Classification of Towns

Apart from their role as central or nodal places, many towns and cities perform specialised services. Some towns and cities specialise in certain functions and they are known for some specific activities, products or services. However, each town performs a number of functions. On the basis of dominant or specialised functions, Indian cities and towns can be broadly classified as follows:

Administrative towns and cities:

Towns supporting administrative headquarters of higher order are administrative towns, such as Chandigarh, New Delhi, Bhopal, Shillong, Guwahati, Imphal, Srinagar, Gandhinagar, Jaipur Chennai, etc.

Industrial towns: 

Industries constitute prime motive force of these cities such as Mumbai, Salem, Coimbatore, Modinagar, Jamshedpur, Hugli, Bhilai, etc.

Transport Cities: 

They may be ports primarily engaged in export and import activities such as Kandla, Kochchi, Kozhikode, Vishakhapatnam, etc. or hubs of inland transport such as Agra, Dhulia, Mughal Sarai, Itarsi, Katni, etc.

Commercial towns: 

Towns and cities specialising in trade and commerce are kept in this class. Kolkata, Saharanpur, Satna, etc. are some examples.

Mining towns: 

These towns have developed in mineral rich areas such as Raniganj, Jharia, Digboi, Ankaleshwar, Singrauli, etc.

Garrisson Cantonment towns: 

These towns emerged as garrisson towns such as Ambala, Jalandhar, Mhow, Babina, Udhampur, etc.

Educational towns:

Starting as centres of education, some of the towns have grown into major campus towns such as Roorki, Varanasi, Aligarh, Pilani, Allahabad etc.

Religious and cultural towns:

Varanasi, Mathura, Amritsar, Madurai, Puri, Ajmer, Pushkar, Tirupati, Kurukshetra, Haridwar, Ujjain came to prominence due to their religious/cultural significance.

Tourist towns: 

Nainital, Mussoorie, Shimla, Pachmarhi, Jodhpur, Jaisalmer, Udagamandalam (Ooty), Mount Abu are some of the tourist destinations.

The cities are not static in their function. The functions change due to their dynamic nature. Even specialised cities, as they grow into metropolises become multifunctional wherein industry, business, administration, transport, etc. become important. The functions get so intertwined that the city can not be categorised in a particular functional class.

Urbanization and Women

The United Nations Development Programme (UNDP) released a report titled ‘Cities Alive: Designing Cities That Work for Women’ Report. 

✓Cities are vital centers of innovation, productivity, and diversity, but without inclusive planning, urbanization deepens societal gaps. 

✓Among the most vulnerable are women in both wealthy and socio-economically disadvantaged urban contexts across the globe. 

✓Without a gender-responsive approach to urban planning, cities often compound gender inequalities. 

Challenges faced by women in urban space:

✓Gender biased urban planning: A cohort of mostly male planners, designers and city leaders have created urban spaces which prioritise men’s mobility, health, safety, leisure and economic wellbeing over women’s. 

✓ Prejudice: Urban spaces do not reflect and celebrate women in statues, road names and other monument, Data sources are gender-biased towards male experiences. 

✓Gender-based discrimination: Higher rates of poverty, unemployment, unpaid care duties, barriers to education, and experiences of violence and street harassment 

✓ Health and wellbeing: Sexual violence and harassment in urban public spaces adversely impacts the wellbeing, urban spaces often inadequate toilets and sanitation facilities for women. 

✓Disproportionate burden of Climate change: Women have fewer resources to withstand, and recover from, large-scale climate change-related events. 

Way ahead:

✓ Participatory urban designing: This will help making cities inclusive where whole community can access the opportunities offered by cities, and it generates wider social, economic and environmental benefits. 

✓Justice and equity: Support women participating in urban governance at all levels, Support the collection of gender disaggregated data, protect women’s right to land and property. 

✓Safety and security: Incorporate violence prevention in laws, Design spaces through a safety lens, improve lighting design in streets and public spaces, and raise awareness and share knowledge around public safety. 

✓ Health and wellbeing: Raise the standards of sexual and reproductive healthcare, provide high-quality water and sanitation facilities, create caring, green and active environments. 

✓Women leadership in climate action: improving gender equity contributes to policy and funding choices that lead to better environmental governance and make the resilience measures more effective. 

Adopting a gender-responsive approach to urban planning and design goes beyond serving only women. It ensures the whole community can access the opportunities offered by cities, and it generates wider social, economic and environmental benefits.

