report on development charges

Report on Development Charges

(To be levied under Section 22 of Dadra and Nagar Haveli

Town & Country Planning Act, 1984)

TOWN AND COUNTRY PLANNING ORGANISATION MINISTRY OF URBAN DEVELOPMENT

GOVERNMENT OF INDIA

JULY, 2009

CONTENTS

Section Page No.

1. Introduction 1

2. Scope of the Study 1

3. Need for Development Charges 2

4. Conversion of land to urban / residential use 5

5. Development Charges in other States 5

6. Development Charges for Dadra & Nagar Haveli Planning and Development Area 7-39

7. ANNEXURES 40-67

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1. Introduction

Section 20(3) of Dadra and Nagar Haveli Town& Country Planning Act, 1984

envisages constitution of Dadra and Nagar Haveli Planning and Development

Authority (D&NHPDA). The Development Authority has already been constituted

and Section 22 of the Town & Country Planning Act empowers the Development

Authority to assess, levy and recover Development Charges.

The levy of development charges shall be subject to the provisions of the Act

and the rules made there under and with the previous sanction of the Administrator,

the Development Authority shall by a notification levy a charge called a Development

Charge on carrying out any development or change of use of land for which

permission is required to be obtained under Section 100 of the T&CP Act in whole or

any part of the planning area.

The rates of development charges both maximum and minimum and the

classification on the basis of which, the charges are fixed as per the direction of

D&NHPDA will vary from time to time.

The assessment of development charges shall apply with the condition that

any person who intends to carry out any development, or change, any use of land,

whether he has applied for such permission under Chapter 7 of the Act, shall apply

to Dadra &Nagar Haveli Planning and Development Authority in the manner

prescribed for assessment of development charges payable in respect thereof.

2. Scope of the Study

The Study is as under.

a) Need of Development Charges

b) Comparison of Development Charges as applicable in nearby cities

c) Key Parameters / Criteria adopted for determining Development Charges.

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d) Recommendations with justification for Development Charges in DNH

Planning Area (i.e. estimation and justification of anticipated amounts

based on net costs, type and location of development based on the

infrastructure and services needs to be accommodated for a horizon

period w.r.t. projected growth, for which the development charges can be

imposed to recover growth related capital expenditure).

3. Need for Development Charges

Development Charge is to be levied on all properties at the time of granting of

development permissions. The Development Charge, to be levied both on land area

and on built up area, will commensurate with the shared cost of providing capital

infrastructure in the area. Under this concept, the Development Authority is

empowered to collect Development Charges at the time of according approval

to layouts or sub-divisions of plot or issue of building permit for the laying of

trunk water lines, development of expressways/highways/major roads,

regional parks, etc. The levying of Development Charges becomes necessary to

generate resources in the post –land acquisition scenario. Further, in anticipation,

there would be increase in the cost of infrastructure provisioning; the Dadra & Nagar

Haveli Planning and Development Authority will have to implement a number of

schemes pertaining to infrastructure like construction of roads/bridges, traffic

improvement, underground drainage and sewerage, preserving and maintaining

green belts and parks which shall necessitate revenue generation. Hence ,the

Development Charges need to be prescribed.

Any optimal development of the Dadra and Nagar Haveli Planning Area has

necessarily to be accompanied by considerable U.T. led investment in urban

infrastructure. Similarly, the existing urban and rural settlements must also become

beneficiaries in any resource-raising that may be leveraged through a system of

granting land-use change permissions. It would be neither fair nor just to burden the

U.T. exchequer alone with the responsibility of funding infrastructure development

works, without any concomitant additional resource mobilization. On the other hand,

ignoring this aspect at the stage of formulating D& NH Planning and Development

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Authority Rules, would result in irretrievably losing the best opportunity for providing

supporting infrastructure at optimal cost.

The conversion of land use and betterment charge is to be imposed in

accordance to D& NH Planning and Development Authority Rules. It would be

desirable that there should be an in-built betterment charge applicable to lands

abutting the road network within the conversion charge itself. This may be necessary

because of the initial investments made by the U.T .Administration in the form of land

acquisition and construction of district, and other roads. Betterment charge could be

in the form of a percentage premium over and above the conversion charge. These

“charges” should be credited to the U.T. Treasury and should be dedicated for the

provision and maintenance of physical infrastructure in the Dadra and Nagar Haveli

Planning Area. There is a need to create a separate Fund and the Governing Body

of this Fund should be a high level body, headed preferably by the Administrator with

the elected representatives of both Urban Local Body and Rural Local Body as

members with the objective that that the utilization of this Fund should support the

basic development works in the village from which revenue receipts arise. The

imposition of a fair and optimal level of conversion charge is crucial to the success of

this package which must be adequate to generate enough funds to finance creation

of new roads and other physical and social infrastructure in the D& NH Planning and

Development Area.

Development Charge needs to be assessed and levied separately on the use

and carrying out development by erection or re-erection of any building or works. The

rates of Development Charges may be different for different parts of the development

area and for different uses in the Dadra and Nagar Haveli Planning area viz., within

Silvassa Municipal area and beyond the same but within D&NH Planning Area .The

Development Charges shall be leviable on any person who institutes or changes any

use, undertakes or carries out any development. In assessing the Charges the land

value or the building value as the case may be is taken into account before arriving

at the rate of development charges.

Subject to the provisions of Dadra and Nagar Haveli Town & Country Planning

Act, 1984Act and the rules made there under, the Dadra & Nagar Planning and

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Development Authority shall levy charges known as Development Charges on the

institution or use or change of use of land or building or development of any land or

building for which permission is required under this Act in the D&NH Planning Area or

any part of the Planning area within the maximum rates specified in the Rules.

No Development Charges shall be levied on institution of use or of change of

use or development of, any land or building vested in or under the control or

possession of the Central government or the U.T.Administration or any local

authority.

Broadly the Development Charges may be categorized as under:

(i) Institution of landuse or (ii) change of use/conversion charges (iii) External Development Charges (iv) Internal Development Charges (v) License and permission fees

For the purposes of assessing the Development Charges, the use of land and

building shall be classified under the following categories:

1 Residential 2 Commercial 3 Industrial 4 Recreational 5 Agricultural 6 Vacant 7 Miscellaneous

In classifying the use of land and building under any of the categories

mentioned in the Act, the predominant purpose for which such land and building are

to be used shall be the main basis for such classification.

The rates of Development Charges shall be determined on the proposed use

of land or building:

(a) In the case of development of land, at a rate to be prescribed per hectare

for that area.

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(b) In the case of development of building, at a rate to be prescribed per

square meter of built-up area for that area.

The Dadra & Nagar Planning and Development Authority has decided to levy

Development Charges for the first time and it shall forthwith publish a notification

specifying the rates for levy of Development Charges.

4. Conversion of Land to Urban / Residential use

If the land acquired falls outside the urban area or is not intended for urban

use, there is a need to apply for change in landuse. Along with the application fee, a

conversion fee is also to be paid for getting the land converted to the required use.

The processing fee varies from State to State and the length of time required for

converting from one use to another is normally quite lengthy. Due to lack of clarity in

policy, lands in prime areas remain unused or frozen in unproductive (or low

productive) use for a long time.

In many states, the conversion fee, especially for conversion to residential

use, may be low. However, the delays in getting the required permission to convert

generally raise transaction costs and translate into higher market prices.

5. Development Charges in Other States

There are few states like Andhra Pradesh, Maharashtra and Gujarat which

have worked out Development Charges especially for conversion of land use and

institution of use .However, the prescription of charges have been indicative and

there is no indication that the charges have been prescribed on a scientific basis.

The charges vary within and outside the Planning/Municipal area. They have been

by and large computed as per the distance criteria. However, in States like Punjab

and Haryana, the Urban Development Authorities have prescribed the charges by

categorizing the urban centres into high, medium and low potential areas. Here also,

the proximity to major urban centres and National Highway appears to be the

6

determining factor for categorizing the potentiality of the areas. Some of the

examples of Development Charges of few States are given as under:

Table-1 : Development Charges in Some States

S.No. State Development Charges Criteria

1. Andhra Pradesh

Prescribed for land and built-up areas in Municipal Corporation Areas and Gram Panchayat Areas

Charges prescribed in Rs. per sq mt as per the and distance from the city taken into consideration

2. Maharashtra Charges are prescribed for development of lands for residential or institutional use, not involving any building or construction operations and development of land for residential or institutional use involving only building or construction operations.

Charges are prescribed per sq mt depending on Class of Municipalities and Development charges for Industrial land and commercial uses shall be charged at the rate of one and half times and two times respectively of the rates prescribed for residential use, as per the provisions of M.R.&T.P. Act-1966.

3. Haryana Prescribed for Residential (Plotted and Group Housing, Commercial ,Industrial ,Recreational and Institutional uses plots abutting National Highway, Sector Roads and other Roads

Charges have been prescribed on the basis of 100 persons per acre by categorizing urban centres into High, Medium and Low Potential Areas and Charges have been prescribed as per the size of plots viz; upto 75 sq yard,75 sq yards to 2Kanal,2 Kanal to 4 Kanal,4 Kanal to 8 Kanal,8 Kanal to 5 Acre and above 5 acre.

4. Punjab Prescribed for Residential Plotted, Group Housing and Commercial Use

Charges are prescribed in Rs lakh per gross acre as per the categorizing the urban centers into High, Medium and Low Potential Areas viz; Category 1 (High Potential)- Ludhiana, Jalandhar and Amritsar M.C Limits and area within 5 km limit, outside M.C Limits. Category 2 (High Potential)- Ludhiana, Jalandhar and Amritsar outside M.C Limits within radius of 5-15 Kms Category 1 (Medium potential) Patiala, Rajpura, Sirhind, Gobindgarh, Khanna and Phagwara 5 km on both side of G.T.Road and upto 5 km outside M.C Limit Category 2 (Medium potential) -5 km on the both side of G.T.Road and NH 1 in Punjab Category 1 (Low Potential) Towns other than High and Medium potential upto 5 km outside M.C.limit except Bathinda Category 1 (Low Potential)- all the small towns other than High and Medium potential M.C limits and area within radius of 3 km .

5. Gujarat Charges have been prescribed for open land and for construction.

Charges have been prescribed per hectare for open land and per sq mt for construction. This varies within municipal area,outside municipalarea but within the planning area of the Development Authority.

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It is observed that in States like Punjab, the State Government has announced the Policy on External Development Charges, 2004 which include the following:

(i) External Development Charges (ii) Conversion Charges (iii) License/Permission Fee

The Government of Haryana has prescribed fixation of charges for released

land and cases for change of land use in the urban estate/controlled area of the State and include:

(i) External Development Charges (ii) Internal Development Charges

The Government of Gujarat has prescribed the Development Charges by

including:

(i) Scrutiny Fee (ii) Charges for conversion of use (iii) Security Deposit (iv) Premium Fee

The Development Charges as prescribed by various State Governments

are indicated in Annexure No. 5-8:

6. Development Charges for Dadra & Nagar Haveli Planning and

Development Area

As per the Outline Development Plan for Dadra and Nagar Haveli,

2031(draft), the total area of 491.00 sq.km. is distributed in 11 patelads. Total area

covered under Forests is 203.21 sq.km. designated as Reserved Forests Area

(which is to be excluded from the total area when considering the area available as

Planning Area), of which 92.00 sq.km. is further declared as Wildlife Sanctuary.

In exercise of the powers conferred under Section 18 of the T&CP Act,

1984 of DNH, the UT Administration of DNH has notified vide Notification No.

ATP/P&DA/T&CP/06-07/108/824 dated 7th December 2006, Dadra & Nagar

Haveli Planning Area excluding the Reserved Forests Area.

With respect to the DNH Planning Area extent with reference to

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aforementioned notification and Forest Department Notification No. 7-2/30-

FD/WL/133 dated 23rd November 2000, the quantum of Planning Area (PA) is

indicated below:

Total DNH U.T. Area = 491.00 sq.km. (100.0%)

Reserved Forests Area = 203.21 sq.km. (41.4%)

DNH Planning Area = 491.00 – 203.21

= 287.79 sq.km. (58.6%)

Hence, out of a total area of 491 sq km, the extent of Planning area is

287.79 sq km which constitutes 58.6% of the total area and the prescription of

Development Charges are to be applicable to this planning area. While prescribing

the Development Charges especially Institution of Use and conversion of land use,

these have been worked out for Silvassa Municipal Area and outside Silvassa

Municipal Area on the basis of:

(i) Gross Density

(ii) Net Density

(iii) Distance of settlement from Silvassa

(iv) Future Urbanizable area

(v) Area under Industries

The analysis in the form of tables as per the above criteria is as follows:

Table -2: Density Classification of Villages in Dadra & Nagar Haveli

(Persons per sq km)

Sl No Density Range No. of Villages Per cent

Density Net Density

Density Net Density

1. Upto 750 (Low) 62 43 86.11 60.0

2. 751-1500 (Medium)

5 19 6.94 26.0

3 1501-2250 (Moderate)

3 6 4.17 8.0

4 2251 or more (High)

2 4 2.78 6.0

Total 72 72 100.00 100.00

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Table 2 gives the classification of density of villages and both gross and net

densities have been calculated. The net density has been calculated after excluding

areas under built-up, mixed built-up, industries, forests and water bodies.. From the

Table, it can be seen that majority of villages (86.11%) are under the low density

category. While calculating the net density, the trend is somewhat different as 60%

of the villages are under low density while 26% of the villages are medium density.

