The document summarizes Town Planning Schemes (TPS), a form of land readjustment used to expand urban infrastructure in Ahmedabad, India without compulsory land acquisition. Under TPS, land is pooled by the government from a designated area, with 30-40% used for public purposes and the remaining land returned to original owners, now available for urban development. Land value capture occurs through betterment charges and sale of government land. While not perfect in implementation, TPS is seen as an improvement over land acquisition and the concept of land readjustment remains valid with potential for streamlining.
presentation based on Land Acquisition act and Land pooling in India. PPT is helpful for Urban Planning Students. discussed various land pooling models in India.
presentation based on Land Acquisition act and Land pooling in India. PPT is helpful for Urban Planning Students. discussed various land pooling models in India.
This PPT delivered in a Webinar for E&Y Team discusses various aspects - legal structure, constraints, potential of resource mobilisation by municipal bodies in India.
An expansive set of schemes and initiatives like SMART Cities, AMRUT Mission, Swachh Bharat, etc. by the government are aimed at urban development. This move of the government presents many business & investment opportunities in this sector to transform the urban regions of India. Gujarat, already a fast developing state of the nation has various initiatives to enable it to achieve world class infrastructure & living standards.
Architecture and Town Planning _Unit 4_SPPU_Survey and Transportation Managem...Shrikant Kate
Savitribai Phule Pune University
Board of Studies in Civil Engineering
B. E. Civil 2015 COURSE (w. e. f. June 2018)
401004 Elective I (4)- Architecture and Town Planning
Unit IV:
• Various types of Civic Surveys required to be conducted for DP: demographic, housing, land use, Water Supply & sanitation,
• Planning agencies for various levels of planning. Their organization and purpose (CIDCO-MHADA-MIDC, MMRDA/ PMRDA, SRA),
• Traffic transportation systems: hierarchy of urban roads, traffic management, Intelligent Transport Systems
Cities and civilizations remain
synonymous. Cities remain unique, different and distinct. Cities existed in the past, they exist now and they shall continue to dominate the future of human journey on this planet earth. No two cities are same. Each city has its paces of strength and weaknesses. Making any city great, ,has genesis in understanding its uniqueness and making optimum use and build on its strength; overcoming the existing weaknesses; creating opportunities for its orderly growth and overcome possible challenges which may emerge in its march to become great. Cities must be owned by people and city must own its people. we need co-operative cities and not smart and sky scrapper cities. People would need cities which provides them safety and basic amenities of life, make them happy and healthy. City must create options for providing best possible living to its people; create options for appropriate working; make people happy and healthy; both physically and mentally and make them travel only when needed and that too on a limited scale. Following this order of planning can surely enhance the credibility and operational efficiency of the cities. Planning cities, using nature and natural elements of Sun, Space and Greenery can help in making cities wonderful and healthy places to live and work. Cities must identify, preserve, manage, protect and manage its Heritage, as integral part of its growth and development to make it connect with past glory. Agra needs to be made, promoted and declared as a heritage city to showcase its past glory and make it integral part of future growth and development. Ignoring and damaging its heritage, which lead to chaos and anarchy. Agra must come out with its own charter of growth and development to retain
not only its past glory but also charter an agenda of its glorious future growth.
Architecture and Town Planning _Unit 5_SPPU_LARR, UDPFI, RERA and MAHA-RERA b...Shrikant Kate
Savitribai Phule Pune University
Board of Studies in Civil Engineering
B. E. Civil 2015 COURSE (w. e. f. June 2018)
401004 Elective I (4)- Architecture and Town Planning
Unit V:
• Land Acquisition Rehabilitation and Resettlement Act
• URDPFI Guidelines (for land use, infrastructure etc.),
• Real Estate (Regulation and Development )Act 2016 and MAHA-RERA
presentation tries to focus on housing, its role and importance for communities and also how it can be made cost- effective in the background of Pradhan Mantri Awas Yojna
AFFORDABLE HOUSING POLICY, SCHEME AT VARIOUS LEVELS, ISSUES, HUBS,
APPROACH, PUSH-PULL FACTORS, CASE STUDIES
Follow on Instagram: @conceptive_architects
Martim Smolka of the Lincoln Institute of Land Policy discusses value capture, a tool for recovering land value generated by public actions such as infrastructure investment or zoning changes.
