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CONNECTKaro 2015 - Land Management For Smart Cities - Gujarat

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CONNECTKaro 2015 - Session 1
Land Management For Smart Cities
Speaker - Mr Paresh Sharma, Chief Town Planning Officer for Gujarat State

Published in: Government & Nonprofit
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CONNECTKaro 2015 - Land Management For Smart Cities - Gujarat

  1. 1. Dt. 15th April 2015 P L Sharma Chief Town Planner Government of Gujarat Town Planning - Gujarat Tool for Planned, Fair and Equitable Urban Development 1
  2. 2. 1. Planning Regime in Gujarat 2
  3. 3. 3 LAISSEZ-FAIRE Methods of Converting Agricultural Land into Serviced Urban Land DP + Laissez-faire Development Land Acquisition + Development Private Townships DP + T P Mechanism Local Area Plan
  4. 4. 4 LAISSEZ-FAIRE Methods of Converting Agricultural Land into Serviced Urban Land DP + Laissez-faire Development Land Acquisition + Development Private Townships DP + T P Mechanism Local Area Plan
  5. 5. 5 LAISSEZ-FAIRE Methods of Converting Agricultural Land into Serviced Urban Land DP + Laissez-faire Development Land Acquisition + Development Private Townships DP + T P Mechanism Local Area Plan
  6. 6. 6 LAISSEZ-FAIRE Methods of Converting Agricultural Land into Serviced Urban Land DP + Laissez-faire Development Land Acquisition + Development Private Townships DP + T P Mechanism Residential Township Policy 2009 Local Area Plan
  7. 7. 7 LAISSEZ-FAIRE Methods of Converting Agricultural Land into Serviced Urban Land DP + Laissez-faire Development Land Acquisition + Development Private Townships DP + T P Mechanism Residential Township Policy 2009 Presentation for Govt of Rajasthan Local Area Plan
  8. 8. 8 LAISSEZ-FAIRE Methods of Converting Agricultural Land into Serviced Urban Land DP + Laissez-faire Development Land Acquisition + Development Private Townships DP + T P Mechanism Local Area Plan
  9. 9. 9 LAISSEZ-FAIRE Methods of Converting Agricultural Land into Serviced Urban Land DP + Laissez-faire Development Land Acquisition + Development Private Townships DP + T P Mechanism Local Area Plan LOCAL AREA PLAN For retrofitting the earlier planned areas or brown field areas
  10. 10. Planning Regime in Gujarat Macro Level - Development Plan • New areas • Zoning, Density control • City level road network and infrastructure -designation Micro Level – Town Planning Scheme •Neighborhood / city level road network ad infrastructure •Reconstitution and appropriation of land holdings •Land availability for neighborhood / city level social and physical infrastructure •Financing of neighborhood level infrastructure Micro Level Re-planning or Retrofitting – Local Areal Planning ULBs manage delivery of serviced land through a 3 tier process 10
  11. 11. Town Planning in Gujarat • Town Planning regime ……….. • 1915 : applied to Salsette island – Bombay • 1925 : First Town Pooling Scheme of Jamalpur in Gujarat • 1954 : Amended Bombay Town Planning Legislation • 1960 : 1st development plans prepared by Ahmedabad and others • 1976 : New Act in Gujarat (GTPUD)Act, having more provisions • 1995, 1999, 2001 & 2014 : Amendments in GTPUD Act • Gujarat experience ………. • pooling regime almost 100 years • proved to be a sovereign tool , backed by special law & following principles of Cooperative participation 11
  12. 12. Gujarat Land Consolidation / Pooling 12
