Town Planning Scheme Mechanism...

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Town Planning Scheme Mechanism

GujaratGujarat

Shirley Ballaney, Architect – Urban Planner

E i t l Pl i C ll b ti Ah d b d I diEnvironmental Planning Collaborative, Ahmedabad, India

Annual Bank Conference on Land Policy and Administration

26 – 28 April 2010, Washington DC INTERNATIONAL WORKSHOP ONEXPANDING URBAN LAND SUPPLY: WHAT WORKS?

1. What is the TPS Mechanism?

2. Various uses of the TPS Mechanism

3 S I t t Att ib t f th TPS M h i

Contents

3. Some Important Attributes of the TPS Mechanism

4. Why does the TPS Mechanism Work?

5. How can the TPS Mechanism be Improved?

6. Viability of the TPS Model

7. Replicability of the Modelp y

8. Elements for Donor Funding

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1. What is the TPS Mechanism?

• A Simplified Example• A Real ExampleA Real Example

A Simplified Example

Survey No

Original Plot No

OwnerOriginal

Plot Area(sq m)

1 2 3 41 2 3 4

314 1 Ajaybhai 1300315 2 Harishbhai 2500316 3 Kantibhai 2700317 4 Chiragbhai 2200318 5 Maheshbhai 2400319 6 Kanubhai 2700320 7 Natubhai 2200

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Survey No

Original Plot No

OwnerOriginal

Plot Area(sq m)

1 2 3 41 2 3 4

314 1 Ajaybhai 1300315 2 Harishbhai 2500316 3 Kantibhai 2700317 4 Chiragbhai 2200318 5 Maheshbhai 2400319 6 Kanubhai 2700320 7 Natubhai 2200

Total 16000Road 1100

Infrastructure 600Garden 1200

Land for Sale 1100Total 4000

4000 sq mts (conveniently) happens to be 25% of the total area


Survey No

Original Plot No

OwnerOriginal

Plot Area(sq m)

25 % Deduct-

ion

1 2 3 4 51 2 3 4 525% of 4

314 1 Ajaybhai 1300 325315 2 Harishbhai 2500 625316 3 Kantibhai 2700 675317 4 Chiragbhai 2200 550318 5 Maheshbhai 2400 600319 6 Kanubhai 2700 675320 7 Natubhai 2200 550

Total 16000 4000Road 1100



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Survey No

Original Plot No

OwnerOriginal

Plot Area(sq m)

25 % Deduct-

ion

Final Plot Area

(sq m)

1 2 3 4 5 61 2 3 4 5 625% of 4 4 - 5

314 1 Ajaybhai 1300 325 975315 2 Harishbhai 2500 625 1875316 3 Kantibhai 2700 675 2025317 4 Chiragbhai 2200 550 1650318 5 Maheshbhai 2400 600 1800319 6 Kanubhai 2700 675 2025320 7 Natubhai 2200 550 1650

Total 16000 4000 12000Road 1100




Survey No

Original Plot No

OwnerOriginal

Plot Area(sq m)

25 % Deduct-

ion

Final Plot Area

(sq m)

1 2 3 4 5 61 2 3 4 5 625% of 4 4 - 5


Total 16000 4000 12000Road 1100



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Survey No

Original Plot No

OwnerOriginal

Plot Area(sq m)

25 % Deduct-

ion

Final Plot Area

(sq m)

1 2 3 4 5 61 2 3 4 5 625% of 4 4 - 5


Total 16000 4000 12000Road 1100




Survey No

Original Plot No

OwnerOriginal

Plot Area(sq m)

25 % Deduct-

ion

Final Plot Area

(sq m)

1 2 3 4 5 61 2 3 4 5 625% of 4 4 - 5


Total 16000 4000 12000Road 1100



Now we need to:1. Compensate people for land lost2. To extract a portion of increment

in land value

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Survey No

Original Plot No

OwnerOriginal

Plot Area(sq m)

25 % Deduct-

ion

Final Plot Area

(sq m)

Original Plot

Value(Rs. persq m)

Compensation

(Rs.)

