connectkaro 2015 - land management for smart cities - gujarat

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

1. Planning Regime in Gujarat

2

3

LAISSEZ-FAIRE

Methods of Converting Agricultural Landinto Serviced Urban Land

DP + Laissez-faire

Development

Land Acquisition +

Development

Private Townships

DP + T P Mechanism

Local Area Plan

4

LAISSEZ-FAIRE


DP + Laissez-faire

Development

Land Acquisition +

Development

Private Townships

DP + T P Mechanism

Local Area Plan

5

LAISSEZ-FAIRE


DP + Laissez-faire

Development

Land Acquisition +

Development

Private Townships

DP + T P Mechanism

Local Area Plan

6

LAISSEZ-FAIRE


DP + Laissez-faire

Development

Land Acquisition +

Development

Private Townships

DP + T P Mechanism

Residential Township Policy

2009

Local Area Plan

7

LAISSEZ-FAIRE


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

LAISSEZ-FAIRE


DP + Laissez-faire

Development

Land Acquisition +

Development

Private Townships

DP + T P Mechanism

Local Area Plan

9

LAISSEZ-FAIRE


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

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

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 participation11

Gujarat Land Consolidation / Pooling

12

• 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

19th Century British Town Improvement Schemes

14

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

The First TPS of Ahmedabad, 1925

16

Jamalpur TPS Ahmedabad

To provide proper access

17

The First TPS across the River, 1946

18

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

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

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

5. What is the TPS Mechanism?

• A Simplified Example

• A Real Example

22

Survey No

Original Plot No

OwnerOriginal

Plot Area(sq m)

25 % Deduct-

ion

Final Plot Area

(sq m)

Original Plot Value(Rs. persq m)

Original Plot Value

(Rs.)

Compensation

(Rs.)

Final Plot

Value(Rs. persq 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 1425% 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 113750315 2 Harishbhai 2500 625 1875 175 437500 109375 525 984375 656250 328125 218750316 3 Kantibhai 2700 675 2025 200 540000 135000 600 1215000 810000 405000 270000317 4 Chiragbhai 2200 550 1650 200 440000 110000 600 990000 660000 330000 220000318 5 Maheshbhai 2400 600 1800 200 480000 120000 600 1080000 720000 360000 240000319 6 Kanubhai 2700 675 2025 225 607500 151875 675 1366875 911250 455625 303750320 7 Natubhai 2200 550 1650 225 495000 123750 675 1113750 742500 371250 247500

Total 16000 4000 12000Road 1100

Infrastructure 600Garden 1200

Land for Sale 1100Total 4000

A Simplified Example

23

Survey No

Original Plot No

OwnerOriginal

Plot Area(sq m)

25 % Deduct-

ion

Final Plot Area

(sq m)


Original Plot Value

(Rs.)

Compensation

(Rs.)

Final Plot

Value(Rs. persq m)



(Rs.)

50% of Increment

in Land Value (Rs.)

Net Demand

(Rs.)

1 2 3 4 5 6 7 8 9 10 11 12 13 1425% of 4 4 - 5 4 x 7 5 x 7 6 x 10 11 - (6x7) 50% of 12 12 - 9


Total 16000 4000 12000Road 1100



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


24

Survey No

Original Plot No

OwnerOriginal

Plot Area(sq m)

25 % Deduct-

ion

Final Plot Area

(sq m)


Original Plot Value(Rs.)

Compensation

(Rs.)

Final Plot

Value(Rs. persq m)



(Rs.)

50% of Increment

in Land Value (Rs.)

Net Demand

(Rs.)

1 2 3 4 5 6 7 8 9 10 11 12 13 1425% of 4 4 - 5 4 x 7 5 x 7 6 x 10 11 - (6x7) 50% of 12 12 - 9


Total 16000 4000 12000Road 1100




25

Survey No

Original Plot No

OwnerOriginal

Plot Area(sq m)

25 % Deduct-

ion

Final Plot Area

(sq m)



Compensation

(Rs.)