  13. 13. • Concept……….. • promote efficient, sustainable & equitable land development • achieve planned & sustainable growth through Co-operative public participation • Consolidation For……….. • Development of greenfield & brownfield areas • Redevelopment / Revitalization of down towns • Consolidation of land for Infrastructure (addition & improvement) Land Consolidation Consolidation through Land Pooling ………… 13
  14. 14. 19th Century British Town Improvement Schemes 14
  15. 15. Town Planning Schemes in Gujarat • A form of land readjustment • A means of expanding urban infrastructure without compulsory land acquisition • Promoted as equitable, participatory and cost-effective 15
  16. 16. The First TPS of Ahmedabad, 1925 16
  17. 17. Jamalpur TPS Ahmedabad To provide proper access 17
  18. 18. The First TPS across the River, 1946 18
  19. 19. TPS the present format : • Areas designated for urban expansion in the city’s development plan • Divided into TP schemes of ~100-3000 hectares covering ~100-2500 parcels • Government pools the land, uses 25-50% for roads, open space, other public purposes, including 5-10% for sale. • The remaining 50-75% is returned to original owners, whose land value has increased • Urban land use is now allowed on these parcels • Landowner consultation at various stages, regarding their individual parcels • Land Value Capture – Incremental Contribution 19
  20. 20. Land Pooling – Gujarat • First TPS Declared in 1920 with 270 Ha. • TPS in 2012 are of 1200 Ha in urban areas to 8000 Ha in DHOLERA & DAHEJ SIR • Significant Rise in TPS after 1985 • Timely amendment of the ACT has facilitated more TPS • 1126 TPS are in process and about 600 more TPS to be taken up in next 5 years • Earlier 20 % Deduction was adopted but now it is raised to 40% 95% of the area (except down town) is developed by TPS in Ahmedabad 20
  21. 21. Land Pooling – Gujarat • 1126 TPS are in process and about 600 more TPS to be taken up in next 5 years • Earlier 20 % Deduction was adopted but now it is raised to 40% • Till Date 100125 Ha of land is planned through TPS • Land Available for Infrastructure & Sale. • Roads & Circulation 18023 • Weaker Section Housing (Urban Poor) 1202 • School Play Ground, Fire Fighting other social infrastructure 1051 • Land for Financing of infrastructure 1802 • Garden open spaces 1202 21 • 95 % of Public Housing Projects by Local bodies in Urban Areas are on lands available through Town Planning Schemes
  22. 22. 5. What is the TPS Mechanism? • A Simplified Example • A Real Example 22
  23. 23. Survey No Original Plot No Owner Original Plot Area (sq m) 25 % Deduct- ion Final Plot Area (sq m) Origina l Plot Value (Rs. per sq m) Origina l Plot Value (Rs.) Compen sation (Rs.) Final Plot Value (Rs. per sq m) Final Plot Value (Rs.) Increment in Land Value (Rs.) 50% of Increment in Land Value (Rs.) Net Demand (Rs.) 1 2 3 4 5 6 7 8 9 10 11 12 13 14 25% of 4 4 - 5 4 x 7 5 x 7 6 x 10 11 - (6x7) 50% of 12 12 - 9 314 1 Ajaybhai 1300 325 975 175 227500 56875 525 511875 341250 170625 113750 315 2 Harishbhai 2500 625 1875 175 437500 109375 525 984375 656250 328125 218750 316 3 Kantibhai 2700 675 2025 200 540000 135000 600 1215000 810000 405000 270000 317 4 Chiragbhai 2200 550 1650 200 440000 110000 600 990000 660000 330000 220000 318 5 Maheshbhai 2400 600 1800 200 480000 120000 600 1080000 720000 360000 240000 319 6 Kanubhai 2700 675 2025 225 607500 151875 675 1366875 911250 455625 303750 320 7 Natubhai 2200 550 1650 225 495000 123750 675 1113750 742500 371250 247500 Total 16000 4000 12000 Road 1100 Infrastructure 600 Garden 1200 Land for Sale 1100 Total 4000 A Simplified Example 23
