Presentation tries to define the option for sourcing land for urbanisation by innovating on planning tools/planning options and by making cities compact. Paper also looks at various models for sourcing land for urbanisation.

1. Jit Kumar Gupta
Former Advisor( Town Planning), Punjab,
jit.kumar1944@gmail.com

2. Land- Introduction
Character, Role,
Importance,
availability

3. Land- Introduction
 Land--finite resource, most vital, critical,
valuable, unique gift of nature to mankind
 Land- creator/ sustainer- of vast range of flora/
fauna/ vegetation / eco-system
 Land- platform for human support system
 Land-- recognized, basic human necessity for
human livability/ productivity.
 Land -- supports entire super structure of human
settlements
 Land--Under which infrastructures find place
 Land-- a scarce commodity
 Land– occupies 20% of global area- 80% water.
 Land – as a resource in India-- under major stress-
2.48% area supporting 16.7% -- global population

4.  Famous American humorist / writer, Mark Twain said:
 ‘Buy land, they’re not making it any more.’
 Quote holds great meaning for India,
 particularly for agrarian state of Punjab--
 -- where farming-- is a way of life
 - Providing sustenance to 63% of state population.
 For large rural families--- land represents:
 -- a fundamental asset:
 -- Primary source of income,
 -- security and status.
 -- Major cause of crime / dispute
 --state suffering from acute shortage of land with
1.56% area supporting 2.29 % of country
population(2011).
 Land availability in Punjab/person—1877 sqm(2011 ) ,
estimated to be--1574 sqm (2021), 1361 sqm( 2031)

5.  Besides agriculture, land required for:
 Housing
 Trade & Commerce
 Industry
 Education/ health care/
recreation/religious
 Open spaces
 Transportation Network-Roads/streets
 Infrastructures/ utilities/service network--
water/drainage/sanitation etc
 Growing population and Competing claims
require
 -- land used in most careful manner
 - land resource needs optimum utilization

7. Land-Issues

8.  Success of urban development– depends on supply of --
right quantum of serviced land/ at right place/at right
time/ at right price & to right people
 Urban centres --unable to increase supply of serviced
land
 Mismatch between -- demand and supply of serviced
land
 land cost-- becoming irrational, excessive
/unaffordable.
 --Inadequate land --greatest roadblock in planned/
rational urbanization.
 --Cities growth-- largely unplanned, haphazard /
irrational
 - Irrational Urban development –due to operational
inefficiency of urban land market leading to--
 -- out-pricing of urban poor from land market
 --failure to make available adequate serviced land -
leading to slums

9.  Monopoly of Parastatal Agencies;- limited resources, restricted
supply of land, emergence of parallel land market, high land prices,
inefficient land market,
 Limited Role of Private Sector; inefficient land market, limited
role in land market, high land prices, unclear titles, poor land record,
long drawn litigations, needs re-definition
 Restricting Development Controls; Restrictions imposed by
Master Plans, Development Plans, Development controls and building
by-laws -- greatest hindrance in sourcing land --, need rationalization
 Irrational Legal Framework; Right to Fair Compensation and
Transparency in Land Acquisition, Rehabilitation and Resettlement Act,
2013– made land acquisition difficult, expensive, cumbersome
 Limited Supply of Serviced Land; limited release of land parcels,
auction, reserve price fixation, irrational targeting of poor beneficiaries
 Absence of Urban Land Record in public domain;-absence of
proper land record, correct area, ownership status, encumbrances ,
mortgage status-- land needs digitisation, record put in public domain

10. Land-State of
Punjab

11.  1st March, 2011-population of Punjab --2,77,04,236
 1,73,16,800 resided in 12,729 villages --1,03,87,436 in 217
urban centres
 Level of Urbanization--37.49% (India- 31.1%.)
 Punjab- 1.53% of geographical area- housing 2.29% population
 During last 110 years( 1901-2011)
 -State population increased merely by 3.7 times (7.5 to 27.7
million),
 Urban population multiplied more than 11.5 times (0.9 to
10.38 million),
 Rural population grew only by 2.6 times
 (6.61 to 17.32 million).
 Level of Urbanization grew- 3 times ( 12% to 37.49%)
 No of settlements increased from– 1.4 times (157 to217).
 In 1901- every 8th person was an urbanite,
 in 2011 every 3rd person made cities their home
 Projected Population — 2021-320lakh & 2031-- 370 lakh
 Projected urbanization -- 42% in 2021 and 48% in 2031,
Urban population -- 135 lakh in 2021 and 178 lakh in 2031

12.  32 lakh added -- 2011-21 & 43 lakh --- 2021-31
 annual addition to urban population-- 3.2 lakh during
2011-21 ; -- 4.3 lakh/year-- 2021-31
 Assuming gross urban density/ acre – 100 &
 -50% increase absorbed in existing UA Additional land
required would be;
 -- 15,500 acres (6200 hectares) for -- 2021
 -- 21,000 acres (8400 hectares) for -- 2031.
 state suffering from acute shortage of land-- with Land
availability in Punjab/person—1877 sqm(2011 ) , estimated to
be--1574 sqm (2021), 1361 sqm( 2031)
 State need a roadmap to ensure availability of land for--
 -- rationalizing urban development --making provision of
shelter--Traffic and Transportation - Open spaces --
infrastructure -- ensuring quality of life-- both existing /
future residents.

