Comparative Study Of:TPS GujaratMagarpatta City PuneDDA Land Pooling Policy

Prepared by:

Bhavik Raval

M. Plan

What is Land Pooling:

technique for promoting efficient, sustainable and equitable land development in the urban fringes is land pooling/readjustment. The concept of land readjustment has been used in various countries of the world for at least two hundred years. It has been most successfully used in Japan and Republic of Korea in recent years.

Land readjustment works best when implemented in small to medium-size areas.

Why Land Pooling:

Land is scarce in most Indian cities, especially metros. However, there are various parts of cities that are not efficiently developed and land usage is also not optimum. Apart from this, there are parts of cities that are not properly connected to the other parts. Through a land pooling policy, these areas are redeveloped so that more housing is created to accommodate the ever-increasing urban population. In case of Delhi, if executed properly, the policy will lead to equitable distribution of land and also create more housing, especially for low-income households.

Advantages & DisadvantagesADVANTAGES

All the land, except whatever is needed for infrastructure development and social amenities, remains with the original owner. The development agency plays a limited role in ensuring planned urban growth.

The increment in land value resulting from the development accrues to the original owner whenever the land is sold and developed for urban use. Thus the benefit of development goes to the original owner instead of the development agency.

The original owner is not displaced in the process of land development and continues to enjoy access to the land resource. Thus the negative impact of the process of urbanization on farmers (original owners) is minimized.

DISADVANTAGES This method is time

consuming, since the procedure prescribed for preparation and implementation of such land pooling or readjustment schemes is unduly complicated and cumbersome.

Betterment charges are assessed at the beginning of the land pooling or readjustment scheme preparation. Due to the inordinate delays in finalizing schemes, the betterment charges levied on finalization of the scheme do not meet the cost of the infrastructure provided.

GUJARAT MODEL: TPS The DP is a broad-brush development vision for the city—a

dynamic document which then is detailed gradually. Most importantly, the new areas for growth to be opened up for development are clearly marked and divided into smaller areas of about 100 to 200 hectares. Each such area is called a TPS. The TPS are micro plans prepared for about 100 to 200 hectares typically involving 100 to 250 landowners. The TPS are numbered starting from one, two, three, etc., and are usually named after the “village” they fall in.

A complex system is used to simultaneously reorganize land parcels or plots, provide access to each land parcel or plot, set aside land for public uses by taking a portion from each landholding, and appropriate increments in land values for infrastructure development. Detailed infrastructure is designed and cost estimates are prepared. The process involves intensive public participation and consultation at several stages.

Preparation of TPS The process for preparing a TPS is prescribed in GTPUDA, 1976,

and its Rules. Survey of the Area Establishing the Ownership Details of Every Land Parcel Reconciling the Survey and Landownership Records to Prepare a

Base Map. Defining the Boundary of the Area. Marking Original Plots on the Base Map. Tabulating Ownership Details and Plot Size. Laying Out the Roads in the Area. Carving Out Plots for Amenities in the Area. Tabulating Deduction and Final Plot Size. Delineation of Final Plots. Tabulating Infrastructure and Betterment Charges. Owner’s Meeting. Modification of the Draft TPS and its Approval. Appointment of the Town Planning Officer (TPO) Finalization of the Final TPS, Its Approval, and Implementation.

Looking to 1st land holder Original Plot & Final Plot as Focused Example:

Before TPS After TPS

Land area received back 6888 sq. m. Equals 60%

Land area before pulled 11230 sq. m.

Magarpatta City: Pune Magarpatta City is a township developed by the

Cooperative movement that farmers in the Hadapsar village. Nomenclature of city was done as Magarpatta City as major clan of farmers who pooled their land for development were called Magar and Patta is a stretch of land.

Magarpatta city was developed in 162 Ha. Approx. with 123 families of farmers included in it. Largest land holder of 100acre Mr. Satish Magar who is presently the MD of Magarpatta Township Development and Construction Company Limited (MTDCCL). MTDCCL was the outcome of the development project.

Reason for such project: Pune MDP recognized this land as urbanisable land. This meant under the Urban Land Ceiling Act their

land can be acquired. Private developers started buying land from farmers

and farmers loosing their income source. Satish Magar man of hour came forward with the

project of Magarpatta city. This was well trusted by farmers because Satish

Magar had political background which was quite popular among the farmers.

It was the last chance for farmers to save their land and earn from it life longly.

Process of Development: Satish Magar (MD MTDCCL) approached the farmers with his idea of

developing their lands and hence preserving them. People trusted him because of his family background and his

goodwill to do for all the farmers. Magarpatta Township Development and Construction Company

Limited (MTDCCL) was established. Where each land owners were given Equity of share equal to their

lands. In terms each share was equivalent to 1 square meter of land and cost Rs 100, in 1998.

Land owners can’t sell this share to any of the person except the other shareholder of the city.

