system to effectively manage the complexdynamics of future urban growth and change that Sialkot will experience. It should act as acatalyst, providing provocative views and partial answers to such questions as:- What arethe trends that have shaped Sialkot today and what growth pressures will it face over thenext twenty years? What can be pragmatically done to modify and redirect the futurepatterns of development to achieve the desired outcomes the future vision for SialkotWhat changes in the administrative area definitions and institutions need to be consideredand adopted to effectively manage the process of growth and change? As such, it is adocument that is not an end in itself. It is another step in the many that have preceded it toachieve convergence and ultimately consensus and commitment for concerted action by allstakeholders to join forces and make the planning system for Sialkot a worthy model forreplication.

It certainly does not profess to be a master plan or a blue print for the future, it is at best atool that the District and Tehsil Administrations and other key stakeholders such as theUrban Unit, can use to pro-actively plan the future of the region. It is the result of a processthat has sought to examine where the state of the urban development and land usemanagement is today, where it might which to be in the future and how to get developmentonto the trajectory that will achieve the desired outcomes. As such its objective is to providean integrated cross-sectional analysis of the existing situation and past trends derived fromanalysis of ground realities and consultations with different stakeholders. From this baselineunderstanding a synthesis of future options supported by recommended action and

implementation measures are presented as a framework to be taken-up by the next stageof urban planning procurement under the ADB PCIIP.

Broadly, the Sialkot Strategic Development Framework and Action Plan provides a strategicframework within which a more detailed set of plans can be elaborated and, withcomplementary and supportive administrative development and legislative reforms, willconstitute a comprehensive planning and development management system that is able todeliver optimal benefits to todays and the future generations of Sialkot City.

1 Punjab Land Use Rules (2009): Master Plan means a land use plan of an area and includes a structure plan, an outline

development plan, a spatial plan, peri-urban structure plan(s) and metropolitan plan.2Ex Municipal Committee Planning Area consisting of 16 Union Councils (ref Figs 7 and 83Punjab Land Use Rules (2009): Ref. Chapters IV and V.


10/106

Urban Planning in Sialkot Executive Summary


Page 2

The framework developed recognises that the current forces of unbridled market forcescannot be harnessed in the short-term. Therefore, it aims to provide a pragmatic andstrategic development framework within which the more detailed plans will be used toincrementally guide, manage and control future growth towards the creation of a city formthat will function better as an urban economy and provide a more liveable city for its citizens.

To this end, the model of development advocated is a poly-centric, metropolitan city that willhave at its centre a core city with a distinctive identity, efficiently connected through anintegrated concentric and radial highway network to secondary and tertiary sub-centres andassociated commercial and industrial clusters built-on the competitive advantage of theirlocal economic development profile strengths.

It is foreseen that within this overarching structure, that the peri-urban centres andcommercial/industrial clusters within the metropolitan planning area will be compact,enabling the release and reservation of interstitial lands as an inter-linked open spacesystem containing recreation and low density metro-level education and health facilities. Twogrand plan concepts are also advocated for consideration: i) the creation of a Regional

Parkway between the Upper Chanab and Marala Ravi canals between the Siakot-Sambrialand Marala-Airport Roads, and ii) that both the Siakot-Sambrial and Marala-Airport Rodcorridors are considered for the development of rapid transit schemes.


11/106


Investment Program


Part ASection 1

CITY PROFILE - EXISTING SITUATION

January 2011

(J40252334)

GHK Consulting Ltd.


12/106

Urban Planning in SialkotPart ASection 1

City Profile - Existing Situation


Page 4

1.0 CITY PROFILE - EXISTING SITUATION

1.1. Character, Location and Natural Setting

1.1.1. Key Map

The key map is reproduced Figure 1 and presents a detail land use plan of the areaknown as the Ex-Municipal Committee urban area which excludes the Cantonment.

The official terminology for the key plan is Land Use Classification Plan as per thePunjab Land Use Rules4. This establishes the status quo in terms of land use at aparticular time and acts as a benchmark to officially scrutinize, approve and notifyproposed changes in land use.

Since the current version of the key plan only covers the Ex MC area (termed thecore city in this report), it will need significant augmentation in its area coverage toprovide this land use classification reference frame for the proposed new Sialkot

Planning Area for which it is foreseen will in the next 20 years extend many timesgreater than what can be currently considered the Sialkot Planning Area5. Provisionis made for the preparation of this, what is essentially a district-wide, extendedPlanning Area under the Punjab Land Use RulesRef Chapter III, article 36

Preparation of a district planning map A City District Government or a DistrictGovernment shall prepare a district planning map by combining the notified planningmaps of the Towns or Tehsils of the district

1.1.2. Historical Retrospective

There are various sources tracing the origins of the city of Sialkot but the authenticity

of many of these sources varies. Excavations throughout the area have revealedlarge amounts of Greek coins, ancient Zoroastrian temples and several Buddhiststupas.

It is generally agreed that the history of Sialkot may be divided into eight eras:Vedic Era - when it is ruled by the Raja Sul (Sala a dynasty and founder of Sialkot(named Sakala) some 5000 years ago.

Persian Greek Era the city was the eastern most outpost of Alexander the GreatHellenic Empire comprising Persians and Greeks. During 160 and 135 BC Sialkotacted as one of the capitals of Indo-Greek Empire.

Scythian Hun Erawhen the city was ruled by Raja Slivhan who belonged to acaste named as Sia, a jut clan of Scythian origins who built a fort and gave city aname of Sialkot. During the last quarter of 5th century Huns sacked the city. Afterthat phase it is believed that it remained part of Jammu ruler named as Raja BahramDeo.

Muslim Mughal Era - starts when Shahab-ud-Din Muhammad Ghauri conqueredPunjab in 1011 and dissolved the city as a part of the Muslim Sultanate of Delhi. Afterthat this city came under rule of Mughal Empire of India and was considered a part ofLahore Province.Afghan Pastuns Era - after the end of Mughal reign it came under the rule of Pastunfamilies from Khandar and became part of the Afghan empire.

4Government of Punjab, Local Government and Community Development Department, notified Land Use Rules (2009)

5Ex Municipal Committee are (17 Union Councils), Cantonment, plus contiguous urban and associated peri-urban areas.


13/106




Page 5

Sikh British Era - Sikhs gain control of this city from pastuns and ruled for 40 yearsuntill the Second Anglo-Sikh War in 1849 when Sialkot was captured by British.

Pakistan Movement Era - Allama Iqbal (national poet of Pakistan, born in Sialkot)spearheaded the movement for an independent country. In May 1944 the Sialkot

Convention became the historic event that catapulted the All India Muslim Leagueinto prominence in the British-Indian Punjab.

Modern Era - Pakistan was founded during 1947 after which Sialkot has graduallybecome a major industrial city of Pakistan (ref. 1.2.2 Economy and industry).

1.1.3. Environment

Climate

Sialkot experiences significant seasonal variations in temperature with the averagemonthly temperature varying from 11.6oC in January to 32.2oC in June with an

average temperature over the coldest three months of the year of about 12.7oC,rather lower than Lahore.

Table 1 : Monthly Climatic Information Sialkot

an e ar pr ay un u y ug ep c ov ec

Temperature Mean Value oC. . . . . . . . . . . .

Mean peak temperature oC. . . . . . . . . . . .

Mean lowest temperature oC. . . . . . . . . . . .

Mean monthly precipitation Mm. . . . . . . . . . . .

Source: Sialkot Weather forecasting centre.