Lung Spaces in Cities

The vegetation in urban open spaces act as a sink for carbon dioxide. They reduce pollution and produce oxygen. They allow rain water percolation and ground water recharge in addition to facilitating storm water drainage and flood attenuation.

Other advantages provided by them to human societies include social and psychological benefits, recreation, better health, reduced stress levels and reduced depression. The air we breathe and the water we drink are the two primary elements which decide the quality of our life. Thus when the open spaces shrink the quality of life of the people also degrade. There are studies proving that people who use public open spaces enhance their physical activity and gain better physical and mental health benefits, reducing healthcare costs.

Urban vegetations in the tropical region are estimated to absorb 200-300 tonnes of carbon per hectare per year and provide a huge potential for climate change related mitigation benefits. Trees in cities help fight global warming by reducing the amount of greenhouse gases in the atmosphere and help to cool cities.

Parks also help create human and energy efficient cities that can help slow global warming. Thus urban landscapes are to be considered for their intangible benefits than tangible or commercial benefits.

Urban greenery contributes towards a city's economy. They attract tourism and better prices for residential and commercial properties. It is a win-win situation for the authorities and citizens in creating and maintaining urban greenery. Therefore, more attention is needed to develop urban green spaces by involving NGOs and resident welfare associations.

Considering the fast pace of urbanisation in India with an estimated 241 million people in working age population supposed to seek shelter in cities in search of job opportunities and investments by 2030, enhancement of urban green spaces are one of the ways, to mitigate the adverse effects of urbanisation in a sustainable manner.

Urban green space:

Cities globally acclaimed for their urban green spaces, often have a per capita urban green space of 20 to 40% of the total geographical area. The scientifically suggested green area per capita is more than 20 m2 which is equivalent to a minimum of 1.25 ha open space per 1,000 residents.

Indian cities like Gandhinagar and Chandigarh, where the urban greenery was pre-integrated in the city master plans at the initial design phase itself have per capita green space at 160 m2 and 55 m2 respectively. It is far more as compared to traditional green cities like Bengaluru.

When the number of residents increases, the area of open space and vegetation too should correspondingly increase. If that is not feasible, people acquiring land indiscriminately in cities is to be controlled through legal measures, instead of reducing the already available urban spaces to promote real estate.

Difference Between City Planning & Regional Planning

City planning focuses on the land use plans, spatial growth and policies which are at local level (affecting that particular city or town), whereas in case of regional planning the emphasis on the policies is more. Those policies become the guidelines for the urban areas and their existing plans are modified accordingly. This helps in meeting the larger requirement of the whole region.

Regional planning is an urban planning strategy that focuses on the social, economic, and environmental development of a specific area. Regional plans address the needs of the entire region rather than just one municipality. Regional planning is something you should consider when doing urban planning. The benefits of regional planning include coordination of transportation, housing, and other public services such as police, fire departments, hospitals, and schools.

Additionally, regional plans cover more of national level policies and issues & strengthens integrated development. City planning looks as a limited area when compared to a regional plan. Regional plan covers rural areas and undeveloped areas too which are usually not covered in town plans.

The categories, chapters, topics and aspects covered in both plans also differs because of the different needs and the existing developments. Village area, forests, undeveloped land and waste land might be completely missing from a city plan whereas it forms an important part of  a regional plan.

History of Town Planning India

Perspective: Urban Planning

Urban Planning

> Urban planning is the process of designing and managing the physical and social development of cities, towns, and other urban areas.

• > It involves a range of activities, including land use planning, transportation planning, environmental planning, and community development.
• > Urban planners work to create livable and sustainable communities by balancing the needs of different stakeholders, including residents, businesses, and government agencies.
• 
  

Urban planning in India: A quick recap The first Municipal Corporation was set up in the former Presidency Town of Madras in 1688. It was followed by similar corporations in the then Bombay and Calcutta in 1726. Lord Mayo’s resolution of 1870 laid out a roadmap for these bodies in India. The ‘Magna Carta’ of local self-government is considered to be Lord Ripon’s resolution of 1882. In 1907, a royal commission, chaired by Hobhouse, was established to focus on decentralization. The Government of India Act of 1919 assigned the subject of local self-government to an Indian minister. The Cantonments Act was passed by the central legislature in 1924. Local self-government was declared a provincial subject under the Government of India Act of 1935.