  24. 24. Survey No Original Plot No Owner Original Plot Area (sq m) 25 % Deduct- ion Final Plot Area (sq m) Origina l Plot Value (Rs. per sq m) Origina l Plot Value (Rs.) Compen sation (Rs.) Final Plot Value (Rs. per sq m) Final Plot Value (Rs.) Increment in Land Value (Rs.) 50% of Increment in Land Value (Rs.) Net Demand (Rs.) 1 2 3 4 5 6 7 8 9 10 11 12 13 14 25% of 4 4 - 5 4 x 7 5 x 7 6 x 10 11 - (6x7) 50% of 12 12 - 9 314 1 Ajaybhai 1300 325 975 175 227500 56875 525 511875 341250 170625 113750 315 2 Harishbhai 2500 625 1875 175 437500 109375 525 984375 656250 328125 218750 316 3 Kantibhai 2700 675 2025 200 540000 135000 600 1215000 810000 405000 270000 317 4 Chiragbhai 2200 550 1650 200 440000 110000 600 990000 660000 330000 220000 318 5 Maheshbhai 2400 600 1800 200 480000 120000 600 1080000 720000 360000 240000 319 6 Kanubhai 2700 675 2025 225 607500 151875 675 1366875 911250 455625 303750 320 7 Natubhai 2200 550 1650 225 495000 123750 675 1113750 742500 371250 247500 Total 16000 4000 12000 Road 1100 Infrastructure 600 Garden 1200 Land for Sale 1100 Total 4000 4000 sq mts (conveniently) happens to be 25% of the total area A Simplified Example 24
  25. 25. Survey No Original Plot No Owner Original Plot Area (sq m) 25 % Deduct- ion Final Plot Area (sq m) Origina l Plot Value (Rs. per sq m) Origina l Plot Value (Rs.) Compen sation (Rs.) Final Plot Value (Rs. per sq m) Final Plot Value (Rs.) Increment in Land Value (Rs.) 50% of Increment in Land Value (Rs.) Net Demand (Rs.) 1 2 3 4 5 6 7 8 9 10 11 12 13 14 25% of 4 4 - 5 4 x 7 5 x 7 6 x 10 11 - (6x7) 50% of 12 12 - 9 314 1 Ajaybhai 1300 325 975 175 227500 56875 525 511875 341250 170625 113750 315 2 Harishbhai 2500 625 1875 175 437500 109375 525 984375 656250 328125 218750 316 3 Kantibhai 2700 675 2025 200 540000 135000 600 1215000 810000 405000 270000 317 4 Chiragbhai 2200 550 1650 200 440000 110000 600 990000 660000 330000 220000 318 5 Maheshbhai 2400 600 1800 200 480000 120000 600 1080000 720000 360000 240000 319 6 Kanubhai 2700 675 2025 225 607500 151875 675 1366875 911250 455625 303750 320 7 Natubhai 2200 550 1650 225 495000 123750 675 1113750 742500 371250 247500 Total 16000 4000 12000 Road 1100 Infrastructure 600 Garden 1200 Land for Sale 1100 Total 4000 A Simplified Example 25
  26. 26. Survey No Original Plot No Owner Original Plot Area (sq m) 25 % Deduct- ion Final Plot Area (sq m) Origina l Plot Value (Rs. per sq m) Origina l Plot Value (Rs.) Compen sation (Rs.) Final Plot Value (Rs. per sq m) Final Plot Value (Rs.) Increment in Land Value (Rs.) 50% of Increment in Land Value (Rs.) Net Demand (Rs.) 1 2 3 4 5 6 7 8 9 10 11 12 13 14 25% of 4 4 - 5 4 x 7 5 x 7 6 x 10 11 - (6x7) 50% of 12 12 - 9 314 1 Ajaybhai 1300 325 975 175 227500 56875 525 511875 341250 170625 113750 315 2 Harishbhai 2500 625 1875 175 437500 109375 525 984375 656250 328125 218750 316 3 Kantibhai 2700 675 2025 200 540000 135000 600 1215000 810000 405000 270000 317 4 Chiragbhai 2200 550 1650 200 440000 110000 600 990000 660000 330000 220000 318 5 Maheshbhai 2400 600 1800 200 480000 120000 600 1080000 720000 360000 240000 319 6 Kanubhai 2700 675 2025 225 607500 151875 675 1366875 911250 455625 303750 320 7 Natubhai 2200 550 1650 225 495000 123750 675 1113750 742500 371250 247500 Total 16000 4000 12000 Road 1100 Infrastructure 600 Garden 1200 Land for Sale 1100 Total 4000 A Simplified Example 26