The mean annual rainfall is 957mm, over half of which falls in the summer monsoonmonths of July and August which often results in flooding. Sialkot has one of themost modern weather forecasting and flood warning centers in the country, which isfully equipped to record and transfer data to and from the relevant concerns. Thisfacility is equipped with radar and is internationally linked.

Geography

Lying between 32 30 north latitude and 74 30 east longitudes at 256 meters abovesea level, Sialkot is bounded on the north by Jammu, on the northwest by Gujrat, on

the west by Gujranwala and on the south by Narowal. The city islocated in a fertileagricultural basin with a few low hills, including the hilly area called the Fort, nowoccupied by the TMA administration.

Hydrology

Sialkot is situated in the Upper Rachna Doab, which is bounded by the Ravi andChenab rivers. It sits over abundant shallow and deep groundwater aquifers whichare used by both the city water supply system and inhabitants with wells for theirwater supplies. The Chenab River flows to the northwest of Sialkot, and the Marala-Ravi Link Canals flow to the west. Sialkot is traversed by three seasonal streams,comprising Aik Nala, to the south of the city, Bhaid Nala, between the Cantonment

and the rest of the city, and Pahlu Nala, north of the Cantonment.


14/106




Page 6

Figure 1: Sialkot Key Map

Source: Sialkot key map adapted from Urban Unit .

C AN T O N M E N T

N


15/106




Page 7

The general slop of the land within the Doab is to the south-west and the area is an activeflood plain, although floods are to a large extent controlled by irrigation and powergeneration works carried out on the Indian side of the border.

Geology and Ecology

Geology - he area is underlain by Pleistocene deposits to a depth of severalthousand meters. The first 200metres of these deposits consist of approximately 70%silty sand interspersed with limited clay layers. The strata are generallyheterogeneous with little vertical or lateral continuity.The historic centre of Sialkot islocated between two seasonal watercourses, the Bhaid Nullah and the Aik Nullah. Itoccupies land that is elevated up to about 10 meters above the surrounding areas.Apart from the central area, the city is generally flat. Overall, there is an east to westfall, from around 253 meters in the east to about 245 meters in the west, an averagefall of about 1 in 1000.

Ecology - the Sialkot District has been a part of the ecological zone called thorn

forest but with the introduction of extensive irrigation network of canals fordevelopment of agriculture, industrial development and urbanization has changed itsbiological features. Most of the part of the district is now agriculture zone with humanrelated or human dependent fauna and flora and for the most part of the district isnow an agricultural zone.

About 2.17 % of the total area of the district is under human forest plantation of treesof economic importance like Shisham, Keeker, Mulberry that are used in constructionand making sports goods and furniture. Other introduced species are Mesquite aninvasive species and Safeda Sheesham Bohar and Bakain are also seen in andaround the urban areas. The district Sialkot is the host of a variety of flora. Theindigenous tress are Lasoora, Bairy, Siris, Keeker, Phali, Khajoor, Toot and Paper

Mulberry These are commonly found along the edges of agricultural fields.

About 54 km2of the Bajwat region in the Sialkot District is the Bajwat Game Reserve.About 16 km2 of the area around Marala Headworks is also protected within thegame reserve and is of considerable importance for wintering waterfowl.

Fortunately, from a planning perspective all development activities foreseen underPCIIP will be far away from these environmentally sensitive areas and will thereforenot be adversely affected by any of the proposed interventions.

1.2. Urban Socio-economy

Sialkot is located close to the Indian border some 125 km north of Lahore. It is amajor industrial centre, specializing in leather products, surgical instruments, dieselengines, pharmaceuticals, steel rolling mills, textiles and sports goods.

There are at least 264 tanneries, 244 leather garment producing units, 900 leathersports goods producing units, 57 rice husking mills and 14 flour mills in the city.These industries produce significant quantities of highly polluted wastewater.

1.2.1. Population and Demography

Census population figures for Sialkot City and Sialkot Cantonment are displayed in

Table 2, together with the estimated growth rates.


16/106




Page 8

Table 2: Population figures for Sialkot City and Cantonment

Census populationAverage growth rates

(%)Projected

2010population1972 1981 1998 1972 -81 198198

Ex MC area 204,000 258,147 358,376 2.65 1.95 471428

Cantonment 43.862 63,126 2.16 78990Peripheralareas

362135

Combined 302,009 421,502 912,553Source: District Census Report 1998.

The 362135 figure for peripheral areas relates to the population living beyond thepre-2001 municipal limits. It has been estimated on the basis of average populationdensity and the extent of the built-up area beyond the city limits.

The population of the Sialkot city (Ex MC area and Cantonment) is estimated to beabout 550418 with an average population density of around 1160/km2. Historically

the population growth rate at an average of 2.5% is relatively low compared to otherurban areas of Pakistan. This is illustrated by the fact that in 1941, Sialkot was the6th largest city in Pakistan (150,000) and in 1998 it was the 13th largest City. Thepopulation mainly consists of Punjabis, Kashmiris and Pashtuns and Punjabi is themain language of people. Sialkot has also attracted many laborers and otherentrepreneurs many of whom hail from Pakistan's Federally Administered TribalAreas (FATA), notably from Bajaur and Mohmand who have set up vibrant businessthroughout the area and the literacy rate is among the highest in Pakistan at 73% inurban areas and 54% in rural areas and employment in agriculture is only 19.5% and32% in elementary occupations.

1.2.2. Economy

The history of industrialization of Sialkot is very old. The Damascene craftsmen ofSialkot (koftgars or koftars) were famous during the Mughal era for their fine swordsand daggers. Papermaking in Sialkot dates back to the time of the Mughal EmperorAkbar which was famous all over the world. Brick making was another historic skill ofthe people of the Sialkot and those bricks were known as the "Sialkoti Bricks"throughout South Asia. Most of the states in the South Asian region relied on theslender but strong Sialkoti brickslanateer for the erection of forts, castles,monuments, public buildings, infrastructure construction, etc.

Nowadays, Sialkot is famous all over the world because of its sports equipment andSurgical Instruments manufacturing industry. The most successful sports

manufacturing firms now have international collaborations with the well-known sportsbrands like Adidas (Germany), Puma (Germany), Nexo Sports (Canada), Nike(USA), Dita (UK), Mikasa Sports (Japan) and Slazenger (UK). In the recent past,however, lack of modernization and allegations of child labor usage have resulted ina loss of market share to the new entrants in the business like Thailand, Korea andChina. The Sialkot Chamber of Commerce and Industry has now almost controlledthe incidents of child labor usage within the industry with the collaboration of theUnited Nations (ILO). Most of the companies have adopted the ISO standards.

The facilities of a dry port and recently built airport have contributed significantlytowards its economic growth and Sialkot is now the third largest economic hub inPunjab after Lahore and Faisalabad. It is commercially linked with the Lahore Stock

Exchange through its Sialkot branch, known as the Sialkot Trading Floor (STF). TheState Bank of Pakistan and the Export Promotion Bureau of Pakistan has branch


17/106




Page 9

offices in Sialkot. After Karachi, Sialkot is Pakistan's second largest source of foreignexchange earnings through its exports and remittances from the overseasmanpower. For the past several decades, the manufacturers and exporters of thecity have been awarded the annual National Exports Award by the Federation ofPakistan Chambers of Commerce and Industry. Sialkot has an Industrial Estate and

an Export Processing Zone. Another Export Processing Zone is planned along theSialkot Lahore Motorway. The per capita income of Sialkot is ranked among thehighest in Pakistan.

