Planning Proposal for Draft TPS Surat No. 77

SARVAJANIK EDUCATION SOCIETY
SARVAJANIK COLLEGE OF ENGINEERING & TECHNOLOGY
SURAT affiliated with
Gujarat Technological University
AHMEDABAD
P. G. CENTER IN
FACULTY OF CIVIL ENGINEERING
Report on
“A PLANNING PROPOSAL FOR TOWN PLANNING SCHEME SURAT
NO. 77 (DUMAS-BHIMPOR-GAVIAR)”
In the partial fulfilment of the requirement for the award of degree of
MASTER OF ENGINEERING (TOWN AND COUNTRY PLANNING) – I SEMESTER – II
Under the subject of
URBAN PLANNING TECHNIQUES AND PRACTICES
(Course code: 3724801)
Prepared by:
GHANTIWALA YASH 190420748006
JARIWALA YASH 190420748008
PARDESHI ABHISHEK 190420748014
PATEL DHRUVANG 190420748020
SHAH DEEP 190420748026
SHAH YASH 190420748027
SHINDE ABHISHEK 190420748028
M. E. (TCP) – I, Semester – II
Under the guidance of
Prof. Himanshu J. Padhya
Associate Professor, FCE, SCET
Prof. Sejal S. Bhagat
Assistant Professor, FCE, SCET
(MAY, 2020)

Faculty of Civil Engineering
SARVAJANIK COLLEGE OF ENGINEERING AND TECHNOLOGY, SURAT
(2019 - 20)
DECLARATION
I hereby declare that the work being presented in this Report on “A PLANNING PROPOSAL
FOR TOWN PLANNING SCHEME SURAT NO. 77 (DUMAS-BHIMPOR-GAVIAR)”
by GHANTIWALA YASH, JARIWALA YASH, PARDESHI ABHISHEK, PATEL
DHRUVANG, SHAH DEEP, SHAH YASH, SHINDE ABHISHEK Semester – II, ME (Town
& Country Planning) - I bearing Enrolment No. : 190420748006, 190420748008,
190420748014, 190420748020, 190420748026, 190420748027, 190420748028 respectively
submitted to the Faculty of Civil Engineering at Sarvajanik College of Engineering and
Technology, Surat; is an authentic record of our own work carried out during the period of even
semester 2019-2020 under the supervision of and Associate Prof. Himanshu J. Padhya and
Assistant Prof. Sejal S. Bhagat.
NAME ENROLLMENT NUMBER SIGN
GHANTIWALA YASH 190420748006
JARIWALA YASH 190420748008
PARDESHI ABHISHEK 190420748014
PATEL DHRUVANG 190420748020
SHAH DEEP 190420748026
SHAH YASH 190420748027
SHINDE ABHISHEK 190420748028

Faculty of Civil Engineering
SARVAJANIK COLLEGE OF ENGINEERING AND TECHNOLOGY,
SURAT
(2019-20)
CERTIFICATE
This is to certify that Graduate Report entitled “A PLANNING PROPOSAL FOR TOWN
PLANNING SCHEME SURAT NO. 77 (DUMAS-BHIMPOR-GAVIAR)” is presented
under the Course work of URBAN PLANNING TECHNIQUES AND
PRACTICES(COURSE CODE : 3724801) and report is submitted by GHANTIWALA
YASH, JARIWALA YASH, PARDESHI ABHISHEK, PATEL DHRUVANG, SHAH
DEEP, SHAH YASH, SHINDE ABHISHEK (Enrolment No: 190420748006,
190420748008, 190420748014, 190420748020, 190420748026, 190420748027,
190420748028) of 2nd
Semester for partial fulfilment of requirement for the degree of
MASTER OF ENGINEERING IN TOWN & COUNTRY PLANNING of Sarvajanik College
of Engineering and Technology, Surat during the academic year 2019-2020.
______________________ ____________________ ______________________
Prof. Himanshu J. Padhya Prof. Sejal S. Bhagat Prof. (Dr.) Pratima A. Patel
Associate Assistant Faculty & Head
Professor (FCE) Professor (FCE) Faculty of Civil Engineering
External Examiner
Date: _____________
Place: ___________

URBAN PLANNING TECHNIQUES AND PRACTICES (3724801) 2019-20
A PLANNING PROPOSAL FOR DRAFT PLANNING SCHEME SURAT NO.77 (DUMAS-
BHIMPOR-GAVIAR) | I
Table of Contents
1. INTRODUCTION................................................................................................................... 1
1.1 Objectives......................................................................................................................... 1
1.2 Problem Definition........................................................................................................... 2
1.3 Terminologies................................................................................................................... 2
1.4 Study Approach................................................................................................................ 3
2. GUJARAT TOWN PLANNING ACT 1976........................................................................... 5
2.1 General ............................................................................................................................. 5
2.2 Province of Act................................................................................................................. 6
2.3 Town Planning Scenario .................................................................................................. 9
3. TOWN PLANNING SCHEME............................................................................................. 10
3.1 Methodology .................................................................................................................. 10
3.2 Merits & Demerits.......................................................................................................... 13
4. LAND MANAGEMENT MODELS..................................................................................... 14
4.1 Gujarat Model ................................................................................................................ 14
4.2 Haryana Model............................................................................................................... 15
5. STUDY AREA...................................................................................................................... 16
5.1 City Background ............................................................................................................ 16
5.2 Climate ........................................................................................................................... 16
5.3 Brief Flood History ........................................................................................................ 16
5.4 Study Area Profile.......................................................................................................... 17
6. TOWN PLANNING SCHEMES .......................................................................................... 20
6.1 Existing Draft Town Planning Scheme.......................................................................... 20
6.2 Town Planning Scheme: Alternatives for Road Patterns............................................... 21
6.3 Proposed Town Planning Scheme.................................................................................. 23

BHIMPOR-GAVIAR) | II
6.4 Spatial Development Framework................................................................................... 24
6.5 Salient Features of the Proposed TP Scheme................................................................. 25
6.5.1 Block Detail ............................................................................................................ 25
6.5.2 Reservation Details ................................................................................................. 36
6.5.3 Roads Details .......................................................................................................... 38
7. Estimation.............................................................................................................................. 39
7.1 Development Cost for Water Supply ............................................................................. 39
7.2 Development cost of Drainage Service.......................................................................... 40
7.3 Development cost of Storm water Service..................................................................... 40
7.4 Development cost of roads............................................................................................. 40
7.5 Development Cost of Open Space ................................................................................. 41
7.6 Development Cost for Street Light ................................................................................ 41
7.7 Total Infrastructure Development Costs ........................................................................ 42
8. CONCLUSION ..................................................................................................................... 43
REFERENCES ............................................................................................................................. 44