Transit Value Capture Finance - A Global Review of Monetary Potential and Per...Dapo Olajide
In the face of urban transportation funding shortfalls, Land Value Capture is gaining global traction in urban finance as an innovative and ancillary method for funding capital intensive transit investments in cities. To fully understand its potential, a thorough examination of land value capture (LVC) and its application to funding transit investments was conducted for my Master’s professional project at the UBC School of Community and Regional Planning (SCARP).
The report covers the following areas:
• The definition and rationale behind Land Value Capture (LVC)
• The types of LVC instruments and examples
• The distinct advantages of each type of LVC instrument
• Global examples of transit projects that have been funded using LVC finance
• The assessment of the monetary performance of LVC instruments, using case studies from Hong Kong (MTR Rail plus Property program) and London, UK (London Crossrail Business Rate Supplements - BRS)
• The critical success factors for the successful implementation of LVC finance
This PPT delivered in a Webinar for E&Y Team discusses various aspects - legal structure, constraints, potential of resource mobilisation by municipal bodies in India.
An expansive set of schemes and initiatives like SMART Cities, AMRUT Mission, Swachh Bharat, etc. by the government are aimed at urban development. This move of the government presents many business & investment opportunities in this sector to transform the urban regions of India. Gujarat, already a fast developing state of the nation has various initiatives to enable it to achieve world class infrastructure & living standards.
Architecture and Town Planning _Unit 4_SPPU_Survey and Transportation Managem...Shrikant Kate
Savitribai Phule Pune University
Board of Studies in Civil Engineering
B. E. Civil 2015 COURSE (w. e. f. June 2018)
401004 Elective I (4)- Architecture and Town Planning
Unit IV:
• Various types of Civic Surveys required to be conducted for DP: demographic, housing, land use, Water Supply & sanitation,
• Planning agencies for various levels of planning. Their organization and purpose (CIDCO-MHADA-MIDC, MMRDA/ PMRDA, SRA),
• Traffic transportation systems: hierarchy of urban roads, traffic management, Intelligent Transport Systems
Cities and civilizations remain
synonymous. Cities remain unique, different and distinct. Cities existed in the past, they exist now and they shall continue to dominate the future of human journey on this planet earth. No two cities are same. Each city has its paces of strength and weaknesses. Making any city great, ,has genesis in understanding its uniqueness and making optimum use and build on its strength; overcoming the existing weaknesses; creating opportunities for its orderly growth and overcome possible challenges which may emerge in its march to become great. Cities must be owned by people and city must own its people. we need co-operative cities and not smart and sky scrapper cities. People would need cities which provides them safety and basic amenities of life, make them happy and healthy. City must create options for providing best possible living to its people; create options for appropriate working; make people happy and healthy; both physically and mentally and make them travel only when needed and that too on a limited scale. Following this order of planning can surely enhance the credibility and operational efficiency of the cities. Planning cities, using nature and natural elements of Sun, Space and Greenery can help in making cities wonderful and healthy places to live and work. Cities must identify, preserve, manage, protect and manage its Heritage, as integral part of its growth and development to make it connect with past glory. Agra needs to be made, promoted and declared as a heritage city to showcase its past glory and make it integral part of future growth and development. Ignoring and damaging its heritage, which lead to chaos and anarchy. Agra must come out with its own charter of growth and development to retain
not only its past glory but also charter an agenda of its glorious future growth.
Architecture and Town Planning _Unit 5_SPPU_LARR, UDPFI, RERA and MAHA-RERA b...Shrikant Kate
Savitribai Phule Pune University
Board of Studies in Civil Engineering
B. E. Civil 2015 COURSE (w. e. f. June 2018)
401004 Elective I (4)- Architecture and Town Planning
Unit V:
• Land Acquisition Rehabilitation and Resettlement Act
• URDPFI Guidelines (for land use, infrastructure etc.),
• Real Estate (Regulation and Development )Act 2016 and MAHA-RERA
presentation tries to focus on housing, its role and importance for communities and also how it can be made cost- effective in the background of Pradhan Mantri Awas Yojna
AFFORDABLE HOUSING POLICY, SCHEME AT VARIOUS LEVELS, ISSUES, HUBS,
APPROACH, PUSH-PULL FACTORS, CASE STUDIES
Follow on Instagram: @conceptive_architects
Martim Smolka of the Lincoln Institute of Land Policy discusses value capture, a tool for recovering land value generated by public actions such as infrastructure investment or zoning changes.