1.3. Urban Development

1.3.1. UrbanizationHistorical Growth Patterns (Ref. Figure 2)

Around the year 1797 AD, Sialkot was a small settlement centered on the Fort justnorth of Aik Nullah. Over the next 100 years it expanded slightly to the north, and arailway was constructed which crosses the city from east to west. After partition inthe year 1947 the city began to expand, mainly towards the north, as the

Cantonment became more significant, and also towards the north-west in thedirection of Bhaid Nullah.

By the 1970s, the city had significantly densified and expanded up to Bhaid Nullah,and substantial development of the area north of Bhaid Nullah, centered around theCantonment, had become much more pronounced. More recently, the city hasgrown in a westward direction along the major inter-city roads radiating out of Sialkotand along Defense Road.

1.3.2. Sialkot CityLand Use Patterns

Land uses in Sialkot City are mixed, and in many cases incompatible. Sialkot wouldbenefit from stronger land use controls, to prevent potentially harmful activities frombeing located near residential areas and vice versa. Sialkot has very few green areasor parks, with the most prominent being Gulshan-e-Iqbal park, off Narowal Road, apark in the Cantonment and the stadium. There is a need for more open spaces,more space for industrial activities and a better-defined road network, in both corecity and contiguous areas.

The main land use patterns of Sialkot City are displayed in Figure 3 on the followingpage. Eleven arterial roads radiate out from the Sialkot City centre and link it withsurrounding agricultural areas, other cities and Sialkot International Airport which liesabout 20 km to the west of the City Centre.

Industrial Land Uses

Industries have developed in a ribbon pattern along all of the north, west and southradial roads, as have housing estates. Agricultural communities close to the roadsand to industries are fast becoming urbanised. Whereas industrial land uses withinthe central city are scattered throughout the area in Wazirabad Road and in the smallIndustries estates along Haji Pura, Daska, Emanabad, Narowal, Defense, Kullowalroads and north of the Railway Station. Commercial land uses, once concentrated inthe area around the fort, are now found in outlying areas such as Defense Rd., ParisRd., Saddar in the Cantonment and along major roads.


18/106




Page 10

Figure 2: Historical Growth of Sialkot City

1797 1947 2010

1847 1972

Source: Historical growth map of Sialkot city adapted from Sialkot Outline Development Plan and Urban Unit base map.

AIK

NALA

BHED

NALA

BHED

NALA

AIK

NALA

ZAFARWALROAD

PASRURROAD

EMINABAD

SIALKOTROAD

AIRPORTROAD

ZAFARWALROAD

MOMAN KHURD

AIK

NALA

BHED

NALA

WAZIR

ABAD

ROAD

AIK

NALA

BHED

NALA

BHED

NALA

BHED NALA

AIK

NALA

BHED

NALA


19/106




Page 11

There are about 3,000 large, medium and selected small industries in Sialkot District,some located in the central city areas and many along the arterial roads leading outof the city. Together, they employ about 22,300 persons. Industries located alongGujranwala Road include Redo factory, Micro Corporation, Europlus, Saga Sports,Taj Mahal Factory, Phonix Cutlery, Remix Factory, Tata Sports, Motor Bike Apparel,

numerous leather goods factories, Awan Sports, Taylon Industries, Pakol Industryand many more. Sambrial Road has significant tanneries along it, particularlybetween the two canals, east of the Dry Port. On Pasrur Road, there are mixed landuses along the segment closer to Sialkot urban area, but there are many rice millsalong the outer segments of this road. There are however no significantdevelopments along Eminabad Road and Zafarwal Road outside urban limits.

There is an industrial complex in Sambrial, in vicinity of the airport. This includes anexport processing zone, a dry port and a number of industries around it and all alongWazirabad Road, which passes through Sambrial. These industrial developments, asstated earlier, are near the airport. An industrial estate for tanneries is also proposednear the airport. For this purpose, an area of 155 hectares (384 acres) has been

acquired.

Commercial

The city has a number of commercial areas including the area immediately north ofthe Fort. In addition to the older, more traditional areas high-end commercial,financial and related activities have been developed, making the city, once single-centered on the commercial areas around the fort, now multi-cantered.

Institutional

Institutional land uses are also prominent, in areas such as Katchary Road,Beetshania Hospital, Allama Iqbal Memorial Hospital, the WAPDA offices and similarareas.

Sialkot has a fairly well-developed educational infrastructure that comprises a sub-campus of theFatima Jinnah Women University, a sub-campus of the Virtual University of Pakistan, 8 DegreeColleges for Women, 5 Degree Colleges for Men, 2 Cadet Colleges, 6 Commerce Colleges, one LawCollege, one Medical College, one Homeopathic Medical College, one Nursing School, one Para-Medical School, one Poly-Technic Institute, with numerous Inter Colleges, Higher Secondary Schoolsand over 250 High Schools. The University of Engineering Sciences and Technology (UEST) wasrecently established in collaboration with the Royal Institute of Technology, Sweden on the SialkotLahore Motorway and will also incorporate the development of a Technology Park.

Open Space

Sialkot has very few green areas or parks, with the most prominent being Gulshan-e-Iqbal park, off Narowal Road, a park in the Cantonment and the stadium. As theurban population increases and along with that, urban densities, the need to aspire tosetting open space standards and reserving lands to meet these ambitions, becomesincreasingly urgent.


20/106




Page 12

Cultural Heritage - City Identity

The old city of Sialkot is a great centre of Punjabi culture with many importanthistorical and religious sites and buildings amongst the fascinating labyrinth ofnarrow streets and crowded bazaars.

Fig 3 Bihars Important Historical Sites

Source: Important cultural heritage sites adopted from wikipedia

The centuries-old historical Sialkot fort still remains the victim of un-ending negligence of SialkotTehsil Municipal Administration (TMA) and archeology department, as this crumbling ancient fort hasillegally been surrounded by the encroachers by raising their encroachments, badly damaging thenatural beauty of this fort.

Although the offices of Sialkot district government and Sialkot Tehsil Municipal Administration (TMA)are located in this Fort since long, but the Sialkot district government and TMA have never botheredto feel the need of maintenance of this fort, besides, remaining failure in making some direly neededeffective measures to preserve and protect this rich heritage for future generation.One Pakistan 25

thJune 2010

1.3.3. Urban Infrastructure

Water Supply

Sialkots water supply is good by Pakistan standards. There are about 42,000connections in the town (39,000 domestic), which serve about 65% of the populationwithin the old Municipal Corporation limits but only about 35% of the urban

population, excluding the Cantonment. There are approximately 5,500 connections


21/106




Page 13

in the Cantonment, covering an estimated 38,500 people or about 47.5% of thecivilian .population of the Cantonment.

The TMA estimates that the existing distribution system covers about 70% of thearea within the pre-2001 municipal limits. The available information on the extent of

distribution mains suggests that the potential coverage within the pre-2001 municipallimits is close to 100%. The difference between the area and population coverage inthis area suggests that there is scope to make new connections within it. There arecurrently no connections outside the pre-2001 municipal limits so there is greaterscope for providing new connections in this area.

Sewerage, Drainage and Wastewater Disposal

Sialkot is partly sewered and partly served by open and covered drains. The sewersare in poor condition and blocked in many places. The main system served thecentre of the city and the area to the west, discharging to a 54 diameter trunk seweralong Roras Road.

Unfortunately the main pumping stations serving the city centre system are no longeroperationally effective and as a result much of the wastewater from the city centre isbeing discharged via a covered drain.

Two further pumping stations are provided to pump wastewater into the Bhaid Nullahduring monsoon conditions but it appears that these pumping stations are requiredinfrequently. There is no separate storm system. Roadside drains along main roadsare described as storm drains but actually carry both storm and foul flows.