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List of Tables
Table 1 Important provisions related to T.P. Scheme in the Gujarat Town planning and urban
development Act-1976.................................................................................................................... 7
Table 2 Surat City Scenario............................................................................................................ 9
Table 3 Land Use Frameworks..................................................................................................... 24
Table 4 Norms for Roads.............................................................................................................. 24
Table 5 Guidelines for Plot area Deduction.................................................................................. 25
Table 6 Land Use pattern.............................................................................................................. 25
Table 7 Block details .................................................................................................................... 25
Table 8 Reservation Details.......................................................................................................... 36
Table 9 Road Details..................................................................................................................... 38
Table 10 list of rates...................................................................................................................... 39
Table 11 Cost of Water Supply..................................................................................................... 39
Table 12 Cost of drainage Service................................................................................................ 40
Table 13 Cost of storm water services.......................................................................................... 40
Table 14 Cost of Roads................................................................................................................. 40
Table 15 Development cost of Open space................................................................................... 41
Table 16 Cost for Street light........................................................................................................ 41
Table 17 Total Infrastructure Development Costs........................................................................ 42
List of figures
Figure 1 Study Approach Flow Diagram........................................................................................ 4
Figure 2 TP 77 Area...................................................................................................................... 18
Figure 3 Existing Draft Town Planning Scheme Surat No.77 (Dumas-Bhimpor-Gaviar)........... 20
Figure 4 Road Pattern ................................................................................................................... 21
Figure 5 Alternative Road Pattern 1 ............................................................................................. 22
Figure 6 Alternative Road Pattern 2 ............................................................................................. 22
Figure 7 Proposed T.P Scheme..................................................................................................... 23
Figure 8 Section of Road .............................................................................................................. 38

BHIMPOR-GAVIAR) | 1
1. INTRODUCTION
A Town Planning scheme popularly known as “Land Acquisition without Tears” is successfully
practiced in Gujarat & Maharashtra to manage the urban growth. Gujarat state practices method
of land management by land pooling & readjusting the same for the development in an organized
and desired manner. These Method is Known as Town Planning Scheme & it involves Public
Participation at all stages of Proposal & development. The Town Planning Scheme (TPS) 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.
In this report, the emphasis is given to study & analyses the integration & transformation of
unorganized & haphazardly placed rural land parcels into usable form with accessibility &
infrastructure provision identifying it as “Urban valuable land” with minimum land wastage. The
study includes objectives & scope, terminologies, study of different land models , Legal aspect of
Gujarat Town Planning & Urban development Act -1976, Town Planning Scheme methodology,
T.P. Scheme Scenario of Surat city, study Of Existing T.P. Scheme, site visit for collecting the
data & analysing & interpreting the same in various forms in all respects.
This gives preparation of conceptual layouts with carving out of road as per the needed linkages
with surrounding area, & well integrated road network accessing each & every plots, reshaped
plots with reserved plots for various public amenities including reserved plots for economically
weaker section (EWS) - urban poor to lift up the society, with sufficient open spaces. Thus T.P.
Scheme is a tool for urban planner to Create Social & Community Spirit Opportunities at micro
level of the society with better infrastructure facilities to all for their development.
The proposal for T.P. Scheme includes the estimation of road, Infrastructure such as water supply,
drainage, Street lights, Open spaces which are must for any development of land & to arrive the
cost of development per hectare to arrive at the basic necessary amount required for development.
1.1 Objectives
Following are the objectives of the report:
1. To study land use patterns & land management practices in India.
2. To study the provision of Gujarat Town Planning Act, 1976 for urban expansion.

BHIMPOR-GAVIAR) | 2
3. To study the T.P. Scheme is existing in proposed Town Planning Scheme Surat No. 77
(DUMAS-BHIMPOR-GAVIAR) in South-West Zone of Surat city.
4. To prepare Alternatives of T.P. Scheme for the area where T.P. Scheme is proposed.
1.2 Problem Definition
Surat a coastal city in Gujarat have major threats from climate change impact in terms of flooding,
coastal storms and cyclone, sea level rise and inundation. The city has experienced major flooding
every few years in the last two decades, with some events (2006 flood) covering as much as 75%
of the city. It is low lying settlements and settlements close to the river and the creek, often homes
of the poorest and vulnerable population, that have been worst affected by floods.
1.3 Terminologies
 Original Plot: Original Plot means a portion of land held in one’s ownership and numbered
and shown as one plot in town planning scheme.
 Final Plot: A plot reconstituted from an original plot and allotted in a town planning scheme
as a final plot.
 Reserved Plots: The land deducted from original plots are made reserved for providing
public amenities and even for sale for commercial and residential use recreational purpose
which are helpful in generating revenue from it. This is known as land reservations which
generate revenue to provide financial support for preparation of T.P. SCHEME.
 Land Deduction: The planning authority deduct uniform proportion of area of land from
landholders’ stake which is being used for providing services like laying out roads,
reserving plots for social amenities etc. which is known as land deduction in town planning
scheme.
 Land Acquisition: “Land Acquisition” means acquiring of land for some public purpose by
government/government agency, as authorized by the law, from the individual
landowner(s) after paying a government will fix compensation in losses incurred by land
owner(s) due to surrendering of his/their land to the concerned government agency.
 Betterment Charges: If any increase in value exceeds the amount of loss sustained or
expenses incurred by the land owner, the planning authority may recover half of the amount
of such excess from the land owner which is known as betterment charges.

BHIMPOR-GAVIAR) | 3
 Compensation: Compensation payable to the land owner means the difference between the
value of the property (inclusive of structure) on the basis of the existing use and that on the
basis of permitted use both values being determined as on the date of declaration of
intension to prepare T. P. Scheme.
 Gamtal: It means all land that have been included by government / collector within the site
of village, town or city on or before the date of declaration of intension to make a town
planning scheme or publication of draft development plan.
 Local Authority: Gram panchayat is the local authority which governs the local issues
before declaration of the development plan (DP).
 Urban Authority: Urban development authority (UDA) of any particular urban context
governs the administrative issues in city development plan (CDP).
 Planning Authority: Municipal Corporation is of any city having town planning department
act as planning authority for city limits at micro level different zoning authorities having
town planning facilities.
1.4 Study Approach
The approach to given problem can be done by studying & analysing the existing T.P. scheme
proposed by local authority with their criteria for different land uses & future demand
considerations as per Development Plans.
The Same can be upgraded by conducting the field study on site with observations & collecting
data of the site & surrounding area & identify the needs, demands in all form physically,
economically, mentally, spiritually, health& environment related base.
These perfections of finding out what does not exist, what is most needed & suitable can be
proposed & implemented by way for planning. Thus the T.P. scheme needs to be planned with
road linkages between existing developed area & future possible growth development including
special reservations as per the zonal demand with basic infrastructure & amenities tot creates sense
of group living& healthy environment boosting up the real estate market with spirit of community
living.