13. Options for
Sourcing Land
for Urban
Development in
Punjab

14.  Basic Approach-For planned development of cities/ towns;
 Taking a holistic / multi-pronged approach
 Making optimum use of existing urban land
 Sourcing minimum land for urban development
 Making land market efficient / sensitive to demand
 Rationalizing land prices;
 Minimising land speculation.
 Making provision of basic amenities/services/ /infrastructure ---
on re-defined norms / standards.
 Rationalizing land related policies
 Ending monopoly of prastatal agencies- in land assembly/
development
 Sourcing land -- joint activity of public sector/private sector /
cooperative sector
 Protecting lower income groups.
 Promoting optimum utilization of public / private urban land
 Diverting vacant urban land into market.
 Creating automated/ cadastral land titling system/digitizing land
record
 Creating a supportive /enabling policy and legal framework

15.  Options for sourcing land in urban Punjab to include;
 Compulsory Acquisition of land
 Purchasing land by Negotiation from landowners
 Bartering Raw land with Developed Land/Land Exchange
 Land Pooling and Land Distribution
 Granting License to private Colonies
 Optimum Utilisation of existing urban Land
 -- Using Vacant Government Land
 --- Recycling derelict land .
 Transfer of Development Rights
 Accommodation Reservation
 Redefining Floor Area Ratio/Height
 Promoting flatted development against plotted
development
 Redefining planning tools/planning process
 Using Land 24X7
 Reinventing Town Planning Scheme

16.  Compulsory Acquisition of land- Least preferred
mode—under-Right to Fair Compensation and
Transparency in Land Acquisition, Rehabilitation and
Resettlement Act, 2013
 --difficult and time consuming process
 -- expensive -- compensation at higher rate
 --involving rehabilitation and
 -- resettlement of land owners.
 -- lack of resources with parastatal agencies
 -- liabilities incurred on perpetual basis
 -- opposed by landowners
 -- long drawn litigation between landowners/Acquiring
agencies
 -- Using as a last resort

17.  Purchasing land by Negotiation from landowners-
Involving Private Sector—
 - Land sourced by developers from landowner
 --at a negotiated price.
 -- used for planning /developing colonies-Residential--
plotted/flatted-- commercial, industrial
 - under Punjab Apartment and Property Regulations Act,
1995
 -- Considerable amount of land brought under development
 -- Development of colonies impacted by prevailing high land
prices/ lack of land related data
 -Colonies mostly localized in/around large urban centres
 -Least impact to make land market efficient
 --Large un-serviced peri-urban/rural lands put to urban use-
 - Need to redefine scope and approach- by confining to
urban limits only

18. Regenerating Private land;
 - Large chunks of corporate /private lands locked
in inefficient uses-
 -closed industries/offices/Institutions
 --land to be brought into urban market for
meeting land requirement for
 --shelter, infrastructure, institutions, trade &
commerce, creating open spaces
 -- State to incentivize such development by--
 --granting permission for change of landuse
 -- granting approvals on time bound basis
 -- Promoting joint ventures for stressed land
parcels

19. Optimum Utilization of Vacant Government
Lands( OUVGL);
 State/central/ULGs/ parastatal agencies-- biggest
landholders of most valuable land parcels in urban
areas--Chennai --30 %,Ahmadabad-32% -world bank
 Punjab Govt launched OUVGL scheme-- for bringing
government land in urban market
 Scheme made not much headway due to -
 -Reluctance by departments to part with land
 --cumbersome approval/ development process o
 Scheme – to be made more effective /efficient
 Vesting Land Ownership with state government
 - creating inventory for such lands
 Carrying out detailed analysis of available land
 Carrying out development on time bound basis.

