Webinar on Town planning scheme

TOWNPLANNING
SCHEME
History, concepts, design & practices
Welcome to a webinar on
Presented by:
Prof. Bhasker Vijaykumar Bhatt
Associate Professor,
D. C. Patel School of Architecture (APIED), Vallabh Vidyanagar, Anand, Gujarat
+91-98258-35364 er.bhasker@gmail.com www.bvbhatt.com
An online event by
Civil Engineering Department, Dr. S. & S. S. Ghandhy Government Engineering College, Surat
Under
Students’ chapter of Indian Society for Technical Education
24/May/2020
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Contents
T. P. Scheme
History
01
The Gujarat
Town Planning
& Urban
Development
Act, 1976
02
Land
readjustment
example
03
Practice & Uses
of TPS
Mechanism
04
24/May/2020Town Planning Schemes – a webinar by Prof. Bhasker V. Bhatt 2
Urban planning is not new to India,
It has been practiced since ancient and medieval times
Town Planning Scheme is a micro level neighbourhood planning tool – land management tool
Participatory planning principles
Self sufficient development tool
Statutory tool

TOWNPLANNING
SCHEME
History
24/May/2020
Town Planning Schemes – a webinar by Prof. Bhasker V. Bhatt 3

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19th Century British efforts
◦ In 1911, the capital relocation was formally
announced, and British architect Edwin Lutyens was
given the planning position.
◦ By his side was architect Herbert Baker. Together,
they designed a plan not far removed from Versailles
and Washington, DC, with numerous diagonals and
wide avenues connecting important sites.
◦ The viceroy's palace was placed at the focal point of
the plan, which was a purposeful reinforcement of the
colonizing power.
The plan for New Delhi, India, as designed by Edwin Lutyens and Herbert Baker. Retrieved from Cornell University Library

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Land pooling
◦ The basic concept of a TP Scheme is to pool together all the land (typically ranging from
100 to 200 hectares) under different ownerships and redistribute it in a properly
reconstituted form after carving out the required land for
◦ Open spaces,
◦ Social infrastructure,
◦ Services,
◦ Housing for the EWS, and
◦ The road network.
Source: Town Planning and Valuation Department, Government of Gujarat.

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Town planning in Gujarat & India
◦ 1915 : The Bombay Town Planning Act
◦ Provided for T. P. Schemes only
◦ 1915 : Applied to Salsette (सालशेत) island – Bombay
◦ 1917 : First town planning scheme of Jamalpur,Ahmedabad
◦ 1920 : Tamil Nadu and Andhra Pradesh Town Planning Act
◦ 1932 : Travancore town planning act (Kerala)
◦ 1954 : Amended the Bombay Town Planning Legislation (obligatory provision for preparation of Development Plan)
◦ Provided for Development Plan and Town Planning Schemes for Municipal areas only
◦ 1960 : First development plan prepared by Ahmedabadand others
◦ 1961: Karnataka Town Planning Act
◦ 1973 : Madhya Pradesh & Uttar Pradesh Town Planning Act
◦ 1976 : The Gujarat Town Planning & Urban Development Act (had more provisions for components)
◦ Enacted on 1st February 1978
◦ Empowered to Area/Urban development authority to prepare DPs/ TPS for its area of jurisdiction & control the development of city as
well as fringe (development area)
◦ 1979 : West Bengal Town & Country Planning Act
◦ 1995, 1999, 2001, 2014, & 2017 : Amendments in the GTPUD Act.
1915 to 2020 – Almost 105 Years of legacy for modern planning

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Growth of T. P. Schemes
◦ Significant rise in number of T. P. Schemes after the year 1990;
◦ Pace of urbanization and timely amendment in legislation has
paved the way for rise in the T. P. Schemes post the year 2000;
◦ Total number of T. P. Schemes – more than 1626 across the state
at various stages;
◦ Land contribution has been raised from 20% (pre 1999) to up to
40% (post 1999) showing a significant rise in T. P. Schemes
◦ 95% of Public Housing Projects by Urban Local Bodies are on
lands made availablethrough Town Planning Schemes;
◦ Admissiblecomponents – geometrically regularly shaped plots,
roads & circulation, EWS housing, schools, playgrounds,fire
fighting & other social infrastructure, gardens & urban green
spaces +++
First T. P. Scheme across the river in Ahmedabad (1946)

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Town Planning Scheme (TPS) – Micro level
TPS is an effective tool of implementation of Development Plan of a city.
It is a land readjustment tool to adapt land for urban use
◦ Reconstitution of land holdings
◦ Statutory provisionof poolingtogether all the land under different ownership and
redistributing in a properlyreconstitutedform after deducting for roads and publicpurpose.
◦ Appropriation of land for public uses without acquisition
◦ Local level road network
◦ Local level social and physical infrastructure
◦ Land bank for the urban poor
◦ Infrastructure cost recovery
◦ Land appropriationcompensationadjusted against land value increments due to
infrastructure provision
◦ Land for financingof infrastructure (15%)
As per the Gujarat Town
Planning & Urban
Development Act, 1976,
TPS means scheme
prepared under the act
and include plans,
together with descriptive
matter, if any, relating to it.