BHIMPOR-GAVIAR) | 4
STUDY APPROACH FLOW DIAGRAM:-
Figure 1 Study Approach Flow Diagram
Study of Development Plan-The Development Plan is to be studied for future proposed road
linkages & land use pattern.
Conclusion
Check the accessibility for the reserved plot
Provide Reservations for EWS, Public Amenities,& Open spaces
Identify the Blocks of T.P. With provision of F.P.
Check the Location of Natural and Manmade Constrains
Prepare proposed roads network
Identified the T.P. Boundary and existing features during field study
Study & analyze the Existing T.P. Scheme
Study of Development Plan

BHIMPOR-GAVIAR) | 5
Study & analyse the Existing T.P. Scheme- To study & analyse the existing T.P. Scheme area to
find out the merits, demerits & constraint of their proposals.
Identified the T.P. Boundary and existing features during field study- Field study is to be done to
understand the characteristic of particular area & to collect the data which will act as a base for
Revised Proposal.
Check the Location of Natural and Manmade Constrains- The natural constraints such as river,
nala, canal, or manmade constraint such as bridges, railways need to be checked.
Provide Reservations for EWS, Public Amenities, & Open spaces- Reservations are to be marked
as per the norms.
Check the accessibility for the reserved plot- all the reserved plots are checked for accessibility.
Conclusion - At end we tend to summarized& concludes, to design a T.P. Scheme fulfilling the
norms & Criteria for land use with better formed F.P.’s returned to Land owners with necessary
provision of Open spaces & Public Amenities with accessibility to each & every land parcel
allowing EWS residences within the area to create community spirit & making it perfectly
balanced land use planning.
2. GUJARAT TOWN PLANNING ACT 1976
2.1 General
Urban planning is a critical challenge in the face of burgeoning problems of urban growth and
population concentration in cities. Land use control, town planning and urban development
legislations have a direct impact on urban growth and development.
The legislations dealing with land use planning control, spatial growth management and urban
development comprise of zoning, land sub-division, layout and building regulations to provide for
and regulate the use of land and built space. These are of greatest concern to the urban development
sector as they affect the initiatives of individuals. The implementation of plan and accompanying
regulations either makes or mars a city’s development prospect.
The Gujarat Town Planning and Urban Development Act, 1976 provides for Town Planning
Scheme as a tool for implementation of Master Plans.

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2.2 Province of Act
The Act GTPUDA Act 1976 provides for an effective two-stage techno-legal process for urban
planning and implementation through the ‘DP–TP Scheme’ mechanism.
The first stage involves preparation and rectification of a strategic, city-wide Development Plan.
The second stage involves preparation and implementation of one or more TPSs to realize
proposals of the Development Plan.
The GTPUDA’s roots can be found in the Bombay Town Planning Act of 1915. It has been
continuously improved, & is well tested in court. It enables the Development Authority to think
and plan at both the macro level and at the micro level.
It is a spatial planning tool that promotes a comprehensive approach. When developing a spatial
plan, a planner is forced to simultaneously deal with all the complexities of an urban area roads,
land uses, buildings, infrastructure, etc.
It is simultaneously one of planning and implementation. Not only does it allows the Development
Authority to plan on paper, but also provides it tools to raise finances, distribute cost, appropriate
land and implement its proposals.
Under this Act the Town Planning Scheme is divided into 2 parts namely physical planning of the
scheme and financial aspects of the scheme.
It identifies the stages of TPS in the form of Draft Scheme, Preliminary Scheme and the Final
Scheme with a view to expedite the process of implementation of different stages.
LEGAL ASPECT of Act:-
Some of the important legislation and sections of town planning and urban development act 1976
are shortlisted to understand the process and development of town planning scheme.
 The Gujarat Town planning and urban development act 1976
 The Bombay provisional municipal corporation act 1949
 The Gujarat municipalities act 1963
 The Gujarat housing board act 1961
 The Gujarat municipal finance board act 1979

BHIMPOR-GAVIAR) | 7
 The Gujarat ownership flat act 1973
Table 1 Important provisions related to T.P. Scheme in the Gujarat Town planning and urban development Act-1976
SR. NO CONTENT SECTION
1 Making and content of T.P.S 40
2 Consultation with chief town planner 41[1]
3 Declaration of intention to prepare scheme 41[1]
4 Publication and submission of a copy of plan 41[2]
5 Making and publication of draft scheme by authority 42[1]
6
Making and publication of draft scheme by officer appt. by state
government 42[2]
7
Lapsing of declaration of intention and in competence of the
authority to prepare scheme for a period of 3 years 42[3]
8 Contents of draft scheme 44
9 Dispute ownership 46
10 Owners meeting RULE 17
11 Objections to draft scheme to consider by authority 47
12 Submission of draft scheme by authority to state government 48[1]
13 Power of state government to sanction the draft scheme 48[2]
14
Vesting of lands for roads, lighting water supply etc. in appropriate
authority after draft scheme 48-A
15 Restrictions on use and development land 49
16 Appointment of town planning officer[TPO] 50[1]

BHIMPOR-GAVIAR) | 8
17 TPO ceases to hold office 50[3]
18 Duties of TPO 51
19 Contents of preliminary scheme and final scheme 52
20 Procedure to be followed by TPO RULE 26
21 Submission of preliminary scheme and final scheme to govt. sanction 52[2],64
22 Constitution of board of appeal for final scheme 55
23 Decision of TPO to be final in certain matters 62
24 Power of govt. to sanction schemes 65[1]
25 Scheme shall have effect as if it were enacted in this ACT 62[3]
26 Withdrawal of scheme 66
27 Effect of preliminary scheme 67
28 Power to vary scheme on ground of error ,irregularities, informalities 70
29 Variation of T.P.S for land allotted for public purpose 70A
30 Variation of T.P.S by another scheme 71
31 Costs of scheme 77
32 Contribution towards cost of scheme 79
33 Transfer of rights from original plot to final plots 81
34 Exclusion of compensation in certain cases 83
35 Owner of original plot is not provided with a final plot 84
36 Fund of the appropriate authority 91

BHIMPOR-GAVIAR) | 9
2.3 Town Planning Scenario
First town planning act was implemented in 1915.This provided for planning of small areas around
the city, which is growing or proposed for growth through Town Planning Schemes.Act was
modified in 1954. This Act provided for preparation of development plan (master plan) for the
entire city along with detail planning through T.P. Scheme.
The recent version of the Act is of 1976. Today we have provision for covering areas beyond city
limit. Act provides for delineating urbanisable area and constituting Authority.
 SURAT CITY SCENARIO
In Surat city The Surat Urban Development Authority Prepares the T.P. Scheme for outer fringe
areas which are under urbanization process. The details of the T.P. Scheme Prepared are as follows.
Table 2 Surat City Scenario
Sr. No. T.P. Scheme details No. of Schemes
Total Scheme area
(Hectare)
1 Sanctioned Final Schemes 51 5760.85
2 Sanctioned Preliminary Schemes 18 1953.91
3 Sanctioned Draft Schemes 59 10023.45
4
Draft Scheme submitted to Govt.
for sanction
0 0.00
5 Proposed Town Planning Schemes 0 0.00
Total 128 17738.21
(Source: - Surat Municipal Corporation)
The Surat city area has increased from 114 Sq.km to 326.515 Sq.km, from the year 1990 to 2012.
Hence the city is expanding with urban sprawl& to avoid the haphazard development of the Future
urban land the SUDA has adopted the most popular method of T.P. scheme& has proposed various
T.P. Scheme.