About 14% of the villages have moderate and high net density. This implies that

villages with medium, moderate and high net density have high potential for

development.

Table 3 gives the classification of villages on the basis of population as per 2001

census.43 villages which have been classified as low density i.e., upto 750 persons

per sq km and have a population of 73952 constituting 33.54% of the total

population. Rest of the population(66..46%) is distributed among 29 villages which

have been classified as medium, moderate and high density villages including Amli

CT and Silvassa CT. These villages /census towns are likely to absorb future

growth of population.

Table-3: Classification of Villages in DNH on the Basis of Population – 2001

Sl No.

Classification/ Net Density Per Sq. Km

Names of Villages No. of Vill

Population in 2001

% of Population

1. Upto 750 (Low)

Tigra, Dhapsa, Kanadi, Luhari, Athola, Kudacha, Bonta, Morkhal, Monta Randha, Nana Randha, Falandi, Galonda, Kilavani, Sili, Umrakui, Apti, Pati, Bindrabin, Dolra, Kala, Karachagam, Kherdi, Parzai, Tinoda, Velugam, Chauda, Goratpada, Rudana, Shelti, Talavali, Bedapa, Bensda, Chinsda, Khedpa, Mandoni, Sindoni, Vansda, Ambabari, Dudhani, Karchond, Kherarbari, Kothar, Medha

43 73952 33.54

2. 751-1500 (Medium)

Athal,Kharapada, Naroli, Saily, Vaghchippa, Chikhali, Chinchapada, Dapada, Surangi, Vasona, Amboli, Khadoli, Khutali, Umbervarni, Dudhani, Ghodbari, Gunsa, Jamalpada,Vaghchuda

19 59935 27.18

3. 1501-2250 (Moderate)

Demani, Masat, Samarvani, Karad,Khanvel, Kauncha

6 25151 11.41


Dadra, Amli CT, Silvassa CT, Rakholi,

4 61452 27.87

Total Total Villages 72 220490 100.00

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Table 4 gives Village-wise details of Built up, Mixed Built up, Industrial, Forest,

Water bodies and Net Area, Population in 2001, Density and Net Density of Dadra

and Nagar Haveli for determining conversion of land use based on availability of net

area in the villages and Census Town.

Table-4: Village-wise Built up, Mixed Built up, Industrial, Forest, Water bodies and Net

Area, Population in 2001, Density and Net Density of Dadra and Nagar Haveli for

Conversion of Land Use (Area in Sq.Km)

Sl No.

Patelad/ Villages

Census Area

Built Up Area

Mixed Built up Area

Industry Forest Water Bodies

Net Area

Pop. in 2001

Density (Persons per Sq. km)

Net Density (Persons per Sq. km)

1 2 3 4 5 6 7 8 9 10 11 12

1 Dadra 4.57 1.29 0.57 1.17 0.0 0.11 1.43 6614 1447.3 4625.2

2 Demani 1.25 0.07 0.0 0.06 0.0 0.0 1.12 1927 1541.6 1720.5

3 Tigra 1.04 0.01 0.0 0.0 0.0 0.06 0.97 634 609.6 653.6

Dadra Total 6.86 1.37 0.57 1.23 0.0 0.17 3.52 9175 1337.5 2606.5

4 Athal 8.44 0.92 0.03 0.78 3.29 0.09 3.33 3320 393.4 997.0

5 Dhapsa 2.17 0.04 0.0 0.0 0.0 0.11 2.02 284 130.9 140.6

6 Kanadi 1.89 0.04 0.0 0.02 0.0 0.07 1.76 615 325.4 349.4

7 Kharadpada 9.61 1.51 0.01 1.42 2.71 0.20 3.76 3575 372.0 950.8

8 Luhari 11.48 0.68 0.0 0.55 5.79 0.02 4.44 2362 205.7 532.0

9 Naroli 12.79 0.59 0.0 0.47 0.0 0.21 11.52 9996 781.5 867.7

Naroli Total 46.38 3.78 0.04 3.24 11.79 0.70 26.83 20152 434.5 751.1

10 Amli CT 10.52 2.16 0.02 1.58 0.0 0.56 6.2 28570 2715.8 4608.1

11 Athola 6.54 0.21 0.01 0.13 0.88 0.23 5.08 3740 571.9 736.2

12 Masat 4.95 0.70 0.18 0.61 0.0 0.13 3.33 6566 1326.5 1971.8

13 Saily 14.50 0.77 0.07 0.66 4.58 0.20 8.22 7163 494.0 871.4

14 Samarvani 3.64 0.32 0.05 0.24 0.0 0.14 2.89 5535 1520.6 1915.2

15 Silvassa CT 6.70 1.66 0.27 0.26 0.0 0.26 4.25 21893 3267.6 5151.3

16 Vaghchhipa 1.13 0.07 0.0 0.01 0.0 0.02 1.03 881 779.6 855.3

Silvassa Total

47.98 5.89 0.60 3.49 5.46 1.54

31.0 74348 1549.6 2398.3

17 Karad 4.54 0.88 0.0 0.85 1.10 0.01 1.7 3697 814.3 2174.7

18 Kudacha 2.37 0.14 0.0 0.06 0.0 0.01 2.16 1499 632.5 694.0

19 Rakholi 2.58 0.70 0.0 0.68 0.0 0.04 1.16 4375 1695.7 3771.6

Rakholi Total 9.49 1.72 0.0 1.59 1.10 0.06 5.02 9571 1008.5 1906.6

20 Bonta 15.80 0.11 0.0 0.03 10.60 0.03 5.03 2461 155.8 489.3

21 Morkhal 11.68 0.24 0.0 0.19 4.26 0.21 6.78 2765 236.7 407.8

22 Mota Randha 8.14 0.18 0.0 0.17 1.78 0.31 5.7 2996 368.1 525.6

23 Nana Randha 3.93 0.05 0.0 0.0 0.83 0.10 2.95 955 243.0 323.7

Randha Total 39.55 0.58 0.0 0.40 17.47 0.65 20.45 9177 232.0 448.8

24 Falandi 4.66 0.13 0.0 0.09 2.26 0.21 1.97 1367 293.3 693.9

25 Galonda 8.53 0.31 0.0 0.28 1.63 0.10 6.21 4537 531.9 730.6

26 Kilavani 4.98 0.15 0.0 0.09 2.69 0.05 2 1131 227.1 565.5

27 Sili 16.77 1.28 0.0 1.20 4.25 0.30 9.74 5745 342.6 589.8

28 Umarkui 23.88 0.28 0.07 0.25 15.57 0.25 7.46 3602 150.8 482.8

Kilavani Total 58.82 2.15 0.07 1.91 26.40 0.91 27.38 16382 278.5 598.3

29 Apti 5.41 0.04 0.0 0.01 2.28 0.24 2.84 1314 242.9 462.7

30 Chikhali 7.97 0.02 0.0 0.0 4.02 0.80 3.13 2597 325.8 829.7

31 Chinchapada 4.78 0.42 0.0 0.42 1.39 0.16 2.39 2326 486.6 973.2

32 Dapada 8.56 0.38 0.0 0.30 2.73 0.21 4.94 4746 554.4 960.7

33 Pati 6.44 0.10 0.0 0.03 3.03 0.10 3.18 1506 233.9 473.6

34 Surangi 10.13 0.46 0.0 0.30 5.08 0.18 4.11 3224 318.3 784.4

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Population in No Source: - Regional Plan of Dadra & Nagar Haveli 2000-2020. Including * DamanGanga

35 Vasona 5.66 0.12 0.0 0.08 0.55 0.04 4.87 3882 685.9 797.1

Dapada Total 48.95 1.54 0.0 1.13 19.08 1.73 25.47 19595 400.3 769.3

36 Amboli 6.96 0.20 0.0 0.15 4.26 0.33 2.02 2616 375.9 1295.0

37 Bindrabin 2.72 0.01 0.0 0.0 0.89 0.20 1.62 902 331.6 556.8

38 Dolara 5.14 0.03 0.0 0.0 2.84 0.09 2.18 912 177.4 418.3

39 Kala 3.40 0.42 0.0 0.39 1.00 0.01 1.58 1046 307.6 662.0

40 Karachagam 4.26 0.17 0.0 0.15 0.22 0.27 3.45 1961 460.3 568.4

41 Khadoli 7.75 0.94 0.0 0.91 2.84 0.33 2.73 3350 432.3 1227.1

42 Kherdi 8.16 1.18 0.08 1.14 0.97 0.25 4.54 3148 385.8 693.4

43 Parzai 4.70 0.14 0.0 0.11 1.15 0.0 3.3 1260 268.1 381.8

44 Tinoda 3.71 0.02 0.01 0.0 2.65 0.11 0.92 624 168.2 678.3

45 Velugam 10.83 0.35 0.0 0.25 2.58 0.28 7.37 3106 286.8 421.4

Amboli Total 57.63 3.46 0.09 3.10 19.40 1.87 29.71 18925 328.4 637.0

46 Chauda 3.97 0.39 0.39 0.0 1.74 0.11 1.34 771 194.2 575.4

47 Goratpada 0.82 0.02 0.0 0.0 0.22 0.12 0.46 259 315.9 563.0

48 Khanvel 8.58 0.23 0.23 0.03 4.07 0.34 3.68 6168 718.9 1676.1

49 Khutali 6.71 0.74 0.20 0.65 1.77 0.02 3.33 3259 485.7 978.7

50 Rudana 15.15 0.66 0.0 0.58 7.61 0.52 5.78 3067 202.4 530.6

51 Shelti 11.50 0.04 0.02 0.0 5.82 0.33 5.29 3032 263.7 573.2

52 Talavali 3.85 0.48 0.0 0.46 1.04 0.06 1.81 665 172.7 367.4

53 Umbervarni 2.81 0.02 0.0 0.0 1.19 0.66 0.94 791 281.5 841.5

Khanvel Total 53.59 2.58 0.84 1.73 23.46 2.16 22.82 18012 336.1 789.3

54 Bedpa 10.87 0.0 0.0 0.0 5.63 0.10 5.14 2246 206.6 437.0

55 Bensda 7.53 0.0 0.0 0.0 4.79 0.12 2.62 1562 207.4 596.2

56 Chinsda 10.78 0.0 0.0 0.0 5.84 0.29 4.65 2784 258.3 598.7

57 Khedpa 6.40 0.0 0.0 0.0 3.60 0.08 2.72 1268 198.1 466.2

58 Mandoni 6.33 0.0 0.0 0.0 3.42 0.16 2.75 1656 261.6 602.2

59 Sindoni 11.38 0.0 0.0 0.0 6.59 0.58 4.21 2277 200.1 540.9

60 Vansda 8.83 0.0 0.0 0.0 6.08 0.22 2.53 1398 158.3 552.6

Mandoni Total

62.12 0.0 0.0 0.0 35.95 1.55

24.62 13191 212.3 535.8

61 Ambabari 2.98 0.0 0.0 0.0 1.05 1.35 0.58 330 110.7 569.0

62 Bildhari 7.09 0.0 0.0 0.0 4.72 1.13 1.24 855 120.6 689.5

63 Dudhani 8.63 0.0 0.0 0.0 3.76 1.91 2.96 2960 343.0 1000.0

64 Ghodbari 3.41 0.0 0.0 0.0 2.59 0.45 0.37 488 143.1 1318.9

65 Gunsa 4.20 0.0 0.0 0.0 1.69 1.25 1.26 1006 239.5 798.4

66 Jamalpada 2.30 0.0 0.0 0.0 1.23 0.40 0.67 503 218.7 750.7

67 Karchond 14.91 0.0 0.0 0.0 8.85 0.38 5.68 3523 236.3 620.2

68 Kauncha 5.25 0.0 0.0 0.0 1.99 2.47 0.79 1258 239.6 1592.4

69 Kherarbari 2.95 0.0 0.0 0.0 2.05 0.05 0.85 385 130.5 452.9

70 Kothar 1.07 0.0 0.0 0.0 0.0 0.99 0.08 40 37.4 500.0

71 Medha 2.58 0.0 0.0 0.0 1.26 0.77 0.55 382 148.1 694.5

72 Vaghchuda 2.36 0.0 0.0 0.0 1.04 1.15 0.17 232 98.3 1364.7

Dudhani Total

57.73 0.0 0.0 0.0 30.23 12.30 15.2 11962 207.2 787.0

DNH 488.90 23.07 2.21 17.82 190.34 29.03* 226.43 220490

451.0 973.8

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Table-5: Classification of Villages in DNH on the Basis of Net Area – 2001

Sl No.