Features of Urban Planning:

• Land use planning: This involves the allocation of land for various uses, such as residential, commercial, industrial, and recreational.
• Transportation planning: Planning for efficient and sustainable transportation systems, including roads, public transit, bike lanes, and pedestrian walkways.
• Housing planning: Ensuring the availability of adequate and affordable housing for all residents.
• Economic planning: Supporting economic development and growth by creating jobs, attracting investment, and providing business opportunities.
• Infrastructure planning: Developing and maintaining infrastructure, such as water supply, sanitation, and waste management systems.
• Community engagement: Involving the community in the planning process to ensure that their needs and priorities are reflected in the final plan.
• Zoning: Regulating the use of land and the placement of buildings to ensure compatibility with neighboring uses and adequate provision of open space.
• Urban design: Creating an attractive and functional built environment through thoughtful design of public spaces, buildings, and streetscapes.
• Environmental planning: Incorporating environmental considerations, such as the preservation of natural resources, reducing pollution, and promoting sustainable practices.

Urban Planning Mechanism in India:

India’s local governance system underwent a transformation in 1992 with constitutional reforms through the 73rd and 74th Amendments.

• 12th schedule: Urban planning, regulation of land use, and planning for economic and social development are the first three subjects listed in the 12th schedule.
• 74th Amendment: It empowers elected municipalities with the task of preparing and implementing plans and schemes for economic development and social justice, along with subjects listed under the 12th Schedule.
• Metropolitan Planning Committee (MPC): The 74th Amendment mandates the creation of a MPC for metropolitan cities with over 1 million population, with at least two-thirds of its members to be elected local representatives, to prepare a development plan for the metropolitan area incorporating local bodies’ plans.
• Creation of master plans: These agencies prepare “master plans” that regulate land use and development across the city every 10-20 years, such as the Delhi Development Authority or the Bangalore Development Authority.
• District Development Authorities: State government-controlled DAs are primarily responsible for urban planning in most of India’s major cities, instead of municipal government or MPC.

Why is it a daunting task in India:

• Rapid urbanization: India has been witnessing rapid urbanization, with a significant population shift from rural areas to cities. This has led to unplanned and haphazard urbanization, resulting in inadequate infrastructure, lack of affordable housing, and overcrowding in cities.
• Cost of urban planning: The cost of urban planning can be substantial, especially if the plan involves the construction of new infrastructure, such as roads, bridges, public transport systems, and housing. The cost can also vary depending on the level of development, infrastructure, and services required in the city.
• Poor infrastructure: Many Indian cities lack proper infrastructure such as roads, public transport, water supply, and sewage systems. This leads to traffic congestion, pollution, and health hazards.
• Lack of open spaces: Many urban areas in India lack open spaces such as parks, playgrounds, and public spaces. This can impact the physical and mental well-being of residents, especially children and the elderly.
• Inadequate housing: The demand for affordable housing in Indian cities far exceeds the supply. This has led to the proliferation of slums and informal settlements, where living conditions are often substandard.
• Corruption: Corruption in urban planning is a significant issue in India. It leads to the allocation of resources based on political and personal considerations rather than objective criteria, resulting in inefficient use of resources and poor urban planning outcomes.
• Lack of citizen participation: Citizens’ participation in urban planning is minimal in India. Most planning decisions are made by bureaucrats and politicians, with little input from citizens. This can lead to decisions that do not reflect the needs and aspirations of the people.

Major challenges plaguing Urban Centres:

• Lack of Efficient Transport: Overcrowded roads, pollution, and increased travelling time due to the dependency on private vehicles in cities, which also contributes to climate change.
• Slums and Squatter Settlements: High cost of living in cities leads to the growth of slums as safe havens for migrants, with 35.2% of the total urban population living in slums in India, and Dharavi in Mumbai being the largest slum in Asia.
• Degradation of Environmental Quality: Congestion of people in limited spaces results in reduced air quality, contaminated water, destruction of forests and agricultural land for construction, and wastes being channelized to rivers, leading to garbage mountains outside cities.
• Sewerage Problems: Inefficient sewage facilities due to unplanned and haphazard growth of cities, with almost 78% of the sewage generated in India remaining untreated and disposed of in rivers, lakes, or sea.
• Urban Heat Island: Dense concentrations of pavement, buildings, and other surfaces in urban areas lead to increased energy costs, air pollution, and heat-related illness and mortality.
• Urban Flooding: Encroachment on lakes, wetlands, and rivers due to new developments in low-lying areas, ineffective natural drainage systems, and lack of solid waste management leading to flooding and waterlogging.
• Ineffective Functioning of ULBs: Imbalance between the powers, responsibilities, and funds assigned to Urban Local Bodies (ULBs) outlined by the Constitution, resulting in their ineffective functioning due to the lack of time-bound audits and revenue dependence on the Centre and State.