BHIMPOR-GAVIAR) | 10
3. TOWN PLANNING SCHEME
The TP Schemes are basically areas demarked in the Development Plan. The Development Plan
is a broad-brush development vision for the city a dynamic document which then is detailed
gradually. The new areas for growth 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 landowners. The TPS are
numbered starting from one, two, three, etc., and are usually named after the “village” they fall in.
A complex system is used to simultaneously reorganize land parcels or plots, provide access to
each land parcel or plot, set aside land for public uses by taking a portion from each landholding,
and appropriate increments in land values for infrastructure development. Detailed infrastructure
is designed and cost estimates are prepared. The process involves intensive public participation
and consultation at several stages.
3.1 Methodology
It is quite a complex and long process involving over 50 steps that can take a maximum of four
years and one month as provided by the act, but in practice takes much longer.
Step 1 – Survey of the Area
A very detailed and accurate topographical survey of the entire area for which the TPS is being
prepared is undertaken using high-accuracy equipment called the Total Station Survey. All records
pertaining to ownership details including land area for every land parcel are compiled in a
prescribed format.
Step 2- Defining boundary of the area
On the final base map, the boundary of the T.P.S. area is clearly marked. At this stage, the intention
to prepare a TPS for the area is publicized in a clear fashion in local newspapers. The information
pertaining to the land prices is collected from the register of land transactions.
Step 3- Marking of Original Plots
All the OPs are marked on the base map. If more than one land parcel or plot belongs to one owner
or group of owners with exactly the same tenure status, then such land parcels or plots are

consolidated and given one OP number. F Form is filled up with name of the owners, land tenure,
revenue survey numbers, OP number, OP area, and OP value.
Step 4 - Laying Out of Roads
The planning of the TPS area begins at this stage and the TPS is called a draft TPS. The first major
step is laying out the roads. The DP roads are to be retained. While designing the road Network,
the transportation planning principles have to be followed with appropriate connectivity. Most
importantly; care is taken to ensure that each OP gets access to it. The GTPUDA indicates road
area percentage as 14 to 17 percent of the total scheme area.
Step 5- Carving Out of Reservations
Plots providing adequate social infrastructure such as schools, hospitals, dispensaries, clinics, open
spaces, housing for the poor, etc., are marked on the base map along with the roads.
Step 6- Tabulating Deduction and Delineation of Final Plots
The total percentage of area that goes under roads and amenities is about 35 to 40 percent. The
GTPUDA allows this to go up to 50 percent. The F Form is continued to be filled further. From
each OP this percentage is deducted and a final plot (FP) size is arrived. Each ops are given
regularly shaped FPs with the new areas.
Step 7 - Tabulating Infrastructure and Betterment Charges
At this stage, costs for a TPS are worked out. These include the following:
 Costs of key infrastructure roads, water supply, drainage, and streetlights
 Compensation to be paid to each landowner for the land is calculated.
 Administrative costs of implementing the TPS are accounted.
 The final value for each plot is systematically assessed.
 A “G Form” summing up the inflows and outflows for a TPS is prepared summarizing the
overall financial strategy of the TPS
 The “F Form” is completed each landowner is given compensation for the land taken and
a portion of the land value is taken as betterment; based on the two, the net demand is
computed for each owner.

Step 8 - Owner’s Meeting
Landowners are consulted and heard at this stage for the first time when the work on the draft
schemes is completed. A well-publicized landowner’s meeting is prescribed in the GTPUDA.
Step 9- Modifications of the Draft TPS
Based on the suggestions and objections received from each landowner, the draft TPS is modified
and published. It is again thrown open for objections and suggestions from the landowners. It is
submitted to the State Government for approval. Once approved, the draft TPS is now called the
sanctioned draft TPS. The proposals for roads can be implemented.
Step 10 - Appointment of the Town Planning Officer
After approval of the draft TPS, a judicial officer called the town planning officer (TPO) is
appointed. The TPO’s task is to deal with each landowner both on the physical planning proposal,
the shape and location of the FP and the financial proposal, the compensation and betterment
issues, and eventually demarcate the FP on ground and hand it over to the owner.
Step 11- Individual Hearings to Each Landowner on the Preliminary TPS
The TPO gives individual hearings to each landowner and revises the preliminary TPS if required.
The preliminary TPS may be modified if required, and the TPO gives a second round of hearings.
Step 12 - Finalizing the Preliminary TPS and Its Approval
At this stage, demarcation of FPs commences. The preliminary TPS is sent to the State
Government for approval. It must be approved within two months. The preliminary TPS comes
into effect from the date of sanction and all plots appropriated for public purpose vest with the
local authority or development authority.
Step 13- Individual Hearings to Each Landowner on the Final TPS
At this stage, the financial proposals are taken up with each owner. These pertain to the
compensation and betterment charges. The TPS at this stage is called the final TPS.
Step 14 - Finalization of the Preliminary TPS and Its Approval

Once the hearings are done, the financial proposals may be modified and sent to the State
Government for opinion. The TPO then finalizes the TPS and publishes it in the local newspapers.
This is referred to as the “Award of the Final TPS”. The final TPS is modified, it is sent to the
State Government for approval.
3.2 Merits & Demerits
Merits:
 The landowners are involved in the process of planning and have ample opportunity to
present their views on the proposals and place on record their objections.
 The process is fair, as all owners loose the same proportion of land.
 The process facilitates equitable and inclusive development; a portion of land is
appropriated for accommodating urban poor.
 The process is no coercive and no authoritarian; the proposals are reviewed at several stages
that are formally prescribed in the act.
 The process has been a “win-win” proposition for both the landowners and the planning
agencies both gain from the appreciation in the land values.
 The process is transparent: it is very clearly described in legislation, planners have
mastered it, and people understand and accept it.
 The cost of infrastructure is in a sense paid for by the owners directly, and the planning
agency and development authority is not required to make huge investments up-front.
Demerits:
 Before the T.P. Scheme being implemented, the lots of Haphazard & illegal
structures/development take place in the area & hence Land pooling sometimes becomes
impossible to implement in particular part of the scheme.
 The processes are far too centralized too much power is vested in the State Government to
approve and sanction the DPs and TPS.
 There is no clear linkage of the DPs and TPS with the city budgeting process.
 The TPS has tremendous potential that needs to be demonstrated effectively to the planners
practicing in the public sector. This will considerably reinvigorate the urban planning
system that is so critically required at this stage to transform Indian cities.