Names of Villages No. of Villages

Net Area In Sq. km

% of Area

1. Upto 750 (Low) Tigra, Dhapsa, Kanadi, Luhari, Athola, Kudacha, Bonta, Morkhal, Monta Randha, Nana Randha, Falandi, Galonda, Kilavani, Sili, Umrakui, Apti, Pati, Bindrabin, Dolra, Kala, Karachagam, Kherdi, Parzai, Tinoda, Velugam, Chauda, Goratpada, Rudana, Shelti, Talavali, Bedapa, Bensda, Chinsda, Khedpa, Mandoni, Sindoni, Vansda, Ambabari, Dudhani, Karchond, Kherarbari, Kothar, Medha

43 138.13 61.00

2. 751-1500 (Medium)


19 61.75 27.27

3. 1501-2250 (Moderate)


6 13.51 5.97



4 13.04 5.76

Total Total Villages 72 226.43 100.00

Table 5 gives the details of distribution of villages as per the availability of net area. 61% of

the net area comes under low net density while remaining (39%) are distributed among the

medium, moderate and high net density villages. This signifies that these villages and

census towns are potential areas for development with 88.30 sq km of net area available for

future development.

13

Table-6: Classification of Industrial Villages in DNH On the Basis of Area Proposed

Sl No.

Classification/ Area Under Industry proposed( Per Sq. Km)


Av. Industrial Area In Sq. km

1. Zero Tigra, Dhapsa, Nanarandha, Chikhali, Bindrabin, Dolara, Tinoda, Chauda, Goratpada,Shelti, Umarvani, Bedpa, Besdha, Chisada, Khedpa, Mandoni, Sidavani, Vasanda, Ambabari, Bildhari, Dudhani, Ghodbair, Gunsa, Jamalpada, Karchond, Kauncha, Kherarabri, Kothar, Medha, Vaghchauda.

30 0.00

2 Upto 0.65 Demani, Kanadi,Athola, Samarvani, Silvassa. Vaghchippa, Kudacha, Bonta, Morkhal, Motarandha, Falundi, Galonda, Kilavani, Umarkui, Apti, Chinchpada, Dapada, Pati, Vasona, Amboli, Kala, Karachgam, Parzai, Velugam, Khanvel, Talavali

26 0.235

3. 0.66-1.00 Luhari, Naroli, ,Karad, Rakholi, Khutali, Rudana,

6 0.780

4. 1.01-1.50 Athal, Masad, Surangi, Khadoli 4 1.263

5 1.51-2.0 Amli,Saily,Sili, Kheradi 4 1.703

6. 2.01 or more Dadra, Khardpada 2 2.445

Total Area Proposed for Industrial Villages 42 0.656 Source: Regional Plan of D&NH 2000-2020.

Table 6 gives the distribution of villages as per area under industrial use. Out of 72

villages 30 villages do not have any area under industrial use. 26 villages have area

under the use to the extent of 0.65 sq km while remaining 16 villages have more

than 0.66 sq km area under the industrial use. In 42 villages where industrial area is

available, the average industrial area works out to 0.656 sq km. These villages are

potential areas for future industrialization.

14

Table- 7: Distance-wise Villages in D&NH from Silvassa CT

Sl No Details Name of Villages No of Villages

Per cent

1. Upto 5 Km Amli CT, Samarvani, Silvassa CT, 3 4.17

2. 5-10 Km Athal, Athola, Masat, Vaghchhipa, Kudacha,

5 6.94

3. 10-15 km Dadra, Demani, Tigra, Dhapsa, Kharadpada, Naroli, Saily,Rakholi, Falandi, Galonda, Sili, Chinchapada,

12 16.67

4 15-20 Km Kanadi, Lohari,Karad, Kilavani, Chikhali, Vasona,

6 8.33

5 20-25 Km Bonta, Umrakui, Apti, Dapada, Pati, Surangi, Khadoli,

7 9.72

6. More than 25 Km Morkhal, Motarandha, Nanarandha, Amboli, Bindrabin, Dolara, Kala, Karachagam, Kherdi, Parzai, Tinoda, Velugam, Chauda, Goratpada, Khanvel, Khutali, Rudana, Shelti, Talavali, Umbervani, Bedpa, Bensda, Chinsda, Khedpa, Mandoni, Sindoni, Vaansda, Ambabari, Bildhari, Dudhani, Ghodbari, Gunsa, Jamalpada, Karchond, Kauncha, Kherabari, Kothar, Medha, Vaghchuda

39 54.17

Total Villages 72 100.00

Table 7gives the detail of distribution of villages as per the distance from Silvassa. It

can be seen from the above table that majority of villages i.e., 39(54.17%) are

located more than 25 km away from Silvassa. Within 15 km, there are 20 villages

including Amli census town. These centres are ideal for accommodating future

increase in population of Silvassa and Amli census towns.

Table 8provides details of Village wise Net Area, Industrial area, Urbanizable Area

and Density of Urbanizable Area as per the distance from Silvassa census town.

Silvassa Census Town, Samarvani and Amli which are within 5 km from Silvassa

have 100% urban population growth and have right potential as together the net

area is 13. 34 sq km and future urbanizable area of 6.80 sq km. Villages between 5

to 15 km have moderate to medium potential and villages beyond 25 km have very

low potential for development.

15

Table-8: Village wise Net Area, Industrial area, Urbanizable Area and Density

of Urbanizable Area

S.No Villages Net Area

Industrial Area

Urbanizable Area

Population In 2001

% of urban GR

Urban Pop.

Density of Urbanisable Area Per Sq. km

I Upto 5 Km

1 Amli CT 6.20 1.58 3.33 28570 100 28570 8580

2 Samarvani 2.89 0.24 0.45 5535 100 5535 12300

3 Silvassa CT 4.25 0.26 3.02 21893 100 21893 7249

Total 13.34 2.08 6.80 55998 100 55998 8235

II 5-10 Km

1. Athal 3.33 0.78 0.68 3320 52.6 1746 2568

2. Athola 5.08 0.13 0.34 3740 52.6 1967 5785

3 Masat 3.33 0.61 0.64 6566 52.6 3454 5397

4. Vaghchippa 1.03 0.01 0.22 881 52.6 463 2105

5. Kudacha 2.16 0.06 0.19 1499 52.6 788 4147

Total 14.93 1.59 2.07 16006 52.6 8418 4067

III 10-15 Km

1. Dadra 1.43 1.17 1.37 6614 34.7 2295 1675

2. Demani 1.12 0.06 0.09 1927 34.7 669 7433

3. Tigra 0.97 0.0 0.04 634 34.7 220 5500

4. Dhapsa 2.02 0.0 0.16 284 34.7 99 619

5. Kharadpada 3.76 1.42 0.25 3575 34.7 1241 4964

6. Naroli 11.52 0.47 2.69 9996 34.7 3469 1290

7 Saily 8.22 0.66 0.43 7163 34.7 2486 5781

8 Rakholi 1.16 0.68 0.84 4375 34.7 1518 1807

9 Falandi 1.97 0.09 0.11 1367 34.7 474 4309

10 Galonda 6.21 0.28 0.11 4537 34.7 1574 14309

11 Sili 9.74 1.2 0.2 5745 34.7 1994 9970

12 Chinchapada 2.39 0.42 0.0 2326 34.7 807 0

Total 48.12 6.03 6.29 46217 34.7 16846 2678

IV 15-20 Km

1 Kanadi 1.76 0.02 0.22 615 26.3 162 736

2 Luhari 4.44 0.55 0.13 2362 26.3 621 4777

3. Karad 1.7 0.85 0.08 3697 26.3 972 12150

4 Kilavani 2.0 0.09 0.08 1131 26.3 297 3713

5 Chikahali 3.13 0.0 0.02 2597 26.3 683 34150

6 Vasona 4.87 0.08 0.21 3882 26.3 1021 4862

Total 17.9 1.59 0.74 14284 26.3 3756 5076

V 20-25 Km

1 Bonta 5.03 0.03 0.26 2461 21.0 517 1988

2. Umarkui 7.46 0.25 0.13 3602 21.0 756 5815

3. Apti 2.84 0.01 0.15 1314 21.0 276 1840

4. Dapada 4.94 0.30 0.26 4746 21.0 997 3835

5 Pati 3.18 0.03 0.23 1506 21.0 316 1374

6 Surangi 4.11 0.30 0.23 3224 21.0 677 2943

7. Khadoli 2.73 0.91 0.21 3350 21.0 704 3352

Total 30.29 1.83 1.47 20203 21.0 4243 2886

VI 25 Km & Above

1. Morkhal 6.78 0.19 0.19 2765 VL - -

2. Motarandha 5.70 0.17 0.01 2996 VL - -

3 Nanarandha 2.95 0.0 0.21 955 VL - -

4 Amboli 2.02 0.15 0.19 2616 VL - -

5 Bindrabin 1.62 0.0 0.08 902 VL - -

6 Dolara 2.18 0.0 0.12 912 VL - -

7 Kala 1.58 0.39 0.14 1046 VL - -

16

8 Karachagam 3.45 0.15 0.11 1961 VL - -

9 Kherdi 4.56 1.14 0.13 3148 VL - -

10 Parzai 3.30 0.11 0.12 1260 VL - -

11 Tinoda 0.92 0.0 0.07 624 VL - -

12 Velugam 7.37 0.25 0.50 3106 VL - -

13 Chauda 1.34 0.0 0.94 771 VL - -

14 Goratpada 0.46 0.0 0.12 259 VL - -

15 Khanvel 3.68 0.03 2.34 6168 VL - -

16 Khutali 3.33 0.65 0.92 3259 VL - -

17 Rudana 5.78 0.58 0.48 3067 VL - -

18 Shelti 5.29 0.0 0.15 3032 VL - -

19 Talavali 1.81 0.46 0.42 665 VL - -

20 Umbervani 0.94 0.00 0.02 791 VL - -

21 Bedpa 5.14 0.00 0.24 2246 VL - -

22 Bensda 2.62 0.0 0.26 1562 VL - -

23 Chinsda 4.65 0.0 0.13 2784 VL - -

24 Khedpa 2.72 0.0 0.28 1268 VL - -

25 Mandoni 2.75 0.0 0.23 1656 VL - -

26 Sindoni 4.21 0.0 0.23 2277 VL - -

27 Vansda 2.53 0.0 0.18 1398 VL - -

28 Ambabari 0.58 0.0 0.07 330 VL - -

29 Bildhari 1.24 0.0 0.18 855 VL - -

30 Dudhani 2.96 0.0 0.26 2960 VL - -

31 Ghodbari 0.37 0.0 0.06 488 VL - -

32 Gunsa 1.26 0.0 0.22 1006 VL - -

33 Jamalpada 0.67 0.0 0.01 503 VL - -

34 Karchond 5.68 0.0 0.36 3523 VL - -

35 Kauncha 0.79 0.0 0.08 1258 VL - -

36 Kherabari 0.85 0.0 0.05 385 VL - -

37 Kothar 0.08 0.0 0.0 40 VL - -

38 Medha 0.55 0.0 0.05 382 VL - -

39 Vaghchuda 0.17 0.0 0.0 232 VL - - Total 104.88 4.27 10.15 65456 VL - -

Total D&NH 226.63 17.81 27.52 220490 -- 89261 5139

Note: - VL means very less or nil

As per this table, urban population in 2001 was around 89261

17

Table-9: Institution of Use

(Rs. per Acre)

Sl. No

Use/ Change of Land Use Within Silvassa MC Area

Outside Silvassa MC Area

Land Built up Space

Land Built up Space

1 2 3 4 5 6

1. Vacant to Uses

a. Vacant to Residential 40650 101625 20325 50812.5

b. Vacant to Commercial 121950 304875 60975 152437.5

c. Vacant to Industrial 81300 203250 40650 101625

d. Vacant to Miscellaneous 40650 101625 20325 50812.5

2. Recreation to Uses

a. Recreation to Residential 81300 203250 40650 101625

b. Recreation to Commercial 243900 609750 121950 304875

c. Recreation to Industrial 162600 406500 81300 203250

d. Recreation to Miscellaneous 81300 203250 40650 101625

3. Agriculture to Uses

a. Agriculture to Residential 121950 304875 60975 152437.5

b. Agriculture to Commercial 365850 914625 182925 457312.5

c. Agriculture to Industrial 203250 508125 101625 254062.5

d. Agriculture to Miscellaneous 50812.5 127031.3 27438.75 68617.2

4 Residential to Uses

a. Residential to Commercial 162600 406500 81300 203250

b. Residential to Industrial 121950 304875 60975 152437.5

c. Residential to Miscellaneous 60975 152437.5 30487.5 76218.75

5. Commercial to Uses

a. Commercial to Residential 121950 304875 60975 152437.5

b. Commercial to Industrial 40650 101625 20325 50812.5

c. Commercial to Miscellaneous 40650 101625 20325 50812.5

6. Industrial to Uses

a. Industrial to Residential 81300 203250 40650 101625

b. Industrial to Commercial 223575 558937.5 111787.5 279468.8

c. Industrial to Miscellaneous 81300 203250 40650 101625

7. Miscellaneous to Uses

a. Miscellaneous to Residential 81300 203250 40650 101625

b. Miscellaneous to Commercial 223575 558937.5 111787.5 279468.8

c. Miscellaneous to Industrial 121950 304875 60975 152437.5

Table 9 gives the details of rate for Institution of use within Silvassa Municipal

Council Area and outside the Silvassa Municipal Council Area for both land and

Built up Space. This has been calculated as per prevailing Circle Rates

provided by Dadra & Nagar Haveli U.T.Administration. Normally the ratio for

fixing the rate for Institution of use between land and built up space within

Municipal area and outside the Municipal area is 2.5 times. Accordingly the

rates have been calculated by taking the example of Chennai, Hyderabad and

Bangalore. The ratio for fixing rates between municipal and outside municipal

limit is 2:1.