Major schemes for urban planning and development:

The GOI has launched several schemes related to urban planning to address the issues faced by Indian cities. Some of the major schemes are:

• Smart Cities Mission: Launched in 2015, this scheme aims to develop 100 smart cities across India by leveraging technology and infrastructure. The mission focuses on sustainable development, citizen participation, and the use of technology to improve urban services.
• Atal Mission for Rejuvenation and Urban Transformation (AMRUT): Launched in 2015, this scheme aims to improve basic urban infrastructure such as water supply, sewage, and transportation in cities with a population of over 100,000. The scheme focuses on improving the quality of life of citizens.
• Swachh Bharat Abhiyan: Launched in 2014, this scheme aims to achieve a clean India by promoting sanitation and hygiene. The scheme focuses on improving waste management, constructing toilets, and promoting behavioural change.
• Pradhan Mantri Awas Yojana (PMAY): Launched in 2015, this scheme aims to provide affordable housing to urban poor and homeless. The scheme provides financial assistance to construct houses and promotes the use of eco-friendly and sustainable building materials.
• Heritage City Development and Augmentation Yojana (HRIDAY): Launched in 2015, this scheme aims to preserve and revitalize the heritage cities in India. The scheme focuses on improving tourism infrastructure, promoting heritage tourism, and preserving cultural heritage.

Way forward:

To move forward with urban planning in a sustainable and cost-effective manner, the following steps can be taken:

• Adopt a participatory approach: Citizens’ participation is essential for effective urban planning. Cities should involve citizens, community groups, and stakeholders in the planning process, from the early stages to implementation and evaluation.
• Prioritize sustainable development: Urban planning should prioritize sustainability, including reducing carbon emissions, improving public transportation, promoting renewable energy, and preserving natural resources.
• Promote public-private partnerships: Public-private partnerships can provide resources and expertise to urban planning projects. They can also help to mobilize private investment in infrastructure and services.
• Use technology to improve planning and implementation: Urban planners can use technology to improve the accuracy and speed of planning and implementation. For example, geographic information systems (GIS) can help with mapping, data analysis, and visualization.
• Address corruption: Corruption in urban planning can lead to inefficient use of resources and poor outcomes. Cities should prioritize transparency and accountability in planning processes to reduce corruption.
• Prioritize housing: Affordable housing is essential for the well-being of citizens. Cities should prioritize the provision of affordable housing, and this can be achieved through innovative financing models, such as social housing and rent control.
• Emphasize the importance of green spaces: Green spaces such as parks, public spaces, and playgrounds are essential for the physical and mental well-being of citizens. Cities should prioritize the preservation and creation of green spaces.

Conclusion:

• By adopting these steps, urban planning can be carried out in a sustainable, cost-effective, and citizen-centric manner.
• This will help address the challenges faced by cities and create livable, vibrant, and sustainable urban environments for citizens.

Urban India - Challenges and Opportunities

By 2030, India’s urban population is expected to grow to 600 million or 40% of the national population. This population chooses urban life because cities provide opportunities for growth and self-actualization. This is particularly true of the post-industrial city and Indian cities are particularly representative of the new economy because industrialization was only concentrated in a few of the bigger metropolitan centres and older industrial townships, whereas most of urban India is engaged with other forms of economic activity. Because of the concentration of trade and commerce, knowledge-based industries and a vast informal sector, urban India has become the fulcrum of India’s growth, with 70% of National GDP expected to come from urban areas. 