Transit Value Capture Finance - A Global Review of Monetary Potential and Per...Dapo Olajide
In the face of urban transportation funding shortfalls, Land Value Capture is gaining global traction in urban finance as an innovative and ancillary method for funding capital intensive transit investments in cities. To fully understand its potential, a thorough examination of land value capture (LVC) and its application to funding transit investments was conducted for my Master’s professional project at the UBC School of Community and Regional Planning (SCARP).
The report covers the following areas:
• The definition and rationale behind Land Value Capture (LVC)
• The types of LVC instruments and examples
• The distinct advantages of each type of LVC instrument
• Global examples of transit projects that have been funded using LVC finance
• The assessment of the monetary performance of LVC instruments, using case studies from Hong Kong (MTR Rail plus Property program) and London, UK (London Crossrail Business Rate Supplements - BRS)
• The critical success factors for the successful implementation of LVC finance
Hiroaki Suzuki presents on land value capture and the ways that this innovative financing mechanism can be used to fund transit-oriented development, with the ultimate goal of enhancing urban sustainability.
Transforming Transportation 2015: Smart Cities for Shared Prosperity is the annual conference co-organized by the World Resources Institute and the World Bank.
Land Acquisition is one of the most important activities when we have to start a Project, but we don't yet have an Act satisfying all sections of Society and implementable without affecting the viability of the Project
This presentation is from jamesadhikaram.com. James Joseph Adhikarathil, Managing Director and Chief Consultant of jamesadhikaram land matter consultancy which offers total solution to your land problems in Kerala, .James joseph Adhikarathil is Certified Trainer of both Government of India ,Certified trainer of Government of Kerala and former Deputy Collector Alappuzha. Visit us at www.jamesadhikaram.com or call mob 9447464502. Our Facebook pages - kerala laws on land , kerala land assignment , michabhoomi , pokkuvaravu , kerala resurvey , kerala land conservancy , kerala building tax , kerala certificates , thanneerthadaniyamam. our email jamesadhikaram@gmail.com
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Face book pages
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18. Kerala Land conservancy https://www.facebook.com/Kerala-Land-Conservancy-586345548669008/
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21. Quora https://www.quora.com/profile/James-Joseph-Adhikarathil
Land assignment kerala Ppt from James Joseph Adhikarathil
Solve your land problems in Kerala - we provide Legal support, assistance and monitoring of your complaints in Bhoomi tharam mattom, nilam , purayidom , thottam ,michabhoomi issues, pattayam , thandapper , pokkuvaravu , land tax , building tax , digital survey , resurvey ,klc , puramboke , pathway disputes, fair value , data bank , issues . James Joseph Adhikarathil , Former Deputy collector Alappuzha 9447464502. Service available all over Kerala
Options for Sourcing Land for Sustainable Urban Development in the State of P...JIT KUMAR GUPTA
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.
Options for Sourcing Land For Sustainable Urban Development in the SJIT KUMAR GUPTA
Presentation makes an attempt to list the options which can be used for sourcing land for urban development. The context remains the state of Punjab, but the options and tools suggested remain universal and can be made applicble to various territories covered by any socio-political-economic system. Howeve, the options and approach should be to use minimum land for urbanisation, making optimum use of available land resource, land to be considered an appreciated as the gift of nature and not traded and speculated as the commercial commodity. Making cities compact and more socially habitable place; providing best options for human living should be the aim.
