Week No.

02 Town Planning Schemes

Lecture No. L-5 ARC425 : Principles of Planning

Introduction to Town Planning 1

Town Planning Process 2

Town Planning Schemes 3

Land Acquisition 4

Land Readjustment And Pooling 5

Week No. 02 Introduction to Town Planning
Lecture No. L-5

• Third Most urbanized State with 37.35 %

of Urban Population as against 27.78 % of
India.
1
• 167 Urban Local Bodies
2
• Ahmedabad is 7th largest Urban
Agglomeration in India.
3
• Third Fastest Growing Cities in the World
4

5
Week No. 02 Introduction to Town Planning
Lecture No. L-5
Ahmedabad in a Regional Context

3
• Sanand SIR
• Changodar SIR. 4
• Gandhinagar.
• 5 Growth Centers. 5
Week No. 02 History of Town Planning
Lecture No. L-5
• The Bombay Town Planning Act 1915: Provision of Town Planning Scheme

• Bombay Town Planning Act 1954: The Provision of Development Plan added.
1
• Gujarat Town Planning & Urban Development Act,1976 Provision of Planning the Urban
Development Area/ Authority.
2

5
Week No. 02 Challenges to Urban Planning
Lecture No. L-5
1. Implementation of Development Plan / Master Plan
2. Implementation of Regional, City and Neighborhood Level Physical and Social
3. Infrastructure
4. Land Bank for Urban Poor 1
5. Resource Generation and Mobilization in terms of Physical / Land
6. Resource Generation and Mobilization in terms of Fiscal / Finance 2
7. Improving and Maintaining Environmental Sustainability
3
8. Minimize Litigations
9. Mass acceptability of citizens
4
10.Democratic approach to Urban Plan Proposals
5
Week No. 02 Urban Planning Process
Lecture No. L-5 2 tier Planning
• First Tier – Development Plan (Macro Level)
• Second Tier- Town Planning Schemes (Micro Level)
1

The TOWN PLANNING SCHEME thus is a legal document that is the basis for assessing and
determining proposals for the use and development of land in the Town at micro level.
Week No. 02 First Tier Planning Process -Development Plan
Lecture No. L-5
A macro strategic plan document that defines the direction of growth and envisions the citywide infrastructure
for the entire development area.
It is a comprehensive document that looks at all components of development and makes specific proposals with
respect to each. These include the following:
 Land development—land use zoning, areas to be opened up for new growth, development control regulations 1
(which determine the built form), and allocation for public uses
 Road network and transportation
2
 Water supply
 Sewerage
 Storm water drainage 3
 Open spaces, green areas
 Environment and pollution control
 Reclamation of areas 4
 Any other
5

The DP is a broad-brush development vision for the city.

Week No. 02 Example of Development Plan
Lecture No. L-5

Development Plan of Ahmedabad, 1999

Week No. 02 Second Tier Planning Process-Town Planning Schemes
Lecture No. L-5
The new areas for growth to be opened up for development are clearly marked and divided into
smaller areas of about 100 to 200 hectares. Each such area is called a TPS.

The TPS are micro plans prepared for about 100 to 200 hectares typically involving 100 to 250 1
landowners.
It includes the following:
Reorganize land parcels or plots, 2
Provide access to each land parcel or plot,
Set aside land for public uses by taking a portion from each landholding, 3
Appropriate increments in land values for infrastructure development.
Detailed infrastructure is designed and cost estimates are prepared.
4
The process involves intensive public participation and consultation at several stages.
5
Week No. 02 Stages of Preparation of Town Planning Scheme
Lecture No. L-5
G.T. P. & U.D. Power to Prepare
T.P.S. Finalization Town Planning
Act ,1976 under
Sr. No. Stages Scheme
Section
1
Draft Town Planning Authority /
1 Scheme 40 TO 48 Corporation/Govt.
2
Town Planning
2 Preliminary Scheme 50 TO 53 Officer
3

Town Planning
3 Final Scheme 50 TO 53 Officer 4

5
4 Board Of Appeal 54 TO 59 -
Week No. 02 Stages of Implementation of Town Planning Scheme
Lecture No. L-5

Stages of Town G.T. P. & U.D. Act, Power to implement Town

Sr. No. Planning Scheme Planning Scheme
1976 under Section
1
Sanction Of Draft Town Roads,Sewerage,Lighting&
1 Planning Schemes U/S 48(1) Water Supply 2