20. .Taxing Vacant Urban Land;
•Land Speculation-- gaining enormous currency.
• Large quantity of urban land remains locked /
unused
• Few cities of Punjab–
•-- have > 25-30% of urban land lying unused.
• - Even agriculture practiced within urban limits
• Available Urban land-needs to be brought into
market
•--to make optimum use of urban land&
•Minimizing land speculation
• by imposing extension fee/taxes on vacant
plots.
• --Permitting sale of individual floors on plotted
development to make full use of buildable area

21.  Land Pooling and Plot Reconstitution Schemes;
 -- Best option for sourcing land for urban purposes
 -- aptly called, ‘Urban development without Tears
 --universal application for sourcing land
 -- distinct advantage over land acquisition
-- more equitable; efficient/sustainable self-financing
 makes land for infrastructure available without cost;
 treats landowner- partners in urban development
 eliminates cumbersome process of land acquisition.
 -- landowner retaining majority of land
 -- getting much higher returns
 - scheme generates resources for urban local body
 -- enables planned urban expansion.
 -- works best in medium/metro areas

22.  Land Pooling and Plot Reconstitution Schemes;
 Pre- Requisite for successful implementation of
scheme---- supported by state/ ulb/land owners/
public/ private/stakeholders;
 -- creating proper and supportive legal framework with
 -- rules, regulations/guidelines to ensure fairness
 -- designating agency at local level --with powers
/authority to for coordination/ assistance from deptt;
 creating efficient/accurate system of land
registration
 -Having skilled/ dedicated professionals/negotiators
 availability of objective/ well-trained land valuers ;
 framing scheme on time bound basis;
 Creating adequate checks/ balances for transparency
in scheme formulation / valuation.

23.  Rationalising Building Bye-Laws/Dev. Controls;
 Urban land Utilization hindered by irrational
building bye-laws/ development controls, -
creating Restrictions on use/developing land
 For improving utility of land—
 --maximum plot sizes restricted ;
 -- land use patterns clearly defined
 -promoting mixed land use/ leveraging flatted
development instead of plotted development
 - Rationalising floor area ratio, ground coverage,
setbacks- to make cities compact
 -Promoting vertical expansion,
 -- Redefining Building bye-laws /development

24. Land pooling
Punjab;

25.  Land pooling Punjab;
 For making land owners in urban development -- state notified
land pooling scheme-- alternative to compulsory acquisition
 Instead of paying compensation in cash-- landowner given
developed residential / commercial plots -depending on land
surrendered
 For agricultural land/ acre-- farmer given-- residential plot of 1000
Sqyds and commercial plot of SCO of 18feet x 40 feet.
 Looking at intent/content - misnomer to call it land pooling
 Barter system-- where raw land exchanged for developed land
 Scheme popular in large cities--where prevailing land prices high
 farmers hope to get higher value of land
 Success of scheme contingent on credibility of authority
 -- time frame in which plots allotted / place where allotted.
 Success of scheme depends upon Authority having ready
developed land , acceptable to landowners.

26.  Re-Inventing Town Planning Scheme– under The Punjab
Municipal Act, 1911/1977
 Majority of Punjab urban Development leveraged by
Town Planning Schemes till 1992- when a decision of
Supreme Court annulled section 192 0f PMA
 Section 192- provided for taking away 25% land owned
without paying compensation /35% with compensation
 Land pooled only for planning with no change permitted
in the contours of land ownership
 Contribution of land owners varied between -25%
 Development of infrastructures –liability of ULB
 No financial contribution made by the landowners
 Scheme only a regulatory scheme
 Scheme lacked transparency in planning/ implementation
with people selling land under common spaces

27. Amravati
Land Pooling
Scheme;

28.  Amravati Land Pooling Scheme;
 -- Amravati-new capital city of AP,
 -- planned for3.5 mllion population ,
 -- spread over217 sqkm
 -- to be built through Land Pooling Scheme,
 --without resorting to compulsory land acquisition
 --Enacted ,AP Capital Region Development Act 2014’
 -- making provision of Land Pooling Scheme.
 - a voluntary land procurement mechanism
 Landowners direct beneficiaries/partners in development
 land assembled under irrevocable voluntary consents into
 -planned parcels--developed /partly returned to owners.
 Compensation –depending upon-- land quality /quantity/
cropping pattern

29.  Amravati Land Pooling Scheme; Double-cropped land—
 1000 syds of residential land & 200 syds of commercial land /
acre of land pooled
 Annuity (paid monthly) starting at Rs 30,000 per year
 -- increasing by Rs 3,000 annually for 10 years
-- Triple-cropped land
 --1000 syds of residential land & 450 syds of commercial land/
acre pooled
 --annuity starting at Rs 50,000 per year,
 -- increasing by Rs 5,000 annually for a decade.
 --After 10 years-- city expected to be fully developed
 -- all farmers to become city landlords, workers/ businessmen.
 Government to utilize its share of Amravati land
 to develop infrastructure/amenities - capital complex.
 scheme involves--- reconstitute land, develop infrastructure/
handing possession of developed land to owners within 2.5 years

