PLANNING THEORY

Unit 4- Assignment 6

RIDDHESH KEDAR CHONKAR I M(URP) I MIT-ADT

A. Write short notes on:
1. Accommodation Reservation.
‘Accommodation Reservation’ means a plot of land reserved for public
purpose, where land owner has an option of handing over the specified part of
land along with developed amenity to MCGM, for the intended public purpose
free of cost and free from any encumbrances and developing balance land with
permissible basic FSI.

The concept of Accommodation Reservation allows the land‐ownersto

develop the sites reserved for an amenity in the development plan using
full permissible Floor Space Index (FSI)/Floor Area Ratio (FAR) on the plot,
subject to agreeing to entrust and hand over the built‐up area of such amenity
to the local authority free of all encumbrances and accept full FAR/FSI as
compensation in lieu thereof. The area utilized for the amenity wouldnot
form part of FAR/FSI calculation.

Reservations such as retail markets, dispensaries, etc. can be

implemented in this way wherein local authority is not required to acquire the
land by incurring expenditure on payment of compensation. In case of
reservations like shopping centres etc., the owner can be allowed to develop
these on agreeing to give at least upto 25% of the shops to the local authority
for the purpose of rehabilitation of the displaced persons on payment of cost of
construction.

In case of road widening/ new construction, the local authority can grant
additional FSI on 100% of the area required for the purpose, provided the owner
surrenders the land for widening or construction of new roads to the local
authority free of all encumbrances and accept the additional FAR/FSI as the
compensation in lieu thereof. This mechanism has considerably relieved local
authorities from incurring huge expenses for the purpose of acquisition of such
lands. The model can be explored for other non‐economic activities such as
open spaces, public utilities among others.

The concept of accommodation reservation has been incorporated in the

Development Control Rules of the Mumbai Municipal Corporation.
2. Transfer of Development Rights (TDR)
- The Government of India defines Transfer of Development Rights as
“Transferable Development Right means a development right to transfer the
potential of a plot designated for a public purpose in a plan, expressed in
terms of total permissible built space calculated on the basis of Floor Space
Index or Floor Area Ratio allowable for that plot, for utilization by the owner
himself or by way of transfer by him to someone else from the present
location to a specified area in the plan, as additional built space over and
above the permissible limit in lieu of compensation for the surrender of the
concerned plot free from all encumbrances to the planning and
development authority.”
- Transfer of Development Rights (TDR) means providing a certain amount of
additional built-up area in exchange for surrendered or surrendered area by
the owner of the land so that he can either use the additional built-up area
himself or transfer it to another transfer to Additional built up area for an
additional amount of funds released by URB’s Urban Local Bodies (Municipal
Bodies, Urban Improvement Trust, Urban Development Authority).
- The building is regulated under the bylaws or as a certificate with TDR
guidelines formulated by the state government from time to time.
- In short, TDR enables the ability of development to be partially or fully
transferred from one plot to another. In exchange for the land surrendered
by the owner / private developer by the UDB, a TDR certificate will be issued
free of all disabilities and through incentives declared by the state
government:
1. As per the Policy State Affordable, Housing Policy in lieu of Floor Area
Ratio (FAR) granted under Development of affordable houses.
2. As per the provision of Master Plan/ Sector Plan, the Development of
Green spaces- Parks/ Open Spaces/Playgrounds /Water Bodies, etc.
3. Development of Public Parking lots.
4. As per Master Plan proposals, development of City level Facilities/other
public purposes.
5. Slum Development under the slum rehabilitation scheme.
6. In lieu of land surrendered for other purposes as specified by the State
Government.
7. Development of Master Plan/ Sector Plan roads including road widening.
Need for Transferable Development Rights
1. Every decade, the Indian population is growing to over 5 billion people. This
rate of increase in population has a huge impact on Indian agricultural land,
wildlife, environment, forest land, and also in the health of the society.
2. Population increase affects primary infrastructure and public facilities like
government health facilities, road network, sanitation system, drinking water
etc.
3. The central government established the ministry which prepares more well
for urban and rural development, particular plans for the achievement of
proper development.
4. The Ministry of Development creates Urban development Planning and
Implementing Authority for Urban development.
5. The takeover was the major problem for the land of farmers and landowners
for the development of the area.
6. Many complications and controversies arise in the Land acquisition process.
7. So avoiding all this The TDR concept has been introduced for the first time in
India. Mumbai was the first city to implement this concept of TDR’s in
Mumbai’s slum development.