4. LAND MANAGEMENT MODELS
Land is however a scarce commodity as its supply is limited & it cannot be created hence the
utilization of available land is judicious &best interest of the community through the instrument
of development plans .Land is the medium on which the entire superstructure of Human settlement
is created including various types of infrastructure. Hence urban land shall be treated as an asset
& planned accordingly.
There are two approaches to manage new urban growth in India.
1. Land Acquisition Method
- This method is practiced in North India, Haryana, U.P., Bihar etc.
2. Land pooling & Readjustment Method.
- This method is practiced in Maharashtra, Gujarat etc.
There are different Land Management Models found in India, The Gujarat Model & Haryana
Model are explained here.
4.1 Gujarat Model
It follows Land Pooling & Readjustment method & it is found to be best as it involves Public
Participation.
 In this method, the public planning agency or development authority temporarily brings
together a group of landowners for the purpose of planning, under the aegis of the state-
level town or urban planning act.
 There is no acquisition or transfer of ownership involved, there is no case for paying
compensation.
 A master plan of the area is prepared, laying out the roads and plots for social amenities.
The remaining land is reconstituted /readjusted in regular shapes into final plots for the
original owners.
 The size of the final plot is proportionately reduced to the size of the original plot, and its
location is as close as possible to the original plot.
 A betterment charge based on the cost of the infrastructure proposed to be laid is levied on
the landowners.

 Infrastructure is then provided utilizing these funds. There are merits as well as demerits
to this method.
 The Planning Process involves the Preparation of Master plan & then Micro level planning
of the same area which is known as Town Planning Scheme at Local level.
 Master Plan includes New Growth Areas, Zoning Regulations, City Level Infrastructure &
Development Control
 T.P. Scheme indicates plans At Neighbourhood level with infrastructure, Land
Readjustment, Reserved plots for Social Amenities & uses.
 These T.P. Schemes are Process involves Active Public participation at grass root level of
urban planning & hence this method is fairly successful.
4.2 Haryana Model
The acquisition of land for urban development is undertaken by four Land Acquisition Officers of
the Urban Estates Department.
The State Govt. on the request of the Authority acquires land under the provisions of the Land
Acquisition Act, 1894 and after taking possession of land, transfers it to the Authority on payment.
Composition of the committee:-
 Divisional Commissioner Chairman
 Dy. Commissioner concerned Member Secretary
 Representative of the concerned Member Department
 District Revenue Officer concerned Member
Normally the land falling under the following categories is considered for release from acquisition.
 Land falling under the existing place of worships.
 Land against which licenses for setting up a colony has been granted by the competent
authority.
 Land under the ownership of Govt. of India is acquired by way of transfer & any other land
which State Govt. may decide not to acquire. Government took a decision in 1987 to utilize
the surplus Govt. lands for generating funds. These lands were then transferred to the
Department of Town & Country Planning for further procedure to HUDA.

5. STUDY AREA
The basic profile, city background and other features of Surat City are discussed below.
5.1 City Background
 Surat a ’City of the Sun’ is the second largest city and commercial capital in the state of
Gujarat (India), and the administrative headquarter of Surat District. It is located midway
between Mumbai and Ahmedabad and linked with both cities by an efficient rail corridor.
 In terms of area and population, the city is 9th largest in India. The city is largely
recognized for its textile and diamond businesses. Surat is considered one of the cleanest
cities in India. It also has one of the highest GDP growth rates in India at 11.5% as of 2008.
 At its zenith, Surat was popularly viewed as the city of Kubera, the God of Wealth. Surat
is a port city situated on the banks of the Tapti River. The nearest port is now in the Hazira
area of Surat, home to some of the largest industrial units in India in the petroleum and
natural gas sector.
 The people of the Surat are considered of liberal attitude and love peace and harmony. Due
to the high economic growth and ample employment opportunities, the city has attracted
migrants from rest of Gujarat and across the nation. At present, roughly 50% of the city
population are migrants. The population of Surat City as per Census 2001 was 28.76 lacs.
5.2Climate
Surat has a tropical monsoon climate, moderated strongly by the Arabian Sea on its west. The
summer begins in early March and lasts till October. April and May are the hottest months, the
average temperature being 30 °C. Monsoon begins in mid-June and the city receives about 800
mm of rain by the end of September, with the average temperature being around 28 °C during
these months. October and November see the retreat of the monsoon and a return of high
temperatures till late November. Winter starts in December and ends in late February, with average
temperatures of around 22 °C, and little rain. Average humidity of the city is 41.67 %.
5.3 Brief Flood History
Very often heavy monsoon rain in the catchment area brings flood in the Tapi basin area. In last
two decades, the city has witnessed major flood almost every four years, the worst being the flood
of August 2006, perhaps the costliest in the city’s history. In the second week of August 2006, a

massive flood caused severe damage to the city of Surat. The flood in August 2006 caused heavy
damage to the life and property to Surat. The flood water receded from the city after four days,
causing hardship to the normal life of the city. The city civic agencies have shown exemplary work
in restoring the normal life by effective post flood activities. Within a period of only 15 days after
the flood water receded, the city once again thumped back and worked dynamically as if nothing
has happened. This is considered as one of the remarkable achievement of the functioning of City
Corporation and same is acknowledged the world over.
5.4 Study Area Profile
 The area selected for the purpose of competition is one of such low lying area on the South
- West part of the city in SUDA jurisdiction area.
 The area has a network of high tension lines and canal. Almost entire area is in existing
agricultural use. The designated use of this area in the development plan of Surat Urban
Development Authority (SUDA) is residential.
 This area along with other surrounding area has high potential for development in the next
few areas, therefore SUDA has proposed new town planning schemes in these areas. The
town planning schemes in these areas are prepared as per the provision of the Gujarat Town
Planning and Urban Development Act, 1976.
 The present area for the competition is named as TP-77 Town planning scheme having an
area of approx. 219.60 Hectare.
 The area selected for the planning is shown in the Index Plan on next page. The entire town
planning scheme map in dwg format is available. The town planning scheme area known
as Dumas-Bhimpor- Gavier.

Figure 2 TP 77 Area

The site study shall be carried out for existing situation and its salient features from an urban
planning point of view such as:
 Number of existing societies.
 Types and scale of residential development and its building forms.
 Land price structure on major and minor road and internal part of it. Prevailing Jantri rate
in the study area.
 Infrastructural facilities.
 Social facilities and its acceptability.
The Analysis of Existing T.P. Scheme shall be done as follows-
 Plot Analysis area wise & Direction wise
 Existing Road widths & its Orientations.
 Natural/Manmade boundaries
 Features Of Development Plans
The proposal needs to have a Drawing with Final Plot marking, Road layout, and reserved plot
allotments with its land use. Final layout is to be compared with the Planning done by Local
authority on the same T.P. Scheme. The Estimation for road, Infrastructure & open spaces is to be
calculated as per SOR to understand the Development cost per hector required of an area.

6. TOWN PLANNING SCHEMES
The existing town planning scheme and proposed town planning scheme is discussed below:
6.1 Existing Draft Town Planning Scheme
Draft Town Planning Scheme prepared by SMC is mentioned below:
Figure 3 Existing Draft Town Planning Scheme Surat No.77 (Dumas-Bhimpor-Gaviar)

6.2 Town Planning Scheme: Alternatives for Road Patterns
Road Pattern:
Figure 4 Road Pattern
Merits of selecting above Road Pattern:
 High accessibility & minimum disruption of flow.
 Grid iron road pattern.
 Expansion flexibility.
 Maximum plots are lying on their original plot.
Demerits of selecting above Road Pattern:
 It requires flow hierarchies.
 A complex network system of water supply and electricity at intersection.