Land acquisition procedure in Gujarat Statepareshchavda
Land acquisition procedure in Gujarat State as per Right to Fair Compensation and Transparency in Land Acquisition, Rehabilitation and Resettlement Act, 2013
Taxability of Capital Gain on Transfer of Agricultural Landtaxguru5
"As you are aware that Capital Gain Tax is charged on transfer of Capital Assets under provisions of Section 45 to 55A of the Income Tax Act, 1961. The main ingr"
TaxGuru is a platform that provides Updates On Amendments in Income Tax, Wealth Tax, Company Law, Service Tax, RBI, Custom Duty, Corporate Law , Goods and Service Tax etc.
To know more visit https://taxguru.in/income-tax/taxability-capital-gain-transfer-agricultural-land.html
Smart TV Buyer Insights Survey 2024 by 91mobiles.pdf91mobiles
91mobiles recently conducted a Smart TV Buyer Insights Survey in which we asked over 3,000 respondents about the TV they own, aspects they look at on a new TV, and their TV buying preferences.
UiPath Test Automation using UiPath Test Suite series, part 3DianaGray10
Welcome to UiPath Test Automation using UiPath Test Suite series part 3. In this session, we will cover desktop automation along with UI automation.
Topics covered:
UI automation Introduction,
UI automation Sample
Desktop automation flow
Pradeep Chinnala, Senior Consultant Automation Developer @WonderBotz and UiPath MVP
Deepak Rai, Automation Practice Lead, Boundaryless Group and UiPath MVP
Welocme to ViralQR, your best QR code generator.ViralQR
Welcome to ViralQR, your best QR code generator available on the market!
At ViralQR, we design static and dynamic QR codes. Our mission is to make business operations easier and customer engagement more powerful through the use of QR technology. Be it a small-scale business or a huge enterprise, our easy-to-use platform provides multiple choices that can be tailored according to your company's branding and marketing strategies.
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We are here to make the process of creating QR codes easy and smooth, thus enhancing customer interaction and making business more fluid. We very strongly believe in the ability of QR codes to change the world for businesses in their interaction with customers and are set on making that technology accessible and usable far and wide.
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Ever since its inception, we have successfully served many clients by offering QR codes in their marketing, service delivery, and collection of feedback across various industries. Our platform has been recognized for its ease of use and amazing features, which helped a business to make QR codes.
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At ViralQR, here is a comprehensive suite of services that caters to your very needs:
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Pricing and Packages
Additionally, there is a 14-day free offer to ViralQR, which is an exceptional opportunity for new users to take a feel of this platform. One can easily subscribe from there and experience the full dynamic of using QR codes. The subscription plans are not only meant for business; they are priced very flexibly so that literally every business could afford to benefit from our service.
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ViralQR will provide services for marketing, advertising, catering, retail, and the like. The QR codes can be posted on fliers, packaging, merchandise, and banners, as well as to substitute for cash and cards in a restaurant or coffee shop. With QR codes integrated into your business, improve customer engagement and streamline operations.
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So, thank you for choosing ViralQR; we have an offer of nothing but the best in terms of QR code services to meet business diversity!
DevOps and Testing slides at DASA ConnectKari Kakkonen
My and Rik Marselis slides at 30.5.2024 DASA Connect conference. We discuss about what is testing, then what is agile testing and finally what is Testing in DevOps. Finally we had lovely workshop with the participants trying to find out different ways to think about quality and testing in different parts of the DevOps infinity loop.
A tale of scale & speed: How the US Navy is enabling software delivery from l...sonjaschweigert1
Rapid and secure feature delivery is a goal across every application team and every branch of the DoD. The Navy’s DevSecOps platform, Party Barge, has achieved:
- Reduction in onboarding time from 5 weeks to 1 day
- Improved developer experience and productivity through actionable findings and reduction of false positives
- Maintenance of superior security standards and inherent policy enforcement with Authorization to Operate (ATO)
Development teams can ship efficiently and ensure applications are cyber ready for Navy Authorizing Officials (AOs). In this webinar, Sigma Defense and Anchore will give attendees a look behind the scenes and demo secure pipeline automation and security artifacts that speed up application ATO and time to production.