1 2 3 4 5 6 7 825% of 4 4 - 5 5 x 7

314 1 Ajaybhai 1300 325 975 175 56875315 2 Harishbhai 2500 625 1875 175 109375316 3 Kantibhai 2700 675 2025 200 135000317 4 Chiragbhai 2200 550 1650 200 110000318 5 Maheshbhai 2400 600 1800 200 120000319 6 Kanubhai 2700 675 2025 225 151875320 7 Natubhai 2200 550 1650 225 123750

Total 16000 4000 12000Road 1100




Survey No

Original Plot No

OwnerOriginal

Plot Area(sq m)

25 % Deduct-

ion

Final Plot Area

(sq m)

Original Plot

Value(Rs. persq m)

Compensation

(Rs.)

Final Plot

Value(Rs. persq m)

Final Plot Value(Rs.)

1 2 3 4 5 6 7 8 9 1025% of 4 4 - 5 5 x 7 6 x 9

314 1 Ajaybhai 1300 325 975 175 56875 525 511875315 2 Harishbhai 2500 625 1875 175 109375 525 984375316 3 Kantibhai 2700 675 2025 200 135000 600 1215000317 4 Chiragbhai 2200 550 1650 200 110000 600 990000318 5 Maheshbhai 2400 600 1800 200 120000 600 1080000319 6 Kanubhai 2700 675 2025 225 151875 675 1366875320 7 Natubhai 2200 550 1650 225 123750 675 1113750

Total 16000 4000 12000Road 1100



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Survey No

Original Plot No

OwnerOriginal

Plot Area(sq m)

25 % Deduct-

ion

Final Plot Area

(sq m)

Original Plot

Value(Rs. persq m)

Compensation

(Rs.)

Final Plot

Value(Rs. persq m)


Increment in Land Value(Rs.)

1 2 3 4 5 6 7 8 9 10 1125% of 4 4 - 5 5 x 7 6 x 9 10 - (6x7)

314 1 Ajaybhai 1300 325 975 175 56875 525 511875 341250315 2 Harishbhai 2500 625 1875 175 109375 525 984375 656250316 3 Kantibhai 2700 675 2025 200 135000 600 1215000 810000317 4 Chiragbhai 2200 550 1650 200 110000 600 990000 660000318 5 Maheshbhai 2400 600 1800 200 120000 600 1080000 720000319 6 Kanubhai 2700 675 2025 225 151875 675 1366875 911250320 7 Natubhai 2200 550 1650 225 123750 675 1113750 742500

Total 16000 4000 12000Road 1100




Survey No

Original Plot No

OwnerOriginal

Plot Area(sq m)

25 % Deduct-

ion

Final Plot Area

(sq m)

Original Plot

Value(Rs. persq m)

Compensation

(Rs.)

Final Plot

Value(Rs. persq m)



50% of Increment

in Land Value (Rs.)

1 2 3 4 5 6 7 8 9 10 11 1225% of 4 4 - 5 5 x 7 6 x 9 10 - (6x7) 50% of 11

314 1 Ajaybhai 1300 325 975 175 56875 525 511875 341250 170625315 2 Harishbhai 2500 625 1875 175 109375 525 984375 656250 328125316 3 Kantibhai 2700 675 2025 200 135000 600 1215000 810000 405000317 4 Chiragbhai 2200 550 1650 200 110000 600 990000 660000 330000318 5 Maheshbhai 2400 600 1800 200 120000 600 1080000 720000 360000319 6 Kanubhai 2700 675 2025 225 151875 675 1366875 911250 455625320 7 Natubhai 2200 550 1650 225 123750 675 1113750 742500 371250

Total 16000 4000 12000Road 1100



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Survey No

Original Plot No

OwnerOriginal

Plot Area(sq m)

25 % Deduct-

ion

Final Plot Area

(sq m)

Original Plot

Value(Rs. persq m)

Compensation

(Rs.)

Final Plot

Value(Rs. persq m)



50% of Increment

in Land Value (Rs.)

Net Demand

(Rs.)