  27. 27. A Simplified Example Survey No Original Plot No Owner Original Plot Area (sq m) 25 % Deduct- ion Final Plot Area (sq m) Origina l Plot Value (Rs. per sq m) Origina l Plot Value (Rs.) Compen sation (Rs.) Final Plot Value (Rs. per sq m) Final Plot Value (Rs.) Increment in Land Value (Rs.) 50% of Increment in Land Value (Rs.) Net Demand (Rs.) 1 2 3 4 5 6 7 8 9 10 11 12 13 14 25% of 4 4 - 5 4 x 7 5 x 7 6 x 10 11 - (6x7) 50% of 12 12 - 9 314 1 Ajaybhai 1300 325 975 175 227500 56875 525 511875 341250 170625 113750 315 2 Harishbhai 2500 625 1875 175 437500 109375 525 984375 656250 328125 218750 316 3 Kantibhai 2700 675 2025 200 540000 135000 600 1215000 810000 405000 270000 317 4 Chiragbhai 2200 550 1650 200 440000 110000 600 990000 660000 330000 220000 318 5 Maheshbhai 2400 600 1800 200 480000 120000 600 1080000 720000 360000 240000 319 6 Kanubhai 2700 675 2025 225 607500 151875 675 1366875 911250 455625 303750 320 7 Natubhai 2200 550 1650 225 495000 123750 675 1113750 742500 371250 247500 Total 16000 4000 12000 Road 1100 Infrastructure 600 Garden 1200 Land for Sale 1100 Total 4000 27
  28. 28. A Simplified Example Survey No Original Plot No Owner Original Plot Area (sq m) 25 % Deduct- ion Final Plot Area (sq m) Origina l Plot Value (Rs. per sq m) Origina l Plot Value (Rs.) Compen sation (Rs.) Final Plot Value (Rs. per sq m) Final Plot Value (Rs.) Increment in Land Value (Rs.) 50% of Increment in Land Value (Rs.) Net Demand (Rs.) 1 2 3 4 5 6 7 8 9 10 11 12 13 14 25% of 4 4 - 5 4 x 7 5 x 7 6 x 10 11 - (6x7) 50% of 12 12 - 9 314 1 Ajaybhai 1300 325 975 175 227500 56875 525 511875 341250 170625 113750 315 2 Harishbhai 2500 625 1875 175 437500 109375 525 984375 656250 328125 218750 316 3 Kantibhai 2700 675 2025 200 540000 135000 600 1215000 810000 405000 270000 317 4 Chiragbhai 2200 550 1650 200 440000 110000 600 990000 660000 330000 220000 318 5 Maheshbhai 2400 600 1800 200 480000 120000 600 1080000 720000 360000 240000 319 6 Kanubhai 2700 675 2025 225 607500 151875 675 1366875 911250 455625 303750 320 7 Natubhai 2200 550 1650 225 495000 123750 675 1113750 742500 371250 247500 Total 16000 4000 12000 Road 1100 Infrastructure 600 Garden 1200 Land for Sale 1100 Total 4000 28
  29. 29. Survey No Original Plot No Owner Original Plot Area (sq m) 25 % Deduct- ion Final Plot Area (sq m) Origina l Plot Value (Rs. per sq m) Origina l Plot Value (Rs.) Compen sation (Rs.) Final Plot Value (Rs. per sq m) Final Plot Value (Rs.) Increment in Land Value (Rs.) 50% of Increment in Land Value (Rs.) Net Demand (Rs.) 1 2 3 4 5 6 7 8 9 10 11 12 13 14 25% of 4 4 - 5 4 x 7 5 x 7 6 x 10 11 - (6x7) 50% of 12 12 - 9 314 1 Ajaybhai 1300 325 975 175 227500 56875 525 511875 341250 170625 113750 315 2 Harishbhai 2500 625 1875 175 437500 109375 525 984375 656250 328125 218750 316 3 Kantibhai 2700 675 2025 200 540000 135000 600 1215000 810000 405000 270000 317 4 Chiragbhai 2200 550 1650 200 440000 110000 600 990000 660000 330000 220000 318 5 Maheshbhai 2400 600 1800 200 480000 120000 600 1080000 720000 360000 240000 319 6 Kanubhai 2700 675 2025 225 607500 151875 675 1366875 911250 455625 303750 320 7 Natubhai 2200 550 1650 225 495000 123750 675 1113750 742500 371250 247500 Total 16000 4000 12000 Road 1100 Infrastructure 600 Garden 1200 Land for Sale 1100 Total 4000 Now we need to: 1.Compensate people for land lost 2.To extract a portion of increment in land value A Simplified Example 29