Alternative Road Pattern 1:
Figure 5 Alternative Road Pattern 1
Alternative Road Pattern 2:
Figure 6 Alternative Road Pattern 2

6.3 Proposed Town Planning Scheme
Figure 7 Proposed T.P Scheme
Set out the local authority’s aims and intentions for the scheme areas. Zone land within the scheme
area for the purposes defined in the scheme. Control and guide land use development. Allow for
effective public participation and address other matters contained in the town planning.
Provide housing choice and variety in neighborhoods with a community identity and high levels
of amenity. Assist employment and economic growth by facilitating the timely provision of
suitable land for retail, commercial, industrial, entertainment and tourist developments as well as
providing opportunities for home based employment. Facilitate a diverse and integrated network
of open space catering for both active and passive reaction, consistent with the needs of the
community. Promote the sustainable use of land for agricultural purposes whilst accommodating
other rural activities. Protect and enhance the character and amenity of the built and natural
environment of the scheme area.

6.4 Spatial Development Framework
Table 3 Land Use Frameworks
Sr. no. Facilities Nos. Area
1 Aaganwadi 4 632 sq.m. per unit
2 Primary school 2 158 sq.m. per unit
3 High school 1 474 sq.m per unit
4 Play ground 1 7900 sq.m.
5 Garden 3 7902 sq.m.
6 Health center & community hall 2 5268 sq.m.
7 Neighborhood & sport club 2 1580 sq.m.
8 E.W.S. Housing scheme 1 7900 sq.m.
9 Open space / parking 1 790 sq.m.
10 Market 1 3950 sq.m.
(Source: - URDPFI)
Table 3 shows guidelines for the land use framework of T.P. scheme. Land use frame work
includes Aaganwadi, primary school, high school, playground, garden, health center and
community hall, neighborhood center and sports club, E.W.S. housing, open space, and market.
Table 4 Norms for Roads
Sr.no. Road length(in meter) Road width(in meter)
1 0-75 7.5
2 75-150 9.0
3 150-300 10.5
4 > 300 12.0
(Source: URDPFI)
Table 4 shows norms for transportation pattern. For the laying of roads in T.P. scheme above
norms should be followed. These norms are according to Development control regulations.

Table 5 Guidelines for Plot area Deduction
Sr.no. O.P. Area % deduction
1 Up to 1000 sq.m. 30%
2 1000 to 10,000 sq.m. 35%
3 More than 10,000 sq.m. 40%
Table 5 indicates norms for deduction from original plot for the provision of different
infrastructure facilities.
6.5 Salient Features of the Proposed TP Scheme
TP area is 219.60 ha. For transportation link grid iron pattern is adopted. The parcel of land
bounded by roads is developed as blocks. TP is surrounded by 60 m wide D.P. road on its South
& west side and 36m wide D.P road in middle of TPS. Final Plots are of mostly in developable
shape. Road hierarchy contains following types i.e. 12m, 18m wide roads. Existing structures are
taken care off while finalizing the FPs. Reservation is done for the commercial and residential
selling of plots in future. The percentage distribution of amenities can be seen as shown below:
Table 6 Land Use pattern
Proposed Space Area (sq.mt) Percentage (%)
Final Plot Area 1363341.55 62.08
Roads 387627.44 17.65
Open Spaces 81601.12 3.71
Public reservation 148623.252 6.76
Saleable for residential / commercial 130130.24 5.92
SEWS 84723.00 3.85
Reservation as per DP SUDA 0 0
Total TP Area 2196000.00 100
6.5.1 Block Detail
Final layout of TP has total 240 final plots in a developable shape and with its deducted area for
common amenities. The TP seen below can be marked with mainly blocks having major roads
dividing it.
Table 7 Block details

No. OP Area in (Sq.mt) Deduction
Final Plot = OP -
Deduction
1 10927 4370.8 6556.2
10927 4370.8 6556.2
405 121.5 283.5
19830 7932 11898
4654 1628.9 3025.1
11837 4734.8 7102.2
8397 2938.95 5458.05
11534 4613.6 6920.4
11635 4654 6981
4047 1416.45 2630.55
11635 4654 6981
3731 1305.85 2425.15
10825 3247.5 7577.5
10724 4289.6 6434.4
10725 4290 6435
9510 3328.5 6181.5
12242 4896.8 7345.2
9308 3257.8 6050.2
28429 11371.6 17057.4
4957 1734.95 3222.05
2327 814.45 1512.55
4249 1487.15 2761.85
2226 779.1 1446.9
6880 2408 4472
2327 814.45 1512.55
911 273.3 637.7
202 60.6 141.4

1012 354.2 657.8
809 242.7 566.3
15682 5488.7 10193.3
5565 1947.75 3617.25
14366 5028.1 9337.9
9570 3349.5 6220.5
31263 12505.2 18757.8
6993 2447.55 4545.45
2 16491 6596.4 9894.6
3 607 182.1 424.9
4 2158 755.3 1402.7
5 7183 2514.05 4668.95
6 911 273.3 637.7
7 2226 779.1 1446.9
8 2833 991.55 1841.45
9 7959 2785.65 5173.35
10 7942 2779.7 5162.3
11A 7936 2777.6 5158.4
12 6981 2443.35 4537.65
13659 5463.6 8195.4
12141 4856.4 7284.6
13 1922 672.7 1249.3
14 2226 779.1 1446.9
15 2732 956.2 1775.8
16/A 9426 3299.1 6126.9
16/B 3322 1162.7 2159.3
17/A 11165 4466 6699
17/B 976 292.8 683.2
18 12849 5139.6 7709.4
19 9004 3151.4 5852.6

20 10016 4006.4 6009.6
21 12950 5180 7770
22 708 212.4 495.6
23 11432 4572.8 6859.2
24 2226 779.1 1446.9
25 3845 1345.75 2499.25
26 3748 1311.8 2436.2
27 6374 2230.9 4143.1
28 10421 4168.4 6252.6
29/A 6677 2336.95 4340.05
29/B 3339 1168.65 2170.35
29/C 3339 1168.65 2170.35
30 11736 4694.4 7041.6
31 13456 5382.4 8073.6
32 10623 4249.2 6373.8
33 26811 10724.4 16086.6
405 121.5 283.5
607 182.1 424.9
34 1416 495.6 920.4
35 607 182.1 424.9
36 2125 743.75 1381.25
37 1518 531.3 986.7
38 8903 3116.05 5786.95
39 1012 354.2 657.8
40 1518 531.3 986.7
41 506 151.8 354.2
42 1518 531.3 986.7
43 1922 576.6 1345.4
44 1113 389.55 723.45
45 2428 849.8 1578.2

