the gujarat land pooling scheme - welcome to town planning ... · pdf filethe gujarat land...

Paresh L Sharma

Chief Town Planner, GUJARAT STATE

The Gujarat

Land Pooling Scheme

A tool for aiming

Planned, Fair and Equitable

Urban Development

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

•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

•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

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

• Significant Rise in TPS after

• Timely amendment of the

ACT has facilitated more

• 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

Source: Google Earth

Ahmedabad’s Ring Road was developed through the TPS mechanism

Central Garden of 50 Hect. In TPS of 1250 HA

City Level Infrastructure - Garden

City level

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.

LEGEND

MAKARBAR S NO.

LEGEND

Social Infrastructure

Layout plan

Social Infrastructure

VADODARA URBAN DEVELOPMENT AUTHORITY AREA

II REVISED DEVELOPMENT PLAN (DRAFT)

KNOWLEDGE TOWNSHIP

LANDUSE PLAN

VUDA BOUNDARY

VMC BOUNDARY

VILLAGE BOUNDARY

GAMTAL

TPS BOUNDARY

PROPOSED ROADS

BROAD GUAGE RAILWAY

PROPOSED BRIDGES

EXISTING ROB

ROAD OVER BRIDGE

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

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

TPS - 1

TPS - 2

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

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

Central Core

Amusement Park

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

Amusement

4. Various Uses of the TPS Mechanism

• Infrastructure in Peripheral Areas

• City Level 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

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

(6.02%)

(98.05%)5082

(9.05%)

110`36

(10.02%)

Standing Structures

Conceptual road network

• TPS accommodating 3000

Properties – 16000

Population

• Downtown with Commercial

& Residential

NAGAR PANCHAYAT SHOPS

(HIGHER SEC.)

PUMPING STATION &

WATER TANK

OFFICE

TALUKA SHALA

GARDEN

UNSURVEYED LAND

(100 Sq.Mt. PLOTS ALLOCATED BY THE GOVT.)

GOVT. LAND

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

PRIMARY

NAGARPALIKA OFFICE

UNSURVEYED LAND

SCHOOL

UNSURVEYED 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

Soniwad, January 20 , 2004

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…

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