Power To Enforce physical 3

Sanction Of Preliminary component of Scheme
2 U/S 65
Schemes
4

Sanction Of Final Power To Enforce Financial 5

3 Schemes U/S 65 component of Scheme
Week No. 02 Concept of Town Planning Scheme
Lecture No. L-5 Land Developed by:
• Appropriating portion of the land from the original land
• Providing regular shaped plots with proper access

5
Week No. 02 Town Planning Scheme (Criteria & Contents)
Lecture No. L-5
Town Planning Scheme may be prepared for any land which is
• in the course of development
• likely to be used for residential or commercial or industrial or for building purposes
• already built upon 1
Contents of Town Planning Scheme
• laying out or relaying out of land 2
• lay-out of new streets or roads, bridges and underpass
• reservation of land for roads, open spaces, gardens, recreation grounds, schools, markets, green-
3
belts, dairies, transport facilities, public purposes of all kinds
• Laying of Water Supply, Drainage and Lighting
• preservation of historical or national interest or natural beauty, and of buildings actually used for 4
religious purposes ;
5
Week No. 02 Town Planning Scheme (Criteria & Contents)
Lecture No. L-5
• Provision upto the the extent of
• 10 % for Socially and Economically Weaker Section
• 15 % for Roads 1
• 5 % for parks, playgrounds, garden and open space.
2
• 5 % for social infrastructure such as schools, dispensary, fire brigade, public utility place
• 15 % for sale by appropriate Authority for residential, commercial or industrial use 3

5
Week No. 02 Town Planning Scheme Procedure
Lecture No. L-5
Draft Town Planning Scheme
• Two times Public Participation
• Submission of Draft Town Planning Scheme
1
Sanction of Draft Town Planning Scheme by State Govt.
• Appointment of Town Planning Officer
• Split the Scheme into Preliminary and Final Scheme 2

Preliminary Scheme (Contains Physical Planning)

3
• Personal Hearing to every individual land owners / affected persons
• Final Decisions by the Town Planning Officers in terms of Physical Planning
• Submission of the Preliminary Scheme to the State Govt. 4

5
Week No. 02 Town Planning Scheme Procedure
Lecture No. L-5
Final Scheme (Contains Fiscal Planning)
• Personal Hearing to every individual land owners / affected persons
• Final Decisions by the Town Planning Officers in terms of Fiscal Planning
• Submission of the Preliminary Scheme to the State Govt. 1
Implementation of Town Planning Scheme (3 Stages)
2
3 Amendments in Act for rapid implementation of the Town Planning Scheme
3

5
Week No. 02 TPS Procedure – Physical Planning
Lecture No. L-5
• Delineation of TPS area
1
• Original plot Earmarking
2
1
• Superimposing DP road Network
3
2
• Preparation of Neighborhood Level Road Network
4
3
• Demarcation of Public Purpose Work
5
4
• Reconstitution of Final Plots
6
• Mosaic of 7 Town Planning Schemes 5
7
Week No. 02 TPS Procedure – Physical Planning
Lecture No. L-5

Delineation of TPS Area

1

5
Week No. 02 TPS Procedure – Physical Planning
Lecture No. L-5

Original plot Earmarking

1

Each survey no. is given a separate original plot no. (OP no.) Value
of the OP is assessed on the basis of recent sales transactions.
Week No. 02 TPS Procedure – Physical Planning
Lecture No. L-5
Superimposing DP road

3
Network

Roads proposed in the Sanctioned DP are over layed.

Week No. 02 TPS Procedure – Physical Planning
Lecture No. L-5
Preparation of Neighborhood

1
Level Road Network

Town Planning Scheme Roads proposed in accordance

With the adjoining Town Planning Scheme Road Network
Week No. 02 TPS Procedure – Physical Planning
Lecture No. L-5
Demarcation of Public

2
Purpose Work

5
Week No. 02 TPS Procedure – Physical Planning
Lecture No. L-5

Reconstitution of Final Plots

5
Week No. 02 TPS Procedure – Physical Planning
Lecture No. L-5
Mosaic of 7 Town Planning

3
Schemes

TPS-23
5
Week No. 02 TPS Procedure – Fiscal Planning
Lecture No. L-5
• Original Plot View
1
• Semi Final Plot View 1
2
2
• Final Plot View
3
3
• Prescribed F Form for Financial Calculations
4 4

