Concerns Rise Over Guwahati's Urban Development Plan for 2045

A Gathering of Concerned Citizens

In August 2024, a humid afternoon in Guwahati saw a gathering of 45 individuals, including planners, architects, activists, and academics, united by a common concern: the future trajectory of their city. The Guwahati Metropolitan Development Authority (GMDA) had recently unveiled the Draft GIS-Based Master Plan 2045, aimed at steering urban development over the next two decades.

Displacement Risks in Housing Plans

The group expressed significant apprehension regarding housing provisions. The draft anticipates a need for approximately 750,000 new homes by 2045, with nearly half designated for economically weaker sections (EWS) and lower-income groups (LIG). However, land for these homes has only been allocated in six peripheral villages: Singimari, Gundhmow, Matikutuni, Rajapanisanda, Deurali, and Lochana.

Participants highlighted that situating affordable housing solely on the outskirts could pose challenges for daily wage earners and others reliant on proximity to their workplaces. By isolating EWS and LIG housing from the urban core, the plan risks exacerbating commuting difficulties and diminishing access to livelihoods. Citizens stressed the importance of integrating affordable housing within the city, with clear indications on the Proposed Land Use (PLU) map.

Overlooked Settlements and Their Needs

Another pressing issue is the treatment of slums and informal settlements. The plan recognizes that Guwahati is home to 217 slums, both notified and non-notified, yet only about 110 are represented on the PLU map. There are also discrepancies regarding the status of notified slums as per relevant authorities.

If these settlements remain unrecognized, many residents may lack access to essential services and welfare programs. The group has called on authorities to accurately map all slums, ensure in-situ rehabilitation, and adhere to national guidelines that distinctly acknowledge informal areas. Without these measures, the goal of 'Housing for All' may remain unfulfilled.

Vendors Left Behind

The vibrant presence of vendors is evident on every street in Guwahati, with fruit sellers, tea stalls, and small eateries catering to thousands daily. Official estimates indicate that nearly 30,000 vendors operate within the city.

In stark contrast, the Master Plan allocates only eight vending zones, accommodating fewer than 600 vendors. Citizens argue that the plan should incorporate spatial planning elements outlined in the Street Vendors Act of 2014, including essential amenities like drinking water, toilets, waste disposal units, and childcare facilities for women vendors, which are currently absent from the draft. The Town Vending Committee (TVC) has already approved 71 vending zones, and the group insists these should be included in the plan.

Educational and Healthcare Shortcomings

The Master Plan has considerable potential for enhancing basic amenities. While the draft increases residential land use by 33%, from 86 to 113 sq. km, it only adds 10 sq. km for public and semi-public spaces. This is insufficient to meet the projected needs for 2045, which include 773 new primary schools, 31 colleges, 31 university campuses, and 87 hospitals.

Without adequate land set aside for education and healthcare, Guwahati risks allowing housing development to outstrip the availability of schools, hospitals, and other vital community infrastructure.

Addressing Climate Challenges

Guwahati frequently faces flooding, with images of inundated streets and homes making headlines annually. Yet, the Master Plan proposes commercial corridors along the Bharalu and Basistha rivers, areas already identified as high-risk flood zones by the Assam State Disaster Management Authority (ASDMA).

Additionally, plans for mixed-use development near wetlands like Silsako Beel and Jalah Beel, which serve as natural buffers during heavy rains, raise concerns. The group has recommended that critical wetlands be designated as 'Reserved Beels,' that development in flood-prone areas be limited, and that hazard maps—including those for landslides and heat zones—be incorporated into the plan. Notably, the draft fails to address the increasing frequency of heat waves in the city.

Children's Needs Must Be Considered

Amid discussions on housing, ecology, and infrastructure, the needs of children often go unnoticed. The citizens' submission emphasizes the absence of child-centric planning in the draft. They propose establishing Child Resource Centres in every ward, study centers near municipal schools, shelters for homeless children, and hospital support units for those in distress.

The Fundamental Question

At the heart of the discussion lies a crucial question: for whom is Guwahati being developed? Is it a city primarily designed for real estate interests, or one that also caters to the needs of children requiring education, workers in search of affordable housing, and vendors who contribute to the city's economy?

In their concluding remarks, the Concerned Citizens Group expressed hope that the GMDA will consider each suggestion and the underlying concerns, taking appropriate action in line with the recommendations. Their submission underscores that urban planning encompasses not just physical infrastructure like roads and buildings, but also ensuring access to essential services, affordable housing, and disaster risk mitigation.

Author's Note

(The writer is Consultant – Climate Justice, Youth for Unity and Voluntary Organization (YUVA), Guwahati)