Solid Waste Management

Sialkots solid waste management (SWM) system is in a state of disarray. Of the125,000 tons per year of municipal solid waste generated, only 25 percent enters themunicipal waste system, leaving 75 percent of the population without wastecollection. Practically all municipal waste is either burned, dumped or buried illicitlyon vacant land throughout the city, causing significant environmental damage andposing a health hazard..


22/106




Page 14

Figure 4: Sialkot City Land Use Patterns

Source: Sialkot city land use patterns adapted from Urban Unit base map.

N


23/106




Page 15

1.3.4. Transport

Road Networks

Sialkot is about two hours from Lahore and four hours from Islamabad. Sialkot is

linked with the National Highway N-5 through Gujranwala and Wazirabad. A dualcarriage-way is available between Sialkot and Wazirabad. A new bridge on theChenab River, called the Shahbazpur Bridge, is under construction these days whichis located to the north-east of Gujrat. Once completed, it will connect Sialkot to N-5 atGujrat. The Sialkot Lahore Motorway (M-11) is also under construction. All the busand commuter coach stations are located on the Jail Road. A bus service operatedby Daewoo Express is available from Sialkot to Rawalpindi, Lahore, Gujranwala andMultan

Public Transport

Recently, public transport has been launched in Sialkot on one route which circle

around the city. SCCI Sialkot Chamber of Commerce & Industry has signed an MOUwith American bus company FOTON to provide air-conditioned local transport to thecitizens with CNG fuel. However main mode of transport within the city at present isthe auto rickshaw. Although no proper taxi service exists in the city, there are manyrent-a-car service outlets.

Traffic Management

Although the road network in the city is well developed and recently executed roadimprovements carried through joint efforts of Sialkot Chambers of Commerce andIndustry (SCCI) and the Government has resulted in improved road surface

conditions in most of city areas, the main problems lies in traffic management. Roadjunction layouts, utilization of road space, absence of pedestrian facilities,uncontrolled road side parking and absence of enforcement of traffic regulatorycontrol measures result in congestion and . Additionally, irrespective of the publictransit initiative referenced above, public transport overall is inadequately developedwith only two formal bus routes operating in the city.

Rail Transport

Sialkot is served by Pakistan Railways through the Sialkot Junction. Sialkot used tobe a junction in the British era with trains leaving for Jammu and Gurdaspur. Plansare under consideration to open the border for an international train between Sialkot

and Jammu. Express trains to and from Narowal, Lahore, Rawalpindi, Faisalabad,Multan, Bahawalpur and Karachi are available daily. The Railway station is situatedin the centre of the city. Other suburban train stations are Ugoki and Sambrial.

Air Transport

Sialkot International Airport is the first-ever private-sector airport of Pakistanmanaged by the SIAL consortium. It is located near Sambrial and is noted for havingthe longest runway in Pakistan. Direct flights are available from Sialkot InternationalAirport to Karachi, Islamabad, Abu Dhabi Sharjah & London, Muscat Kuwait, Dubai &Jeddah. Pakistan International Airlines has plans to start non-stop flights from Sialkot

to Manchester, London & Barcellona & Hajj flights have started from the SialkotInternational Airport last year in 2009. Emirates is also expected to start flights in


24/106




Page 16

mid-2010 to Dubai. Airblue will operate on domestic routes to Islamabad, Multan andKarachi in mid-2010.A small Sialkot Cantonment Airport, located in the Sialkot Cantonment, is in use ofthe aviation wing of the Pakistan Army. This airport has also been used as a publicairport by PIA for operating a Helicopter service from Sialkot to Islamabad in 1995-

1996.

Dry Port

Sialkot Dry Port carries the honour of being the first-ever private-sector dry port inAsia. It was established in 1986 near Sambrial, about 20 km from the Sialkot cityunder the control of the Sialkot Dry Port Trust.

1.3.5. Urban Management

The urban planning processes in Pakistan suffer from inadequacy of appropriatelegislation covering all town planning issues. Existing planning documents and

guidelines are rarely consulted and projects are approved without observance ofplanning principles and practices. As a result major cities are growing in anunplanned haphazard way.

Present Planning Framework

The growth of Sialkot has been since 1972 guided by the following planninginterventions:

An Outline Development Plan and Zoning Plan, covering the period 19721987;

Building byelaws; A ban on new industrial land within 5 km of the city centre; A private housing act; and Other actions such as permissions given by TMA for commercialization along

major roads.

As described by the TO (Planning and Control), planning consideration of majorschemes is now usually guided not by a plan but by a consideration of surroundingand adjoining land uses. When a request for planning permission is received, the TOconducts a survey of nearby developments and prepares a recommendation basedupon maintaining compatible land uses and preventing potential land use conflicts.

When a major scheme is not involved, the major control mechanism is the buildingpermit. This involves first checking the setback, building height and other aspects ofthe lot layout against the byelaws and then reviewing the proposed construction ofthe building.

The impact of the ban on development of new industries close to the city centre hasbeen described above. In the absence of new industrial zones industries havechosen to locate along the major road corridors leading out of the city.

There are, as far as is known, no planning permissions involved in the subdivision ofproperties, except where a scheme is involved prior to the application for a buildingpermit. The result is that, in practice, planning controls are exercised very late in the

land development process. Requests for permission are seldom turned down, and


25/106




Page 17

then only when it is expected that approval would result in a high risk of harm to thesurrounding area or population.

Commercialization of land uses along major roads is subject to a fee of 20% of thecommercial land value, and has become a major source of revenue to the TMA.

However, there is little in the way of an objective basis for issuance ofcommercialization permits which are presently issued more with the objective ofgenerating revenues than with the objective of achieving compatible land uses.

Although TMAs are able to control some land uses proposed by private parties,those proposed by higher levels of government are usually beyond their control.Federal and provincial government agencies may ask for planning approval beforeundertaking projects, but this appears to be a voluntary rather than a mandatoryrequirement.

It appears there is little or no true public consultation about either plans or planningdecisions. Without such consultation, it will be difficult except in the most extreme

circumstances to frame planning decisions that will have the desired impact ondevelopment. Unless public consensus underlies planning decisions, powerfulinvestors will seek, and receive, special treatment, because decisions made basedupon technocratic considerations will always be weaker than decisions based uponpopular consensus of what constitutes the public good.

The capacity of TMA Sialkot to prepare plans and implement planning decisions isextremely limited. The present staffing of the TOs office is severely limited to shownin Table 3. With a very limited staff, the TO (P&C) processes about 1,000 buildingpermits and a half dozen or so housing estate permits a year. It has no capacity toprepare plans, and only very limited capacity to process permits. Particularly wherethese are for larger projects, or for more complex situations, the office is severely

short-staffed.

Table 3: Staffing of TO (P&C, TMA Sialkot) Office

Position Sanctioned Filled Comment

Tehsil Officer Planning and Coordination 1 1 Na

Assistant Tehsil Officer Planning and Coordination 1 0 Open for six years

Building Inspectors 3 0 On loan from TO (I)

Draftsmen 2 1 Na

Senior Clerk 1 1 Na

Junior Clerk 1 1 Na

Patwari 1 1 Na

Surveyor 1 1 Na

Tracer 1 1 Na

Peons 2 2 Na

Total 14 9 Na

Source: Sialkot TMA schedule of establishment 2010-2011.