• Prescribed G Form 5
5
Week No. 02 TPS Procedure – Fiscal Planning
Lecture No. L-5

Original Plot View

1

Original Plot Value has been derived from last 5 years Sales
records from the Date of Declaration of Intention
Week No. 02 TPS Procedure – Fiscal Planning
Lecture No. L-5

Semi Final Plot View

1

Semi Final Value is a value of Final Plot allotted on respective

Original Plot
Week No. 02 TPS Procedure – Fiscal Planning
Lecture No. L-5

1
Final Plot View

Final Value incremental value

(Imaginary value of serviced plot)
Week No. 02 TPS Procedure – Fiscal Planning
Lecture No. L-5

Financial Calculations
Prescribed F Form for

5
Week No. 02 TPS Procedure – Fiscal Planning
Lecture No. L-5

Prescribed G Form
1

Total Expenditure 3

Total contribution u/s 79

5
Net Cost to Authority a-b
Week No. 02 TPS Procedure – Fiscal Planning
Lecture No. L-5

5
Agricultural Raw Land (Image of 2001) Urbanized Developed Land (Image of 2011)
Week No. 02 Land Acquisition
Lecture No. L-5
In this approach the public planning authorities and development agencies acquire large portions of
land and then re plan them in a desirable or appropriate manner.
Steps involved in Land Acquisition
Step 1: large portions of land is acquired from agricultural land holders. 1
Step 2: Compensation paid to farmers is based on prevailing agricultural land prices. (farmers are paid
prices marginally higher than agricultural land prices.) 2
Step 3: Preparation of master plan for that area, laying out the roads, plots for social amenities, and
plots for sale.
3
Step 4: Roads and infrastructure are then built, using government funds or loans.
Step 5: Serviced plots are then sold for urban uses at market rates, which are most often much higher
than the rate at which land is acquired. 4

5
Week No. 02
Lecture No. L-5
Merits:
 Adequate amount of land for urban
development is generated.
The benefit of appreciation of land value
on its being converted to urban use
accrues to the development authority.
very few constraints in preparing the
master plan.
Merits and Demerits of Land Acquisition
Demerits:
 Farmers don’t get the benefit of land value
appreciation.
 In this method, farmers are essentially thrown off 1
their land.
 This process adds to familiar urban problems— 2
growth of slums, increase in crime rates, and
increased informal-sector economic activity.
3
 The development process is slow. Any person who
needs land for urban use has to approach the
urban development authority. 4
 This is likely to breed corruption.
5
Week No. 02 Land Readjustment And Pooling
Lecture No. L-5
In this approach the public planning agencies and development authorities, instead of acquiring land,
bring together or “pool together” a group of owners and then re plan the area by readjusting or
reshaping every land parcel in a manner such that it is given a regular shape and access and in the
process a portion of land parcel is appropriated to provide for roads, infrastructure, and public amenities. 1

Steps involved in Land Pooling & Readjustment

Step 1: bringing together a group of landowners for the purpose of planning, under the aegis of the 2
state-level town or urban planning act.
Step 2: No Compensation paid as there is no acquisition or transfer of ownership involved 3
Step 3: Preparation of master plan for that area, laying out the roads, plots for social amenities, and plots
for sale.
4
Step 4: The remaining land is reconstituted into final plots for the original owners.
Step 5: The size of the final plot is in proportion to the size of the original plot, and its location is as close
as possible to the original plot. 5
Week No. 02 Merits and Demerits of Land Readjustment And Pooling
Lecture No. L-5
Merits: Demerits:
 Ownership of land remains with their  This method is time consuming In this method,
original owners. farmers are essentially thrown off their land.
1
 The benefit of appreciation of land
 Betterment charges are assessed at the beginning
value on its being converted to urban
of the land pooling or readjustment scheme 2
use accrues to the original owner of
preparation. Due to the inordinate delays in
land.
finalizing schemes, the betterment charges levied
3
on finalization of the scheme do not meet the
 The original owner is not displaced in
cost of the infrastructure provided.
the process of land development and 4
continues to enjoy access to the land
resource.
5