18

Table-10: Rate of Conversion Charges of Land Uses Changes- Average

(Rs. per sq. mt)

Sl. No



Land Built up Space

Land Built up Space

1 2 3 4 5 6

1. Vacant to Uses

a. Vacant to Residential 12.5 31.25 6.25 15.63

b. Vacant to Commercial 37.5 93.75 18.75 46.88

c. Vacant to Industrial 25 62.5 12.5 31.25

d. Vacant to Miscellaneous 12.5 31.25 6.25 15.63


a. Recreation to Residential 25 62.5 12.5 31.25

b. Recreation to Commercial 75 187.5 37.5 93.75

c. Recreation to Industrial 50 125 25 62.50

d. Recreation to Miscellaneous 25 62.5 12.5 31.25


a. Agriculture to Residential 37.50 93.75 18.75 46.88

b. Agriculture to Commercial 112.50 281.25 56.25 140.63

c. Agriculture to Industrial 62.50 156.25 31.25 78.13



a. Residential to Commercial 50 125 25 62.50

b. Residential to Industrial 37.5 93.75 18.75 46.88

c. Residential to Miscellaneous 18.75 46.875 9.375 23.44


a. Commercial to Residential 37.5 93.75 18.75 46.88

b. Commercial to Industrial 12.5 31.25 6.25 15.63

c. Commercial to Miscellaneous 12.5 31.25 6.25 15.63


a. Industrial to Residential 25.0 62.5 12.5 31.3

b. Industrial to Commercial 68.8 171.9 34.4 85.9

c. Industrial to Miscellaneous 25.0 62.5 12.5 31.3


a. Miscellaneous to Residential 25.0 62.5 12.5 31.3

b. Miscellaneous to Commercial 68.8 171.9 34.4 85.9

c. Miscellaneous to Industrial 37.5 93.8 18.8 46.9

Table 10gives the charges for conversion of land use within the Municipal and

outside Municipal Area of Silvassa. This has been worked out based on the

Development Charges tentatively prescribed by the DNHPDA in the draft

DNHPDA Rules 2007.While fixing the charges, the rates outside Silvassa

Municipal Area are half the rates within the Silvassa Municipal Area. The ratio

between land and built up area is 2.5 times as normally followed in other cities

19

Table 10-A: Rate of Conversion Charges of Land Uses Changes- Low

Density Areas

(Rs. per sq. mt)

Sl. No



Land Built up Space

Land Built up Space

1 2 3 4 5 6

1. Vacant to Uses











a. Agriculture to Residential 30 75 15 37.5

b. Agriculture to Commercial 90 225 45 112.5

c. Agriculture to Industrial 50 125 25 62.5


















Table 10 –A gives the charges for low density area with 750 persons per sq km.

20

Table 10-B: Rate of Conversion Charges of Land Uses Changes-

Medium Density Areas

(Rs. per sq. mt)

Sl. No



Land Built up Space

Land Built up Space

1 2 3 4 5 6

1. Vacant to Uses



c. Vacant to Industrial 25.2 63 12.6 31.5



a. Recreation to Residential 25.2 63 12.6 31.5

b. Recreation to Commercial 75.6 189 37.8 94.5

c. Recreation to Industrial 50.4 126 25.2 63

d. Recreation to Miscellaneous 25.2 63 12.6 31.5







a. Residential to Commercial 50.4 126 25.2 63








a. Industrial to Residential 25.2 63 12.6 31.5


c. Industrial to Miscellaneous 25.2 63 12.6 31.5


a. Miscellaneous to Residential 25.20 63.00 12.60 31.50



Table 10 –B gives the charges for medium density area with 750-1500 persons per sq km.

21

Table 10- C: Rate of Conversion Charges of Land Uses Changes-

Moderate Density Areas

(Rs. per sq. mt)

Sl. No



Land Built up Space

Land Built up Space

1 2 3 4 5 6

1. Vacant to Uses



c. Vacant to Industrial 26.8 67 13.4 33.5



a. Recreation to Residential 26.8 67 13.4 33.5

b. Recreation to Commercial 80.4 201 40.2 100.5

c. Recreation to Industrial 53.6 134 26.8 67

d. Recreation to Miscellaneous 26.8 67 13.4 33.5




c. Agriculture to Industrial 67 167.5 33.5 83.75



a. Residential to Commercial 53.6 134 26.8 67








a. Industrial to Residential 26.8 67 13.4 33.5


c. Industrial to Miscellaneous 26.8 67 13.4 33.5


a. Miscellaneous to Residential 26.8 67 13.4 33.5



Table 10–C gives the charges for moderate density area with 1500-2250 persons per sq km.

22

Table 10- D: Rate of Conversion Charges of Land Uses Changes- High

Density Areas

(Rs. per sq. mt)

Sl. No



Land Built up Space

Land Built up Space

1 2 3 4 5 6

1. Vacant to Uses































Table 10 –D gives the charges for high density area with more than 2250 persons per sq km.

23

Table 11: Projected Population in D& NH for 2011& 2021-

Classification Basis

Sl No Classification 2001 2011 2021

No Per cent No Per cent

No Per cent

1. Low 73952 33.54 150635 33.54 258788 33.54

2. Medium 59935 27.18 122071 27.18 209715 27.18

3. Moderate 25151 11.41 51244 11.41 86726 11.41

4. High 61452 27.87 125169 27.87 216351 27.87

Total 220490 100.00 449119 100.00 771580 100.00

Table 11 gives projected population for Dadra & Nagar Haveli worked out on

the basis share of population in Low, Medium, Moderate and High density

villages as per 2001 census and accordingly projected for 2011 and 2021.The

projected population of DHN in 2011 would be 4.49 lakh and 7.71 lakh in 2021

Table 12: Projected Percentage of Enhancement of Conversion

Charges of Land Use in 2011

Sl No

Classification 2011

Net Area No Density % of Enhancement*

1. Low 137.75 150635 1093.54 152

2. Medium 62.13 122071 1964.77 158

3. Moderate 13.51 51244 3793.04 161

4 High 13.04 125169 9598.85 167

Total 226.43 449119 2020.15 154

* The percentage of enhancement of conversion charges based on 2001 rates as base.

Table 13 Projected Percentage of Enhancement of Conversion

Charges of Land Use in 2021

Sl No

Classification 2021

Net Area No Density % of Enhancement

1. Low 137.75 258788 1878.68 188

2. Medium 62.13 209715 3375.42 224

3. Moderate 13.51 86726 6419.39 259

4 High 13.04 216351 16591.33 295

Total 226.43 771580 3469.44 190

* The percentage of enhancement of conversion charges based on 2001 rates as base.

Table 12 and 13 gives projections for enhancement of conversion charges of

landuse for 2011 and 2021 which has been worked out on the basis of average

increase of density to be achieved by the villages in 2011 and 2021.

24

Table -14: Classifications of Villages on the Basis of Net Density

Sl. No

Villages Population in 2001

Category of Village

Remark

Name

No

Low Medium Moderate High

1. Dadra 6614 High - - - 1

2. Demani 1927 Moderate - - 1 -

3. Tigra 634 Low 1 - - -

Dadra Total 3 9175 1 Nil 1 1

4. Athal 3320 Medium -- 1 - -

5. Dhapsa 284 Low 1 -- -- --

6 Kanadi 615 Low 1 -- - -

7 Khardpada 3575 Medium - 1 - -

8 Luhari 2362 Low 1 - - -

9. Naroli 9996 Medium - 1 - -

Naroli Total 6 20152 3 3 Nil Nil

10 Amli Ct 28570 High - - - 1

11 Athola 3740 Low 1 - - -

12 Masat 6566 Moderate - - 1 -

13 Saily 7163 Medium - 1 - -

14 Samarvani 5535 Moderate - - 1 -

15 Silvassa CT 21893 High - - - 1

16 Vaghchippa 881 Medium - 1 - -

Silvassa Total 7 74348 1 2 2 2

17 Karad 3697 Moderate - - 1 -

18 Kudacha 1499 Low 1 - - -

19 Rakholi 4375 High - - - 1

Rakholi Total 3 9571 1 - 1 1

20 Bonta 2461 Low 1 - - -

21 Morkhal 2765 Low 1 - - -

22 Mota Randha 2996 Low 1 - - -

23 Nana Randha 955 Low 1 - - -

Randha Total 4 9177 4 - - -

24 Falandi 1367 Low 1 - - -

25 Galonda 4537 Low 1 - - -

26 Kilavani 1131 Low 1 - - -

27 Sili 5745 Low 1 - - -

28 Umarkui 3602 Low 1 - - -

Kilavani Total 5 16382 5 - - -

29 Apti 1314 Low 1 - - -

30 Chikhali 2597 Medium - 1 - -

31 Chinchapada 2326 Medium - 1 - -

32 Dapada 4746 Medium - 1 - -

33 Pati 1506 Low 1 - - -

34 Surangi 3224 Medium - 1 - -

35 Vasona 3882 Medium - 1 - -

Dapada Total 7 19595 2 5 - -

36 Amboli 2616 Medium - 1 - -

37 Bindrabin 902 Low 1 - - -

38 Dolra 912 Low 1 - - -

39 Kala 1046 Low 1 - - -

40 Karachagam 1961 Low 1 - - -

41 Khadoli 3350 Medium - 1 - -

42 Kherdi 3148 Low 1 - - -

43 Parzai 1260 Low 1 - - -

44 Tinoda 624 Low 1 - - -

45 Velugam 3106 Low 1 - - -

25

Amboli Total 10 18925 8 2 - -

46 Chauda 771 Low 1 - - -

47 Goratpada 259 Low 1 - - -

48 Khanvel 6168 Moderate - - 1 -

49 Khutali 3259 Medium - 1 - -

50 Rudana 3067 Low 1 - - -

51 Shelti 3032 Low 1 - - -

52 Talavali 665 Low 1 - - -

53 Umbervarni 791 Medium - 1 - -

Khanvel 8 18012 5 2 1 -

54 Bedpa 2246 Low 1 - - -

55 Bensda 1562 Low 1 - - -

56 Chinsda 2784 Low 1 - - -

57 Khedpa 1268 Low 1 - - -

58 Mandoni 1656 Low 1 - - -

59 Sindoni 2277 Low 1 - - -

60 Vansda 1398 Low 1 - - -

Mandoni Total 7 13191 7 - - -

61 Ambabari 330 Low 1 - - -

62 Bildhari 855 Low 1 - - -

63 Dudhani 2960 Medium - 1 - -

64 Ghodbari 488 Medium - 1 - -

65 Gunsa 1006 Medium - 1 - -

66 Jamalpada 503 Medium - 1 - -

67 Karchond 3523 Low 1 - - -

68 Kauncha 1258 Moderate - - 1 -

69 Kherarbari 385 Low 1 - - -

70 Kothar 40 Low 1 - - -

71 Medha 382 Low 1 - - -

72 Vaghchuda 232 Medium - 1 - -

Dudhani Total 12 11962 5 6 1 -

DNH Total 72 220490 43 19 6 4

Table -14 gives distribution of villages as per net density pattern of low,

medium, moderate and high density.

26

Table 15: Classification of Villages in DNH on the Basis of Net

Density– 2001

Sl No.



Av. Net Density In Sq. km

1. Upto 750 (Low)

Tigra, Dhapsa, Kanadi, Luhari, Athola, Kudacha, Bonta, Morkhal, Monta Randha, Nana Randha, Falandi, Galonda, Kilavani, Sili, Umrakui, Apti, Pati, Bindrabin, Dolra, Kala, Karachagam, Kherdi, Parzai, Tinoda, Velugam, Chauda, Goratpada, Rudana, Shelti, Talavali, Bedapa, Bensda, Chinsda, Khedpa, Mandoni, Sindoni, Vansda, Ambabari, Dudhani, Karchond, Kherarbari, Kothar, Medha

43 539

2. 751-1500 (Medium)


19 925

3. 1501-2250 (Moderate)


6 1842



4 4539

Total Total Villages 72 974

Table 15 gives average net density in the villages and 43 villages out of the

total 72 villages have low density with an average density of 539 persons per

sq km. followed by 925 persons per sq km classified as medium density and

1842 as moderate and 4539 as high density centres.

27

Table -16: Village-wise Urbanisable Area in Dadra and Nagar Haveli-

Proposed

Sl No.