We will cover:
- How to remove silos in DevSecOps
- How to build efficient development pipeline roles and component templates
- How to deliver security artifacts that matter for ATO’s (SBOMs, vulnerability reports, and policy evidence)
- How to streamline operations with automated policy checks on container images
GDG Cloud Southlake #33: Boule & Rebala: Effective AppSec in SDLC using Deplo...James Anderson
Effective Application Security in Software Delivery lifecycle using Deployment Firewall and DBOM
The modern software delivery process (or the CI/CD process) includes many tools, distributed teams, open-source code, and cloud platforms. Constant focus on speed to release software to market, along with the traditional slow and manual security checks has caused gaps in continuous security as an important piece in the software supply chain. Today organizations feel more susceptible to external and internal cyber threats due to the vast attack surface in their applications supply chain and the lack of end-to-end governance and risk management.
The software team must secure its software delivery process to avoid vulnerability and security breaches. This needs to be achieved with existing tool chains and without extensive rework of the delivery processes. This talk will present strategies and techniques for providing visibility into the true risk of the existing vulnerabilities, preventing the introduction of security issues in the software, resolving vulnerabilities in production environments quickly, and capturing the deployment bill of materials (DBOM).
Speakers:
Bob Boule
Robert Boule is a technology enthusiast with PASSION for technology and making things work along with a knack for helping others understand how things work. He comes with around 20 years of solution engineering experience in application security, software continuous delivery, and SaaS platforms. He is known for his dynamic presentations in CI/CD and application security integrated in software delivery lifecycle.
Gopinath Rebala
Gopinath Rebala is the CTO of OpsMx, where he has overall responsibility for the machine learning and data processing architectures for Secure Software Delivery. Gopi also has a strong connection with our customers, leading design and architecture for strategic implementations. Gopi is a frequent speaker and well-known leader in continuous delivery and integrating security into software delivery.
Essentials of Automations: Optimizing FME Workflows with ParametersSafe Software
Are you looking to streamline your workflows and boost your projects’ efficiency? Do you find yourself searching for ways to add flexibility and control over your FME workflows? If so, you’re in the right place.
Join us for an insightful dive into the world of FME parameters, a critical element in optimizing workflow efficiency. This webinar marks the beginning of our three-part “Essentials of Automation” series. This first webinar is designed to equip you with the knowledge and skills to utilize parameters effectively: enhancing the flexibility, maintainability, and user control of your FME projects.
Here’s what you’ll gain:
- Essentials of FME Parameters: Understand the pivotal role of parameters, including Reader/Writer, Transformer, User, and FME Flow categories. Discover how they are the key to unlocking automation and optimization within your workflows.
- Practical Applications in FME Form: Delve into key user parameter types including choice, connections, and file URLs. Allow users to control how a workflow runs, making your workflows more reusable. Learn to import values and deliver the best user experience for your workflows while enhancing accuracy.
- Optimization Strategies in FME Flow: Explore the creation and strategic deployment of parameters in FME Flow, including the use of deployment and geometry parameters, to maximize workflow efficiency.
- Pro Tips for Success: Gain insights on parameterizing connections and leveraging new features like Conditional Visibility for clarity and simplicity.
We’ll wrap up with a glimpse into future webinars, followed by a Q&A session to address your specific questions surrounding this topic.
Don’t miss this opportunity to elevate your FME expertise and drive your projects to new heights of efficiency.
LF Energy Webinar: Electrical Grid Modelling and Simulation Through PowSyBl -...DanBrown980551
Do you want to learn how to model and simulate an electrical network from scratch in under an hour?
Then welcome to this PowSyBl workshop, hosted by Rte, the French Transmission System Operator (TSO)!
During the webinar, you will discover the PowSyBl ecosystem as well as handle and study an electrical network through an interactive Python notebook.
PowSyBl is an open source project hosted by LF Energy, which offers a comprehensive set of features for electrical grid modelling and simulation. Among other advanced features, PowSyBl provides:
- A fully editable and extendable library for grid component modelling;
- Visualization tools to display your network;
- Grid simulation tools, such as power flows, security analyses (with or without remedial actions) and sensitivity analyses;
The framework is mostly written in Java, with a Python binding so that Python developers can access PowSyBl functionalities as well.