Advantages of TDR

For necessary public purposes in urban Areas Preservation and carving of Land

1. As per present market value, Flexibility is to compensate landowners through

issuing DRC which can be used

2. Less administrative costs and less monitoring to ULB than zoning (Tavares,
2003)

3. Potential for Fair Compensation to landowners.

4. Development without damage to nature

5. In framed time, planning and implementation of development possible

6. In Development plans, the Indian context has used for carving of roads and
open spaces easily
3. Land pooling
1. The land pooling policy means that government agencies consolidates
parcels of land and designs or develops it with infrastructures like roads,
schools, hospitals, community centers and sports facilities on part of the land
and then returns a portion to the original owners who can later sell it or
execute housing.
2. Land pooling is a technique for stimulating efficient and even-handed land
development in the urban area.
3. This concept is worked out in many nations of the word and this concept is at
least 200 years old.
4. The concept has been more popularly utilized in Korea and Japan in the
recent times. This concept is more effective when it is used in small to
medium areas in terms of size. This helps in planned development by
government agency.
5. Land pooling is simplest terms is the merging or “pooling” of land.
6. In general, the major reason for land pooling is to get land-proprietors living in
urban towns to pool their land and hand it over to a government
organization with the goal that framework can be produced.
7. As the time propels, the Indian urban areas are likewise extending their
peripheries at a bigger scale. The rest of the land is then come back to the
proprietors who can collaborate with land engineers to manufacture lofts
and private properties.
8. The requirement for limit working in monetary processes, for example,
framework, additionally expands which at last influences the government to
turn to land securing.
9. With the assistance of better foundation and promptly accessible open
civilities, the land pooled by the proprietors sees a significant increment in its
cost following a couple of long periods of improvement.
10. For numerous years, land securing has been an argumentative policy field in
light of the fact that land is a state subject.

Various factors which governs land pooling-

1. With the private and government representatives having assumed control
over the monetary advantages emerging from land, land securing has
remained a contentious issue.
2. In the controls, the methodology with respect to endorsement of spread out
outcome and building design has additionally been visualized.
3. As per reports, there are different corrections likewise recommended in the
policy. The continuous cloudy circumstance has constrained state
governments to scan for other elective techniques of sourcing and creating
a land that can allow land proprietors to an accomplice in and get the
advantages from the improvement strategy.
4. Basically, the government will return the remaining portion of land to the
original property holder itself. The real thing endorsed it is finishing the projects on
time.

Land pooling policy advantages

1. After this land pooling policy, there would be huge scale improvement.
2. Land pooling policy would make for an exact land enrolment framework
which would altogether build open incomes from property charges.
3. This policy can be center model for other neighboring urban areas and
created areas.
4. There has been the bulk of facilitated exertion in making effective execution
of plans.
5. It is additionally a viable method for combining unpredictable land property
into higher created units, which can surrender a leg to urban development.
6. With the deferral of projects and unlawful projects, the land pooling policy
could acquire directions and legitimate usage clearly the conceptualization
will be done under the supervision of specialists.