  30. 30. Survey No Original Plot No Owner Original Plot Area (sq m) 25 % Deduct- ion Final Plot Area (sq m) Original Plot Value (Rs. per sq m) Compen sation (Rs.) Final Plot Value (Rs. per sq m) Final Plot Value (Rs.) Increment in Land Value (Rs.) 50% of Increment in Land Value (Rs.) Net Demand (Rs.) Net Gain of Land Owner (Rs.) 1 2 3 4 5 6 7 8 9 10 11 12 13 14 25% of 4 4 - 5 5 x 7 6 x 9 10 - (6x7) 50% of 11 12 - 8 10 - 13 314 1 Ajaybhai 1300 325 975 175 56875 525 511875 341250 170625 113750 170625 315 2 Harishbhai 2500 625 1875 175 109375 525 984375 656250 328125 218750 328125 316 3 Kantibhai 2700 675 2025 200 135000 600 1215000 810000 405000 270000 405000 317 4 Chiragbhai 2200 550 1650 200 110000 600 990000 660000 330000 220000 330000 318 5 Maheshbhai 2400 600 1800 200 120000 600 1080000 720000 360000 240000 360000 319 6 Kanubhai 2700 675 2025 225 151875 675 1366875 911250 455625 303750 455625 320 7 Natubhai 2200 550 1650 225 123750 675 1113750 742500 371250 247500 371250 Total 16000 4000 12000 Road 1100 Infrastructure 600 Garden 1200 Land for Sale 1100 Total 4000 A Simplified Example 30
  31. 31. Survey No Original Plot No Owner Original Plot Area (sq m) 25 % Deduct- ion Final Plot Area (sq m) Original Plot Value (Rs. per sq m) Compen sation (Rs.) Final Plot Value (Rs. per sq m) Final Plot Value (Rs.) Increment in Land Value (Rs.) 50% of Increment in Land Value (Rs.) Net Demand (Rs.) Net Gain of Land Owner (Rs.) 1 2 3 4 5 6 7 8 9 10 11 12 13 14 25% of 4 4 - 5 5 x 7 6 x 9 10 - (6x7) 50% of 11 12 - 8 10 - 13 314 1 Ajaybhai 1300 325 975 175 56875 525 511875 341250 170625 113750 170625 315 2 Harishbhai 2500 625 1875 175 109375 525 984375 656250 328125 218750 328125 316 3 Kantibhai 2700 675 2025 200 135000 600 1215000 810000 405000 270000 405000 317 4 Chiragbhai 2200 550 1650 200 110000 600 990000 660000 330000 220000 330000 318 5 Maheshbhai 2400 600 1800 200 120000 600 1080000 720000 360000 240000 360000 319 6 Kanubhai 2700 675 2025 225 151875 675 1366875 911250 455625 303750 455625 320 7 Natubhai 2200 550 1650 225 123750 675 1113750 742500 371250 247500 371250 Total 16000 4000 12000 Road 1100 Infrastructure 600 Garden 1200 Land for Sale 1100 Total 4000 A Simplified Example 31
  32. 32. Survey No Original Plot No Owner Original Plot Area (sq m) 25 % Deduct- ion Final Plot Area (sq m) Original Plot Value (Rs. per sq m) Compen sation (Rs.) Final Plot Value (Rs. per sq m) Final Plot Value (Rs.) Increment in Land Value (Rs.) 50% of Increment in Land Value (Rs.) Net Demand (Rs.) Net Gain of Land Owner (Rs.) 1 2 3 4 5 6 7 8 9 10 11 12 13 14 25% of 4 4 - 5 5 x 7 6 x 9 10 - (6x7) 50% of 11 12 - 8 10 - 13 314 1 Ajaybhai 1300 325 975 175 56875 525 511875 341250 170625 113750 170625 315 2 Harishbhai 2500 625 1875 175 109375 525 984375 656250 328125 218750 328125 316 3 Kantibhai 2700 675 2025 200 135000 600 1215000 810000 405000 270000 405000 317 4 Chiragbhai 2200 550 1650 200 110000 600 990000 660000 330000 220000 330000 318 5 Maheshbhai 2400 600 1800 200 120000 600 1080000 720000 360000 240000 360000 319 6 Kanubhai 2700 675 2025 225 151875 675 1366875 911250 455625 303750 455625 320 7 Natubhai 2200 550 1650 225 123750 675 1113750 742500 371250 247500 371250 Total 16000 4000 12000 Road 1100 Infrastructure 600 Garden 1200 Land for Sale 1100 Total 4000 A Simplified Example 32