What you will learn during the webinar:
- For beginners: discover PowSyBl's functionalities through a quick general presentation and the notebook, without needing any expert coding skills;
- For advanced developers: master the skills to efficiently apply PowSyBl functionalities to your real-world scenarios.
SAP Sapphire 2024 - ASUG301 building better apps with SAP Fiori.pdfPeter Spielvogel
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• What is SAP Fiori and why it matters to you
• How a better user experience drives measurable business benefits
• How to get started with SAP Fiori today
• How SAP Fiori elements accelerates application development
• How SAP Build Code includes SAP Fiori tools and other generative artificial intelligence capabilities
• How SAP Fiori paves the way for using AI in SAP apps
Encryption in Microsoft 365 - ExpertsLive Netherlands 2024Albert Hoitingh
In this session I delve into the encryption technology used in Microsoft 365 and Microsoft Purview. Including the concepts of Customer Key and Double Key Encryption.
Epistemic Interaction - tuning interfaces to provide information for AI supportAlan Dix
Paper presented at SYNERGY workshop at AVI 2024, Genoa, Italy. 3rd June 2024
https://alandix.com/academic/papers/synergy2024-epistemic/
As machine learning integrates deeper into human-computer interactions, the concept of epistemic interaction emerges, aiming to refine these interactions to enhance system adaptability. This approach encourages minor, intentional adjustments in user behaviour to enrich the data available for system learning. This paper introduces epistemic interaction within the context of human-system communication, illustrating how deliberate interaction design can improve system understanding and adaptation. Through concrete examples, we demonstrate the potential of epistemic interaction to significantly advance human-computer interaction by leveraging intuitive human communication strategies to inform system design and functionality, offering a novel pathway for enriching user-system engagements.
2. Metropolitan population of over 6
million
Seventh largest metropolitan area
in India
Area: 464 km2
(179 sq mi)
Situated in prosperous western
state of Gujarat
Founded in 1411 as a walled city
Became a center of textile
manufacturing in the 19th
century
Grew rapidly in the 20th
century
mostly using Town Planning
Schemes (land readjustment)
3. A form of land readjustment
A means of expanding urban
infrastructure without compulsory land
acquisition
Promoted as equitable, participatory
and cost-effective
Originally introduced by British Colonial
Government in 1915. Legislation
updated in 1954, 1976 and 1999.
4. Areas designated for urban expansion in the city’s
development plan
Divided into TP schemes of ~100-250 hectares
(250-500 acres), covering ~100-200 parcels
Government pools the land, uses 30-40% for
roads, open space, other public purposes,
including 5-10% for sale.
The remaining 60-70% 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
5.
6. Land Value Capture in TPS occurs through two means:
o Betterment charges
o Sale of appropriated land
Purpose of betterment charge: to divide the increase in land value
evenly between the landowner and the government
Betterment Charge = Final LV – Original LV
2
Offset by compensation to landowner for appropriated land, based on
original land value
8. Govt. takes 40% from all
parcels, i.e. Farmer A
loses 400m2
For this, govt. owes
Farmer A Rs. 80,000
(=400m2
X Rs.200/m2
)
as compensation
Farmer A’s remaining
land is worth
Rs.120,000
(=600m2
X Rs.200/m2
)
60%
40%
Rs.120,000
Government Landowner
Rs. 80,000
9. The govt. estimates the final
price after TPS to be
Rs.500/m2
Farmer A’s remaining 600m2
is
now worth Rs.300,000
(=600m2
X Rs.500/m2
)
Increase in land value of final
parcel = Rs.300,000 –
Rs.120,000 = Rs.180,000
Betterment charge = 50% of
increase in LV = Rs.90,000
Farmer A’s net gain is the
remaining Rs.90,000.
Rs.300,000
(from Rs. 120,000)
Rs. 90,000
Government Landowner
+ Rs. 180,000
10. Original and final land values are supposed to be based on recent sales
Sale prices are underreported by as much as 60%
Government instead bases original values on a standard “reckoner”
Final values calculated “in reverse”
Final values on paper are much lower than in reality
Betterment charges are therefore an ineffective means of land value capture
However, creates the “perception of fairness”
11.