Planning is currently practiced by both the District and the TMA. However, thecapacity of both units of government is severely limited. The TMA, for example, hasonly 1 planning officer and 3 building inspectors, all on loan from anotherdepartment, to process about 1,000 building applications each year, and this leavesscant resources for any other activity.


26/106




Page 18

The ratio of planners to population in Sialkot is therefore about 1 per million persons,whereas in a typical city in the developed world6 it may be on the order of 1 per10,000 persons, giving the developed world city 100 times the planning capacity ofSialkot.

To present the issue of development control from another perspective, the city ofSialkot, with a 2010 population of 912553 persons and 129,000 households, growingat 3.4 percent per annum, and with many existing structures being rebuilt, generatesa need for 4,000-5,000 building permits per year. Only about 20% of buildingprojects are being submitted for review, further illustrating the limited capacity of thepresent system.

Current Legislative Framework

Under Section 69 of Pakistan Local Government Ordinance (PLGO) 2001 theconcerned local council is required to draw a spatial/master plan for the area underits control. Under the provision (Section) 54-A preparation and enforcement of

spatial/master plan is the function of the TMAs.

Approval of the spatial/master plan is the function of City District Government, butevery tier of City District Governments has the power to prepare the master plans.Therefore, there is a need to introduce Comprehensive Town Planning legislationthat will clearly differentiate, authorize and empower different levels of LocalGovernment to implement their plans within their respective jurisdictions.

PLGO 2001 was designed to address four specific areas of concern including flawedurban-rural divide, bureaucratic control, out-dated urban development policies andlack of coordination. However after over 8 years experience indicates that thesituation in each of these four areas under PLGO 2001 has actually gone from bad toworse7.

The most common comment with respect to spatial planning and controls is the multiplicity of samefunctions to all tiers of the city government resulting in overlapping jurisdictions and powers .But nonehave the capacity and capability of preparing and implementing spatial/master plans, in particular atthe level of the TMAs.

Many agencies play both a policy-setting and service delivery role, leaving little room for effectiveoversight of their performance. Separating the role of policy-making and regulation from servicedelivery, and improving the political and institutional accountability of: (i) Urban Councils to theProvincial Government; (ii) Service Delivery entities to the Urban Councils; and, (iii) Urban Councilsto the citizens is thus central to improving the performance of cities.

6

In 2007 in Scotland the average permanent full-time staff employed in local authority Planning and EconomicDevelopment departments was 0.8 per 1,000 resident population or, pro-rata, 800 per million people.7 Local Government and Community Development Department, Government of Punjab


27/106


28/106


Investment Program


Part ASection 2

CITY PROFILE - SITUATIONANALYSIS

January 2011

(J40252334)

GHK Consulting Ltd.


29/106


30/106


City Profile - Situation Analysis


Page 22

2.0 URBAN ANALYSIS DEVELOPMENT CHALLENGES OPPORTUNITIES AND CONSTRAINTS

Until about three decades ago, Pakistans cities were compact and cantered upon acivic administrative or commercial core. Now in Sialkot, as in other intermediate cities

of similar sizes, industrial, commercial and housing developments are expanding andradiating out along major transport corridors. What were previously small ruralsettlements are becoming engulfed as contiguous areas to the cities built-up areasand the interstitial areas between the radials then coalesce to form extensive areasof urban sprawl. The predominance of central place functions becomes lessdominant as mobility and spending power increase, economic linkages strengthenand newly emerging commercial, institutional and servicing functions emerge;incrementally making the urban form less cantered and more multi-nodal andmetropolitan in character.

2.1. Regional and City Context

For the preparation of the Sialkot Strategic Development Framework and Action PlanIt is firstly necessary to have an understanding of the different spatial andadministrative references and contexts within which it will need to be considered.The dynamics of urbanisation in Pakistan at a macro-regional level have beenprofound and it is recognised that cities with the characteristics of Sialkot have thepotential to be developed in a way which can help to alleviate the over burdensomegrowth of the mega cities of Pakistan.

As far back as 1998 the Pakistan Development Review under an article entitled 'urbanisation ofeverybody', institutional imperatives, and social transformation in Pakistan wrote: .....two clusters ofcontiguous districts in Pakistan whose rural population densities are 400 persons or more per sq.kin. These are Pakistan's ruralopolises. The larger one is in Punjab spread across the eastern half of

the province--from Sialkot to Multan, an area 55,738 sq. km. It is a densely settled region dotted withcities, towns and sprawled villages and hamlets. In this region, one can travel along any road andnever be out of sight of a house, village or workshop. Towns and cities may be distant but thehuman settlement is always nearby. From Gujrat to Lahore and then onward to Multan, one isalways in urban presence. Spatially this area is one extended urbanising region, one ruralopolis. Thesecond ruralopolis is centred around Peshawar and extends across Peshawar Valley and beyondinto the lower reaches of Swat Valley. Karachi to Hydrabad is already a corridor of urbansettlements.

At the top of the hierarchy is Punjab as a Province of Pakistan. Punjab Province has9 Divisional Administrative regions: (3rdtier of government)

Table 4: Divisions of Punjab Province

Division and Capital Area kmBahawalpur 45.588Dera Ghazi Khan 38,778Faisalabad 17,917Gujranwala 17,206Lahore 16,104Multan 21,137Rawalpindi 22,255Sergodha 26,360Sahiwal N.A.

Source: Information adopted from wikipedia

At next level of the Punjab administrative structure are the districts. There are 36districts in Punjab Province:


31/106




Page 23


32/106




Page 24

Table 5: Punjab Districts Figure 3: Punjab Districts

Sr.No.

DistrictHead-quarters

Area(km)

Pop (1998)Density

(perkm)

1. Attock Attock 6,857 1,274,935 186

2. Bahawalnagar Bahawalnagar

8,878 2,061,447 232

3. Bahawalpur Bahawalpur 24,830 2,433,091 98

4. Bhakkar Bhakkar 8,153 1,051,456 129

5. Chakwal Chakwal 6,524 1,083,725 166

6 Chiniot Chiniot 965,124

7. Dera GhaziKhan

Dera GhaziKhan

11,922 1,643,118 138

8. Faisalabad Faisalabad 5,856 5,429,547 927

9. Gujranwala Gujranwala 3,622 3,400,940 939

10. Gujrat Gujrat 3,192 2,048,008 642

11. Hafizabad Hafizabad 2,367 832,980 352

12. Jhang Jhang 8,809 2,834,545 322

13. Jhelum Jhelum 3,587 936,957 261

14. Kasur Kasur 3,995 2,375,875 595

15. Khanewal Khanewal 4,349 2,068,490 476

16. Khushab Khushab 6,511 905,711 139

17. Lahore Lahore 1,772 6,318,745 3,566

18. Layyah Layyah 6,291 1,120,951 178

19. Lodhran Lodhran 2,778 1,171,800 422

20. MandiBahauddin

MandiBahauddin

2,673 1,160,552 434

21. Mianwali Mianwali 5,840 1,056,620 181

22. Multan Multan 3,720 3,116,851 838

23. Muzaffargarh Muzaffargarh 8,249 2,635,903 320

24. Narowal Narowal 2,337 1,265,097 541

25. NankanaSahib[2]

NankanaSahib

2,960 1,410,000

26. Okara Okara 4,377 2,232,992 510

27. Pakpattan Pakpattan 2,724 1,286,680 472

28. Rahim YarKhan

Rahim YarKhan

11,880 3,141,053 264

29. Rajanpur Rajanpur 12,319 1,103,618 90

30. Rawalpindi Rawalpindi 5,286 3,363,911 636

31. Sahiwal Sahiwal 3,201 1,843,194 576

32. Sargodha Sargodha 5,854 2,665,979 455

33. Sheikhupura Sheikhupura 5,960 3,321,029 557

34. Sialkot Sialkot 3,016 2,723,481 903

35. Toba Tek Singh Toba TekSingh

3,252 1,621,593 499

36. Vehari Vehari 4,364 2,090,416 479

PunjabProvince

205,345

73,621,290 359

Source: information adopted from wikipedia
http://en.wikipedia.org/wiki/File:Punjab_districts_Pakistan.png


33/106




Page 25

SialkotDistrict

Sialkot District (Zila) comes under Gujranwala Division and is one of 36administrative districts within Punjab Province. The total population of the entireSialkot District, which was 2.7 million in 1998, is estimated to be about 3.6 million in

2010, growing at 2.66% per annum.