Patelad/Villages Net Area*

Urbanisable I

Urbanisable II

Urbanisab le Total

Pop. in 2001

Density Census Area

Net Density of Urbanisable Area

1 2 3 4 5 6 7 8 9

1 Dadra 1.43 1.36 0.01 1.37 6614 1447.3 4827.74

2 Demani 1.12 0.0 0.09 0.09 1927 1541.6 21411.11

3 Tigra 0.97 0.0 0.04 0.04 634 609.6 15850.00

Dadra Total 3.52 1.36 0.14 1.50 9175 1337.5 6116.67

4 Athal 3.33 0.0 0.68 0.68 3320 393.4 4882.35

5 Dhapsa 2.02 0.0 0.16 0.16 284 130.9 1775.00

6 Kanadi 1.76 0.0 0.22 0.22 615 325.4 2795.45

7 Kharadpada 3.76 0.0 0.25 0.25 3575 372.0 14300.00

8 Luhari 4.44 0.0 0.13 0.13 2362 205.7 18169.23

9 Naroli 11.52 2.64 0.05 2.69 9996 781.5 3715.99

Naroli Total 26.83 2.64 1.49 4.13 20152 434.5 4879.42

10 Amli CT 6.20 3.31 0.02 3.33 28570 2715.8 8579.58

11 Athola 5.08 0.0 0.34 0.34 3740 571.9 11000.00

12 Masat 3.33 0.62 0.02 0.64 6566 1326.5 10259.38

13 Saily 8.22 0.0 0.43 0.43 7163 494.0 16658.14

14 Samarvani 2.89 0.0 0.45 0.45 5535 1520.6 12300.00

15 Silvassa CT 4.25 3.02 0.0 3.02 21893 3267.6 7249.34

16 Vaghchhipa 1.03 0.0 0.22 0.22 881 779.6 4004.55

Silvassa Total 31.0 6.94 1.48 8.42 74348 1549.6 8829.93

17 Karad 1.70 0.0 0.08 0.08 3697 814.3 46212.50

18 Kudacha 2.16 0.0 0.19 0.19 1499 632.5 7889.47

19 Rakholi 1.16 0.69 0.15 0.84 4375 1695.7 5208.33

Rakholi Total 5.02 0.69 0.42 1.11 9571 1008.5 8622.52

20 Bonta 5.03 0.0 0.26 0.26 2461 155.8 9465.38

21 Morkhal 6.78 0.0 0.19 0.19 2765 236.7 14552.63

22 Mota Randha 5.70 0.0 0.01 0.01 2996 368.1 299600.00

23 Nana Randha 2.95 0.0 0.21 0.21 955 243.0 4547.62

Randha Total 20.45 0.0 0.67 0.67 9177 232.0 13697.01

24 Falandi 1.97 0.0 0.11 0.11 1367 293.3 12427.27

25 Galonda 6.21 0.0 0.11 0.11 4537 531.9 41245.45

26 Kilavani 2.0 0.0 0.08 0.08 1131 227.1 14137.50

27 Sili 9.74 0.0 0.20 0.2 5745 342.6 28725.00

28 Umarkui 7.46 0.0 0.13 0.13 3602 150.8 27707.69

Kilavani Total 27.38 0.0 0.63 0.63 16382 278.5 26003.17

29 Apti 2.84 0.0 0.15 0.15 1314 242.9 8760.00

30 Chikhali 3.13 0.0 0.02 0.02 2597 325.8 129850.00

31 Chinchapada 2.39 0.0 0.0 0 2326 486.6 0.00

32 Dapada 4.94 0.0 0.26 0.26 4746 554.4 18253.85

33 Pati 3.18 0.0 0.23 0.23 1506 233.9 6547.83

34 Surangi 4.11 0.0 0.23 0.23 3224 318.3 14017.39

35 Vasona 4.87 0.0 0.21 0.21 3882 685.9 18485.71

Dapada Total 25.47 0.0 1.10 1.1 19595 400.3 17813.64

36 Amboli 2.02 0.0 0.19 0.19 2616 375.9 13768.42

37 Bindrabin 1.62 0.0 0.08 0.08 902 331.6 11275.00

38 Dolara 2.18 0.0 0.12 0.12 912 177.4 7600.00

39 Kala 1.58 0.0 0.14 0.14 1046 307.6 7471.43

40 Karachagam 3.45 0.0 0.11 0.11 1961 460.3 17827.27

41 Khadoli 2.73 0.0 0.21 0.21 3350 432.3 15952.38

42 Kherdi 4.54 0.0 0.13 0.13 3148 385.8 24215.38

43 Parzai 3.30 0.0 0.12 0.12 1260 268.1 10500.00

44 Tinoda 0.92 0.0 0.07 0.07 624 168.2 8914.29

28

45 Velugam 7.37 0.0 0.50 0.5 3106 286.8 6212.00

Amboli Total 29.71 0.0 1.67 1.67 18925 328.4 11332.34

46 Chauda 1.34 0.94 0.0 0.94 771 194.2 820.21

47 Goratpada 0.46 0.0 0.12 0.12 259 315.9 2158.33

48 Khanvel 3.68 2.33 0.01 2.34 6168 718.9 2635.90

49 Khutali 3.33 0.70 0.22 0.92 3259 485.7 3542.39

50 Rudana 5.78 0.16 0.32 0.48 3067 202.4 6389.58

51 Shelti 5.29 0.0 0.15 0.15 3032 263.7 20213.33

52 Talavali 1.81 0.0 0.42 0.42 665 172.7 1583.33

53 Umbervarni 0.94 0.0 0.02 0.02 791 281.5 39550.00

Khanvel Total 22.82 4.13 1.26 5.39 18012 336.1 3341.74

54 Bedpa 5.14 0.0 0.24 0.24 2246 206.6 9358.33

55 Bensda 2.62 0.0 0.26 0.26 1562 207.4 6007.69

56 Chinsda 4.65 0.0 0.13 0.13 2784 258.3 21415.38

57 Khedpa 2.72 0.0 0.28 0.28 1268 198.1 4528.57

58 Mandoni 2.75 0.0 0.20 0.2 1656 261.6 8280.00

59 Sindoni 4.21 0.0 0.23 0.23 2277 200.1 9900.00

60 Vansda 2.53 0.0 0.18 0.18 1398 158.3 7766.67

Mandoni Total 24.62 0.0 1.52 1.52 13191 212.3 8678.29

61 Ambabari 0.58 0.0 0.07 0.07 330 110.7 4714.29

62 Bildhari 1.24 0.0 0.18 0.18 855 120.6 4750.00

63 Dudhani 2.96 0.0 0.26 0.26 2960 343.0 11384.62

64 Ghodbari 0.37 0.0 0.06 0.06 488 143.1 8133.33

65 Gunsa 1.26 0.0 0.22 0.22 1006 239.5 4572.73

66 Jamalpada 0.67 0.0 0.01 0.01 503 218.7 50300.00

67 Karchond 5.68 0.0 0.36 0.36 3523 236.3 9786.11

68 Kauncha 0.79 0.0 0.08 0.08 1258 239.6 15725.00

69 Kherarbari 0.85 0.0 0.05 0.05 385 130.5 7700.00

70 Kothar 0.08 0.0 0.0 0 40 37.4 0.00

71 Medha 0.55 0.0 0.05 0.05 382 148.1 7640.00

72 Vaghchuda 0.17 0.0 0.0 0 232 98.3 0.00

Dudhani Total 15.20 0.0 1.34 1.34 11962 207.2 8926.87

DNH 226.43 15.76 11.72 27.48 220490 451.0 8023.65

Source: - Regional Plan of Dadra & Nagar Haveli 2000-2020.

* Column 9 in the previous Table

Table 16 gives village- wise urbanizable area proposed as per the Regional Plan of

D&NH, 2020, the net density is on a higher side in the villages where area for future

urbanization is very limited and has been calculated by dividing total population with future

urbanizable areas of the villages.

29

Table-17: Distance-wise Villages in D&NH from Silvassa CT

(Area in sq km)

Sl No

Details Name of Villages Villages Net Area

Industrial Area

Population In 2001

% of GR As per

1991-2001

No %

1. Upto 5 Km

Amli CT, Samarvani, Silvassa CT,

3 4.17 13.34 2.08 55998 10.51

2. 5-10 Km

Athal, Athola, Masat, Vaghchhipa, Kudacha,

5 6.94 14.93 1.59 16006 5.26

3. 10-15 km

Dadra, Demani, Tigra, Dhapsa, Kharadpada, Naroli, Saily,Rakholi, Falandi, Galonda, Sili, Chinchapada,

12 16.67 50.51 6.45 46217 3.47

4 15-20 Km

Kanadi, Lohari,Karad, Kilavani, Chikhali, Vasona,

6 8.33 17.90 1.59 14284 2.63

5 20-25 Km

Bonta, Umrakui, Apti, Dapada, Pati, Surangi, Khadoli,

7 9.72 30.29 1.83 20203 2.10

6. More than 25 Km

Morkhal, Motarandha, Nanarandha, Amboli, Bindrabin, Dolara, Kala, Karachagam, Kherdi, Parzai, Tinoda, Velugam, Chauda, Goratpada, Khanvel, Khutali, Rudana, Shelti, Talavali, Umbervani, Bedpa, Bensda, Chinsda, Khedpa, Mandoni, Sindoni, Vaansda, Ambabari, Bildhari, Dudhani, Ghodbari, Gunsa, Jamalpada, Karchond, Kauncha, Kherabari, Kothar, Medha, Vaghchuda

39 54.17 99.46 4.28 65456 4.94

Total Villages 72 100.00

226.43

17.82 22490 5.92

Table 17 gives the distance of villages from Silvassa. As observed from the table, more

than half of the 72 villages are located at a distance beyond 25 km. Centres located within

5 km have shown highest population growth rate i.e., more than 10% per annum

during1991-2001 while villages between 10-25 km have shown moderate growth rate of

2.10%-3.47 and villages beyond 25 km have registered 4.94 %.Overall the average growth

rate of DNH was 5.92% during 1991-2001.

Note: - As per 1991-2001 census, the Growth Rate of urban population in D&NH was

10.51 per cent per annum. Assuming the first category as cent per cent ie. upto 5 Km,

consequently the growth rate changes as 50 per cent, 33 per cent, 25 per cent and 20

percent respectively. Hence, the centres located within 5 km have got the maximum

30

potential for urbanization and appropriate for generation of economic activities. However,

villages located beyond 25 km the area under industrial use is very less and hence

potential for future urbanization is limited provided that these villages get attention in

terms of connectivity so as to encourage decentralization of economic activities from

Silvassa.

Unit I = Upto 5 km = 10.51 Growth Rate Per Annum - 100 Per cent

Unit II = 5-10 Km = 5.26 Growth Rate Per Annum - 50 Per cent

Unit III = 10-15 Km = 3.47 Growth Rate Per Annum - 33 Per cent

Unit IV= 15-20 Km = 2.63 Growth Rate Per Annum - 25 Per cent

Unit V = 20-25 Km = 2.10 Growth Rate Per Annum - 20 Per cent

Table-18: Classification of Villages in D&NH as per Density of Urbanizable Area

2001

Sl No Urban Density Classification No of Villages Per cent

1 Upto -1500 (Low) 44 61.11

2. 1501-3000( Medium) 7 9.72

3. 3001- 4500 (Moderate) 5 6.94

4 4501 & above (High) 16 22.22

Total 72 100.00

Table 18 gives distribution of villages as per the density based on 2001 census taking into

account future urbanizable area. .61.11% of the villages have density less than 1500

persons per sq km. classified as low density and 16 (22.22%)villages have density more

than 4500 persons per sq km while the remaining villages i.e.,12 have medium and

moderate density ranging from 1500 to 4500 persons per sq km.

Table-19: Rate of Infrastructure Development Charges in D&NH

(Per Sq. Mtrs)

Sl No Items Low Density

Medium Density

Moderate Density

High Density Overall

1. Road 256 176 170

160 190

2. Electrification 424 292 281 265 315

1. Water Supply 112 77 74 70 83

2 External Sewerage with STP 112 77 74

70 83

3. Storm Water Drainage & RWH 64 44 42

40 48

4 Total 968 666 641 605 720

31

For fixing the development charges for laying infrastructure, high density areas have been

given 100% weight as the same are fully developed and accordingly weightage has been

assigned to medium, moderate and low density areas. The low density areas will have

higher development charges for laying infrastructure as indicated in the above table. The

development charges for high density works out to Rs 605 per sq mt while the same works

out to Rs 968 per sq mt for low density areas. The development charges have been

worked on the basis of charges prevailing in Tier II towns like Varanasi, Mathura, Dadri

and Ghaziabad which have comparable population growth rate with Silvassa..