30. Delhi
Development
Authority- Land
Pooling Scheme;

31.  Delhi Land Pooling Scheme;
 For meeting demand of land-- rapid population
 growth, DDA framed
 Land pooling Scheme --to source land from landownersers
 without compulsory acquisition/cash compensation
 Scheme based on the principle of --
 land owners to share part of land with DDA
 in lieu of getting permission for development
/ selling in market.
 dividing landowners into;Small land holders
 holding between 2-20 hect
 -- large land owners having land above 20 Hec
 -- Small land owner returned 40% of land
 -- whereas large landowner gets 60% of the land
 Development conditions provide –
 ---pattern for land development based on
DDA–LAND POOLINGPOLICY

32. Mumbai-
Model of
sourcing land

33. Transfer of Development Rights(TDR)-
 -- Sourcing land for developing urban roads
 -- defined in master plans/development plans.
 --Development Rights given in lieu of compensation
 -- not in cash but in kind
Accommodation Reservation(AR)-
 --Sourcing land for public amenities
 -- dispensaries ,police-post, community centres,
convenient shopping-- defined in development plans
 Development Rights given –as compensation for land
Air Space Development Rights-
 for intensive utilization of land --creating built up space
over the public transportation network etc

40. MAKING
CITIES
COMPACT

42.  Making Cities Compact;
 In addition to making available adequate land
 Minimum land to be used for urbanization
 Preparing master plans/development plans-to make
cities compact- cities of short distances
 --involving minimum use of land.
 --Promoting pedestrianisation
 -- Involving mixed land uses.
 -- planned/designed /developed
 --as a vertical / inward looking city.
 -- walk-able city- involving Transit Oriented Development
 - promoting high density development
 providing large built up area using minimum land
 - Redefining planning norms and standards for public
amenities/ education/play areas/institutions/healthcare

48. CONEPTUALISING
CITIES OF FUTURE

49. •Location: Any densely populated urban
environment
•Date: 1991
•Cost: $150,000,000,000
•Population: 1,000,000 people
•Exterior surface area of building:
150,000,000 sft.
•Enclosed volume: 53,000,000,000 cubic feet
•Total enclosed acreage: 39,000 acres-156
Sectors
•Elevator speed: 20 feet per second (13 miles
per hour) 9 minutes and 40 seconds to reach
top floor from ground floor.
•Dimensions: Height--10,560 feet;
•Diameter at the base--6000 feet;
•Number of stories--500;
•Total Square Feet: Approximately 5,000,000
sft

50. • Location Jeddah, Saudi Arabia
• Cost US$28.5 billion
• Height 1 mile (1,600 m; 5,280 ft)
• Floor area3,530,000 m2 (38,000,000 sft)
• Capacity 80,000 people
• The tower will have -275 floors
• Lobby upto 5 th floor
• Offices 6- 50 floors
• Five-star hotel &Conference halls 51-75
floors
• Deluxe residential units 76-195 floors and
• Retail facilities 196-275 floors
• Alternate Energy Generation 196-275
floors
• Status of the project

51.  Location- Mexico City
 Depth 300 mtrs. Below ground
 Designed as Inverted Pyramid
 Glass floor to cover 240 mtrs X
240 mtrs. hole in cities main
square to filter natural light
 Preserve the cities historic
centre and the heritage
buildings surrounding the
square.
 Interior of building to look
natural.
 Building to be city”s top retail
destination.

52. OTHER
MODELS

53.  Two basic Approaches for sourcing land—
 -- Bringing new land into urban market &
 -- Optimum Utilisation of available urban land
 Re--densification– Proposed model of -- Chandigarh
 Using Terraces for Housing– --- New York Model
 Promoting flatted development -- Singapore Model
 Cross- subsidization– -- --- Hong Kong Model
 Public &Private partnership ---West Bengal Model
 Reserving land for EWS Housing –-- Gujarat/Punjab
/Haryana

54. WAY
FORWARD

55.  Considering enormity /magnitude of problem
 declared policy of government to provide housing for all by 2022
 launching six urban focussed missions/yojnas /schemes
 pressure on urban areas --going to increase enormously.
 With more people residing in urban areas-- .
 State of Punjab would require ;
 --additional land of 6200 hectares -- 2021;
 -- 8200 hectares between 2021-2031.
 -- for leveraging land in right quantity/right place/right price--
 Town Development Scheme provided - PRTPA1995-( Chapter xii –
section 91- 138) prototype of Land Pooling and Land
Distribution Scheme --used by Gujarat/ Maharashtra-- would be
best option --to source land without involving any compulsory
acquisition.
 Unfortunately potential of scheme not explored in last 23
years - No Town Development Scheme framed in state.
 high land values / small land holdings/high stakes in agriculture-
 land pooling scheme emerges-- best option to source land
 Planners to also look at innovative options for minimizing
land for urban purposes by redefining planning tools/planning
strategies/contours of future cities.