Landowners advantages
1. By making land proprietors as partners in the improvement of land through
the opening of their land esteem and giving most of the advantages to
them, the state can frame a model of social strengthening and development
while guaranteeing practical advancement.
2. This is done to create and draw out the capability of lodging and foundation
to decrease the heap on the current congested and soaked territories.
3. With the various advantages of land pooling, the eager cooperation of
private players with the equivalent association of the government will make
the whole technique more powerful and clear in the land improvement, in
this manner, leaving no possibility for fraud in the issue for proprietorship.
4. Land Acquisition and land requisition
LAND ACQUISITION

Land acquisition is the power of the union or a state government in India to

acquire private land for the purpose of industrialization, development of
infrastructural facilities or urbanization of the private land, and to compensate
the affected land owners for their rehabilitation and resettlement.

EXTENT OF THE ACT:

1. This Act may be called the Land Acquisition Act, 1894

2. It extends to the whole of India except Part B States

3. It shall come into force on the first day of March, 1894.

APPLICATION OF ACT:

1. The provisions of this Act relating to land acquisition, compensation,

rehabilitation and resettlement, shall apply, when the appropriate Government
acquires land for its own use, hold and control, including for Public Sector
Undertakings and for public purpose, and shall include the following purposes-

a) For strategic purposes relating to naval, military, air force, and armed
forces of the Union, including central paramilitary forces or any work vital
to national security or defense of India or State police, safety of the
people.

b) For infrastructure projects.

c) Project for project affected families.

d) Project for housing for such income groups, as may be specified from time
to time by the appropriate Government.

e) Project for planned development or the improvement of village sites or

any site in the urban areas or provision of land for residential purposes for
the weaker sections in rural and urban areas.

f) Project for residential purposes to the poor or landless or to persons

residing in areas affected by natural calamities, or to persons displaced or
affected by reason of the implementation of any scheme undertaken by
the Government, any local authority or a corporation owned or controlled
by the State.
2. The provisions of this Act relating to land acquisition, consent, compensation,
rehabilitation and resettlement, shall also apply, when the appropriate
Government acquires land for the following purposes-

a) For public private partnership projects, where the ownership of the land
continues to vest with the Government, for public purpose.

b) For private companies for public purpose.

3. The provisions relating to rehabilitation and resettlement under this Act shall
apply in the cases where-

a) A private company purchases land, equal to or more than such limits in

rural areas or urban areas, as may be prescribed by the appropriate
Government, through private negotiations with the owner of the land in
accordance with the provisions of section 46

b) A private company requests the appropriate Government for acquisition

of a part of an area so prescribed for a public purpose.

DEFINITION

1. Administrator means an officer appointed for the purpose of rehabilitation

and resettlement of affected families.

2. Affected area means such area as may be notified by the appropriate

Government for the purposes of land acquisition.

3. Affected family includes a family whose land or other immovable property

has been acquired.

4. Agricultural land means land used for the purpose of agriculture or

horticulture, dairy farming, poultry farming, pisciculture, sericulture, seed
farming breeding of livestock or nursery growing medicinal herbs; raising of
crops, trees, grass or garden produce; and land used for the grazing of
cattle.

PROCESS OF LAND AQUITION

- Preliminary investigation

- Declaration that land is required for a public purpose

- After declaration Collector to take order for acquisition

- Land to be marked out, measured and planned

- Notice to persons interested

- Power to require and enforce the making of statements as to names and

interests

- Enquiry and award by Collector

- Award of Collector when to be final

- Adjournment of enquiry

- Power to summon and enforce attendance of witnesses and production of

documents

- Matters to be considered and neglected

- Power to take possession

- Special powers in cases of urgency

LAND REQUISITION

The Act provides for the central government to requisition immovable property
(or land) for any public purpose.

Such public purpose must be a purpose of the central government (such as

defence, central government offices and residences).

Once the purpose for which the property was requisitioned is over, it must be
returned back to the owner in as good a condition as when the possession was
taken.

EXTENT OF THE ACT

1. This Act shall extend to the areas specified in the Schedule hereto annexed
and shall continue to extend to any such area notwithstanding that the area
ceases to be of the description therein specified.

2. The [State] Government may, by notification in the Official Gazette, extend

any or all of the provisions of this Act, to any other area and on such date as
may be specified in the notification.

