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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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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
Total 16000Road 1100
Infrastructure 600Garden 1200
Land for Sale 1100Total 4000
4000 sq mts (conveniently) happens to be 25% of the total area
A Simplified Example
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
Infrastructure 600Garden 1200
Land for Sale 1100Total 4000
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A Simplified Example
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
Infrastructure 600Garden 1200
Land for Sale 1100Total 4000
A Simplified Example
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
Infrastructure 600Garden 1200
Land for Sale 1100Total 4000
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A Simplified Example
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
Infrastructure 600Garden 1200
Land for Sale 1100Total 4000
A Simplified Example
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
Infrastructure 600Garden 1200
Land for Sale 1100Total 4000
Now we need to:1. Compensate people for land lost2. To extract a portion of increment
in land value
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A Simplified Example
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
Infrastructure 600Garden 1200
Land for Sale 1100Total 4000
A Simplified Example
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
Infrastructure 600Garden 1200
Land for Sale 1100Total 4000
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A Simplified Example
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.)
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
Infrastructure 600Garden 1200
Land for Sale 1100Total 4000
A Simplified Example
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.)
Increment in Land Value(Rs.)
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
Infrastructure 600Garden 1200
Land for Sale 1100Total 4000
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A Simplified Example
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.)
Increment in Land Value(Rs.)
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
Infrastructure 600Garden 1200
Land for Sale 1100Total 4000
A Simplified Example
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.)
Increment in Land Value(Rs.)
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
Infrastructure 600Garden 1200
Land for Sale 1100Total 4000
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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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2. Various Uses of the TPS Mechanism
• 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
Infrastructure in Peripheral Growth Areas
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
Infrastructure in Peripheral Growth Areas
Key features• sequence of detailed
planning predetermined
Ahmedabad, 1999
2. Various Uses of the TPS Mechanism
• 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
City Level Infrastructure
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
Ahmedabad’s Ring Road was developed through the TPS mechanism
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City Level Infrastructure
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
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City Level Infrastructure
Source: Google Earth
Ahmedabad’s Ring Road was developed through the TPS mechanism
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 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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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
Infrastructure in Dense Inner City Areas
Earthquake devastated Bhuj was re-laid out using the TPS mechanism
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Infrastructure in Dense Inner City Areas
Most of the inner city of Bhuj was destroyed
Infrastructure in Dense Inner City Areas
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7
8
Infrastructure in Dense Inner City Areas
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
Infrastructure in Dense Inner City Areas
Conceptual road network
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No. Area of plot (sq m)
Deduction(%)
1 0 – 30 0
Infrastructure in Dense Inner City Areas
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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Infrastructure in Dense Inner City Areas
8 TPS delineated, each scheme a manageable design unit
Municipal ward boundaries used to create TPS boundaries
Infrastructure in Dense Inner City Areas
An example of one TPS in detail, before re planning the area
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Infrastructure in Dense Inner City Areas
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
Infrastructure in Dense Inner City Areas
Road network before the earthquake
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Infrastructure in Dense Inner City Areas
Road network after the reconstitution
Infrastructure in Dense Inner City Areas
Publishing the TPS
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Infrastructure in Dense Inner City Areas
The new road network under construction
Infrastructure in Dense Inner City Areas
The new road network under construction
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Soniwad, January 20 , 2004
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2. Various Uses of the TPS Mechanism
• 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
Social Infrastructure
Prahladnagar TPS• AUDA• SW of Ahmedabad
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Social Infrastructure
Prahladnagar TPS• 161 ha
Social Infrastructure
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Social Infrastructure
Prahladnagar TPS – land appropriated for affordable housing (8%)
Social Infrastructure
Layout plan
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Social Infrastructure
Social Infrastructure
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Social Infrastructure
2. Various Uses of the TPS Mechanism
• 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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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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Consolidating Land for Public Purpose
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
Consolidating Land for Public Purpose
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
Why does the TPS Mechanism Work?
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
Why does the TPS Mechanism Work?
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]