Financial Implication



As required under sub section (2)(b) of section 21 of the Karnataka Town and Country Planning Act ,1961 the financial responsibilities of acquiring the lands for public and semi   public, parks and play ground and public utilities as proposed in the Master plan have to be worked out. As discussed in the above Para, the additional area required foe acquisition works out to be 225.40 ha, over the existing area. Therefore the cost of acquiring an area of 225.40 hect. is calculated as follows.

Table-27:   Financial Implication




Proposed area in hect.

Existing area in ha

Area to be acquired in ha

Approximate cost in Lakh per ha

Approximate   cost in lakh


Public and semi   public







Parks, play rounds and burial grounds







Public utilities
















For the implementation of the Master plan, the agencies identified are City          Municipal Council, Urban Development Authority, Karnataka Industrial Development, Public Works Department, Karnataka Hhousing Board, Karnataka Urban Water Supply and Drainage Board, Zilla Parishat and K.P.T.C.L.




As required under section 24 of Karnataka Town and Country Planning (Act 1961, the process of implementation of the Master Plan involves legal, financial and administrative aspects. Whereas, the planning Authority is in charge of the functions to prepare and enforcing the plan. The Chikmagalur City Municipal council is the agency for enforcing and implementing the plan. Urban Development Authority for Chikmagalur should take up acquisition, development and improvement schemes. The success of enforcing and implementation of the plan which depend upon the Cooperation and coordination between various planning, enforcing and implementing agencies.


The section 24 of the Karnataka Town and Co Planning Act provides that any development in the area covered by the plan has to conform to the provisions of the Karnataka Town and country planning Act, the Master Plan and the regulations as provisionally approved by the Govt and no such land use or development shall be made except with the written permission of the planning Authority which shall be contained in a commencement certificate granted by the Planning Authority.

The applications are to be made to the development Authority seeding permission for change in land use and development. These applications shall be dealt with by the development authority as per procedure laid down in section 15 of the Act.


The Section 76 M of the Act provides that when permission for development has not been obtained under the Karnataka Town and Country Planning Act, such development shall not be deemed to be lawfully undertaken or carried out by reason only of the fact, that permission, approval of sanction required under such other law for such development has been obtained.


Under the Act, the planning Authority has powers to stop any work undertaken which contravenes the provision of the plan and discontinue any such use. The cases referred to the Planning Authority are dealt and the permission is granted if they are in Master plan and the zoning regulations made there under.



The zoning regulations are intended for controlling the use of the land and are also intended to prevent congestion and the proposed population density by prescribing set back around buildings, restricting the height, percentage cover-age of plot, floor area ratio etc. The regulations are also required for subdivision of land and for par-king spaces to be provided to pt-event traffic hazards.

            The zoning regulations are put under four categories namely

1. Regulation to control the use of land.

2. Regulations governing setbacks, floor area ratio etc.

3 Regulations for subdividing the land.

4. Prescribing the width of roads and parking space to be provided.

A set of proposed regulations are given in the report.

A development plan is implemented both by positive actions viz., direct execution of the proposed schemes and by negative actions viz and restrictive measures. The process by which the implementation of the plans is secured through various r-restrictive measures is generally called a development control that is control of developments in accordance with the proposals in the plan. If in a plan any area has been reserved for a future use, developments in that area have to be prevented by refusing permission for constructions etc. Further in a perspective development plan there will be proposals to be taken up only at a future date ,for eg,new roads have to be formed, new recreational areas have to be developed etc. considerable amounts of public money can be

saved by reserving such areas for future use and keeping them clear of developments there even though, delays are likely to occur in the execution of the various schemes envisaged in the plan, owing to a variety of reasons, there should not be any slackness in enforcing the development controls. Development controls also include measures to ensure that a new buildings. Although the individual may not be interested in the comfort and convenience of his neighbors the authorities have the responsibility to safeguard the interest of all citizens.




The word “people’s participation “is very charming and charismatic and is believed to be the touch stone to success in planning. Planning means actual involvement in the formulation and implementation of policies and should not be confused with demands for more consultation to redress personal grievances. Today, there is more and more demand and insistence that decision making should be infused with a more democratic expression, and with more involvement of the people. Admittedly, no scheme will succeed unless the people are taken into confidence and their support and cooperation enlisted. City planning as we know is a branch of development which effects the people very much. The successful achievements of the objectives and goals envisaged in a plan will require citizen participation and in all its phases of planning and implementation. Appreciation and acceptance of a plan by the people are vital, because it is the people who are to be benefitted from the plan. They must also fully understand the implications of the plan. Today, the decision making processes are undergoing meaningful changes, accommodating more participation by the public. But it tends to the creation of impediments and delays, in taking important decisions. what is required, as far as urban and regional planning is concerned is “collaborative planning” as suggested by Godschalk, an expert in political science, collaborative planning is described as a process in which there is genuine interchange between citizens and planners or in other words, it is a decision taking partnership. There is no denial of the fact that the more public consultative techniques are used, the more the planning Programs will attract public support. But it is an important prerequisite that the people should he unbiased and cooperative. At the same time, the expected participants should be motivated to act and cooperate. Patrick Geddes, who is the author of many original concepts in planning theory and practice had in unequivocal terms, emphasized the importance of the citizen participation in planning. In his book” cities in Evolution” be mentions three types of involvement, involvement by education through public exhibitions, active     




participation in the collection of information and involvement by offering alternate planning solutions and proposals.


It is important that planners should aid the people in decision making. The corner stone to democracy is perhaps the participatory decision making, process, involving both the Government and a suitable representation of the public. Any denial of opportunities for people’s involvement is likely to be challenged as a betrayal of the democratic tradition and rights. It is said that democracy grinds slow, but it grinds fine.


The Cooperation from the public and Coordination of the agencies concerned with the development will be vital importance for the successful implementation of the    Master Plan, with this, it is hoped that the Chikmagalur City will develop in an orderly manner and will help the citizens of this city to live as one community with self contained, self sufficient amenities for better living and working.