Low Density Areas = 44/72= 61.1 = Approximately 160%

Medium Density Areas = 7/72= 9.72 = Approximately 110%

Moderate Density Areas = 4/72= 5.56= Approximately 105%

High Density Areas = 17/72 = 23.61 and Assumed as 100 %

Table-20: Rate of Infrastructure Development Charges

Sl No Developmental Charges Within Municipal Outside Municipal Areas

Land Built Up Areas

Land Built Up Areas

1. Low Density Areas 968 1210 484 605

2. Medium Density Areas 666 833 333 416

3. Moderate Density Areas 641 801 321 401

4. High Density Areas 602 753 301 376

Overall / Total 720 900 360 450

Table 20 mentions about the development charges for infrastructure for both areas falling

under the Municipality and areas outside the municipal limits. The development charges

for outside municipal limits have been assumed as half the charges applicable within the

Municipal areas of Silvassa.

Table 20 A: Rate of Development Charges for Municipal Areas- Ie. upto 5 Km Viz

Amli CT, Silvassa CT & Samaravani (High Density, More than 4501

persons per sq.Km)

(Rs. Per Sq. M)

Sl No Name of Town /Village No. of Villages

Rate of Development Charge

Land Built Up Areas

1 Amli CT, Silvassa CT& Samaravani

3 602 753

Table 20 Agives infrastructure development charges in the high density areas which are

towns near Silvassa and Samarvani which is a rural Village may be considered in

Municipal Area due to high density and within 5 km of Silvassa.

32

Table 20 B: Rate of Development Charges in Out Side Municipal Areas- High

Density Areas (More than 4501 persons per sq.Km)

(Rs. Per Sq. M)

Sl No Name of Villages No. of Villages


Land Built Up Areas

1 Athola, Masat, Demani,Tigra, Kharadpada, Saily,Galonda, Sili, Karad, Luhari,Chikhali, Umerkui, Vasona

13

301 376

Table 20 B gives rate of infrastructure development charge for areas beyond Municipal limits.

Table 20 C: Rate of Development Charges in Out Side Municipal Areas- Moderate

Density Areas (Density between 3001-4500)

(Rs. Per Sq. M)



Land Built Up Areas

1 Kudacha, Falandi, Dapada, Khadoli

4 321 401

Table 20 C gives rate of infrastructure development charge for areas beyond Municipal

limits with moderate density.

Table 20 D: Rate of Development Charges in Out Side Municipal Areas- Medium

Density Areas (Density between1501-3000)

(Rs. Per Sq. M)



Land Built Up Areas

Athal, Vagchippa, Dadra, Rakholi, Bonta, Apti, Surangi

7 333 416

Table 20 D gives rate of infrastructure development charge for areas beyond Municipal

limits with medium density.

33

Table 20 E: Rate of Development Charges in Out Side Municipal Areas- Low

Density Areas ( Density Up to 1500)

(Rs. Per Sq. M)

Sl No

Name of Villages No. of Villages


Land Built Up Areas

Tigra, Naroli, Chinchapada, Kanadi, Pati, Morkhal, Motarandha, Nanarandha, Amboli, Bindrabin, Dolara, Kala, Karachagam, Kherdi, Parzai, Tinoda, Velugam, Chauda, Goratpada, Khanvel, Khutali, Rudana, Shelti, Talavali, Umbervani, Bedpa, Bensda, Chinsda, Khedpa, Mandoni, Sindoni, Vaansda, Ambabari, Bildhari, Dudhani, Ghodbari, Gunsa, Jamalpada, Karchond, Kauncha, Kherabari, Kothar, Medha, Vaghchuda

44

484 605

Table 20 E gives rate of infrastructure development charge for areas beyond Municipal

limits with low density.

34

Annexure-1

U.T. of Dadra and Nagar Haveli

Dadra &Nagar Haveli Planning and Development Authority No………….. Dated: …. July, 2009 In exercise of the power conferred by Section … of the Dadra & Nagar Haveli Town and Country Act, …… (Act…… of ……..), the Adviser is pleased hereby to make the following rules:

1. Short title: These rules may be called DNH Planning and Development Authority (Levy of Development Charges) Rules, 2009.

2. Definitions: In these rules, unless the context otherwise requires: (a) “the Act” means the Dadra & Nagar Haveli Town and Country Act, ……(Act……

of ……..); (b) “Authority” means Planning and Development Authority; (c) “Section” means a section of the Act.

3. Assessment of development charges: Development charge shall be assessed and levied separately on the institution of use, change of use and carrying out development by erection or re-erection of any building or works.

4. Determination of the rates of development charges: The Authority shall, by notification published in Official Gazette, levy a development charge on the carrying out of any development or change of use of land, for which permission is required under Chapter … of the Act, in the whole or any part of the planning area at rates not exceeding those specification of section.. of the Act. Provided that the rates may be different for different parts of the planning area and the Authority in assessing the development charges shall take into account the land value or the building value generally, as the case may be, in the local area before arriving at the rate of development charge for such area.

5. Mode of application for permission: Any person who intends to carry out any development or change of use of land shall apply to the Authority for permission in Form…. For the assessment of development charge payable in respect thereof before 30 days of the commencement of the proposed development or change of use of any land or building.

6. Determination of development charges: The Authority shall, on such application being made or if no such application is made, after serving a notice in writing on the person liable to such payment, determine whether or not and if so, what development charge is leviable in respect of the development or institution of use or change of use of land or building and issue a provisional notice of demand for the payment of development charge to the owner or occupier in Form ………

7. Final assessment of development charges: The Authority after taking into consideration the objection, if any, filed by such a person in respect of the provisional notice served, shall finally assess the amount of development charge

35

payable by such person and issue a notice in writing of such assessment in Form……..

8. Payment of development charges: A person on receipt of the final assessment order under Rule ……. shall be liable to pay to the Authority the development charge assessed within 30 days from the date of communication of the assessment order.

36

ANNEXURE-2

FORM (See Rule….)

Application for Assessment of Development Charges

To The DNH Planning and Development Authority Sir, I intend to develop / institute / change the use of land / building as per details furnished in the statement below for which permission is required under this Act. I hereby request that you will be pleased to declare the liability of land and / or building for the levy of development charge and to determine the development charges payable and communicate the same to me. Yours faithfully, 1. (a) Name of the owner / occupier :

(b) Full address : (c) Name of applicant : (d) Date of application for permission :

2. Description of land or building for which development has to be assessed

3. Land (i) Total area of land in square metre (ii) Present use (iii) Use proposed Building (i) Plinth area of building and cubic metre of the

content of such building of works (ii) Present use (iii) Use proposed

4. Any other particulars supporting the application Date: …………….. Place: ……………..

Signature of the Applicant

37

ANNEXURE-3 FORM

(See Rule….)

Provisional Notice of Assessment of Development Charges To………………………………… Please take notice that the development charge for the development / institution of ……………………. use / change of ………………… use to …………..use in the land and / or building………………………. within an extent of ………………………… square metre of land / ……………………….. cubic metre of building has been provisionally assessed at Rs…………………….. (here enter the particulars of assessment) you may lodge before the Planning Authority within 15 days from the date of receipt of this notice a statement in writing of your objections, if any, to the assessment. The objections, if any, received will be enquired into on………………………. at ………………. when you may appear in person or through an authorized agent and present any oral or documentary evidence in support of your objection. Date: …………….. Place: ……………..

Signature of the Applicant

38

ANNEXURE-4 FORM

(See Rule….)

Notice of Demand of Development Charges To………………………………… Please take notice that the land / building …………………………… with an extent of ………………………. Metres / cubic metres has been assessed / for the payment of a development charge of Rs………………………… You are required to pay the above sum within 30 days from the date of service of this notice to the Planning Authority / Development Authority. Please take notice that if the payment is not made within the time specified above interest at the rate of 6% per annum on the amount outstanding shall also be payable.

By order of the Administrator

Sd/- Secretary to U.T. Administration

Date: …………….. Place: ……………..

39

DEVELOPMENT CHARGES –

SOME EXAMPLES OF OTHER STATES

40

ANNEXURE-5

ANDHRA PRADESH

RATES OF DEVELOPMENT CHARGES TO BE LEVIED UNDER SECTION 28 OF ANDHRA PRADESH URBAN AREAS (DEVELOPMENT) ACT, 1975 AND UNDER RULE 15(6) OF THE URBAN DEVELOPMENT AUTHORITY RULES, 1977 FOR HYDERABAD URBAN DEVELOPMENT AUTHORITY / BUDDHA POORNIMA PROJECT AUTHORITY/ HYDERABD AIRPORT DEVELOPMENT AUTHORITY /CYBERABAD DEVELOPMENT AUTHORITY AREAS.

Rates in Rupees/Sq. Meter.

FORINSTITUTIONOFUSEORCHANGEOF

USE

ForLand ForBuiltup

area

In e

rstw

hil

e M

un

icip

al

Co

rpo

rati

on

of

Hy

de

rab

ad

are

a

me

rge

din

Gre

ate

r

Hy

de

rab

ad

Mu

nic

ipa

l

Co

rpo

rati

on

In

ers

twh

ile

12

Mu

nic

ipa

liti

es

me

rge

d

inG

rea

ter

Hy

de

rab

ad

Mu

nic

ipa

lCo

rpo

rati

on

Oth

er

Mu

nic

ipa

liti

es

&G

ra

mP

an

ch

ay

ats

G

rea

ter

Hy

de

rab

ad

Mu

nic

ipa

lCo

rpo

rati

on

are

a

Ou

t s

ide

Gre

ate

r

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de

rab

ad

Mu

nic

ipa

l

Co

rpo

rati

on

are

a

I.INSTITUTION OFUSE

a. Vacantto Residential 75 75 40 100 50 b. Vacantto Commercial 100 100 50 125 60 c. Vacantto Industrial 60 60 30 125 30 d. Vacantto Miscellaneous 60 60 30 125 30

II.CHANGE OFLAND USE

a. Recreational to Residential 200 100 50 100 45 b. Recreational to Commercial 225 150 60 100 60 c. Recreational to Industrial 200 100 60 100 60 d. Recreational to Miscellaneous 200 100 50 60 60 e. Agricultural./Conservation or Green Belt

to Residential

150

100

50

75

45

f. Agricultural./Conservation or Green Belt to Commercial

200

100

60

100

60

g. Agricultural./Conservation or Green Belt to Industrial

150

100

60

100

60

h. Agricultural./Conservation or Green Belt to Miscellaneous

75

75

50

75

45

i. Residential to Commercial 200 100 60 100 60 j. Residential to Industrial 100 100 60 100 60 k. Residential to Miscellaneous 100 100 60 100 60 l. Commercial to Residential. 75 75 50 75 45

m. Commercial to Industrial. 100 100 50 100 45 n. Commercial to Miscellaneous 75 75 50 60 45 o. Industrial to Residential 75 75 50 60 45 p. Industrial to Commercial 150 100 60 100 60 q. Industrial to Miscellaneous 75 75 50 60 45 r. Miscellaneous to Residential 75 75 50 60 45 s. Miscellaneous to Commercial 150 100 60 100 60 t. Miscellaneous to Industrial 100 100 60 100 60

Source:

41

Development charges will be leviable subject to the following terms & conditions:-

1. The external development charges will be levied in the first instance and internal development charges will be levied on actual basis when the services are offered by Development Authority or the beneficiaries intends to utilize the internal services and apply for water, sewerage connection etc. whichever is earlier.

2. The development charges are on gross area basis.

3. For EWS plots of the size of upto 40 sq mt to 100 sq mt fixed charges of Rs. 84/- per

sq. mt. will be charged.

4. For bigger sized residential and industrial plots, Development Authority will provide services upto the periphery of the planning area and the internal development in the area is to be carried out by the party itself.

5. The development charges shall be levied for residential and industrial area only on the prescribed norms of FAR for plotted development. For all other purposes, development charges may be worked out on case to case basis. The FAR and the use of site (which is to be released or where change of land use is to be allowed) may also be suitably incorporated in the agreement because development charges are related to these factors.

6. If the area where change of land use is allowed falls outside the Planning area the Development Charges may be worked out on case to case basis.

7. The mode of recovery of development charges will be asunder:- Fresh Cases:

i) 10 % along with application for the release of land, 50 % (Including 10% charges taken along with application) before the execution of the agreement. Final release order /permission of change of land use will be allowed after the 50% amount is deposited.

ii) Balance 50% in lump-sum within 120 days of the date of communication without interest. Or In 4 equal annual installments along with interest @ of 15% p.aor such higher rate as may be decided by the State Govt. /Authority from time to time. In case the payment is not made in time penal interest @ 18% p.a shall be leviable as per the policy of the Authority or such higher rate of interest as may be decided by the State Govt. /Authority from time to time.

Old Cases

i) 25% within 30 days from the date of communication. ii) Balance 75% in lump-sum within 120 days of the date of communication without

interest. Or In 4 equal annual installments along with interest @ of15% p.a or such higher rate as may be decided by the Development Authority from time to time. In case

42

the payment is not made in time penal interest @ 18% p.a shall be leviable as per the policy of the Authority or such higher rate of interest as may be decided by the Development Authority from time to time. Necessary action to be taken to recover the development charges from the released land and the cases of change of land use in the fresh cases as well as old cases according to the above decision of the Authority. Statement to be issued of old cases in the placed below Performa within one month where lands had been released and the change of land use been allowed so that the development charges may be worked out according to the decision of the Authority and intimated to you for its recovery from beneficiaries.