12. While not emphasized in the rhetoric, land sales are a much bigger
source of land value capture from TP schemes
5-10% of land is “banked” by the govt. for later sale
Land sales have been lucrative for the govt.
o Govt. claims to have collected land worth $100 million from 24 TPS
o e.g. April 2006: 20 parcels sold for $35 million (including one for Rs.61,000/m2
i.e.
$1200/m2
) to large real estate firms
13. It is hard to attribute the land value increase directly to infrastructure
Simply allowing urban use on this land may account for much of the
land value increase
Land value increases partly due to passage of time in a rapidly
urbanizing context. It is often a very slow process: final approvals from
state governments make take 10+ years (in one case, 26 years).
Implementation may have barely begun after a decade.
17. The implementation of TPS in Ahmedabad has not been perfect, but
these flaws do not reflect on the concept of land readjustment or land
value capture itself, but on broader institutional constraints faced in
Indian cities.
In Ahmedabad – TPS is an improvement over land acquisition other
cities
May be streamlined by doing away with compensation and betterment
charges, as most benefit comes for land sales by both original
landowners and government.
Land value capture relies on reliable and transparent land valuation
Editor's Notes
TP schemes are a form of land readjustment, a process not unique to India. Variants of it have been used extensively in Germany, Japan, Korea, Taiwan, Australia, and elsewhere. (Washington DC). (read slides) The TP scheme version of land readjustment has a long history in Ahmedabad dating back to the early 20 th century – most of the city has been built this way, and there have been around 200 such schemes. It has been used particularly extensively in the last decade or so, following some legislative changes.
(read slides) On the right are some photographs from landowner meetings, which as you can see are as orderly and efficient as India as a whole is. The landowners sell their parcels on the market, and usually receive a high price from real estate developers. In theory, they pay half of the increase in value of their land to the government as a betterment charge (which I will explain in more detail shortly), while the remaining increase is theirs to keep. The government benefits because it avoids taking land compulsorily and all the delays and difficulties that that involves, and can pay for the infrastructure through land value capture. According to the proponents of TP schemes, both landowners and the government benefit, making it a 'win-win' proposition. The pace of expansion using TP schemes has increased since the turn of the century. Between 2000 and 2009, AMC and AUDA developed over 77 sq. miles (200 sq. km.) of land using TP schemes, as opposed to only half that area in the preceding 25 years (Annez, Bertaud et al. 2010). As of late 2009, around 100 schemes under AMC and another 100 under AUDA had been prepared or were underway, with another 200 envisioned under the 2002 development plan (Ballaney 2009). Between 2005 and 2010, AUDA also built over 11,000 units of low-income housing using land obtained through TP schemes
Here is an example of a real town planning scheme in Ahmedabad, showing the process of plot reconstitution.
(read slides) In theory, the betterment charge owed by the landowner to the government is half the difference between the original land value and the final value. The idea is that the landowner has benefited through the government’s actions, and so owes the government something – the fact that it is 50% is arbitrary.
So here is a simple example that can illustrate the financial side of TPS, including how the betterment charge is calculated. Let us imagine that a farmer owns a parcel of land within a proposed TPS with an area of 1000 sq. m., which is valued at 200 rupees per sq. m.