  33. 33. Survey No Original Plot No Owner Original Plot Area (sq m) 25 % Deduct- ion Final Plot Area (sq m) Original Plot Value (Rs. per sq m) Compen sation (Rs.) Final Plot Value (Rs. per sq m) Final Plot Value (Rs.) Increment in Land Value (Rs.) 50% of Increment in Land Value (Rs.) Net Demand (Rs.) Net Gain of Land Owner (Rs.) 1 2 3 4 5 6 7 8 9 10 11 12 13 14 25% of 4 4 - 5 5 x 7 6 x 9 10 - (6x7) 50% of 11 12 - 8 10 - 13 314 1 Ajaybhai 1300 325 975 175 56875 525 511875 341250 170625 113750 170625 315 2 Harishbhai 2500 625 1875 175 109375 525 984375 656250 328125 218750 328125 316 3 Kantibhai 2700 675 2025 200 135000 600 1215000 810000 405000 270000 405000 317 4 Chiragbhai 2200 550 1650 200 110000 600 990000 660000 330000 220000 330000 318 5 Maheshbhai 2400 600 1800 200 120000 600 1080000 720000 360000 240000 360000 319 6 Kanubhai 2700 675 2025 225 151875 675 1366875 911250 455625 303750 455625 320 7 Natubhai 2200 550 1650 225 123750 675 1113750 742500 371250 247500 371250 Total 16000 4000 12000 Road 1100 Infrastructure 600 Garden 1200 Land for Sale 1100 Total 4000 A Simplified Example 33
  34. 34. Survey No Original Plot No Owner Original Plot Area (sq m) 25 % Deduct- ion Final Plot Area (sq m) Original Plot Value (Rs. per sq m) Compen sation (Rs.) Final Plot Value (Rs. per sq m) Final Plot Value (Rs.) Increment in Land Value (Rs.) 50% of Increment in Land Value (Rs.) Net Demand (Rs.) Net Gain of Land Owner (Rs.) 1 2 3 4 5 6 7 8 9 10 11 12 13 14 25% of 4 4 - 5 5 x 7 6 x 9 10 - (6x7) 50% of 11 12 - 8 10 - 13 314 1 Ajaybhai 1300 325 975 175 56875 525 511875 341250 170625 113750 170625 315 2 Harishbhai 2500 625 1875 175 109375 525 984375 656250 328125 218750 328125 316 3 Kantibhai 2700 675 2025 200 135000 600 1215000 810000 405000 270000 405000 317 4 Chiragbhai 2200 550 1650 200 110000 600 990000 660000 330000 220000 330000 318 5 Maheshbhai 2400 600 1800 200 120000 600 1080000 720000 360000 240000 360000 319 6 Kanubhai 2700 675 2025 225 151875 675 1366875 911250 455625 303750 455625 320 7 Natubhai 2200 550 1650 225 123750 675 1113750 742500 371250 247500 371250 Total 16000 4000 12000 Road 1100 Infrastructure 600 Garden 1200 Land for Sale 1100 Total 4000 A Simplified Example 34
  35. 35. Survey No Original Plot No Owner Original Plot Area (sq m) 25 % Deduct- ion Final Plot Area (sq m) Original Plot Value (Rs. per sq m) Compen sation (Rs.) Final Plot Value (Rs. per sq m) Final Plot Value (Rs.) Increment in Land Value (Rs.) 50% of Increment in Land Value (Rs.) Net Demand (Rs.) Net Gain of Land Owner (Rs.) 1 2 3 4 5 6 7 8 9 10 11 12 13 14 25% of 4 4 - 5 5 x 7 6 x 9 10 - (6x7) 50% of 11 12 - 8 10 - 13 314 1 Ajaybhai 1300 325 975 175 56875 525 511875 341250 170625 113750 170625 315 2 Harishbhai 2500 625 1875 175 109375 525 984375 656250 328125 218750 328125 316 3 Kantibhai 2700 675 2025 200 135000 600 1215000 810000 405000 270000 405000 317 4 Chiragbhai 2200 550 1650 200 110000 600 990000 660000 330000 220000 330000 318 5 Maheshbhai 2400 600 1800 200 120000 600 1080000 720000 360000 240000 360000 319 6 Kanubhai 2700 675 2025 225 151875 675 1366875 911250 455625 303750 455625 320 7 Natubhai 2200 550 1650 225 123750 675 1113750 742500 371250 247500 371250 Total 16000 4000 12000 Road 1100 Infrastructure 600 Garden 1200 Land for Sale 1100 Total 4000 A Simplified Example 35
  36. 36. A Real Example 36
  37. 37. An area of approximately 100 to 150 hectares is taken up for planning A Real Example 37
  38. 38. The area is surveyed A Real Example 38