43

Development Changes to be levied under section 28 of Andhra Pradesh Urban (Development) Act 1975 and under rule 15(6) of the Urban Development Authority Rules 1975.

For Institution of use or

change of use

Within Municipal Corporation/Municipalities

areas

Outside Municipal

Corp/Municipalities

areas

Land Built up

Space

Land

Built up

Space Proposed Rates

Hyd.

Vsp. Vja.

Gun. Wgl.

Other

Mplts

Proposed Rates(Rs./Sq.

mtr)

Proposed

Rates

(Rs. %

Sq.mtr.)

Proposed

Rates

(Rs. %

Sq.mtr.) I. INSTITUTIONS OF

USE:

a) Vacant to

Residential.

10 10 10 10 20 5

10

b) Vacant to

Commercial

15 15 15 15 30 10

25

c) Vacant to

Industrial

15 15 15 15 30 10

25

d) Vacant to Misc.

10 10 10 10 20 5

10

II. CHARGE OF LAND

USE:

a) Recreational to

Residential to

Residential.

90 50 40 30 20 5

10

b) Recreational to

Residential.

100 60 50 40 30 10

25

c) Recreational to

Industrial.

90 50 40 30 30 10

25

d) Residential to Misc.

90 50 40 30 10 5

25

e) Agrl. Conservations or

Green belt to

Residential.

60 40 30 20 20 5 10

f) Agrl. Conservation or

Green Belt to

Commercial.

75 50 40 30 30 10 25

44

g) Agrl/Conservation or

Green Belt to

Industrial

60 40 30 20 30 10 25

h) Residential to

Commercial

75 50 40 30 30 10 25

i) Industrial to

Commercial

60 40 30 20 30 10 25

j) Misc. to Commercial.

60 40 30 20 30 10 25

k) Agrl. / Conservation

or Green Belt to Misc.

10 10 10 10 20 5 10

l) Residential to Indl 15 15 15 15 30 10 25

m) Residential to Misc. 15 15 15 15 30 10 25

n) Commercial to Residl.

10 10 10 10 18 5 10

o) Commercial to Indl. 15 15 15 15 30 5 10

p) Commercial to Misc. 6 6 6 6 10 5 10

q) Industrial to Residl.

6 6 6 6 10 5 10

r) Industrial Misc.

6 6 6 6 10 5 10

s) Misc. to Residential.

6 6 6 6 10 5 10

t) Misc. to Industrial. 15 15 15 15 30 10 25

Note: In case of developments involving change of land use and institution of use (Consts), both the charges shall be payable separately.

45

Application Fees:

The following application fee shall be charged to obtain the permission under Section 14 (2) of A.P. Urban areas (Development) Act, 1975 for construction or reconstruction of a building or approval of layout etc., for which permission is required.

1. (a) Sanction of layout or Part there of: Rs.1.00/- per Sq.mt.

(b) Revision of Layout Rs.0.50/- per Sq.mts.

2. Construction of:

(a) Terraced structure or part thereof for Rs.2.00/- per Sq.mt.

(b) Terraced structure or part thereof for Commercial Rs.5.00/- per Sq.mt.

(c) Terraced structure or part thereof for Industrial Rs.3.00/- per Sq.mt.

(d) Terraced structure or part thereof for Apartments Rs.4.00/- per Sq.mt.

(e) Terraced structure or part thereof for Institutional Rs.3.00/- per Sq.mt.

(f) Tiled, Zink sheet Roof etc. or Part Thereof Rs.1.00/- per Sq.mt.

(g) Huts or thatched roof Structures are part thereof

without walls

No fee shall be collected for small huts

or thatched roof Constructions covering

an area of 50 Sq.mt. If area of the

Construction is more than 50 Sq.mt. fee

may be charged at Rs. 300 per every 10

Sq.mts of Plinth Area.

3. Renewal of permission within the sanctioned period 50% of the prescribed fee for the above

items.

4. Opening of a New Door or window Rs.12.00 per each.

5. Construction of Staircase Rs.50.00 per each

6. Construction of well / bore pump Rs.50.00 per each

7. Construction of partition of wall or part thereof Rs.25.00 per every R.M.T.

8. Construction of compound wall Rs.6.00 per every 10.R.M.T

9. Construction of bathrooms W.C / Water Cistern Rs.25.00 per Sq.mt.

10. Smoke Chiminies, oven or Chullas or part thereof. Rs.20.00 per each

11. Conversion of roof from thatched to tiles / AC

sheet or tiles to Terrace

50% of the rate indicated in item No.2

above.

12. Land Use Certificate Rs.500/- per each Survey No or Part

thereof.

13. Installation of Machinery Rs.25.00 per each H.P.

14. Sub – division of Plot approved layouts and

Regularized layout

Rs.2000/- per each sub division

15. Cost of approved Layout copy for one Hectare Rs.250/- For one Hectare

(a) For every excess Hectare of part Thereof up to

5 hector

Rs.150/-

(b) Above 5 hectors Maximum Rs.3000/-

16. Zonal Development plan copy Rs.2000/- each

17. Zonal Development plan base map Rs. 2000/- each

18. Cost of additional copy of approved Building Plan Rs. 150/- Per 100 sq.mt. Built up area.

19. For Change of land use Rs. 1,000/- for acre and it will be

applicable even if it is bellow one acre.

20. No objection certificate for Cinema theatres and

Petrol Filling stations etc.

Rs. 3000/-

21. For No objection certificate for other than

Cinema theaters and Petrol Filling Stations, etc.

Rs. 3000/-

46

22. For No objection certificate for quarry lease Rs. 2000/-

23. Scrutiny fee for the applications received

through local bodies

For applications received through

Gram Panchayats may be collected as

per the above rates and for applications

received through Municipalities and

Municipal Corporations may be

collected double to the rates.

Corpus Fund:

For construction of Apartments Rs.5/- per Sq.mt of site area

RECOMMINDATION FEE FOR CHANGE OF LAND USE:

a) Agricultural to residential use Rs.3, 000/- per acre/part thereof

b) Agricultural to Industrial use Rs.3, 500/- per acre./part thereof

c) Agricultural / Residential Commercial use. Rs. 6, 000/- per acre/part thereof

d) Miscellaneous Uses to Other uses Rs. 4, 000/- per acre/part thereof

Note: The above rates are subjects to revision and review by the Government / Authority from time to time.

DEVELOPMENT CHARGES FOR QUARY LEASE

1. For Societies Rs. 4,000/- per hectare

Rs. 1,000/- for every

For every excess

Hectare.

2. For Individuals Rs. 10,000/- per hectare and

Rs. 2,000/- for every excess

Hectare.

OPEN SPACE COST: Proportionate open space cost based on present market value shall be collected while permitting all types of residential and apartment building in developed areas.

47

ANNEXURE-6

GUJARAT

DEVELOPMENT CHARGES TAKEN BY SURAT URBAN DEVELOPMENT AUTHORITY

1. SCRUTINY FEE RESIDENCE (Any Low Rise)

NON-RESIDENCE (Any HighRise)

EACH SUBDIVITION AND AMALGATION

For Land: Rs. 1.50/- Per

Sq.Mt. Rs. 1.50/- Per

Sq.Mt. Rs. 1.50/- Per Sq.Mt.

For Construction: Rs. 3/- Per Sq.Mt. Rs. 5/- Per Sq.Mt. Rs. 0.50/- Per Sq.Mt.

(For Agriculture)

2. DEVELOPMENT CHARGES: No. Use Area of SMC Area beyond the SMC

ULC Area Area which beyond the

ULC but comes in Authority Area of City

Development

Area beyond column

2,3,4 but comes in to

Authority

(1) FOR OPEN LAND (Rs. Per Hect.)

1 Residence 30000/- 25000/- 20000/- 15000/- 2 Commercial 50000/- 40000/- 35000/- 25000/- 3 Industrial 50000/- 40000/- 35000/- 25000/- 4 Any use 20000/- 20000/- 15000/- 75000/-

(2) FOR CONSTRUCTION(Rs. Per Sq.Mt.)

1 Residence 6 5 4 3 2 Commercial 10 8 7 5 3 Industrial 10 10 8 7 5 4 Any use 4 4 4 3 1.50

(3) SECURITY DEPOSITY:CONSTRUCTION AREA Rs. 3/- Per Sq. Mtr (4) PREMIUM FEES In cases where development has already started/commenced on site for which

development permission of the Competent Authority is not obtained. But where this development on site is in accordance with the provisions of these regulations. The development permission for such work on site without the prior permission may be granted by the Competent Authority on the merits of each individual case. For such development works over and above such other charges/fees may be otherwise leviable the additional amount shall be charged on such total built up area as per the following rates :

48

1. Application for development permission is made but development is commenced as per submitted plan.

5 Times Of Scrutiny fee

2. Application is made but development has been commenced but not as per submitted plan.


3. Application for development permission is not made and development is commenced.


4. All other open uses including layout and sub-division of land.


Note : Minimum additional amount shall be Rs. 1000.00 for residential and Rs. 5000.00 for others

Note : - 1. For Residential Development minimum premium will Rs.250/- and maximum premium will be Rs.25,000/- 2. For development other than Residential, minimum premium will be Rs.1000/- and maximum premium will be Rs.75,000/- 3. For charitable trust relaxation in premium shall be made by Chief Executive Authority taking into consideration its merits purpose of trust, type of development etc. after recording reason thereof. 4. Norms for assessing cost of development carried out for different type of constructions shall be, as may be prescribed by the Authority from time to time. 5. Zoning Certificate /Zoning part plan Fees detail.

49

ANNEXURE-7

MAHARSHTRA CIDCO

Development Charges

a) Development of lands for residential or institutional use, not involving any building or construction operations. b) Development of land for residential or institutional use involving only building or construction operations. i) Where development charge under clause (a) has been paid; ii) Where development charge under clause (a) is not required to be paid as the land has been developed before the commencement of the Maharashtra Regional and Town Planning (Amendment) Act-1992. c) Development of land for residential or institutional use, also involving building or construction operations – i) for development ii) for construction

Rs. 30/ per m2 Rs.40/ per m2 Rs.40/ per m2 Rs. 30/ per m2 Rs.40/ per m2

The Development charges for Industrial land and commercial uses shall be charged at the rate of one and half times and two times respectively of the above rates, as per the provisions of M.R.&T.P. Act-1966. For other land uses, the provisions under the MR&TP Act - 1966 and the Govt. directions issued from time to time, shall be applicable

50

ANNEXURE-8

PUNJAB

55

Annexure‘X’

Statement regarding fixation of development charges for released land and cases for change of landuse in the urban estate/controlled area of the Haryana State (for residential area) upto 31.12.199

56

(For100PPADensity) (Rs.InLacspergrossacre)

Sr. No

Nameof urbanEstate

Upto 75sq yd.

Above75sqyd but upto2Kanal

Above2kanalbutupto4 kanal

Above4kanalbutupto8 kanal

Above8kanalbutupto 5acre

Abovethan5acre

EDC IDC Total EDC IDC Total EDC IDC Total EDC IDC Total 1 Panchkula

EXT. 100/ -per sq yd.

11.00 13.20 24.20 11.00 11.86 22.88 11.00 10.56 21.56 11.00 9.90 20.90 Theindi

vidual

cases

to be examined by the committee constitutedfor this purpose in HUDA and its recommendati ons may be submitted to the authority for final decision Panchkula

MDC -do- 8.80 13.20 22.00 8.80 11.88 20.68 8.80 10.56 19.36 8.80 9.90 18.70

2. Gurgaon -do- 8.80 13.20 22.00 8.00 11.88 20.68 8.80 10.56 19.36 8.80 9.90 18.70 3. Faridabad -do- 7.70 13.20 20.90 7.70 11.88 19.58 7.70 10.56 18.26 7.70 9.90 17.60 4 Hissar -do- 7.70 11.00 18.70 7.70 9.90 17.60 7.70 8.80 16.50 7.70 8.25 15.95 5 Rohtak -do- 7.70 11.00 18.70 7.70 9.90 17.60 7.70 8.80 16.50 7.70 8.25 15.95 6 Bhiwani -do- 7.70 11.00 18.70 7.70 9.90 17.60 7.70 8.80 16.50 7.70 8.25 15.95 7 Bahadurgarh -do- 7.70 9.90 17.60 7.70 8.91 16.61 7.70 7.92 15.62 7.70 7.43 15.13 8 Sonepat -do- 7.70 9.90 17.60 7.70 8.91 16.61 7.70 7.92 15.62 7.70 7.43 15.13 9 Rewari -do- 7.70 9.90 17.60 7.70 8.91 16.61 7.70 7.92 15.62 7.70 7.43 15.13 10 Karnal -do- 7.15 9.90 17.05 7.15 8.91 16.06 7.15 7.92 15.07 7.15 7.43 14.58 11 Panipat -do- 7.15 9.90 17.05 7.15 8.91 16.06 7.15 7.92 15.07 7.15 7.43 14.58 12 Ambala -do- 7.15 9.90 17.05 7.15 8.91 16.06 7.15 7.92 15.07 7.15 7.43 14.58 13 Dharuhera -do- 7.15 8.80 15.95 7.15 7.92 15.07 7.15 7.04 14.19 7.15 6.60 13.75 14 Kurukshetra -do- 7.15 9.90 17.05 7.15 8.91 16.06 7.15 7.92 15.07 7.15 7.43 14.58 15 Jagadhri -do- 7.15 9.90 17.05 7.15 8.91 16.06 7.15 7.92 15.07 7.15 7.43 14.58 16 Hansi -do- 7.15 8.80 15.95 7.15 7.92 15.07 7.15 7.04 14.19 7.15 6.60 13.75 17 Shahbad -do- 7.15 8.80 15.95 7.15 7.92 15.07 7.15 7.04 14.19 7.15 6.60 13.75 18 Kaithal -do- 7.15 8.80 15.95 7.15 7.92 15.07 7.15 7.04 14.19 7.15 6.60 13.75 19 Sirsa -do- 7.15 8.80 15.95 7.15 7.92 15.07 7.15 7.04 14.19 7.15 6.60 13.75 20 Jind -do- 7.15 8.80 15.95 7.15 7.92 15.07 7.15 7.04 14.19 7.15 6.60 13.75 21 NarainGarh -do- 7.15 8.80 15.95 7.15 7.92 15.07 7.15 7.04 14.19 7.15 6.60 13.75

6

57

Statement regarding fixation of development charges for released land

and cases for change of landuse in the Urban estate/ controlled area of

the Haryana state (for Industrial use ) up to 31.12.1996 For 100PPA

Density (FigureRs.inLacsperGrossAcre)

S

r

.