They approached HDFC bank for initial investment of Rs 2 Cr. They in meanwhile trained the next generation of farmer family to

take part in development process. Kids of this farmer families were trained in civil works landscape

works management works etc. by educating them in various fields.

In this way they made the farmers included in development project. The development of 1st phase leaded them to funds and which they wanted for further

development when they sold the houses in this phase. 30% of the construction was considered to be the cost of land which was distributed in the

shareholders. As this project started it provided employment to many people approx. 40000. IT Park was constructed as IT was booming in Pune this provided them with additional

income. Due to Concept of walk to work, walk to school was so digestive and accepted by people in

this pleasant environment this project was a success. As they have completed the project their Share Price are more than Rs 1000 as compared

to initially Rs 100.

Advantages and Disadvantages:

Advantages True model of inclusive

growth. Farmers were original

beneficiaries. Farmers were given

income security. Next generation of

farmers were skilled in construction.

Famers life were alleviated.

Disadvantages This model can’t be

replicated everywhere. It becomes nearly

impossible when the land is fragmented.

Very less harmony among every community.

If goodwill is not found in leader it will fail.

DDA Land Pooling Policy:

Delhi Development Authority was created in the Year of 1955. It was established under DD Act 1957 its sole objective was to prepare Master Plans and Zonal Plans. They were given powers to acquire the land for development purpose and public purpose. Which they followed till to date where land was acquired and developed and then sold to the market. But which was not quite financially feasible to the authority with advent of LARR 2013. Soon they formulated Land pooling policy. Which was notified by court in the year of 2015 in month of June. Which is well explained further in this chapter.

Reasons:

Low compensation given to land owner on Land Acquisition.

And with LARR 2013 it is quite difficult to acquire due to high compensation given to the land owner and SIA.

To keep up the pace of Development with time and produce enough land for rising demand.

Land Pooling Policy in Brief:

Land is divided into 2 categories: Category 1 i.e. land parcel size 20Ha and above. Category 2 i.e. land parcel size between 2Ha. - 20Ha.

Land in this 2 categories will be consolidated and developed by developer entity.

Pooling entity (DDA) will provide license to DE on the basis of the category: Category 1: 7 years. Category 2: 5years.

DDA would develop Master Plan Road and Physical infra on it. Land returned under each category:

Category 1: 60% (53 % for gross residential, 2% PSP, 5% City Level Commercial)

Category 2: 48% (43% for gross residential, 2% PSP, 3% City Level Commercial)

FAR for Residential be 400 & 250 for PSP and CLC. Out of which 15% FAR would be reserved for EWS in

residential. Net residential land being not more than 55%. This policy would be added to MPD 2021 as chapter

19.

Advantages and Disadvantages:

Advantages It would be a fast developing

phase in Delhi. Huge number of Housing for

EWS will be generated. It sets a 1 window

development. It would achieve at least 250

FAR for Residential on gross land.

Increases finance for DDA and efficiency in development as it has to deal with only one entity.

No land would be acquired.

Disadvantages It is not clear win-win situation. Environmentally if original 400

FAR achieved would create blocking to the fresh air.

DE have to suffer a lot of financial Stress. In terms of EDC and IDC with 40% approx. land loss and not compensated for it.

It is not farmer friendly who is a real land owner. If he can’t develop land with the charges that DDA asks for payment.

Increase in FAR would increase the cost of the property.

There is no compensation given for land that is retained by Govt.

Land PoolingTPS Gujarat Magarpatta City Delhi Land Pooling

• Developed under GTPUDA.

•Developed under MTDCCL.

•Developed Under Chapter 19 of MPD 2021.

• Land consolidation is done by:

ULB’s i.e. Govt. body. Co operative society Developer Entity• Each & every land owner are given equal importance and are involved in the development phase.

Land owners were given Share respect to there land pooled.

Land need to be under one title irrespective to the number of original land owners.

• Land pooled is approximately 100 ha and above.

Land pooled was 162 ha. Land is categories in two i.e. 2 ha -20 ha & >20 ha

• Land Developed by Government.

Land Developed by MTDCCL.

Land Developed by DE.

• It is public participation model.

It is cooperative movement It is a township project model.

• Land retained and returned % are calculated after the layout plan is prepared.

Land wasn’t returned but shares were provided on equity basis.

• Land retained and returned % are predefined.

TPS Gujarat Magarpatta City Delhi Land Pooling•EDC/ IDC 50-50% borne by land owners and ULB’s

•Every development charge was paid by MTDCCL

•EDC & IDC are to borne by DE.

• win-win situation win-win situation No win-win situation

•Neighborhood planning scheme

It is township project. It seems to be township development.

• Original land owner friendly

Farmers are directly benefited.

Seems not friendly to farmers with low finance.

• Land needed to be pooled has individual ownership and can be sub divided if it was passed to heirs.

Land was pooled from farmers who had occupied it on date officially

Land needed to be consolidated. And can’t be divided.

Thank You