Source: Adaptation of web site ma

Fig. 6 Sialkot District


34/106




Page 26

Sialkot District is divided into the four Tehsils (administrative areas) of Daska,Pasrur, Sambrial and Sialkot. The present urban population of Sialkot Tehsil isestimated to be around 0.912 million, about 27% of the total for the District.

The urban population of Sialkot District live principally in 10 urban centres includingthe Sialkot urban area. The other urban centres in Sialkot District include Daska,Sambrial, Pasrur, Chawinda, Jamke Cheema, Kotli Loharan, Bhopalwala, Kalaswalaand Begowala.

The population of the urban settlements of Sialkot District is presented in Table 6.There has been a marginal increase in the proportion of the urban population ofTehsil Daska (20.38% in 1998, 25..82% in 2010)and in Tehsil Pasrur (13.04% in1998, 14.62% in 2010 and newly established Tehsil Sambrial 25% in 1998, 28.91 in2010 ). However, in case of Tehsil Sialkot, where the functionally urban areapopulation has been estimated, there has been a considerable increase from 29% in

1998 to about 32% in 2010 which signifies a on-going and rapid rate of urbanisation.

Table 6: Population of Urban Settlements of Sialkot DistrictTehsil Estimated

TehsilPopulation

(2010)

UrbanSettlements

Population ofurbanSettlements

(2010)

EstimatedUrban

Population(2010)

% UrbanPopulation-

2010

% UrbanPopulation-

1998

Daska 715000 Daska 158,923 184,615 25.82 20.38

JamkeCheema

25,692

Pasrur 754000 Pasrur 68,013 110,256 14.62 13.04

Chawinda 29,315

Kalaswala 12,928

Sambrial 378000 Sambrial 81,690 109,268 28.91 25.06

Bhopalwala 18,997

Begowala 8,581

Sialkot 1588000 Sialkot 527427 550418 34.66 28.82

Kotli Loharan 22991

DistrictTotal

3435000 954557 954557 27.79 26.51

Source : Punjab Development Statistics 2010

Sialkot Tehsil

Sialkot Tehsil contains 50 Union Councils but has essentially only two urban centresi.e. Sialkot and Kotli Loharan and is estimated to have a population of about 1.58million. However, Kotli Loharan is a small urban settlement with an administrativearea population of only about 22991, implying that almost the entire urban population(0.912 million) of Tehsil Sialkot is concentrated into Central Sialkot (Sialkot Ex MCPlanning Area, Cantonment and the immediate surrounding urbanised areas).


35/106




Page 27

Sialkot Planning Area

Sialkot Tehsil contains 50 Union Councils of which 17 Union Councils constitute whatwas termed the Sialkot Municipal Committee (MC) Planning Area (Figure 7 & 8). It isestimated that this area in 2010 contained just over 12% Sialkot Tehsil total

population and 34% of its urban population.

Sialkot Core City

As stated above, the original Planning Area (Ex Municipal Committee) definition hasbecome defunct as the process of urban growth extends well beyond these limits,rendering this spatial definition redundant for development planning purposes. Thisis confirmed by the fact that today 71% of the urban population lives in the adjacentperipheral urban areas lying outside of the Planning Area and Cantonment.However, the precise spatially defined nature of the Ex MC Planning Area is a usefulspatial construct and is retained as a reference in this report but re-named as SialkotCore City.


36/106




Page 28

Figure 4: Sialkot Planning Area - A (Ex Municipal Committee)Core City

Source: Google map and GHK maps database


37/106




Page 29

Figure 5: Sialkot Planning AreaB (Ex Municipal Committee)Core City

Source: Adopted from Urban Unit Sialkot base map.

N

Legend

UCBoundaryCore CityBoundary


38/106




Page 30

Sialkot City

A more meaningful term: Sialkot City, has been adopted for future planningpurposes that encompass the Ex MC area, Cantonment and the immediatesurrounding peripheral urban areas. The population for this area in 2010 is estimated

to slightly in excess of 0.9 million. Meaning that about 57% of Sialkot Tehsils totalpopulation is urban (34% of the District is urban), and almost all of this isconcentrated in and within the adjacent urbanized area of the Core City.Significantly, since 1998, the share of urban population for Sialkot Tehsil hasincreased far more rapidly compared to the other tehsils. This serves to illustrate thatthe rate of urbanisation into Sialkot City continues to be greater than other urbancentres in the District.

2.2. Urban Growth and Change (ref. Fig 9)

Until about three decades ago, Pakistans cities were compact and cantered upon acivic administrative or commercial core. Now in Sialkot, as in other intermediate cities

of similar sizes, industrial, commercial and housing developments are expanding andradiating out along major transport corridors.

Although Sialkot is expanding in all directions, the major thrust is towards north-west,west and south (Figure 10). The expansion towards north and east is restrictedbecause of the Cantonment and the Indian border. Industrial expansion is extensivealong major inter-City roads radiating out of Sialkot, though mainly in a sporadicmanner, trapping fertile agricultural land in between.

The present growth trend of Sialkot is likely to continue, expanding more towardsnorth-west and south-west, consolidating on the residential and commercialdevelopments are already taking place in that direction. The pull and push forces

created by the proximity to the Cantonment and the airport will encourage this trendto continue in future with most of the growth been absorbed in the following westerlycorridors:

A. Kotli Loharan RoadMarala RoadB. Marala Road - Airport RoadC. Airport RoadWazirabad Road.D. Wazirabad Road and Gujranwala Road

Although to a lesser extent than west, additional growth will also take place towardssouth in areas falling between the following roads:

1. Gujranwala Road-Eminabad Road2. Eminabad Road-Pasrur Road3. Pasrur Road-Zafarwal Road


39/106




Page 31

Fig 9 Sialkot Growth Patterns

Based upon current trends, it may be expected that growth will be in part contiguousto the existing city area as well as been separated from it by being focused aroundthe existing patterns of outlying road intersections and settlements.

2.2.1 Patterns and Physical Features

Peri-urban and Semi-urban Development

Peri-urban areas are those that span the landscape between contiguous urbandevelopment and the rural countryside, with land predominantly being used foragricultural activity, but which are either being urbanized or likely to be substantiallyurbanized in the next 20 years.

Within peri-urban areas, there are semi-urban areas, which are those partiallydeveloped settlements, some new and some previously agricultural, which arerapidly becoming urban. Sialkot is surrounded by semi-urban settlement in alldirections, particularly towards the north-west, west, south and south-east. Their

average gross population density is 59 persons per acre, as against 104 persons peracre in the main city. Within these settlements, there are many pockets of vacant

AB

C

1 2

D3


40/106




Page 32

lands and hence potential for in-fill development. Although these pockets arepredominantly agricultural at present, it can be anticipated that they will becomesemi-urban and then possibly urban as the city expands.