  39. 39. Boundaries of the detailed planning area are defined A Real Example 39
  40. 40. Ownership details of every plot are reviewed A Real Example 40
  41. 41. Ownership, plot size, land value details tabulated A Real Example 41
  42. 42. Original plots are marked on the survey A Real Example 42
  43. 43. Roads are laid out A Real Example 43
  44. 44. Plots for amenities, revenue generation are carved A Real Example 44
  45. 45. Final plots are delineated A Real Example 45
  46. 46. Final plots are delineated A Real Example 46
  47. 47. Final plot sizes & land value increments tabulated A Real Example 47
  48. 48. Betterment levies tabulated A Real Example 48
  49. 49. The TPS is presented to the land owners A Real Example 49
  50. 50. Objections & suggestions are accepted The TPS is altered appropriately A Real Example 50
  51. 51. Roads are taken possession of Infrastructure is built A Real Example 51
  52. 52. A quasi judicial officer hears grievances Alters the TPS as appropriate State Government sanctions the TPS A Real Example 52
  53. 53. Final plots are handed over Betterment levies are collected Private plots are developed as permitted A Real Example 53
  54. 54. A Real Example 54
  55. 55. Various Uses of the TPS Mechanism • City Level Infrastructure • Infrastructure in Unauthorized Colonies • Infrastructure in Dense Inner City Areas • Social Infrastructure • Land Consolidation 55
  56. 56. City Level Infrastructure To implement ring road without acquiring land under Land Acquisition Ring Road 76 kms long 60 m wide 56 Surat 26 km lentgth of 90 mts wide part of ring road undertaken
  57. 57. Ahmedabad’s Ring Road was developed through the TPS mechanism City Level Infrastructure 57
  58. 58. Source: Google Earth Ahmedabad’s Ring Road was developed through the TPS mechanism City Level Infrastructure 58
  59. 59. Central Garden of 50 Hect. In TPS of 1250 HA City Level Infrastructure - Garden City level 50 ha Garden 59
  60. 60. City Infrastructure through TPS (Garden) Category Area in HA Neighborhood 33.6 Community 127.3 City 542.3 TOTAL 706.2 Ahmedabad Land Available for Infrastructure 60
  61. 61. Various Uses of the TPS Mechanism • City Level Infrastructure • Infrastructure in Unauthorized Colonies • Infrastructure in Dense Inner City Areas • Social Infrastructure • Land Consolidation 61
  62. 62. TPS mechanism used to regularize unauthorized areas built in the past Infrastructure in Unauthorized Colonies 62
  63. 63. TPS mechanism used to regularize unauthorized areas built in the past Infrastructure in Unauthorized Colonies Infrastructure in Unauthorized Colonies 63
  64. 64. Various Uses of the TPS Mechanism • City Level Infrastructure • Infrastructure in Unauthorized Colonies • Infrastructure in Dense Inner City Areas • Social Infrastructure • Land Consolidation 64
  65. 65. Most of the inner city of Bhuj was destroyed Infrastructure in Dense Inner City Areas January 26, 2001 8:46:43 hrs (IST) 65
  66. 66. Infrastructure in Dense Inner City Areas 66
  67. 67. Standing Structures Infrastructure in Dense Inner City Areas 67
  68. 68. Infrastructure in Dense Inner City Areas Conceptual road network 68
  69. 69. Infrastructure in Dense Inner City Areas • TPS accommodating 3000 Properties – 16000 Population • Downtown with Commercial & Residential 69
  70. 70. Infrastructure in Dense Inner City Areas TPS delineated, each scheme a manageable design unit 70
  71. 71. 71
  72. 72. Publishing the TPS Infrastructure in Dense Inner City Areas 72