131 2 3 4 5 6 7 8 9 10 11 12 1325% of 4 4 - 5 5 x 7 6 x 9 10 - (6x7) 50% of 11 12 - 8

314 1 Ajaybhai 1300 325 975 175 56875 525 511875 341250 170625 113750315 2 Harishbhai 2500 625 1875 175 109375 525 984375 656250 328125 218750316 3 Kantibhai 2700 675 2025 200 135000 600 1215000 810000 405000 270000317 4 Chiragbhai 2200 550 1650 200 110000 600 990000 660000 330000 220000318 5 Maheshbhai 2400 600 1800 200 120000 600 1080000 720000 360000 240000319 6 Kanubhai 2700 675 2025 225 151875 675 1366875 911250 455625 303750320 7 Natubhai 2200 550 1650 225 123750 675 1113750 742500 371250 247500

Total 16000 4000 12000Road 1100




Survey No

Original Plot No

OwnerOriginal

Plot Area(sq m)

25 % Deduct-

ion

Final Plot Area

(sq m)

Original Plot

Value(Rs. persq m)

Compensation

(Rs.)

Final Plot

Value(Rs. persq m)



50% of Increment

in Land Value (Rs.)

Net Demand

(Rs.)

Net Gain of Land Owner

(Rs.)

13 141 2 3 4 5 6 7 8 9 10 11 12 13 1425% 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 170625315 2 Harishbhai 2500 625 1875 175 109375 525 984375 656250 328125 218750 328125316 3 Kantibhai 2700 675 2025 200 135000 600 1215000 810000 405000 270000 405000317 4 Chiragbhai 2200 550 1650 200 110000 600 990000 660000 330000 220000 330000318 5 Maheshbhai 2400 600 1800 200 120000 600 1080000 720000 360000 240000 360000319 6 Kanubhai 2700 675 2025 225 151875 675 1366875 911250 455625 303750 455625320 7 Natubhai 2200 550 1650 225 123750 675 1113750 742500 371250 247500 371250

Total 16000 4000 12000Road 1100



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A Real Example

An area of approximately 100 to

TPS Vinzol, South Ahmedabad

150 hectares is taken up for planning

A Real Example

Planning Area

82 hectares, 80 land parcels

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A Real Example

The area is surveyed

A Real Example

Boundaries of the

detailed planning area

are defined

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A Real Example

Ownership details of every plot are reviewed

A Real Example

Ownership, plot size, land value details tabulated

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A Real Example

Original plots are

marked on the survey

A Real Example

Roads are laid out

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A Real Example

Plots for amenities, revenue generation are carved

A Real Example

Final plots are

delineated

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A Real Example

Final plots are

delineated

A Real Example

Final plots are

delineated

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A Real Example

Final plot sizes & land value increments tabulated

A Real Example

Betterment levies tabulated

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A Real Example

The TPS is presented to the land owners

A Real Example

Objections & suggestions are accepted

The TPS is altered appropriately

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A Real Example

Roads are taken possession of

Infrastructure is built

A Real Example

A quasi judicial officer hears grievances

Alters the TPS as appropriate

State Government sanctions the TPS

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A Real Example

Final plots are handed over

Betterment levies are collected

Private plots are developed as permitted

2. Various Uses of the TPS Mechanism

• Infrastructure in Peripheral Areas• City Level InfrastructureCity Level Infrastructure• Infrastructure in Unauthorized Areas• Infrastructure in Dense Inner City Areas• Social Infrastructure• Consolidating Land for Public Purpose

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• Infrastructure in Peripheral Growth Areas• City Level InfrastructureCity Level Infrastructure• Infrastructure in Unauthorized Areas• Infrastructure in Dense Inner City Areas• Social Infrastructure• Consolidating Land for Public Purpose