Final Plot

Value(Rs. persq m)



(Rs.)

50% of Increment

in Land Value (Rs.)

Net Demand

(Rs.)

1 2 3 4 5 6 7 8 9 10 11 12 13 1425% of 4 4 - 5 4 x 7 5 x 7 6 x 10 11 - (6x7) 50% of 12 12 - 9


Total 16000 4000 12000Road 1100




26


Survey No

Original Plot No

OwnerOriginal

Plot Area(sq m)

25 % Deduct-

ion

Final Plot Area

(sq m)



Compensation

(Rs.)

Final Plot

Value(Rs. persq m)



(Rs.)

50% of Increment

in Land Value (Rs.)

Net Demand

(Rs.)

1 2 3 4 5 6 7 8 9 10 11 12 13 1425% of 4 4 - 5 4 x 7 5 x 7 6 x 10 11 - (6x7) 50% of 12 12 - 9


Total 16000 4000 12000Road 1100



27


Survey No

Original Plot No

OwnerOriginal

Plot Area(sq m)

25 % Deduct-

ion

Final Plot Area

(sq m)



Compensation

(Rs.)

Final Plot

Value(Rs. persq m)



(Rs.)

50% of Increment

in Land Value (Rs.)

Net Demand

(Rs.)

1 2 3 4 5 6 7 8 9 10 11 12 13 1425% of 4 4 - 5 4 x 7 5 x 7 6 x 10 11 - (6x7) 50% of 12 12 - 9


Total 16000 4000 12000Road 1100



28

Survey No

Original Plot No

OwnerOriginal

Plot Area(sq m)

25 % Deduct-

ion

Final Plot Area

(sq m)



Compensation

(Rs.)

Final Plot

Value(Rs. persq m)



(Rs.)

50% of Increment

in Land Value (Rs.)

Net Demand

(Rs.)

1 2 3 4 5 6 7 8 9 10 11 12 13 1425% of 4 4 - 5 4 x 7 5 x 7 6 x 10 11 - (6x7) 50% of 12 12 - 9


Total 16000 4000 12000Road 1100



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


29

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)



(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 1425% of 4 4 - 5 5 x 7 6 x 9 10 - (6x7) 50% of 11 12 - 8 10 - 13


Total 16000 4000 12000Road 1100




30

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)



(Rs.)

50% of Increment

in Land Value (Rs.)

Net Demand

(Rs.)


(Rs.)

1 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


Total 16000 4000 12000Road 1100




31

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.)

50% of Increment

in Land Value (Rs.)

Net Demand

(Rs.)


(Rs.)

1 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


Total 16000 4000 12000Road 1100




32

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)



(Rs.)

50% of Increment

in Land Value (Rs.)

Net Demand

(Rs.)


(Rs.)

1 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


Total 16000 4000 12000Road 1100




33

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)



(Rs.)

50% of Increment

in Land Value (Rs.)

Net Demand

(Rs.)


(Rs.)

1 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


Total 16000 4000 12000Road 1100




34

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)



(Rs.)

50% of Increment

in Land Value (Rs.)

Net Demand

(Rs.)


(Rs.)

1 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


Total 16000 4000 12000Road 1100




35

A Real Example

36

An area of approximately 100 to 150 hectares is taken up for planning

A Real Example

37

The area is surveyed

A Real Example

38

Boundaries of the detailed planning area are defined

A Real Example

39

Ownership details of every plot are reviewed

A Real Example

40

Ownership, plot size, land value details tabulated

A Real Example

41

Original plots are marked on the survey

A Real Example

42

Roads are laid out

A Real Example

43

Plots for amenities, revenue generation are carved

A Real Example

44

Final plots are delineated

A Real Example

45

Final plots are delineated

A Real Example

46

Final plot sizes & land value increments tabulated

A Real Example

47

Betterment levies tabulated

A Real Example

48

The TPS is presented to the land owners

A Real Example

49

Objections & suggestions are accepted

The TPS is altered appropriately

A Real Example

50

Roads are taken possession of

Infrastructure is built

A Real Example

51

A quasi judicial officer hears grievances

Alters the TPS as appropriate

State Government sanctions the TPS

A Real Example

52

Final plots are handed over

Betterment levies are collected

Private plots are developed as permitted

A Real Example

53

A Real Example

54

Various Uses of the TPS Mechanism

• City Level Infrastructure• Infrastructure in Unauthorized Colonies • Infrastructure in Dense Inner City Areas• Social Infrastructure• Land Consolidation