46 2226 779.1 1446.9
47 809 242.7 566.3
48 2934 1026.9 1907.1
49 2833 991.55 1841.45
50 2630 920.5 1709.5
51 708 212.4 495.6
52 5160 1806 3354
53 1416 495.6 920.4
54 2226 779.1 1446.9
55 2023 708.05 1314.95
56 5666 1983.1 3682.9
57 5261 1841.35 3419.65
58 2226 779.1 1446.9
59 304 91.2 212.8
60 1315 460.25 854.75
61 2327 814.45 1512.55
62 2428 849.8 1578.2
63 15075 5276.25 9798.75
64 405 141.75 263.25
65 2125 743.75 1381.25
2327 814.45 1512.55
66 1214 424.9 789.1
67 1012 354.2 657.8
68 2630 920.5 1709.5
69 3541 1239.35 2301.65
70 4856 1699.6 3156.4
3440 1204 2236
71 4553 1593.55 2959.45
72 405 121.5 283.5
73 708 212.4 495.6

74 1416 495.6 920.4
75 708 212.4 495.6
76 2630 920.5 1709.5
77 4047 1416.45 2630.55
78 607 182.1 424.9
79 607 182.1 424.9
80 607 182.1 424.9
81 708 212.4 495.6
82 506 151.8 354.2
83 607 182.1 424.9
84 1113 389.55 723.45
85 3845 1345.75 2499.25
86 1821 637.35 1183.65
87 1416 495.6 920.4
88 2023 708.05 1314.95
89 708 212.4 495.6
90 3540 1239 2301
91 1619 566.65 1052.35
92 2327 814.45 1512.55
93 3237 1132.95 2104.05
94 2732 956.2 1775.8
95 1113 389.55 723.45
96 911 273.3 637.7
97 1619 566.65 1052.35
98 5868 2053.8 3814.2
99 4047 1416.45 2630.55
100 607 212.45 394.55
101 35208 14083.2 21124.8
102 304 106.4 197.6
103 1518 531.3 986.7

104 2428 849.8 1578.2
2529 885.15 1643.85
105 2630 920.5 1709.5
106 1922 672.7 1249.3
107 1214 424.9 789.1
108 911 273.3 637.7
109 708 212.4 495.6
110 1012 354.2 657.8
111 1012 354.2 657.8
112 1889 566.7 1322.3
113 607 182.1 424.9
114 607 182.1 424.9
115 304 91.2 212.8
116 506 151.8 354.2
117 405 121.5 283.5
118 1012 354.2 657.8
119 607 182.1 424.9
120 1214 424.9 789.1
121 708 212.4 495.6
122 1416 495.6 920.4
123 405 121.5 283.5
124 1012 354.2 657.8
125 2125 743.75 1381.25
1720 602 1118
126 1619 566.65 1052.35
127 2125 743.75 1381.25
128 304 91.2 212.8
129 2023 708.05 1314.95
130 1821 637.35 1183.65
131 911 273.3 637.7

132 1113 389.55 723.45
133 4350 1522.5 2827.5
134/A 14569 5827.6 8741.4
134/B 14569 5827.6 8741.4
134/C 14164 5665.6 8498.4
135 2934 1026.9 1907.1
136 3845 1345.75 2499.25
137 2630 920.5 1709.5
138 405 121.5 283.5
139 1315 460.25 854.75
140 405 121.5 283.5
141 2208 772.8 1435.2
142 5198 1819.3 3378.7
143 13760 5504 8256
144 5212 1824.2 3387.8
145 2428 849.8 1578.2
146 6171 2159.85 4011.15
147/A 1867 653.45 1213.55
147/B 266 79.8 186.2
148/A 7558 2645.3 4912.7
148/B 3368 1178.8 2189.2
149 3136 1097.6 2038.4
150 47753 19101.2 28651.8
151 12039 4815.6 7223.4
152 5059 1770.65 3288.35
153 4755 1664.25 3090.75
154 2123 743.05 1379.95
155 64951 25980.4 38970.6
156 8071 2824.85 5246.15
157 7588 2655.8 4932.2

158 8701 3045.35 5655.65
159 13152 5260.8 7891.2
160 1821 637.35 1183.65
161 506 151.8 354.2
162 3035 1062.25 1972.75
163 2023 708.05 1314.95
164 2732 956.2 1775.8
165 1714 599.9 1114.1
166 2833 991.55 1841.45
167 11635 4654 6981
11737 4694.8 7042.2
168 3946 1381.1 2564.9
169 40266 14093.1 26172.9
170/A 17098 6839.2 10258.8
170/B 16693 6677.2 10015.8
171 6273 2195.55 4077.45
172 10522 4208.8 6313.2
173 16188 6475.2 9712.8
174 35410 14164 21246
175 6576 2301.6 4274.4
176 2630 920.5 1709.5
177 1012 354.2 657.8
178 14367 5028.45 9338.55
179 5969 2089.15 3879.85
180 4654 1628.9 3025.1
181 2023 708.05 1314.95
182 2428 849.8 1578.2
183 4856 1699.6 3156.4
184 31060 12424 18636
185 6505 2276.75 4228.25

186 6981 2443.35 4537.65
7082 2478.7 4603.3
20150 8060 12090
10319 4127.6 6191.4
26004 10401.6 15602.4
187 10320 4128 6192
188 2529 885.15 1643.85
189 6475 2266.25 4208.75
190 16189 6475.6 9713.4
191 15479 6191.6 9287.4
192 25597 10238.8 15358.2
193 13355 5342 8013
194 16693 6677.2 10015.8
195 8600 3010 5590
196 7285 2549.75 4735.25
197 8195 2868.25 5326.75
198 15378 6151.2 9226.8
199 22643 7925.05 14717.95
200 11635 4654 6981
201 8296 2903.6 5392.4
202 7487 2620.45 4866.55
203 39376 15750.4 23625.6
204 12849 5139.6 7709.4
205 15884 6353.6 9530.4
206 9105 3186.75 5918.25
207 16592 6636.8 9955.2
208 10825 4330 6495
209 9207 3222.45 5984.55
210 2934 1026.9 1907.1
211 5261 1841.35 3419.65

212 3440 1204 2236
213 4452 1558.2 2893.8
214 3845 1345.75 2499.25
215 3845 1345.75 2499.25
216 22259 7790.65 14468.35
217 24484 9793.6 14690.4
218 12039 4815.6 7223.4
219 12443 4977.2 7465.8
220/A 9150 3202.5 5947.5
220/B 13775 5510 8265
221 11938 4775.2 7162.8
222 22764 9105.6 13658.4
223 16693 6677.2 10015.8
224 14622 5848.8 8773.2
225 11129 4451.6 6677.4
226 5969 2089.15 3879.85
227 8191 2866.85 5324.15
228 4148 1451.8 2696.2
229 11129 4451.6 6677.4
230 28415 11366 17049
231 1069 374.15 694.85
232 4611 1613.85 2997.15
233 8070 2824.5 5245.5
234 7800 2730 5070
235 7400 2590 4810
236 3700 1295 2405
237 46520 18608 27912
238 2968 1038.8 1929.2
239/A 25124 10049.6 15074.4
239/B 13237 4632.95 8604.05