N

o

Nameofurban

Estate upto2Kanalsizearea Morethen2kanalbut

upto 5Acre Above5acrebutupto10

acre Morethan10acres

EDC IDC Total EDC IDC Total EDC IDC Total The

individua

l cases to be

examined by

the

committee

constituted for this

purpose in HUDA

and its

recommendations

may be submitted

to the authority for

final decision

1 PanchkulaEXT. 11.00 8.80 19.80 11.00 6.60 17.60 11.00 4.40 15.40

Panchkula MDC 8.80 8.80 17.60 8.80 6.60 15.40 8.80 4.40 13.20 2. Gurgaon 8.80 8.80 17.60 8.80 6.60 15.40 8.80 4.40 13.20 3. Faridabad 7.70 8.80 16.50 7.70 6.60 14.30 7.70 4.40 12.10 4 Hissar 7.70 7.26 14.96 7.70 5.45 13.15 7.70 3.63 11.33 5 Rohtak 7.70 7.26 14.96 7.70 5.45 13.15 7.70 3.63 11.33 6 Bhiwani 7.70 7.26 14.96 7.70 5.45 13.15 7.70 3.63 11.33 7 Bahadurgarh 7.70 6.60 14.30 7.70 4.95 12.65 7.70 3.30 11.00 8 Sonepat 7.70 6.60 14.30 7.70 4.95 12.65 7.70 3.30 11.00 9 Rewari 7.70 6.60 14.30 7.70 4.95 12.65 7.70 3.30 11.00 10 Karnal 7.15 6.60 13.75 7.15 4.95 12.10 7.15 3.30 10.45 11 Panipat 7.15 6.60 13.75 7.15 4.95 12.10 7.15 3.30 10.45 12 Ambala 7.15 6.60 13.75 7.15 4.95 12.10 7.15 3.30 10.45 13 Dharuhera 7.15 5.81 12.96 7.15 4.36 11.51 7.15 2.90 10.05 14 Kurukshetra 7.15 6.60 13.75 7.15 4.95 12.10 7.15 3.30 10.45 15 Jagadhri 7.15 6.60 13.75 7.15 4.95 12.10 7.15 3.30 10.45 16 Hansi 7.15 5.81 12.96 7.15 4.36 11.51 7.15 2.90 10.05 17 Shahbad 7.15 5.81 12.96 7.15 4.36 11.51 7.15 2.90 10.05 18 Kaithal 7.15 5.81 12.96 7.15 4.36 11.51 7.15 2.90 10.05 19 Sirsa 7.15 5.81 12.96 7.15 4.36 11.51 7.15 2.90 10.05 20 Jind 7.15 5.81 12.96 7.15 4.36 11.51 7.15 2.90 10.05

21 Naraingarh 7.15 5.81 12.96 7.15 4.36 11.51 7.15 2.90 10.05

58

HARYANA URBAN DEVELOPMENT AUTHORITY

No.HUDA-Acctts.SO-I-2002/-851-76 Dated: 15.1.2002

To

1. All the Administrators, HUDA(In the State)

2. All the Estate Officer’s, HUDA(In the State)

3. The Additional Director,

Urban Estate Panchkula

1. The Chief Engineer, HUDAPanchkula

2. The Addl .Chief Engineer,

HUDAPanchkula

3. The Chief Town planner, Haryana Chandigarh

4. The Chief Town Planner, HUDAPanchkula

Subject: Fixation of EDC in cases of released/change of landuse.

Please refer to the subject cited above.

The authority in its 68th meetingheldon18.7.1996has

approved the policy of charging of development charges of released and

and cases of change of landuse in the urban estate/controlled area for

residential/industrial purposes and on the basis of decision taken in the

59

meeting instructions vide letter No 22860-72 dated 14.8.1996 were

issued.

At that time the development charges in cases of released

land/change of landuse for commercial/religious/intuitional /petrol

pumps etc. purposes were not decided. NowtheAuthorityinits83rd

meeting held on 6.12.2001 vide agenda item A-83 (Suppl9)

has approved the following policies/guidelines of charging of

development charges:

1. For change of land use cases falling in the agricultural

/rural Zone as per the Draft/Final Development plan sof the

Controlled areas.

The beneficiaries tow hom the change of landuse permission is granted

for various purposes in the Agricultural/Rural Zone area also availing

the benefit soft the External Development works like the Town level

facilities of major circulation Roads, stadiums, Hospitals, colleges,

Crematoriums Town parks etc. being provided by HUDA is the nearby

urbanisable areas. Since the change of landuse holders avail the parts

of the external development works, they should also

proportionately contribute towards the payment of external

development tcharges provided by HUDA. Therefore, the external

development charges @ of 25% of the respective rates for the particular

landuse will be recovered from the owners to whom the change of

landuse permission will be granted in the agricultural/ rural

zone. The balance external development

chargesofthe75%willberecoveredfromthosechangeof landuse holders

incase of the extension of the Urbanisable limits and HUDA provides

there maining services in future in the area. In case the sites of change

of landuse are located near the Urbanisable limits, the owner can avail

the external services of HUDA by paying the entire external

development charges at the respective rates .However , the owner

Himself will be arthecost of external development works required to be

61

Laid down for connecting the services from the sites of the owner to the

services of HUDA available nearby in the Urbanisable area.

2. Petrol Pump

The development charges for petrol pumps shall be

recovered at the rates applicable for commercial sites.

3. School Sites

The development charges for the school sites educational

institutions shall be recovered at the rates applicable for residential

sites.

4.

Developmentchargesofreleasedland/Changeoflanduse

allowedforcommercialpurpose.

It was decided that in urban estate, Gurgaon

and Faridabad the same external development

charges which area applicable to the Group Housing scheme having the

density of 400PPA shall be charged from the cases of released land and

change of landuse allowed for commercial purposes in these Urban

Estates which are given as follows valid up to 31.12.2002. There

charges may be updated every

Calendar year by adding 10% compound interest.

Sr.No Name of the Urban

Estate

EDCfor400PPA

1 Gurgaon Rs. 63.98 lacs per gross

acre.

2 Faridabad Rs. 65.23 lacs per gross acre.

62

In respect of other Urban Estates the following development

charges shall be charged:-

1. HighPotentialzone Same rate shall be charged as in the Case of U/E Gurgaon

2. Medium Potential

Zone

75%oftheratechargedinthecaseof

U/E Gurgaon

3. Low Potential Zone 50%of the rate charged in the case of

U/E Gurgaon

63

However , these are the purely ad hoc/tentative rates and final

rates will be charged on the actual basis

5. Developmentchargesinrespectoflandreleased/Changeoflanduseallowedforreligiouspurpose.

15% of the development charges communicated for residential

shall be charged in case of land released /change of landuse is allowed

for religious purposes.

6. Development charges for released land/ Change of

Landuse allowed due to increase in FAR for Industrial Area.

The EDC for the industrial area will be increased proportionately

in proportion to the FAR. The external development charges for

increased FAR for various urban estates are enclosed here with which

may be charged for industrial areas. These charges are valid up to

31.12.2002 which may be updated every year by adding10%

compounding interest. However the internal development charges may

be worked out on actual basis so that the same are recovered from the

beneficiaries as and when the internal services are provided or

beneficiaries want to take the sewerage/water supply connection etc.

whichever is earlier.

The other terms and conditions shall remain the same as

communicated in this regard from time to time.

Chief Controller of Finance,

for Chief Administrator,

HUIDA, Panchkula

1

3

HARYANA URBAN DEVELOPMENT AUTHORITY

C-3SECTOR-6PANCHKULA

64

No.HUDA-Acctts-Acctt-I2002/-16493-16518 Dated: 8.7.2002

To

1. All the Administrators, HUDA(In the State)

2. The Additional Director,

Urban Estate Panchkula

3. All the Estate Officer’s HUDA(In the State)

4. The Chief Engineer

HUDA Panchkula

5. The Addl .Chief Engineer,

HUDA Panchkula

6. The Chief Town planner,

Haryana Chandigarh

7. The Chief Town Planner, HUDA Panchkula

Subject: Fixation of External Development Charges in cases of

released/change of landuse.

PleaserefertothisofficeletterNos.HUDA-Acctts-96/22860-

72 dated 14.08.96 and HUDA-Acctts-SO-I-2002/851-76 dated

15.01.2002 on the subject cited above.

It is intimated here that matter regarding charging of

development charges in cases of released land and change of landuse

Was under the active consideration of the Department and an agenda

65

Was placed before the Authority in its 85th meeting held on 26.06.2002.

After detailed deliberations the following decisions have been taken

thereon:-

1. For change of land use cases falling in the agricultural/rural zone as per the Draft/Final Development plans of the

controlled areas.

It has been decided that external development charges may

not be charged in the cases of change of landuse allowed in the

agricultural zone .In such cases , it should be specified that after the

plan area is extended to agricultural zone at a future date and HUDA

provides services ,EDC would be charge able if any services are availed

by the units there.

2. Mode of recovery of external development charges in the case

of change of land use only.

In cases of change of landuse the external development charges be

recovered as follows:-

10%oftheexternaldev.Chargeswillbe recovered at the time of

grant of permission of CLUandbalance90% in installment as given

below:-

i. 40%ofamountofEDCwillbe recovered at the time when sector

is acquired by HUDA in which the said area of change of land

use falls.

ii. 50%amountwillberecoveredinfourequalannualinstallment

alongwith15%interestperannum.

iii. An affidavit will be taken from parties for making the payment

as per the above said schedule failing which permission of

change of land use will be cancelled.

iv. In such cases i.e. in the cases of change of landuse internal

development charges(IDC) will continued to be recovered as

per previous instructions issued by this office vide letter

no.22860-

72 dated14.08.96.

66

v. In such cases i.e. in the case of change of landuse the rate of

external development charges/internal development charges

shall remain the same as communicated vide this office letter

No.22860-72dated14.08.96.Needlesstomentionherethat rate of

EDC/IDC will be updated as per the above instructions

dated14.08.96

3. Review of Development Charges in respect of released land only:-

In the case of released land it has been decided that full

development charges as intimated vide this office letter No.22860-72

dated14.08.96 may not be charged. In such cases it has been decided

that internal development charges(IDC)may not be charged and external

development charges maybe recovered at the following rates.

S. No. Size of land Zones Rates of EDC

1. Upto75Sq.yd. In all three Zones Rs.100/-per Sq.yd.

2. From75Sq.

Yds .To 500sq. yds.

High potential

Zone

Medium potential zone Low potential zone

Rs.150/-perSq.yd.

Rs.125/-perSq.yd.

Rs.100/-perSq.yd.

3. Morethan500

Sq.yds.

High potential

Zone

Medium potential zone Low potential zone

Rs.200/-perSq.yd.

Rs.175/-perSq.yd.

Rs.150/-perSq.yd.

These development charges will be recovered as follows:-

i. 25%beforethe land is released.

iii. 75%insixannualinstallmentsalongwith10%interestper annum.’

These facilities will also be given to the old cases where

beneficiaries have not paid the development charges or have partly paid

67

the development charges which will be adjusted against the amount

recoverable as per the above said rates.

These development chargeswillbevalidupto31.12.2002after

whichsimpleinterest@10%willbe added per annum.

Chief Controller o fFinance,

for Chief Administrator,

HUDA, Panchkula

mailto:@10%25

report on development charges

Documents