This is a 2 step process:1 Periodically, a city wide “Development Plan” (DP) is

prepared

Infrastructure in Peripheral Areas

prepared

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This is a 2 step process:1 Periodically, a city wide “Development Plan” (DP) is

prepared

Infrastructure in Peripheral Growth Areas

prepared

2 Then, many neighborhood wide “Town Planning Schemes” (TP Schemes) are prepared to implement the Development Plan

Step 1 – Preparing a Development Plan

Ke feat res


Key features• strategic city-wide plan• delineation of new growth

areas• delineation of city level

infrastructure• roads• water supply• drainage•

Ahmedabad, 1999

….• development control

regulations

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Key features

Step 2: Preparing TPS


Key features• sequence of detailed

planning predetermined

Ahmedabad, 1999


• Infrastructure in Peripheral Areas• City Level InfrastructureCity Level Infrastructure• Infrastructure in Unauthorized Colonies • Infrastructure in Dense Inner City Areas• Social Infrastructure• Consolidating Land for Public Purpose

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City Level Infrastructure

Ring Road• 76 kms long

• 60 m wide

Land Required:

Ring Road

76 kms long

• 4.56 sq km

Ahmedabad’s Ring Road was developed through the TPS mechanism

60 m wide


47 TPS prepared

Total Area: 91.2 sq km

Area under the Ring Road: 4.56 sq km (5%)

Length appropriated through TPS: 63 km

Land acquired: 13 km


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Source: Google Earth


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Source: Google Earth




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Infrastructure in Unauthorized Areas

TPS mechanism used to regularize unauthorized areas built in the past

TPS Area: 87.5 ha

70% area developed

Total Area under access roads: 3.6%

Infrastructure in Unauthorized AreasChange map survey

TPS mechanism used to regularize unauthorized areas built in the past

TPS Area: 87.5 ha

After the TPS, total area under roads, public plots and land bank: 22%

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Infrastructure in Dense Inner City Areas

Earthquake devastated Bhuj was re-laid out using the TPS mechanism

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Most of the inner city of Bhuj was destroyed


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7

8


34

6

5

8

1

DARGAH

3

2PLOTS OF RELIGIOUS USE

GOOD CONDITION

FAIR CONDITION

POOR CONDITION

Standing Structures

FORT WALL

CITY SURVEY PLOTS WITH

EXISTING ROAD

CITY SURVEY BUMBER3467

EXISTING BUILDINGS

PROPOSED 12 Mts WIDE ROAD

PROPOSED 9 Mts WIDE ROAD

PROPOSED PARKING AREA

EXISTING CITYLEVEL PRECINCTS


Conceptual road network

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No. Area of plot (sq m)

Deduction(%)

1 0 – 30 0


2 30 – 100 10

3 100 – 200 20

4 200 – 500 30

5 More than 500 35

For plots built up to 100%, no deduction has been done

6 Government plots 50

Policy to deduct land for Bhuj TPS

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8 TPS delineated, each scheme a manageable design unit

Municipal ward boundaries used to create TPS boundaries


An example of one TPS in detail, before re planning the area

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An example of one TPS in detail, after re planning the area

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Infrastructure in Dense Inner City AreasFinal Plan

DARBAR GARH

PROPOSED PUBLIC PURPOSE USE

STANDING BUILDINGS

EXISTING RELIGIOUS USE

PROPOSED OPEN SPACES


Road network before the earthquake

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Road network after the reconstitution


Publishing the TPS

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The new road network under construction


The new road network under construction

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Soniwad, January 20 , 2004

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Social Infrastructure

Prahladnagar TPS• AUDA• SW of Ahmedabad

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Prahladnagar TPS• 161 ha


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Prahladnagar TPS – land appropriated for affordable housing (8%)


Layout plan

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Consolidating Land for Public PurposeGandhinagar

An enclave for public institutions

Ahmedabad

Consolidating Land for Public Purpose

Koba satelite sket

Scattered government lands

3 slides

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Koba satelite sket

Two TPS prepared (450 ha)• Government lands

reorganized• Appropriated land used for

institutions• Large parcels for institutions g p

with proper access created

3 slides


Koba satelite sket

Institutional area of about 150 ha created (33.5%)

3 slides

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3. Some Important Attributes of the TPS Mechanism

Enshrined in the Town Planning Act

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Enshrined in the Town Planning Act

• Invented by the British

• First used in 1915

• Improved continuously

• Tested in court

The First TPS of Ahmedabad, 1925

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The First TPS across the River, 1946

Does not use the Land Acquisition Act

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Revenue Status of Land Remains Unchanged

A Multi Purpose Urban Planning Tool

Essential for Democratic Governance

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4. Why does the TPS Mechanism Work?