3. The [State] Government may at any time by like notification, direct that any
or all of the provisions of this Act shall cease to extend to any area and on
such date as may be specified in the notification, and on that date the said
provisions shall cease to be in force in such area.

DEFINITION
1. Land includes benefits to arise out of land and buildings and all things
attached to the earth or permanently fastened to the buildings or things
attached to the earth

2. Landlord means any person, who is for the time being, receiving or entitled to
receive, rent in respect of any premises whether on his own account or on
account, or on behalf, or for the benefit, of any other person, or as a trustee,
guardian, or receiver for any other person or who would so receive the rent
or be entitled to receive the rent if the premises were let to a tenant, and
includes any person nor being a tenant, who from time to time derives title
under a landlord.

3. Premises means any building or part of a building let or intended to be let

separately.

4. To requisition means in relation to any land to take possession of the land or

to require the land to be placed at the disposal of the [State] Government.
5. 74th Constitutional Amendment Act
The constitution 74th Amendment Act 1992, relating to Municipalities (Urban
local Government) was passed by the parliament in 1992 The Act seeks to
provide a common framework for the structure and mandate of urban local
bodies to enable them to function as effective democratic units of local Self
Government.

THE ACT WAS FORMED FOR

• Regular and fair conduct of elections to these bodies.

• Holding of elections within a specified time limit in case of supersession.

• Adequate representation of SC/ST and women in the elected bodies.

• Placing on firm footing the relationship between the State Governments

and the urban local bodies with respect to:

Functions and taxation powers of the urban local bodies.

Arrangement for revenue sharing between the State Government and

the urban local bodies.

• Involvement of elected representatives at grass root level in planning at

the district and metropolitan levels.

PROVISION OF THE ACT

1. CONSTITUTION OF MUNICIPALITIES:

It provides for constitution of 3 types of municipalities depending upon the size

and area namely

- Nagar Panchayat for an area in transition from rural to urban area.

- Municipal Council for smaller urban area.

- Municipal Corporation for larger urban area.

Demographic and other conditions, which are determining factors for

constituting a particular type of municipality, differ a great deal from one State
to another. It has, therefore, been left to the State Legislatures to decide which
specific type of municipality will be constituted for particular urban area.
2. COMPOSITION OF MUNICIPALITIES:

- The seats shall be filled by direct elections. Besides the seats filled by direct
elections, some seats may be filled by nomination of persons having
special knowledge and experience in municipal administration.

- Persons so nominated shall not have the right to vote in the meetings of
the municipality.

- The Legislature of a State may, by law, also provide for the representation
in a municipality of members of the House of the People and the
members of the Legislative Assembly of the State representing
constituencies which comprise wholly or partly the Municipal area and
also the Members of the Council of States and the members of the
Legislative Council of the State registered as electors within the municipal
area.

- The manner of election of Chairpersons of municipalities has been left to

be specified by the State Legislature.

3. CONSTITUTION OF WARDS COMMITTEES:

- This provides for constitution of Ward Committees in all municipalities with

a population of 3 lakhs or more.

4. DURATION OF MUNICIPALITIES:

- The municipality has a fixed term of 5 years from the date appointed for its
first meeting.

- Elections to constitute a municipality are required to be completed

before the expiration of the duration of the municipality.

- If the municipality is dissolved before the expiry of 5 years, the elections for
constituting a new municipality are required to be completed within a
period of 6 months from the date of its dissolution.

5. POWERS AND FUNCTIONS OF THE MUNICIPALITIES:

- All municipalities would be empowered with such powers and

responsibilities as may be necessary to enable them to function as
effective institutions of self-government.