It is expected that if current growth trends prevail, India will become at least a 7 trillion-dollar economy by 2030. Urbanization is inherently complex, with a variety of social, economic and governance priorities interacting through a wide range of institutions, including multiple levels of governments, industries, social groups and civil society institutions. Urban Governance is an evolving space in India with formal local self-governments being established through the 74th Amendment to the Constitution of India, 1992. The act envisaged the devolution of funds, functions and functionaries to the ‘third tier’ of governance in cities. The Urban Local Body (ULB) is the entity responsible for development, management and upkeep of cities and towns across India; however, it is severely constrained to fulfill its responsibilities and promise. The ULB suffers particularly because of a legacy of gaps in infrastructure and services and the capacity constraints that prevent it from augmenting resources and overcoming gaps. The ULB engages in symptomatic solving of immediate problems rather than addressing root causes through planned interventions and sustained investment. 

There is rapidly growing acknowledgement, at all levels of leadership and public and private sector enterprise, that cities are the centres of India’s future growth and have deep links with their regional contexts and the larger footprint of development such as energy infrastructure, water sources, transportation and food production. The Union and State governments in India are actively investing in urban development and housing through the MoHUA, which works in partnership with the State-level departments and agencies to execute its programs and missions. MoHUA also invests in municipal reform and various aspects of urban quality of life and livelihoods. 

While Indian cities are the location of its financial institutions and economic drivers, they are also centres of learning and creativity, offering a rich matrix of life to their citizens. While rural India has had a long a history of innovation, enterprise has been uniquely associated with urban India. It is predicted that the next generation of urban enterprises will be most likely dependent on digital technologies, data sciences, human ecologies mediated by advanced knowledge systems, new material sciences and new ways of managing resources and doing business. Enterprises require appropriate and vibrant ecosystems to flourish, and ecosystems require a variety of human actors, supportive environments and enabling technologies and catalyzing knowledge resources. Increasing the number of new enterprises and encouraging such ‘startups’ to flourish in Indian cities is an economic as well as social imperative, given the demographic dividend that India wishes to reap from having the largest working age population pool in the world.

NATIONAL URBAN DIGITAL MISSION

The Ministry of Housing & Urban Affairs (MoHUA) along with the Ministry of Electronics and Information Technology (MeitY) has launched National Urban Digital Mission (NUDM) to improve urban connectivity that will connect nearly 2,535 cities. Other initiatives such as India Urban Data Exchange (IUDX), SmartCode platform, Smart Cities 2.0 website, and Geospatial Management Information System (GMIS) were also launched by MoHUA.

NUDM aims to build the shared digital infrastructure for urban India, working across the three pillars of people, process, and platform to provide holistic support to cities and towns.  It will institutionalise a citizen-centric and ecosystem-driven approach to urban governance and service delivery in cities by 2022 and across all cities and towns in India by 2024.

Objectives of NUDM: 

> To catalyse an urban national open digital ecosystem (uNODE) that leverages NUDM build new platforms, solutions and innovations. 

> To create open standards and enforce the adoption of open standards by all national digital urban stakeholders. 

> To establish registries at appropriate levels to create single source of truth in respect of urban assets, service delivery, urban data and actors. 

> To promote the development of nationally scalable application systems with a special focus on achieving the Sustainable Development Goals (SDGs) for urban. 

> To adopt the best principles of cooperative federalism while working with the States, Union Territories and ULBs for the realization of the vision. 

> To provide for enhancing the efficiency and effectiveness of governance at all levels.

Migration

The Census defines a migrant as a person residing in a place other than his/her place of birth (Place of Birth definition) or one who has changed his/ her usual place of residence to another place (change in usual place of residence or UPR definition). The number of internal migrants in India was 450 million as per the most recent 2011 census.

Slums

The UN Habitat defined slums as “a group of individuals living under the same roof in an urban area who lack one or more of the following: 

1. Permanent, long-term housing that protects against adverse climate conditions, 

2. Adequate habitual area for multiple people in the same house, 

3. Unchallenging and safe access to water.

Slums and Living Challenges in  Urban Areas:

Whereas urbanisation has been an instrument of economic, social and political progress, it has led to serious socio-economic problems. The sheer magnitude of the urban population, haphazard and unplanned growth of urban areas, and a desperate lack of infrastructure are the main causes of such a situation. The rapid growth of urban population both natural and through migration, has put heavy pressure on public utilities like housing, sanitation, transport, water, electricity, health, education and so on.

