Paresh L Sharma
Chief Town Planner, GUJARAT STATE
The Gujarat
Land Pooling Scheme
A tool for aiming
Planned, Fair and Equitable
Urban Development
1
Development Process in Gujarat
Development Plan
• New growth areas
• Zoning
• Development density and development control regulations
• City level road network
• City level infrastructure
T.P. Schemes
• Neighborhood level road network
• Land reconstitution
• Neighborhood level social and physical infrastructure
• Financing of neighborhood level infrastructure
• Construction of
city level
infrastructure
• Construction of private buildings as per GDCR on private plots
• Construction of neighborhood level infrastructure
• Reconstitution of land holdings
• Appropriation of land for public uses
ULBs manage delivery of serviced
land through a 2 tier process as
defined in the Gujarat Town
Planning and Urban Development
Act,1976.
First a decadal macro level
“Development Plan” for the
entire city is prepared.
Second a large number of micro
level “Town Planning Schemes”
covering approx. 100 ha area each
are prepared – for areas
delineated for new development.
1. Land Consolidation / Pooling
• 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 …………
• Method to………..
• transform irregularly shaped cadastral parcels to appropriate
plots to be used in more economical manner
• efficient, sustainable & equitable land development through
Co-operative public participation
What is Land Pooling?
Legal base, Transparency, Participation, Institutional frame & Technology
Contribution
Redistribution
BEFORE AFTER
• Process………..
• Land parcels within an area are pooled together
• percentage of each land parcel calculated to determine a
contribution to public areas & roads
• percentage depends on objective of the development, size of the
subject area & required public-uses
• Public & Personal Hearing under statute of Law
What is Land Pooling?
2. Land Pooling Global & Indian Experience
Land Pooling – Other Countries
Country Japan South Korea Taiwan Australia
Purpose •War damage area
•Rehabilitation
•Earthquake
•Fire disaster area
•urban expansion
•First implemented
in the 1870’s in
Kobe
•1930- for rural area
•1936- for urban LP first
project in Seoul, 60%
urban expansion
•35% of the urban
expansion by LP of S.
Korea (1990)
•Industrial Dev.
•Squatter settlement
•High density
•Poor Housing
condition
•Authorized by Town
planning &
Development Act
1928
•Small metropolis of
1Mn person in
western Australia
Institution •Local Govt.
•Land owners
association
•Local Govt.
•Land owner
•Ministry of construction
•3 national govt. dev.
Corporations
•1930- Authorized by
land law &
administered by central
& provincial govt.
•1960- city Govt.
carried out projects
•Main infra. network
by State govt.
•Local infra network
by land subdivides
Strategy •70% of the urban
LP is carried out by
local Govt. & land
owners associations
•300 LP projects
covers maximum
built up area in past
95 years.
Very less financial support
from National Govt., so
land owners share was
calculated on the basis of
market price
Avg. 5% land sold for
the cost of infra. &
other project cost.
30% Govt. land taken
for roads & other
purpose plots
Land owners share
based on the
market value
Land Pooling – India (other forms)
• Haryana : The developer as a colonizer permitted for pooling of land
of farmers and is supposed to develop as per norms. The authority is a
facilitator
• Ghaziabad : Equity Sharing between the development authority and
the private developer
• Rajasthan:
• Land acquisition through Consent for industry & infrastructure
(land for railways, highways, ports, power and irrigation)
• Compensation at par with Land Acquisition
3. What is the Gujarat Land Pooling i.e. TPS
Mechanism?
Land Pooling – Gujarat (Land Pooling Law)
• Land pooling regime ………..
• 1915 : applied to Salsette island – Bombay
• 1925 : First Town Pooling Scheme of Jamalpur in Gujarat
• 1954 : Amended Bombay Town Planning Legislation
• 1976 : New Act in Gujarat (GTPUD)Act, having more provisions
• 1995, 1999 & 2001 : Amendments in GTPUD Act
• Gujarat experience ……….
• pooling regime almost 100 years
• proved to be a sovereign tool , backed by special law &
following principles of Cooperative participation
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
Town Planning Schemes in Ahmedabad over the years.
Source: Ballaney, S. "The Town Planning Mechanism in Gujarat,
India." World Bank (2008).