  73. 73. Soniwad, January 20 , 2004 73
  74. 74. Various Uses of the TPS Mechanism • City Level Infrastructure • Infrastructure in Unauthorized Colonies • Infrastructure in Dense Inner City Areas • Social Infrastructure • Land Consolidation 74
  75. 75. Prahladnagar TPS – land appropriated for affordable housing Social Infrastructure 75
  76. 76. Layout plan Social Infrastructure 76
  77. 77. Social Infrastructure 77
  78. 78. Various Uses of the TPS Mechanism • City Level Infrastructure • Infrastructure in Unauthorized Colonies • Infrastructure in Dense Inner City Areas • Social Infrastructure • Land Consolidation 78
  79. 79. CITY – VADODARA Village DENA-KOTALI-AMALARIYA 2000 Ha. Designated in Development Plan as IT Node (Declared) • 65 Ha - 5% of Central Core to be carved out through land poling to be Developed as IT-Node - a catalyst for development • To be developed as Knowledge Node through PPP mode 65 Ha. For for IT 79 Land Consolidation
  80. 80. CITY – SURAT • 25Ha carved out through land poling to be Developed as Amusement Park - a catalyst for development • To be developed through PPP mode – Work Commenced 25 Ha Amusement Park 80 Land Consolidation
  81. 81. VADODARA URBAN DEVELOPMENT AUTHORITY AREA II REVISED DEVELOPMENT PLAN (DRAFT) KNOWLEDGE TOWNSHIP LANDUSE PLAN N S W E VUDA BO UNDARY VMC BOUNDARY VILLAGE BOUNDARY GAMTAL TPS BOUNDARY PROPOSED ROADS BROAD GUAG E RAILWAY PROPOSED BRIDGES EXISTING ROB ROAD OVER BRIDGE MUJAR GOMDI MARETHA JAMBUVA KHALIPUR ALAMGIR VILLAGE SITE (GAMTAL)-GT RESIDENTIAL ZONE -RI RESIDENTIAL ZONE -RII EDUCATION & RESEARCH -I EDUCATION & RESEARCH -II SPECIAL COMMERCIAL ZONE -SCZ NON OBNIXIOUS INDUSTRIAL ZONE -NOZ PUBLIC PURPOSE - PPZ WATER BODY (TANKS, WATERWAY, RIVER, CANAL)WB RECREATION PURPOSE -RP RESTRICTED ZONE - RZ II TRANSPORT (ROAD & RAILWAY) -TZI AGRICULTURAL ZONE -AZ TOTAL PROPOSED RLY ST RAILWAY GOOD YARD PUBLIC BUS TERMINUS TRANSPORT GODOWNS CITY CENTER CONVENTION CENTER CENTER FOR ART & CULTURE MUSIUM & ART GALARY ENGINEERIANG & TECHNOLOGY BIOTECH EDUCATION & RESEARCH AGRICULTURE RESEARCH INFORMATION TECHNOLOGY RESEARCH PUBLIC GARDEN 1 2 3 4 5 6 7 8 9 10 11 12 13 TPS 1 14 450 0 208 60 36 0 7 4 - - 89 - 932 TPS 2 10 20 496 65 10 15 285 0 3 18 - 172 - 1094 Total 24 470 496 273 70 51 285 7 7 58 - 261 - 2026 TPS - 1 TPS - 2 VMC LIMITS VUDA LIMITS Land Consolidation • 100 Ha - 5% of Central Core to be carved out through land poling • To be developed as Knowledge Node through PPP mode CITY – VADODARA Future Planning 2226 Ha. Designated in Development Plan as Knowledge Node 81
  82. 82. Key Questions further required to be solved ….. 82
  83. 83. Points to ponder……….. • Are we looking at Land only or total built environment • Should we not think for Seamless Space rather than buildings; • Should we not redesign the Planning Regime to consider…. • Built Form in 3 D rather than just defining Land-use & Development Control • Sensitive to Sustainability Efficiency • More adaptable for both green field and brown field areas • To adopt Performance DCR • Land as an asset to create infrastructure not just monetization • Create infrastructure which is inclusive not just utility • Redefine the Land Disposal policies and look forward in development of public spaces through PPP 83
  84. 84. Before Thank You… For more information - ctp.tpvd@gmail.com (Source for some slides: HCP Ahmedabad) 84

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