Why does the TPS Mechanism Work?

1. The mechanism is specified in robust enabling legislation

2 It is simultaneously a techno legal mechanism for city2. It is simultaneously a techno-legal mechanism for city planning, plan financing and plan implementation

3. The mechanism incorporates both city wide macro level and very detailed micro level planning

4. Provides considerable flexibility – costs and benefits can be valued and allocated in the form of land,can be valued and allocated in the form of land, location, money or development rights

5. All interlocking plan implementation tasks can be made to work to one clock, using a single legislation

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6. Being focused on an area it promotes a comprehensive approach – all the complexities of an urban area, roads, variety land uses, buildings, infrastructure, traffic, right


of way can be simultaneously dealt with

7. The DP-TP mechanism is relatively inexpensive

8. The mechanism is backed by professionally competent city planners; a relatively strong and institutionalized role for city planning in local governmenty p g g

9. A profoundly pragmatic approach informs the use of this mechanism

• Property rights are respected


p y g p

• Costs are distributed; all owners loose same proportion of land

• Benefits are shared; owners keep substantial portion of increment in land value and developed land

• Planning seeks to use the land market not thwart it

• Public inputs are sought; grievances are redressed

10.On account of the foregoing, the DP-TP mechanism is perceived to be fair and equitable

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5. How can the TPS Mechanism be Improved ?

How can the TPS Mechanism be Improved?

• Act allows too long a period to prepare and implement schemes

• Government is allowed unlimited time to review and sanction schemes

• Coordination with revenue department can be better

• Schemes do not sufficiently address urban design concerns

• Rationale underpinning land valuation and appropriation polices can be much improved

• The unbridled powers of quasi judicial officers need to be constrained

• The entire process of planning can be made far more transparent and participative

• Urban planning capacities of local bodies can be improved and augmented

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6. Viability of the TPS Model

Entire Ahmedabad developed through TPS

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Appropriation Provisions in the GTPUDA

HOUSING FOR THE POOR

LAND BANK

ROADS

PARKS

SOCIALINFRASTRUCTURE

As per Section 40 (3) (j & jj)

OWNER

Land Bank Generated by AUDA

No Land appropriated for Area (sq km) %

No. of T.P. Schemes prepared – 103 (from 2002) Area of T.P. Schemes – 153.78 sq km

No. Land appropriated for Area (sq km) %

1 Roads 21.78 14.2

2 Public purpose (education, health etc) 1.01 0.70

3 Affordable housing 4.52 2.90

4 Land bank / land for sale 21.05 7.80

5 Public utilities 4.69 3.10

6 Gardens open Spaces playgrounds 4 45 2 906 Gardens, open Spaces, playgrounds 4.45 2.90

Total 48.52 31.60

7 Private Owners F.P. Area 105.25 68.40

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7. Replicability of the Model

Replicability of the Model

1. Many states in India are interested in adopting the TPS model for provision of urban infrastructure

2 Can be replicated but not easy:2. Can be replicated, but not easy:

• Presently possible only under an enabling enabling legislation

• Requires experienced and skilled planners

• Public awareness of the process is a must

• Tradition of preparing TPS helpsp p g p

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8. Elements for Donor Funding

Elements for Donor Funding

1. Insist on the use of the TPS mechanism in projects

2. Support the formulation of a model legislation

3. Promote the preparation of a few pilot TPS

4. Augment the capacities of the planning / technical personnel with the urban local bodies

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Th k YThank You

Presentation Prepared by:

Bimal Patel and Shirley Ballaney

Contact Information:

Environmental Planning Collaborative

Paritosh, Usmanpura, Ahmedabad

Ph: 079-27550102, 27550875, 27552442;

email: [email protected], [email protected], [email protected]

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