- The State Legislature may, by law, specify what powers and responsibilities
would be given to the municipalities in respect of preparation of plans for
economic development and social justice and for implementation of
schemes as may be entrusted to them.
6. Town Planning Schemes-
A Town Planning Scheme (TPS), as practiced in Maharashtra for some time and
more recently found to have been effective in Gujarat can be broadly defined
as a method of planning large contiguous large parcels through a systematic
method of land pooling and readjustment. What this entails, principally, is that
landowners are brought together as a consortium and become major
stakeholders in the planning process. The land is pooled willingly and thus the
government or the planning agency gets a large tract of land for planning,
without land acquisition. Through a series of stakeholder meetings and urban
planning computations for civic amenities etc, a physical readjustment of lands
is done, which may include realignment of roads and reconfiguration of areas
that will provide the necessary civic amenities like parks, fire stations, police
stations, cultural centres etc, as the need may be.

Here the government acts as a facilitator to facilitate stakeholder

communications and planning agencies’ technical plan preparation. A step wise
process of a Town Planning Scheme can be enlisted as follows:

1. Survey-

As with any planning, a detailed topographical survey map is prepared for the
area. This includes all the features including contours, existing roads, water
bodies etc.

2. Establishing Ownership-

Land records are collected to create a record of land ownership of every land
parcel in the TPS area. This is an important step and needs to be done diligently
so that all land owners are recorded.

3. Creation of Base Map and Defining Boundary of TPS-

A land ownership map is overlayed with the topographical survey map to

create a basemap and a boundary of the TPS is delineated.

4. Preparation of a Physical TP Layout-

Here the physical land planning exercise begins. Existing roads, if any are
marked and a proposed road layout is prepared. Amenity plots are carved out,
based on the requirement as computed for the area and the estimated
population. This is usually based on prescribed standards.

5. Computation of Final Plots & Valuation-

Final computation includes an actual estimation of the area that has gone
under roads and civic amenities to arrive at the land area available for private
ownership. The valuation process primarily looks at the value of the Original Plot
versus the value of the Final Plot. This should be principally the same, but any
increases/decreases are noted. Final Plots are delineated and betterment
charges etc are computed.

6. Stakeholders Meeting-

A landowners’ meeting is conducted and discussions and suggestions are taken on

the physical planning & valuation of the TPS. After this first round of changes, if
any, A Draft TPS is published.

7. Suggestions & Modifications-

A second round of suggestions & objections process is completed before a

Proposed Final Draft TPS is published. This begins the process of finalization of the
TPS. At this stage, road development as proposed in the Draft TPS can begin.

8. Finalization & Implementation-

A series of administrative steps follow the finalization of the TPS. A Town Planning
Officer begins the finalization process. This included individual consultation and
discussion with every landowner. After this, the Final TPS with all financials is
published for implementation. The Revenue records of the State are updated
based on the final TPS.

According to, Ministry of Housing & Urban Affairs, Government of India following
are the various town planning schemes/ programmes-

1. Smart Cities
2. Atal Mission For Rejuvenation And Urban Transformation
3. Swachh Bharat Mission Urban
4. Heritage City Development and Augmentation Yojana (HRIDAY)
5. Urban Transport
6. Pradhan Mantri Awas Yojana (Urban)-PMAY (U)
 7. Deendayal Antyodaya Yojana National Urban Livelihoods Mission DAY-
NULM
8. North Eastern Region Urban Development Programme (NERUDP)
9. Pooled Finance Development Fund (PFDF) Scheme (2006)
10. Pilot Scheme for of Urban Infrastructure Development in Satellite Towns
around seven megacities Co-Terminus with 12th Five year Plan.
11. Rajiv Awas Yojana
12. Jawaharlal Nehru National Urban Renewal Mission

- http://mazepune.com/town-planning-schemes-tool-planning-cities/
- https://mohua.gov.in/cms/schemes-or-programmes.php
B. What do you understand by Eco-sensitive zones/areas? List down
the eco-sensitive zones in your State of residence?