The First TPS of Ahmedabad, 1925
Jamalpur TPS Ahmedabad
To provide proper access
The First TPS across the River, 1946
TPS the present format :
• Areas designated for urban expansion in the city’s
development plan
• Divided into TP schemes of ~100-1200 hectares
covering ~100-2000 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 Consultation with landowners
Source: Patel, S. and B. Patel. (Creating and) Unlocking
Land Values To Finance Urban Infrastructure
[Presentation], Bangalore, 2009.
4. Development through TPS & Decadal growth
Land Pooling – Gujarat
4
9
18
32
93
219
457
768
1126
0 200 400 600 800 1000 1200
'20 - '30
'30 - '40
'40 - '50
'50 - '60
'60 - '70
'70 - '80
'80 - '90
'90 - '00
'00 - '10
Town Planning Schemes• First TPS Declared in 1920
with 270 Ha.
• TPS in 2012 are of 1200 Ha
in urban areas to 8000 Ha in
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
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
5. Various Uses of the TPS Mechanism• City Level Infrastructure
• Infrastructure in Unauthorized Colonies
• Infrastructure in Dense Inner City Areas
• Social Infrastructure
City Level Infrastructure
To implement ring road without acquiring land under Land Acquisition
Ring Road
76 kms long
60 m wide
Ahmedabad’s Ring Road was developed through the TPS mechanism
City Level Infrastructure
Source: Google Earth
Ahmedabad’s Ring Road was developed through the TPS mechanism
City Level Infrastructure
Central Garden of 50 Hect. In TPS of 1250 HA
City Level Infrastructure - Garden
City level
50 ha
Garden
City Infrastructure through TPS (Garden)
Category Area in HA
Neighborhood 33.6
Community 127.3
City 542.3
TOTAL 706.2
Ahmedabad Land Available for Infrastructure
Prahladnagar TPS – land appropriated
for affordable housing
MAKARBAR S NO.
60.0
0 M
.
N
A
T
I
O
N
A
L
H
I
G
H
W
A
Y
A
R
O
A
D
LEGEND
MAKARBAR S NO.
60.0
0 M
.
N
A
T
I
O
N
A
L
H
I
G
H
W
A
Y
A
R
O
A
D
LEGEND
Social Infrastructure
Layout plan
Social Infrastructure
Social Infrastructure
VADODARA URBAN DEVELOPMENT AUTHORITY AREA
II REVISED DEVELOPMENT PLAN (DRAFT)
KNOWLEDGE TOWNSHIP
LANDUSE PLAN
N
S
W E
VUDA BOUNDARY
VMC BOUNDARY
VILLAGE BOUNDARY
GAMTAL
TPS BOUNDARY
PROPOSED ROADS
BROAD GUAGE RAILWAY
PROPOSED BRIDGES
EXISTING ROB
ROAD OVER BRIDGE
MUJAR
GOMDI
MARETHA
JAMBUVA
KHALIPUR
ALAMGIR
VILLAGE SITE (GAMTAL) - GT
RESIDENTIAL ZONE - RI
RESIDENTIAL ZONE - RII
EDUCATION & RESEARCH - I
EDUCATION & RESEARCH - II
SPECIAL COMMERCIAL ZONE - SCZ
NON OBNIXIOUS INDUSTRIAL ZONE - NOZ
PUBLIC PURPOSE - PPZ
WATER BODY (TANKS, WATERWAY, RIVER, CANAL) WB
RECREATION PURPOSE - RP
RESTRICTED ZONE - RZ II
TRANSPORT (ROAD & RAILWAY) - TZI
AGRICULTURAL ZONE - AZ
TOTAL
PROPOSED RLY ST
RAILWAY GOOD YARD
PUBLIC BUS TERMINUS
TRANSPORT GODOWNS
CITY CENTER
CONVENTION CENTER
CENTER FOR ART & CULTURE
MUSIUM & ART GALARY
ENGINEERIANG & TECHNOLOGY
BIOTECH EDUCATION & RESEARCH
AGRICULTURE RESEARCH
INFORMATION TECHNOLOGY RESEARCH
PUBLIC GARDEN
1
2
3
4
5
6
7
8
910
11
12
13
TPS 1
14
450
0
208
60
36
0
7
4
--
89
-
932
TPS 2
10
20
496
65
10
15
285
0
3
18-
172
-
1094
Total
24
470
496
273
70
51
285
7
758
-
261
-
2026
TPS - 1
TPS - 2
VMC
LIMITS
VUDA
LIMITS