Agricultural communities have been distinguished from urban communities based

upon their distance from major roads and employment centres, housing andinfrastructure characteristics as read out from Google Earth. This delineation ispreliminary and should be confirmed as planning for the city is continued anddeepened in its content.

A close examination of the semi-urban and peri-urban areas around Sialkot revealsthat they generally suffer from a lack of a well-defined road network. They havegrown organically, and hence the road network has extended in response to thisgrowth.

Ribbon Development

There are extensive developments along major roads connecting Sialkot to othercities. A broad-brush land use survey along these roads was conducted by theConsultants during last week of March, 2010. These roads included GujranwalaRoad, Sambrial Road, Eminabad Road, Pasrur Road and Zafarwal Road. Most ofthese roads have extensive developments along them, in some cases well beyondthe tehsil limits of Sialkot. The land uses are mixed, particularly along the roadsegments closer to the core city, but industries dominate while moving further awayfrom Sialkot.

Industrial Developments

It appears that industries are choosing outlying locations for several reasons: (i)there has been a ban on development of new industries within 5 km of the citycentre; (ii) the land in outlying areas, even along major transport corridors, is lesscostly than land nearer the city centre; and (iii) such locations provide access to theroad network for industry outputs, inputs and labour.

Private Sector Housing Schemes

Data obtained from TMA Sialkot shows that housing 56 private housing schemes arecurrently under development in the City (Figure 10) . The aggregate area underthese schemes is 3,575 kanals, or about 447 acres, while the average area perscheme is about 64 kanals, or 8 acres. Most of these Schemes are located towards

west of the existing city, along roads heading southwest, west and northwest of thecity. They extend as far as the airport area. Assuming a gross density of 50 personsper acre, these schemes would only provide housing for 22,350 persons, about halfof one years growth of the city. Since the full development and occupation of theseschemes will take 5-10 years, it may be judged that they will provide housing for onlyabout 5-10% of the growth that is occurring. Most housing in the city is builtindividually, by the private individuals who will occupy it.

Among the 56 private schemes, the developers sought approval for only 26 schemesfrom TMA and for the remaining 30 schemes sought approval only from the RevenueDepartment. Among the 26 schemes with TMA, 4 have been approved, 2 have beengiven initial approval and final clearance for these 2 is awa ited from TMAs Scrutiny

Committee. Under the PLGO2001, approval of housing schemes is a function of TMAand not Revenue Department. Technically therefore, the 30 schemes with Revenue


41/106




Page 33

must also be approved by the TMA to be considered approved in the sense ofhaving gone through a planning decision process.


42/106




Page 34

Figure9: Private Sector Housing Schemes in Sialkot

Source: Adapted from Urban Unit Sialkot base map and private housing schemes data obtained from TMA Sialkot.

Legend:Private HousingScheme

N


43/106




Page 35

2.2.2 Sialkots Urbanisation Dynamics

What were previously small rural settlements are becoming engulfed as contiguousareas to the cities built-up areas and the interstitial areas between the radials then

coalesce to form extensive areas of urban sprawl. The predominance of central placefunctions becomes less dominant as mobility and spending power increase,economic linkages strengthen and newly emerging commercial, institutional andservicing functions emerge; incrementally making the urban form less centered andmore multi-nodal and metropolitan in character.

Rural-urban linkages

Sialkots rural-urban linkages are been increasingly strengthened. The city serves asa market for agricultural products and many of Sialkots workers live in nearby smalltowns and agricultural villages, which are thereby becoming functionally urban. Onthe other hand, Sialkot tehsil contains very substantial agricultural areas, many of

which will remain agricultural even as the city grows and expands.

Under PLGO 2001 the urban rural distinction was eliminated which resulted in amalgamation of theboundary between urban & rural areas, with consequential lack of focused attention on either of thetwo.

Limits to Growth

The new growth pattern trends are well underway and presents both positivepotentials and negative challenges:

On the positive side this ribbon-like, informal development brings onto the marketland that is easily accessible and able to be developed at a relatively low cost. Ittakes advantage of the efficiencies offered by the new transport infrastructure.

On the negative side, ribbon expansion increases travel and infrastructureservicing costs. As development infills laterally, extensive areas of unplannedurban sprawl are created. Unless these forces of development are positivelyharnessed, their consolidation will result in extensive radial development that willbe increasingly difficult to regularize and service.

The city has grown far past its historical limits, suggesting that the pre-2001municipal boundaries are irrelevant for planning purposes. These arguments implythat to develop a comprehensive understanding of the spatial growth and dynamicsof a city, an understanding of its hinterland, its population growth and its spatialexpansion trends are required.

The area within the pre-2001 municipal limits is mostly developed. One exception tothis general rule is an area between Kashmir Road and the Bhaid Nullah, east ofDefense Road and including the Mag Town development, which consists mostly ofopen plots.


44/106




Page 36

2.3. Managing Growth and Change

Past efforts at planning in Sialkot have failed, and present capacity for planning anddevelopment control is limited and ineffective.

Past efforts include:

2.3.1 Outline Development Plan 1972

In the absence of a newer plan, it is believed that the 1972 Outline DevelopmentPlan and Zoning Plan are still in effect. Although they were in many respects well-prepared, they were over-ambitious in its assumption that it would be able toeffectively guide and control development. For example,

The population projection of 248,000 persons by 1987 assumed growth at only1.5% per annum, below the national population growth rate at that time; it wasexceeded by 1980;

The proposed ring road was only partly constructed and developmentleapfrogged over it;

Proposed industrial zones were ignored;

The only substantial park in Sialkot came up in a location not anticipated in theplan;

Proposed greenbelt areas were not implemented;

In many areas, proposed low density housing development in fact became highdensity development as market forces were dominant; and

The Zoning Plan did not anticipate the commercial development that occurredand continues to develop along major roads.

In 1985, consultants prepared a Master Plan for Sialkot, but it appears neither tohave been translated into a zoning plan nor to have been adopted.

The 1972 Plan, therefore, stands as an example of how important it is to understandmarket forces, an example of how difficult it is to control development, and a warningthat to attempt too much in the way of controls is to put the anticipated planoutcomes at risk.

2.3.2 Sialkot Master Plan 1996

The Master Plan of 1996 was prepared under World Bank Funded FeasibilityStudies and Urban Master Planning of Ten Cities of Punjab The plan period was 20years (1994-2019). The Plan aimed to maintain its cultural and industrial nature andits westward and southward growth. The plan proposed to exploit the scenic qualityof Aik and Bher channels, supplement civic facilities and conserve the southernorchards (which then existed) and the central hillock as a historic core.

The plan highlights mixed land uses which are quite pronounced in Sialkot, withhaphazard residential, industrial, and commercial activities taking place in different


45/106




Page 37

localities. The plan recommended the placement of functional uses on a naturalgrowth axis to the south and west following a policy of concentrated growth ratherthan a possibly more costly policy of dispersed growth. A series of concentric roadswere proposed to ensure continuity and encourage economic and compact citydevelopment. A new CBD was proposed between Lahore Road and Eminabad

Road. A grain market exists along Pasrur bypass. New fruit & vegetable markets andother wholesale establishments were also proposed here under the 1996 plan.

The fruit orchards along Eminabad Road were proposed to be preserved. A sportscomplex was proposed between Sahwala Road and Aik Nala. Two industrial estateswere proposed, one along Lahore Road (822 acres) and the other along WazirabadRoad (277 acres).