As part of the TPS, (read)
Farmer A’s original parcel: 1000 m 2 @ Rs.200/m 2 = Rs.200,000 Govt. takes 40% from all parcels, i.e. Farmer A loses 400m 2 For this, govt. owes Farmer A Rs. 80,000 (=400m 2 X Rs.200/m 2 ) as compensation Farmer A’s remaining land is worth Rs.120,000 (=600m 2 X Rs.200/m 2 ) The govt. estimates the final price after TPS to be Rs.500/m 2 Farmer A’s remaining 600m 2 is now worth Rs.300,000 (=600m 2 X Rs.500/m 2 ) Increase in land value = Rs.300,000 – Rs.120,000 = Rs.180,000 Betterment charge = 50% of increase in LV = Rs.90,000 Total owed by Farmer A to govt. = Betterment charge - compensation = Rs.10,000 Farmer A’s net gain is Rs.90,000 A hypothetical example may be useful here in order to illustrate this somewhat complicated process. (The values used in this example are comparable to actual observed values). Let us imagine that a farmer, Mr. X, owns a plot of agricultural land of 1,000 square meters on the periphery of Ahmedabad. His plot falls within the boundaries of a new TP scheme being prepared by AMC. AMC assesses the value of this plot to be `200 per sq. m., i.e. `200,000 in total. While preparing the TP scheme, AMC decides that 40% of land will be taken from each plot, which means that it takes 400 sq. m. of land from Mr. X, which is worth `80,000 in compensation. So AMC now owes Mr. X `80,000. 600 sq. m. of land, worth `120,000, remains with Mr. X. AMC estimates that once the improvements have been made, the value of the land in Mr. X's reshaped final plot will increase from `200 to `500 per sq. m., i.e. the total value of his land will increase from `120,000 to `300,000. The improvements have thus caused the value of his remaining land to go up by `180,000. In order to share this benefit with the government, he now owes 50% of this, `90,000, to AMC as a betterment charge, which goes towards AMC's project costs. Since AMC already owed him `80,000 for the land it originally took, his net payment to AMC is `10,000. The other 50% of the estimated increase in his land value, `90,000, is his to keep. If all estimations used above are accurate, in total Mr. X is `90,000 better off than he was before.
That was how it’s supposed to work. The way it works in reality is different. Original and final land values are supposed to be based on recent land sales. However, sale prices are not a reliable guide to actual market value, as they are routinely underreported, sometimes by up to 60% (the remainder is paid in cash), to avoid stamp duties and taxes. Instead the government bases original values on a standard “reckoner”, or guidelines to estimate land value, which do not really reflect market values. It calculates final values in reverse, based on how much they want to recover through betterment charges. That is – they decide how much they need the betterment charge to be, and work backwards, fixing final land values so that they yield this result. While it may seem like the government is taking unfair advantage somehow, in fact the final values on paper are much lower than market values, which means that the betterment charges recovered are also very low. The government does not really exercise its ability to take back half the real increase in land value, treating the betterment charge as a nominal fee. e.g. instead of Rs.500/m 2 as used to calculate the betterment charge, the actual sale price may be Rs.20,000 – 60,000 per sq. m. So betterment charges here are an ineffective means of land value capture for the government. This leads to two questions. Why does the government not calculate betterment charges more realistically, and recover more money? The explanation one hears is that this would be politically unpopular. TP schemes are accepted now because landowners don’t have to give up too much. The government seems to not think it worthwhile to upset this understanding. The other question is, since the amounts are so small, why bother with betterment charges at all? The answer to this that is sometimes given is that varying the nominal charge it from one landowner to another based on parcel characteristics creates the perception of fairness.
Here is an illustration of the differences between final land values on paper and on the market. The draft scheme as sanctioned in 2006 (left) shows low estimated final plot values.
(read slides) [[[[[ The sale of land obtained through TP schemes has become an important source of income for AUDA. Between 2001-02 and 2004-05, AUDA's total capital budget increased sevenfold, from `32 crore to `227 crore4 (US$ 7 million to US$ 50 million). On average, between 2003-04 and 2008-09, 29% of AUDA's revenue came from the sale of land. In April 2006, AUDA auctioned 20 plots for `172 crore (US$ 38 million), to large real estate firms. In that year, 65% of AUDA's revenue came from land sales. The proceeds from land sales have been used by AUDA to finance large infrastructure projects, mostly road development, water supply, sanitation, drainage, etc (Mahadevia 2009; Sridhar and Reddy 2009). A recent development plan states that from 24 schemes, AUDA has created a land bank worth `500 crores, i.e. over US$ 100 million (AUDA/ AMC City Development Plan 2006-2012).]]]]]]
Here is an illustration of the lengths of time taken to implement TP schemes. This is an area in northern Ahmedabad as seen before a TPS.
This shows the TPS prepared in 2004.
And this shows it in 2010, with hardly any infrastructure built. It is the same in more recent satellite images. This is not an unusual situation.