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

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. 1. Planning Regime in Gujarat
2

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
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
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
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
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
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
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. 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. 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. Gujarat Land Consolidation / Pooling
12

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. 19th
Century British Town Improvement Schemes
14

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. The First TPS of Ahmedabad, 1925
16

17. Jamalpur TPS Ahmedabad
To provide proper access
17

18. The First TPS across the River, 1946
18

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. 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. 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. 5. What is the TPS Mechanism?
• A Simplified Example
• A Real Example
22

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. 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. 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. 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. 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. 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. 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. 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. 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. 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. 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. 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. 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. A Real Example
36

37. An area of approximately 100 to 150 hectares is taken up for planning
A Real Example
37

38. The area is surveyed
A Real Example
38

39. Boundaries of the detailed planning area are defined
A Real Example
39

40. Ownership details of every plot are reviewed
A Real Example
40

41. Ownership, plot size, land value details tabulated
A Real Example
41

42. Original plots are marked on the survey
A Real Example
42

43. Roads are laid out
A Real Example
43

44. Plots for amenities, revenue generation are carved
A Real Example
44

45. Final plots are delineated
A Real Example
45

46. Final plots are delineated
A Real Example
46

47. Final plot sizes & land value increments tabulated
A Real Example
47

48. Betterment levies tabulated
A Real Example
48

49. The TPS is presented to the land owners
A Real Example
49

50. Objections & suggestions are accepted
The TPS is altered appropriately
A Real Example
50

51. Roads are taken possession of
Infrastructure is built
A Real Example
51

52. A quasi judicial officer hears grievances
Alters the TPS as appropriate
State Government sanctions the TPS
A Real Example
52

53. Final plots are handed over
Betterment levies are collected
Private plots are developed as permitted
A Real Example
53

54. A Real Example
54

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. 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. Ahmedabad’s Ring Road was developed through the TPS mechanism
City Level Infrastructure
57

58. Source: Google Earth
Ahmedabad’s Ring Road was developed through the TPS mechanism
City Level Infrastructure
58

59. Central Garden of 50 Hect. In TPS of 1250 HA
City Level Infrastructure - Garden
City level
50 ha
Garden
59

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. 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. TPS mechanism used to regularize unauthorized areas built in the past
Infrastructure in Unauthorized Colonies
62

63. TPS mechanism used to regularize unauthorized areas built in the past
Infrastructure in Unauthorized Colonies
Infrastructure in Unauthorized Colonies
63

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. 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. Infrastructure in Dense Inner City Areas
66

67. Standing Structures
Infrastructure in Dense Inner City Areas
67

68. Infrastructure in Dense Inner City Areas
Conceptual road network
68

69. Infrastructure in Dense Inner City Areas
• TPS accommodating 3000
Properties – 16000
Population
• Downtown with Commercial
& Residential
69

70. Infrastructure in Dense Inner City Areas
TPS delineated, each
scheme a manageable
design unit
70

71. 71

72. Publishing the TPS
Infrastructure in Dense Inner City Areas
72

73. Soniwad, January 20 , 2004 73

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. Prahladnagar TPS – land appropriated
for affordable housing
Social Infrastructure
75

76. Layout plan
Social Infrastructure
76

77. Social Infrastructure
77

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. 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. 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. 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. Key Questions further required to be solved …..
82

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. Before
Thank You…
For more information - ctp.tpvd@gmail.com
(Source for some slides: HCP Ahmedabad) 84