In the Master Plan of 1996, both fertility and migration rates were expected todecrease and the outlying residential communities were anticipated to merge into theexpanding municipal boundary. Accordingly, under the medium growth scenario, thepopulation of Sialkot was projected to be 838,908 by the year 2019. Under the PCIIP

project, however, the urban population of Sialkot by the year 2020 is projected to bearound 1.28 million. This is understandable because the 1996 forecasts were onlyfor the core area; in fact large tracts of land even within core area were vacant. Asagainst that, at present the stated area has not only filled-up but there has been ahefty spill-over. Besides, population of cantonment has also been included. Thus forpopulation forecasts, the 1996 Plan focused on core area, while the forecasts underPCIIP are for the entire Sialkot (core area, area urbanised outside the core area andthe cantonment).

The Master Plan of 1996 was not adopted, though some of its recommendations arestill valid. Sialkot, as envisaged in 1996 plan, continues to expand towards west andsouth. The fruit orchards along the Eminabad Road which were proposed to be

conserved, are no more there. The proposed sports complex was not established,nor was the proposed industrial estates along Lahore Road and Wazirabad Road,nor was the proposed green belt along Defence Road.

The reasons for non-adoption of the Master Plan of 1996 are not fully known, but it isapparent from discussions with both city administrators and others that neither wasthe Plan extensively discussed in the public arena, nor was it followed by the moredetailed studies necessary to move from a strategic plan to a plan upon whichplanning decisions could be based. An examination of actual development trendsversus plan proposals reveals some of the core deficiencies of the process followed:the various plan prescriptions (a new CBD,

industrial zones, a sports complex and open spaces) were so far-reaching, and soambitious, that they required by their very nature extensive public debate anddiscussion, which did not occur; and even had this debate occurred, it is possiblethat they may have been beyond the financial resources of the city to implementthem.

2.3.3 Punjab Land Use Rules

Recognizing the ineffectiveness of present urban planning practice in Pakistan, thePunjab Land Use Rules (2009) were prepared in an effort to learn from the past bycreating a comprehensive system for the classification and reclassification of landuse, formally introducing concepts such as plan maps, peri-urban local plans and

road corridor plans, reclassification and redevelopment schemes, and linking theplanning process with land use conversion permissions. The Rules have been


46/106




Page 38

notified province-wide and are in use in Lahore. Training is being provided to staff ofother cities in their use, and land use classification mapping is underway. Althoughthe Rules, as intended, create a comprehensive planning system, they would, if fullyimplemented in the near future also require resources that are far in excess of thoselikely to be available in Sialkot. In later sections of this report, the consultants

propose a carefully programmed implementation of the Rules, so as to make theirapplication consistent with the human resources likely to be available in Sialkot overthe next several decades.

2.3.4 Current Initiatives

In addition to the Rules, a number of other initiatives are underway, most of themdeveloped by the Urban Unit. Satellite imagery has been collected for Sialkot andother urban centres, and topographic, land use and infrastructure maps are beingprepared from the imagery. It is intended that this and other information will beassembled into a geographic information system (GIS) for each city.

The consultants have been informed that the GIS system is fully funded. For purposeof land use classification, however, a land use survey should be organized at leastevery five years.

The Urban Unit has prepared maps of central Sialkot that show all land uses(residential, commercial, industrial, institutional, etc) plot by plot, and plot boundaries.It is expected that these will be used to identify non-conforming land uses, and as abasis for improved property taxation. This mapping is now being extended to coverthe entire urban area.

Methods are being considered of improving urban property taxation, using theinformation collected through property mapping and land use surveys. If property

taxation can be improved, it will serve as an important influence on property values.

It can be said that Sialkot currently operates under building byelaws and a privatehousing act that follows standard Punjab urban planning practice.

2.3.5 Key Reasons for Past Failures

It is worthwhile reflecting on some of the key reasons for the failure of past efforts aslessons learnt and an indication of where efforts will need to be focused to makethis new initiative a success:

Rationalizing institutional framework still marred by overlapping jurisdictions and

powers. Streamlining legal provisions pertaining to the nature of plan, and plan approval,

review and monitoring arrangements. Developing institutionalised coordination mechanisms particularly to link the

decision making processes about budgets, and infrastructure improvement anddevelopment with those of land management. This will also help ensuringtransparency as well as accountability.

Capacity building of agencies responsible for implementation of the new Planboth, by deputing additional technical staff, and through periodic training of thestaff.

Adoption of the strategy to first prioritize the proposals contained in the new Planand then implement them accordingly.

The prioritization of proposals should be done keeping in view the real needs ofthe people of Sialkot resources available and capacity to implement them.


47/106




Page 39

Availability of adequate financial resources particularly for smooth and timelyacquisition of land for public sector development projects.

Generating political will to have due regard to the proposals of the new Planthrough orientation/briefing to the elected representatives about the Plan and itsrole in achieving quality of life for the present and future generations,

dissemination of progress of implementation of the plan, and creating awarenessamong the communities.

The pre-conditions cited above are not new but what now really needed is seriousthought and sincere effort to ensure effective implementation.


48/106


49/106


Investment Program


Part BSection 3

STRATEGIC DEVELOPMENTPLANNING FRAMEWORK

January 2011

(J40252334)

GHK Consulting Ltd.


50/106


51/106

Urban Planning in SialkotPart BSection 3

Strategic Development Planning Framework


Page 43

PART-B: SSD FRAMEWORK & ACTION PLAN

The Sialkot SDP Framework and Action Plan as the tile suggests is composed oftwo principle sections:

Strategic Development Framework - A vision and strategy to set the parametersas a basis to adjust and guide the physical development of the city in response togrowth trends and the identification and evaluation of alternative growthstrategies and definition of the spatial planning areas that are included under theFramework.

Action Plan - A program of action to conduct effective planning, sequenced intime, and defined in content, cost and funding.

The purpose of the first is to help get preparation of more detailed physical plansunder the ADB PCIIP loan project off to a fast start. The purpose of the latter is toguide the necessary preparatory and supportive actions necessary for the planning

of Sialkot. It is foreseen that this will act as a demonstration project for refinementand replication in the other 10 cities prioritised under the PCIIP.

STRATEGIC DEVELOPMENT PLANNING FRAMEWORK

2.4. The Need for a Strategic Development Framework

Past efforts at planning in Sialkot have failed, and present capacity for planning anddevelopment control is limited and ineffective. The main reasons for these failuresand shortfalls is the lack of public involvement in planning, unrealistic planning, lack

of a governance system that engages the skills and knowledge of the private sector,and lack of implementation mechanisms consistent with the capacity of planningagencies. Many of the building blocks for an effective planning process are in placebut they lack a framework within which they are able to be effectively integrated intoa planning system.

While efforts at public sector-led planning have proven ineffective, the Chamber ofCommerce and Industry has successfully undertaken planning for major projects,including the international airport, a new industrial zone near the airport and otherinfrastructure including a road project. This indicates that it is neither lack ofawareness of the need for planning, nor lack of capacity for planning in thepopulation at large that underlie the lack of planning. Rather, it is the lack of a

connect between public sector led efforts at planning, and of a governance structurefor planning that would make use of the readily apparent skills and knowledge of theprivate sector.

It is reasonable to conclude that it is timely for the success of the ADB PCIIP8publicsector service delivery initiative to engender greater public support and private sectorengagement for the development process in Sialkot and the other target cities in theDistrict. In turn, this will act as a stimulus to development, creating conditions that willneed a complimentary and realistic strategic planning framework. As a first step todriving forward the process of preparing and implemen

sialkot planning

Documents