55

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

Ahmedabad’s Ring Road was developed through the TPS mechanism


57

Source: Google Earth

Ahmedabad’s Ring Road was developed through the TPS mechanism


58

Central Garden of 50 Hect. In TPS of 1250 HA

City Level Infrastructure - Garden

City level50 ha

Garden

59

City Infrastructure through TPS (Garden)

Category Area in HANeighborhood 33.6Community 127.3City 542.3

TOTAL 706.2

Ahmedabad Land Available for Infrastructure

60



61

TPS mechanism used to regularize unauthorized areas built in the past

Infrastructure in Unauthorized Colonies

62

TPS mechanism used to regularize unauthorized areas built in the past



63



64

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

Standing Structures


67


Conceptual road network

68


• TPS accommodating 3000 Properties – 16000 Population

• Downtown with Commercial & Residential

69


TPS delineated, each scheme a manageable design unit

70

Publishing the TPS


72

Soniwad, January 20 , 2004 73



74

Prahladnagar TPS – land appropriated for affordable housing

Social Infrastructure

75

Layout plan


76


77



78

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

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

VADODARA URBAN DEVELOPMENT AUTHORITY AREAII REVISED DEVELOPMENT PLAN (DRAFT)

KNOWLEDGE TOWNSHIPLANDUSE PLAN

N

S

W E

VUDA BO UNDARYVMC BOUNDARYVILLAGE BOUNDARYGAMTALTPS BOUNDARYPROPOSED ROADSBROAD GUAG E RAILWAYPROPOS ED BRIDGESEXIS TING ROBROAD OV ER BRIDGE

MUJARGOMDI

MARETHA

JAMBUVA

KHALIPURALAMGIR

V ILLAGE SITE (GAMTAL) - GTRESIDENTIAL ZONE - RIRESIDENTIAL ZONE - RIIEDUCATION & RESEARCH - IEDUCATION & RESEARCH - IISPECIAL COMME RCIAL ZONE - SCZNON OBNIX IOUS INDUS TRIAL ZONE - NOZPUBLIC PURPOS E - PPZWATER BODY (TANKS , WATERWAY, RIVE R, CANAL) WBRECREATION PURPOSE - RPRESTRICTED ZONE - RZ IITRANS PORT (ROAD & RAILWAY) - TZIAGRICULTURAL ZONE - AZTOTAL

PROPOSED RLY STRAILWAY GOOD YARDPUBLIC BUS TERMINUSTRANSPORT GODOWNSCITY CE NTERCONVENTION CENTERCENTER FOR ART & CULTUREMUSIUM & ART GALARYENGINEERIANG & TECHNOLOGYBIOTECH EDUCATION & RESEARCHAGRICULTURE RESEARCHINFORMATION TECHNOLOGY RESEARCHPUBLIC GARDEN

123456789

10111213

TPS 114

4500

2086036

074--

89-

932

TPS 21020

496651015

28503

18-

172-

1094

Total24

470496273

7051

28577

58-

261-

2026

TPS - 1

TPS - 2

VMCLIMITS

VUDALIMITS

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

Key Questions further required to be solved …..

82

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

Before

Thank You…

For more information - [email protected](Source for some slides: HCP Ahmedabad) 84

mailto:[email protected]

connectkaro 2015 - land management for smart cities - gujarat

Government & Nonprofit

agricultural landinto

town planning schemes

land pooling

gujarattown planning

delivery of serviced

equitable urban development

pooling regime

townsconsolidation of