1. Eco-Sensitive Zones (ESZs) or Ecologically Fragile Areas (EFAs) are areas

notified by the MoEFCC around Protected Areas, National Parks and Wildlife
Sanctuaries.
2. The purpose of declaring ESZs is to create some kind of “shock absorbers” to
the protected areas by regulating and managing the activities around such
areas.
3. They also act as a transition zone from areas of high protection to areas
involving lesser protection.
4. The Environment (Protection) Act, 1986 does not mention the word “Eco-
Sensitive Zones”.
5. An ESZ could go up to 10 kilometres around a protected area as provided in
the Wildlife Conservation Strategy, 2002.
6. Moreover, in the case where sensitive corridors, connectivity and
ecologically important patches, crucial for landscape linkage, are beyond
10 km width, these should be included in the ESZs.

The Ministry of Environment, Forest and Climate Change (MoEFCC) is the nodal
agency in the administrative structure of the Central Government for the
planning, promotion, co-ordination and overseeing the implementation of
India’s environmental and forestry policies and programmes.

The broad objectives of the Ministry are:

1. Conservation and survey of flora, fauna, forests and wildlife

2. Prevention and control of pollution
3. Afforestation and regeneration of degraded areas
4. Protection of the environment and
5. Ensuring the welfare of animals

These objectives are well supported by a set of legislative and regulatory

measures, aimed at the preservation, conservation and protection of the
environment. Besides the legislative measures-

1. The National Conservation Strategy and Policy Statement on Environment

and Development, 1992
2. National Forest Policy, 1988
 3. Policy Statement on Abatement of Pollution, 1992
4. National Environment Policy, 2006

Also guide the Ministry’s work.

-https://www.drishtiias.com/to-the-points/paper3/eco-sensitive-zones
C. Discuss roles and responsibilities of Central, State and Urban Local
bodies.

CENTRAL-

The Constitution of India has assigned the subjects pertaining to the urban areas
to the State Legislates. In so far as the urban issues are concerned, the legislative
powers of the Union are limited only to the following subject/areas:

1. Delhi and other Union Territories

2. Property of the Union
3. A subject of the state list which two or more state legislatures authorise
Union Parliament to legislate.
4. Amendment of the Constitution of India.

In exercise of these legislative powers, the Parliament of India has enacted the
following legislations which are administrated by the Ministry of Urban
Development.

• Constitution 74th Amendment, Act 1992-

URBAN LOCAL BODIES-

Constitution of India was amended to incorporate a separate Chapter on urban

local bodies, which seeks to redefine their role, power, function and finances.
The salient features of this Act are:

Urban local bodies, to be known as Municipal Corporations, Municipal Councils

and Nagar Panchayat depending on the population shall be constitutedthrough
universal adult franchise in each notified urban area of the country.

These shall be constituted for a period of five years and if dissolved earlier, an
election to reconstitute it shall be completed before the expiration of a period
of six months from the date of its dissolution.

Not less than one-third of total number of seats in each urban local body shall
be reserved for women.

The Legislature of a State may by law entrust on these bodies such power and
authority as may be necessary to enable them to function as institution of local
self-government, including those listed in the Twelfth Schedule.
The Twelfth Schedule of the Constitution has listed the following functions of the
urban local bodies:

1. Urban Planning including town planning.

2. Regulation of land-use and construction of buildings.
3. Planning for economic and social development.
4. Roads and bridges.
5. Water supply for domestic, industrial and commercial purposes.
6. Public health, sanitation, conservancy and solid waste management.
7. Fire services.
8. Urban forestry, protection of the environment and promotion of
ecological aspects.
9. Safeguarding the interests of weaker sections of society, including the
handicapped and mentally retarded.
10. Slum improvement and upgradation.
11. Urban poverty alleviation.
12. Provision of Urban amenities and facilities such as parks, gardens,
playgrounds.
13. Promotion of cultural, educational and aesthetic aspects.
14. Burials and burial grounds; cremations, cremation grounds and electric
crematoriums.
15. Cattle pounds; prevention of cruelty to animals.
16. Vital statistics including registration of births and deaths.
17. Public amenities including street lighting, parking lots, bus stops and public
conveniences.
18. Regulation of slaughter houses and tanneries.