Urban sprawl or real expansion of the cities, both in population and geographical area, of rapidly growing cities is the root cause of urban problems. In most cities the economic base is incapable of dealing with the problems created by their excessive size. Massive immigration from rural areas as well as from small towns into big cities has taken place almost consistently; thereby adding to the size of cities. Overcrowding is a logical consequence of over-population in urban areas. It is naturally expected that cities having a large size of population squeezed in a small space must suffer from overcrowding. This is well exhibited by almost all the big cities of India. Overcrowding leads to a chronic problem of shortage of houses in urban areas. This problem is specifically morae acute in those urban areas where there is large influx of unemployed or underemployed immigrants who have no place to live in when they enter cities/towns from the surrounding areas.

For about a third of urban Indian families, a house does not include a kitchen, a bathroom, a toilet—and in many cases there is no power and water supply. Only 79 per cent (42.6 million) urban household live in permanent (pucca) houses. 67 per cent (36 million) of the urban houses are owned by the households while 29 per cent (15 million) are rented. The natural sequel of unchecked, unplanned and haphazard growth of urban areas is the growth and spread of slums and squatter settlements which present a striking feature in the ecological structure of Indian cities, especially of metropolitan centres. The rapid urbanisation in conjunction with industrialisation has resulted in the growth of slums. The proliferation of slums occurs due to many factors, such as, the shortage of developed land for housing, the high prices of land beyond the reach of urban poor, a large influx of rural migrants to the cities in search of jobs etc.

Socially, slums tend to be isolated from the rest of the urban society and exhibit pathological social symptoms (drug abuse, alcoholism, crime, vandalism and other deviant behaviour). The lack of integration of slum inhabitants into urban life reflects both, the lack of ability and cultural barriers. Thus the slums are not just huts and dilapidated buildings but are occupied by people with complexities of social-networks, sharp socio-economic stratification, dualistic group and segregated spatial structures.

Transfer of Development Rights (TDR )

Detailed Understanding of Master Plan

Zonal Plan

Town Planning Scheme

Zonal Plan

Development Plan

Regional Plan

Regional Plan

Regional Plan

Handbook of Urban Statistics 2022

India's 1st Water Bodies Census Report

Defining Urban Settlements

Urban settlements in India consist of Statutory towns, Census towns, Cities, Metropolitan cities, Urban agglomerations and Outgrowth.

Metropolitan Cities:

Cities with a population of at least 10 lakh (1 million).

Cities:

‘Urban areas’ with a population of atleast one lakh (0.1 million). Others are termed as Towns.

Census Town:

Places with a minimum population of 5,000 with atleast 75% of male working population engaged in non-agricultural pursuits and a population density of atleast 400 people per sq km.

Statutary Towns:

All places with a municipality, corporation, cantonment board or notified town area committee as declared by the state law.

Urban Agglomeration

Continous urban spreads constituting one or more towns and its adjoining urban outgrowths. A UA must consists of at least one statutory town, and its total population of all constituents put together should not be less than 20,000 as enumerated in the Census of 2001.

Types of urban settlements in India:

The maps here represent the distribution of different types of urban settlements across states and union territories (UT), on the basis of

• Size class classification
• Type of governing body

Distribution of urban settlement sizes in states is not uniform across the country. For example the share of class I settlements was largest in Kerala (28%) whereas in West Bengal 52% of the settlements were class V towns.

In case of urban governance structure, 88% of the settlements in West Bengal were governed as Census Towns. On the other hand, Sikkim had the highest number of settlements governed as Municipal Corporations.

Counter-Urbanization

It is a demographic and social process whereby people move from urban areas to rural areas. It first took place as a reaction to inner-city deprivation and overcrowding. Counter urbanization occurs when some large cities reach a point where they stop growing further or actually begin to decrease in size as their population start moving into suburban areas or smaller cities thereby leapfrogging the rural-urban fringe. There are instances which show that the phenomenon of counter urbanization is occurring in India.

Sub-Urbanization

It is closely related to over-urbanization of a city. Over a period of time, people from the OverUrbanized area start moving towards the fringe area around the cities. Such areas around the cities gradually start developing asan urban area. This phenomenon is known as Sub Urbanisation.

There are several factors which leads to the process of Sub-urbanisation such as : 

1. High cost of living in over urbanized area, 

2. Development of transport facility around the horizons of over urbanized area, 

3. New Work culture that does not necessitate the physical presence on every day. 

4. inclusion of surrounding areas of towns within its municipal limits.

Delhi is a typical example; wherein the all the above mentioned factors have led to the development of sub urbanized area. E.g. Ghaziabad, Faridabad, Meerut etc.