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Provisions of TPS
◦ Laying out or relaying out of land
◦ Reclamation of low lying, swampy areas
◦ Lay out of new streets / roads or closing
◦ Construction, alteration or removal of structures
◦ Allotment or reservation of roads and public purpose plots to the authority
◦ Availing land for drainage, water supply and public lighting
◦ Preservation of historical or national monument
◦ Implementation of development control regulations
◦ Suspension of any rule, regulation, order for proper carrying out of scheme

THEGUJARATTOWN
PLANNING&URBAN
DEVELOPMENTACT,1976
Provisions
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The Act
◦ It is an act to consolidate and amend the law relating to the making of Development Plan & Town Planning Schemes in
Gujarat State;
◦ It is also called as the President’s Act No. 27 of 1976 (www.lawsofindia.org)
◦ Enacted by the President of India according to the powers conferred in Gujarat State Legislature Act, 1976
◦ The act extends to the whole of the Gujarat State (= entire geographical administrativearea)

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Chapter V of the Act 1978 – Rules 1979
◦ Section 40 to 44 : Making, contents of draft TPS
◦ Section 45 to 48 : Reconstitution of plots, objections to Draft scheme, submission and sanction of Draft scheme
◦ Section 48/A : Vesting of lands for infrastructure
◦ Section 49 : Restriction of use and development in TPS area
◦ Section 50 & 51 : Appointment and duties of TPO
◦ Section 52 : Contents of Preliminary and Final Scheme
◦ Section 54 & 62 : Certain decisions to be final
◦ Section 55 to 61 : Constitution of Board of Appeal
◦ Section 63 to 66 : Split of TPS, Submission, Sanction and Withdrawal
◦ Section 67 to 69 : Implementation of TPS
◦ Section 70 to 76 : Variation of TPS, Powers of city civil court

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Chapter VI - VII of the Act 1978 – Rules 1979
◦ Section 77 to 80 : Costs of scheme, increment, contribution
◦ Section 81 : Transfer or extinct of rights from OP to FP
◦ Section 82 : Injurious affection
◦ Section 83 to 98 : Accounts, recovery of arrears, budget of authority and so on
◦ Section 99 and 100 : Levy, rates and assessment and recovery of Development Charge
◦ Section 102 & 103 : Constitution of Tribunals and Appeals and revision

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Chapter VII of the Act 1978 – Rules 1979
◦ Section 104 to 107 : Bar of legal proceedings, registration of TPS maps and documents, compulsory acquisition of
land needed for TPS or Development Plan
◦ Section 108 to 116 & 120 : Special provision to dissolution of authority,right to entry, services of notices, members
and officers to be public servant
◦ Section 117 : Effect of other laws
◦ Section 118 & 119 : Powers to make rules and regulations
◦ Section 122 & 123 : Provision of tenancy act not to apply to areas under TPS, Control of Government, No TPS for
Gujarat Housing Board
◦ Section 124 : Repeal and savings

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Tentative time-frame for TPS
Making and publishing draft scheme from date of intention
declaration
9 months
Extension that may be granted 3 months
Submission of scheme after publish 3 months
Sanction of Draft Scheme by the State Government 3 months
Appointment of T. P. O. ½ month
Making of Preliminary & final scheme 12 months
Extension that may be granted 6 months
Sanction of Preliminary / Final scheme 2/3 months
Scheme to come into force 1 month
Approximate time for finalization of a TPS 50 months

LANDREADJUSTMENT
EXAMPLE
The procedure of making a T. P. Scheme
24/May/2020

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Procedure to prepare a TPS
◦ A TPS (u/s 40(2)) may be made on land which is,
◦ In the course of development
◦ Likely to be used as residential, commercial or industrial or building
◦ Already built upon
◦ After identifying area for TPS, the authority through board resolution is required to take
CTP’s consultation u/s 41(1) and declare its intention to make a scheme
◦ Within nine months, the authority is required to prepare and publish the scheme in
official gazette
◦ After considering the suggestion / objections received within a month of publication,
draft scheme is sent to the Government for sanction u/s 48(1)