STATE-

1. In order that the urban local bodies can perform the functions assigned to
them, the Legislature of a State shall assign them specific taxes, duties,
tolls and levies and authorise them to impose, collect and appropriate the
same.
2. Each State shall also constitute a Finance Commission which shall review
the financial position of the urban local bodies and recommend the
principles which should govern the devolution of resources, including
grant-in-aid from the Consolidated Fund of the State of these bodies.
 3. The superintendence, direction and control of the preparation of
electoral rolls for, and the conduct of, all elections to the urban local
bodies shall vest in the State Election Commission.
4. In each district a District Planning Committee shall be constituted to
consolidate the plan prepared by the urban and rural local bodies.
5. Similarly for each metropolitan area a Metropolitan Planning Committee
shall be constituted to prepare a development plan for the metropolitan
area a whole.

Onform these to the Constitution (74th Amendment) Act, 1992.

- All the States (except Jharkhand and Pondichery) have conducted the
election to the local bodies.
- All the States (except Arunachal Pradesh) have constituted State Finance
Commissions and most of the Commissions have submitted their reports to
the State Governments, recommending significant devolution of
resources to the urban local bodies. The national Eleventh Finance
Commission has also recommended devolution of Rs. 2000 crores as
grant-in-aid from the Central Government to the urban local bodies.
- Constitution (74th Amendment) Act 1992 has made the urban local
bodies into vibrant self-governing institutions. This has ushered in a new era
of urban governance and urban management in India.
D. Prepare a chart of Methodology of preparation of a Development
Plan with different Stages.

Scope and purpose of the plan-

To prepare a comprehensive Development Plan for urban areas, Peri‐urban areas

under control of Development authority/ Metropolitan Planning Committee.

Time frame-

20‐30 years (Review every 5 years)

Various plans; indicative list-

1. District Development Plan (Mobility 1)

2. City/ Metropolitan Development Plan (Mobility 2)
3. Master Plan City Utility (30 years)
4. Revised Development Plan

Proposals of a development plan should be definite, supported by an

implementation strategy and evaluation criteria. It makes known publicly the
intention of the local authority regarding physical, social andeconomic
development, the facilities and the services that are proposed to beprovided in
the near future. The approved development plan allows the localauthority to
implement development of the land area specified under the plan with the
help of local area plans and projects.

The time frame of the existing Development Plans is for a period of 20 years by
most of the Urban Development Authorities/ULBs. For greenfield cities, a longer
planning period can be considered, aligned with the infrastructure life of 30
years.

These plans should be in phases of 5 years, to make it convenient for periodic

reviews and revision. This 5‐year cycle could also be usefully coincided with
the State Five Year plans and State Finance Commissions’ recommendations,
though such an alignment need not be made mandatory. The targets set for
each phase can be assessed as the mid‐term review against the achievements
at the end of each phase. For Greenfield area,
phasing could include a ‘Zero’ period for approvals, institutional set‐up,initial
land polling and revisiting any strategy.

Following are the stages of planning process:

1. Development of Aims and Objectives

2. Identification of site needs
3. Identification of projected needs
4. Plan formulation
5. Inclusive planning
6. Statutory obligations
7. Decentralisation of plan approval process
8. People's participation
9. Plan modification
10. Review and revision of plans

Contents of Development Plan should be formulated in accordance with

statutory provisions of the relevant Act. With the view of saving time and
also developing a participatory system of planning, necessary information
from secondary sources should be utilised, as far as practicable and primary
surveys should be conducted only when it is unavoidable. Conceived within the
framework of the perspective plan and adjusted as per the Regional District
Plan, a Developmental Plan is to be prepared for a period of 20‐30 years. While
preparing Development Plan, special attention must be paid on safety, security
and participation of women, the elderly, and other segments of society
requiring special needs.

The Development plan should contain the following major heads:

1. Existing Conditions and Development Issues

2. Assessment of Deficiencies and Projected Requirements

3. Vision and Mission

4. Development Proposals

5. Implementation Plan