New Initiatives in Land Pooling
• 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
2026 Ha. Designated in Development
Plan as Knowledge Node
New Initiatives in Land Pooling
CITY – VADODARA Village DENA-KOTALI-AMALARIYA
1620 Ha. Designated in Development Plan as IT Node (Future Planning)
• 75Ha - 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
75 Ha
Central Core
Amusement Park
New Initiatives in Land Pooling
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
4. Various Uses of the TPS Mechanism
• Infrastructure in Peripheral Areas
• City Level Infrastructure
• Infrastructure in Unauthorized Colonies
• Infrastructure in Dense Inner City Areas
• Social Infrastructure
TPS mechanism used to regularize unauthorized areas built in the past
Infrastructure in Unauthorized Colonies
TPS mechanism used to regularize unauthorized areas built in the past
Infrastructure in Unauthorized Colonies
Infrastructure in Unauthorized Colonies
4. Various Uses of the TPS Mechanism
• Infrastructure in Peripheral Areas
• City Level Infrastructure
• Infrastructure in Unauthorized Colonies
• Infrastructure in Dense Inner City Areas
• Social Infrastructure
Most of the inner city of Bhuj was destroyed
Infrastructure in Dense Inner City Areas
January 26, 2001 8:46:43 hrs (IST)
No. of houses destroyed
1873
(6.02%)
9889
(98.05%)5082
(9.05%)
110`36
(10.02%)
0
5000
10000
15000
Bhu
j
Anja
r
Bha
cha
u
Ra
pa
r
Ho
use
s
Infrastructure in Dense Inner City Areas
Standing Structures
Infrastructure in Dense Inner City Areas
Infrastructure in Dense Inner City Areas
Conceptual road network
Infrastructure in Dense Inner City Areas
• TPS accommodating 3000
Properties – 16000
Population
• Downtown with Commercial
& Residential
Infrastructure in Dense Inner City Areas
NAGAR PANCHAYAT SHOPS
(HIGHER SEC.)
PUMPING STATION &
WATER TANK
WARD
OFFICE
TALUKA SHALA
GARDEN
UNSURVEYED LAND
(100 Sq.Mt. PLOTS ALLOCATED BY THE GOVT.)
GOVT. LAND
GOVT.
GOVT. LAND
GOVT. LAND
GOVT. LAND
COURT
HIGHER SECONDARY SCHOOL
COMMUNITY CUM AUDITORIUM
PARKING
TEXI STAND
VETERNARY HOSPITAL
&
TALUKA SHALA
UNSURVEYED NAGARPALIKA LAND
GOVT. LAND
UNDER GROUND
GOVT. LAND
VONDH NAKA GATE
VEG. MARKET
OFFICE
TALATI
WARD
PRIMARY
NAGARPALIKA OFFICE
WARD
UNSURVEYED LAND
(100 Sq.Mt. PLOTS ALLOCATED BY THE GOVT.)
SCHOOL
UNSURVEYED LAND
(100 Sq.Mt. PLOTS ALLOCATED BY THE GOVT.)
UNSURVEYED LAND
(100 Sq.Mt. PLOTS ALLOCATED BY THE GOVT.)
LAND
OFFICEOFFICE
KANYA SHALA
PANCHAYAT ARAMGRUH
SAMAJIK
RESERVED FOR PUBLIC
PURPOSE UNDER Bh. A. D. A.
KALYAN KENDRA
LIBRARY
PARKING
UNSURVEYED NAGARPALIKA LAND
PARKING
VEG. MARKET No. 2TPS delineated, each
scheme a manageable
design unit
Publishing the TPS
Infrastructure in Dense Inner City Areas
Soniwad, January 20 , 2004
4. Various Uses of the TPS Mechanism
• Infrastructure in Peripheral Areas
• City Level Infrastructure
• Infrastructure in Unauthorized Colonies
• Infrastructure in Dense Inner City Areas
• Social Infrastructure
5. Some Important Attributes of the TPS Mechanism
Enshrined in the Town Planning Act
• Invented by the British
• First used in 1913
• Improved continuously
• Tested in court
Enshrined in the Town Planning Act
Before After
Thank You…