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Ownership details of every plot are reviewed thoroughly – historically
Records from: City Survey office - DiLR
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Preparation of
Ownership, plot
area statement
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4000 Sq Mt (conveniently)
happens to be 25% of the total
plot area
Identification of
area required for
amenities
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Identification of
area to be deducted
from each land
parcel
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Final plot area to be
set
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Marking of Final
Plot area with
shape (on or near to
the Original Plot)
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Final Plots
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Now, needed to be done is:
1) Compensate people for land
cost
2) To extract a portion of
increment in land value
Calculation for
finance
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Compensation to
be made Book Value
Of land plots are
considered
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Final plot value
calculations
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Increment in land
value projection
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50% of increment
calculation
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Net demand from
plot owners
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Net gain of
landowner
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An example of
TPS
Town Planning Schemes – a webinar by Prof. Bhasker V. Bhatt
◦ Hansol, Ahmedabad
◦ Courtesy:
◦ Town Planning & Valuation
Department, Government of Gujarat
24/May/2020 34
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An area is identified with potential development/ urbanization and about 100 to 150
Ha is taken up for proposing a T. P. Scheme
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Total station-based Survey is performed in entire area
- Identification of plot boundaries, existing buildings, road alignment, natural resources
- Topographical information – slopes of grounds, contours
- Existing infrastructure of power supply, gas/fuel pipelines & forest/natural reserve areas
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Boundaries of detailed planning area are defined as a polygon
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Marking of Original Plot boundaries (OP)
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Map scales
1)An accurate base map is prepared using two scales
1:400 and 1:2000
2)On a 1:2000 scale map, the road network of surrounding adjacent T.P. Schemes
marked and existing road network with development. The road network within
scheme area prepared.
3)The road network is then transferred on 1:400 scale map.

Best suitable road alignment is identified and marked
- Reference to the Development Plan alignment is made, if any proposed already – taken up
for inclusion in the T. P. Scheme
- Width hierarchy for roads is proposed
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Plots for amenities, revenue generation are earmarked (reservations)
- Color code is followed uniformly
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Delineation of Final Plots (FP)
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Drat scheme with Final Plots and reservations
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PRACTICE&USESOF
TPSMECHANISM
24/May/2020

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Practice & uses of TPS Mechanism
◦ Urban area planning & development
◦ City level infrastructure
◦ Infrastructure in Unauthorized Colonies
◦ Infrastructure in Dense Inner-City Areas
◦ Social infrastructure
◦ Land consolidation

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City level infrastructure
Surat ring road
26 km length
90 m width

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Infrastructure in Unauthorized Colonies

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Infrastructure in Dense Inner-City Areas
Bhuj –
BHADA area
before and
after the
tragic
2001
Earthquake

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Social Infrastructure

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Land
Consolidation
◦ Vadodara
◦ Village – Dena, Kotali,
Amalariya
◦ 2000 Ha designated in
Development Plan as
IT Node – catalyst for
development
◦ To be developed
through PPP mode
24/May/2020 Town Planning Schemes – a webinar by Prof. Bhasker V. Bhatt 55DOI: 10.13140/RG.2.2.20998.60480

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Land Consolidation
◦ Surat
◦ Village – Parvat Patiya, Dumbhal
◦ 25 Ha carved out using land pooling to be developed as
Amusement Park – catalyst for development
◦ To be developed through PPP mode
◦ AMAZIA WATER PARK
Town Planning Schemes – a webinar by Prof. Bhasker V. Bhatt 24/May/2020 56

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Thought-
feeder
24/May/2020
◦ Land v/s total built environment
◦ Seamless space v/s buildings
◦ Built form visualization in 3D form and not just
defining land use & development control
◦ Sustainability aspects
◦ Adaption of brown field as well as green field areas
◦ Performance-based Development Control
Regulations → marksheets ???
◦ Land is an asset to create infrastructure & facilities
for common good – not just money-making tool
◦ Infrastructure need to be inclusive and not just
utility
◦ Development of public spaces through PPP models
Websites of
TP&VD, Government of Gujarat
Surat Municipal Corporation
Surat Urban Development Authority
Land Revenue Department
(AnyRoR - Any Records of Rights Anywhere in Gujarat)
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References
◦ Land Management For Smart Cities – Gujarat (2015)
◦ Website of Town Planning & Valuation Department, Government of Gujarat
◦ Website of Urban Development & Urban Housing Development Department, Government of Gujarat
◦ Urban & Regional Development Plan Formulation & Implementation Guidelines,2015
◦ The Gujarat Town Planning & Urban Development Act, 1976
◦ Website of AhmedabadUrban Development Authority
◦ Website of Surat Municipal Corporation
◦ Website of Surat Urban Development Authority
◦ Website of Bhuj Area Development Authority
◦ Asian Development Bank document – (https://www.adb.org/sites/default/files/publication/539736/adbi-wp1037.pdf)
Disclaimer:
The author claims no ownership for any /all the images used in the presentation for
illustration. The presentation is used as a compilation to supplement the discussion and
actual provision of the acts-rules-regulations supersede at all the times.

Thank you
We can take up a few questions else all are
requested to post their questions in the Q&A
window, it will be answered later by an email.
जय हिन्द
वंदे मातरम
Presentation and video recording of the session will be
made availablethrough a LINK as the feedback form is
filled.
Please do the needful.
Town Planning Schemes – a webinar by Prof. Bhasker V. Bhatt 24/May/2020 59
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