6.5.2 Reservation Details
Table 8 Reservation Details
SR.NO NAME RESERVATION NUMBER AREA IN SQ.M
1 Open Space ( R-1) 405
2 S.E.W.S. ( R-2) 2565
3 Local Commercial ( R-3) 10523
4 S.E.W.S. ( R-4) 6908
5 S.E.W.S. ( R-5) 8495
6 Sale For Residential ( R-6) 11008
7 Garden ( R-7) 6835
8 Garden & Recreation ( R-8) 20015
11 S.E.W.S. ( R-11) 16385
12 Open Space ( R-12) 3480
13 Open Space ( R-13) 4005
14 S.E.W.S. ( R-14) 4465
15 Public Purpose ( R-15) 5483
16 Garden ( R-16) 12250
239/C 2673 935.55 1737.45
240 32385 12954 19431
Total 2196000.00 832658.45 1363341.55

17 Public Purpose ( R-17) 1475
20 Sale For Commercial ( R-20) 18021
24 S.E.W.S. ( R-24) 7435
25 Garden ( R-25) 1975
27 S.E.W.S. ( R-27) 15678
28 S.E.W.S. ( R-28) 3470
31 S.E.W.S. ( R-31) 1842
33 S.E.W.S. ( R-33) 14870
37 S.E.W.S. ( R-37) 2610
38 Open Space ( R-38) 4358

6.5.3 Roads Details
Table 9 Road Details
Sr.
No.
Road Width (m) No. of Roads Length Area (sq. m.)
1 60 1 763.001 45046.759
2 36 1 1013.832 36900.752
3 24 4 4653.816 83742.252
4 18 8 12457.450 201605.000
5 12 3 1694.39 20332.681
Total 387627.444
% of Road network 17.65
Table 9 Indicates road detail of T.P. scheme. The hierarchy of is 12 m,18 m,24 m, 36 m,60 m. The
maximum area is covered by 18m.wide road. The total road is 9.18% of total area which is
sufficient according to norms.
Figure 8 Section of Road

7. Estimation
The main aspect of town planning scheme is finance. For the implementation of any town planning
scheme finance is needed. For the development of infrastructure in the T.P. area authority has to
calculate cost for each facility and on basis of this betterment charge are decided. For the
calculation of total cost of all facilities unit rates are taken from zonal office of particular zone in
which T.P. is laid. Following is the list of rates for the estimation.
Table 10 list of rates
Sr. No Items Unit Rate (Per Sq.m)
1 Water network (300 mm Ø) 3400
2 Storm water (900 mm Ø) 5051
3 Drainage network (600 mm Ø) 2206
4 Garden and Play Ground 550
5 Roads
12 m wide 1670
18 m wide 2110
24 m wide 2340
36 m wide 2880
60 m wide 3140
(Source: S.O.R: 17-18, SMC)
7.1 Development Cost for Water Supply
For the water distribution network 300 mm dia. of G.I. pipes are laid down. For the laying of
pipeline P.C.C. ducts are provided for the long-lasting life of pipes and easy operation and
maintenance.
Table 11 Cost of Water Supply
Diameter of Pipe line (mm) Length Cost per Sq.m Cost
Water
Supply Line
Main (300 mm Ø) 6430.65 3400 21864210
Sub main 28303.68 1350 38209968
Total 60074178

7.2 Development cost of Drainage Service
Providing and laying (to level or slopes) and joining reinforced concrete light duty non pressure
pipes I. S. Class NP / 3 of the following internal diameter with collar and butt ends prepared for
collar joints with required manholes at a spacing of 30 mts etc. complete.
Table 12 Cost of drainage Service
Drainage
Line
Main (350 mm Ø) 6430.65 2206 14186013.9
Sub main 14151.84 1810 25614830.4
Total 39800844.3
7.3 Development cost of Storm water Service
For the easy access of rain water there is provision of storm water line at the both side of roads.
Class NP / 3 of the following internal diameter with collar and butt ends prepared for collar joints
with required manholes at a spacing of 30 mts etc. complete.
Table 13 Cost of storm water services
Storm water Line Main (900 mm Ø) 20582.48 5051 103962106.48
7.4 Development cost of roads
Excavating the ground up to 475mm; Ramming, Leveling and re-filling the excavating part into
three layers.
 150 mm sand cushion filling.
 250 mm rubble soling layer
 50 mm W.B.M. layer
 25 mm carpeting with 18mm thick seal coat.
Table 14 Cost of Roads
Sr.No Road Width (m) Road Area (Sq.m) Cost per Sq.m Cost
1 12 20332.681 1670 33955578

2 18 201605.000 2110 425386550
3 24 83742.252 2340 195956870
4 36 36900.752 2880 106274165
5 60 45046.759 3140 141446823
Total 387627.444 903019986
7.5 Development Cost of Open Space
Open space is provided for the social cohesiveness of community. Open space area consists of
green spaces, gardens, playground, informal sitting places, jogging track, food court, children play
area, zones for outdoor games etc.
Table 15 Development cost of Open space
Description Proposal
Area in Sq.m 81601
Cost in Sq.m 550
Total Cost 44880550
7.6Development Cost for Street Light
Electric Poles are important to provide sufficient illumination on the roads to minimize road
accidents to the maximum extent possible. As per Indian Electricity Board there should be one
electricity pole per each 30 mt of road length.
Table 16 Cost for Street light
Description Proposal
No. of Poles 650
Cost per Pole 12500
Total Cost 8125000

7.7 Total Infrastructure Development Costs
Table 17 Total Infrastructure Development Costs
Sr. No Description Cost in Rs. Cr
1 Water supply 6.00
2 Drainage services 3.98
3 Storm water services 10.39
4 Roads 90.30
5 Common Open Space 4.48
6 Street Lights 0.81
Total 115.96

8. CONCLUSION
 After studying all aspects of Town Planning Scheme and various models we conclude that
land pooling and land acquisition is most effective tool for land management because of
the involvement of public participation to develop non-gamtal area.
 With the help of this studio exercise, we learn how to forecast the growth of the city in
proper manner and how to control the haphazard development of the city.
 With the help of study of report one can get idea about the process of town planning
scheme, how to convert agricultural area into manageable urban growth with respect to a
good quality of life, better infrastructure facilities or amenities to the community and to
satisfied the daily requirement of the people.
 The town planning scheme we proposed for this studio exercise i.e. T.P. Scheme No.77
(Dumas-Bhimpor-Gaviar) having the total area of 219.40 ha, was redesign considering the
norms of GTPUD Act 1979, and according to the latest Schedule of Rates, the total cost of
converting the entire area into serviceable land is around 115.96 Cr.

REFERENCES
 Gujarat Town Planning and Urban Development Act,1976
 Common General Development Control Regulation,2016
 Schedule of Rates,2017-18, Roads and Building Department, Government of Gujarat
 URDPFI Guidelines, Ministry of Housing and Urban Affairs

Planning Proposal for Draft TPS Surat No. 77

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Planning Proposal for Draft TPS Surat No. 77