Peri-Urban Growth and Planning Gaps: A Mixed-Method Study of Varanasi, Kanpur, and Prayagraj

This study investigates peri-urban land management in Uttar Pradesh through a comparative analysis of Varanasi, Kanpur, and Prayagraj, focusing on the gap between planned frameworks and actual urban growth. As rapidly expanding Tier-II cities, they represent critical sites where formal planning intersects with complex peri-urban transformations. The study employs a mixed-method approach, combining GIS-based master plan conformance analysis using Effective Boundary Control (EBC) with semi-structured expert interviews. This integration enables both spatial measurement of urban expansion and interpretive understanding of underlying governance and institutional dynamics. The results reveal significant divergence between planned and observed development, particularly in peripheral areas, with clear variation across cities. Kanpur exhibits the highest level of non-conformance (EBC: 2.23), indicating weak boundary control and pronounced peri-urban sprawl. Varanasi also demonstrates substantial deviation (EBC: 2.06), reflecting persistent gaps between planning intent and implementation. In contrast, Prayagraj shows relatively stronger conformance (EBC: 1.04), though underlying challenges remain. These differences are shaped by local conditions, including land acquisition conflicts, fragmented governance structures, infrastructure deficits, and limited financial mechanisms. Importantly, the findings underscore that even where spatial conformity appears stronger, it does not necessarily translate into effective planning outcomes. The study concludes that peri-urban growth is not simply unplanned but is shaped by negotiated and context-specific processes. It highlights the need for adaptive, implementation-focused planning, stronger institutional capacity, and integrated financial strategies. By bridging spatial and qualitative analysis, the research provides a more comprehensive framework for understanding and managing peri-urban development in rapidly urbanizing regions.