working paper - development plan and environment: a case of ahmedabad - by rohit nadkarni

30th June 2006

Development Plan and Environment: A Case of Ahmedabad

(Final Working Paper)

Guide: Dr. Shrawan K. Acharya

Submitted by: Rohit Nadkarni (EP 1004)

School of Planning

Centre for Environmental Planning & Technology University K.L.Campus, University Road, Navrangpura, Ahmedabad 380 009 Tel: 26302470, Fax: 26302075 email: [email protected]


Rohit Nadkarni, EP1004, School of Planning, CEPT

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Rohit R. Nadkarni

School of Planning, CEPT, University, Ahmedabad Guide- Dr. Shrawan K. Archarya

Abstract This Study Intends to looks into the Development Plan and the development planning process of Ahmedabad and tries to understand the extent of environmental consideration in it. A Development plan envisages the entire town/urban area as a single unit and it is necessary to achieve overall development of the town/urban area in an integrated and co-ordinated manner. Today Ahmedabad is counted amongst the most polluted cities in India and this is mainly due to development planning in Ahmedabad repetitively failing to incorporate environmental consideration and values in a Development Plan. The other cases considered for the study like the London plan and the Delhi master Plan have managed to address most of their environmental issues in the Development Plan. London Plan is the most environmental sensitive Plan among the cases considered. Based on the lacuna identified in the present development planning process of Ahmedabad and by incorporating the lesson from the other Development Plans (London and Delhi), an attempt is made to evolve a framework and suggest changes in the present development planning process, in order to sensitize the entire development planning process towards environment. Keywords- Environment, Development Plan.

Introduction Ahmedabad is the largest city of Gujarat and the sixth largest of India. Gujarat became a state in 1960 and Ahmedabad was its capital. In 1970, the state capital was shifted to Ghandhinagar, but Ahmedabad still retains the status of trade capital of Gujarat. During the course of time, to guide the growth of this city, Development Plans were prepared under a legal backing of a Town Planning and Urban Development Act of the state. It been almost two decade since the first Development Plan was implemented and recently in 2003 the revised Development Plan of Ahmedabad was approved by the state Government. Today Ahmedabad is counted amongst the most polluted cities in India, due to this the development plans contribution towards the city environment is becoming a concern. Hence this study is an attempt to understand the overall development plan process and the extent of environmental consideration in the development plan. It also tries to look at the Development Plans/ Master Plans of cities in other geographical locations and extend of environmental consideration in those plans e.g. London and Delhi. Through this process identify the lacuna in the present development planning process of Ahmedabad and suggest changes to ensure a better incorporation of environment and hence improving the overall environment of the City.

Rationale Development Plan should address sustainable development at the local level while reflecting state, national and international goals. Decisions should be based on the best possible scientific information and analysis of risks, in order to prevent or reduce the likely significant impact of plan on the environment. But this is not the case in reality, most of the development only mention environment in their aim, scientific studies are also conducted to some extent, but the proposal is



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based primarily on the basis of economic criteria. Environment consideration only occurs at project level where E.I.A has to be conducted. E.I.A of projects has been criticized on the ground, that because it is a response to a specific development proposal, it may not address some wider or more fundamental considerations such as alternative solutions or strategic location issues. Neither can it fully appraise the cumulative impact of number of proposals, especially when they are individually too small. Increasing sensitivity towards environmental issues in a Development Plan during the planning stage can help to address these matters by considering alternative strategies or land uses and by considering the overall environment effects of implementing plan. There is a need for clarity at preparation stage showing how environmental issues have been taken into account and hence reduce the strategic environmental effects and Therefore there is a need to evolve a new framework that increases the environmental credentials and ensures an environmentally sensitive development plan.

Aim and Objectives of the Study Aim of the study- To develop a framework for preparing an environmentally sensitive Development Plan, for the case of Ahmedabad. Objective of the study In order to achieve the aim following objective should be achieved-

1. Study the history of urban planning and Environment in India, and to identify important acts and legislation for protection of environment.

2. To identify the different available instrument for urban planning and to understand the evolving issues in development planning exercise.

3. To understand the extent/ level of environmental incorporation in statutory Development / Master Plans of other influential cities in different geographical areas.

4. Understand to what extent and how effectively the existing environmental issues or concerns have been addressed in the Development Plan of Ahmedabad and understand its implementation mechanism.

Scope and Limitation A Development Plan is prepared under a legal backing of a town planning act of the state. So considering the state of Gujarat and by the Gujarat Town Planning and Urban Development Act, 1976, the environmental consideration in the development plan of Ahmedabad is assessed. This work is based on review of development plan documents of Ahmedabad and other related literature. The statutory City Plan of influential cities in different geographical location -like Delhi (capital city of India) and London (A lot of Indian town planning act is based on British acts) will be considered for understanding the Environment status in their statutory city plans. The study focuses on developing a Framework for preparing an environmentally sensitive development plan. To further strengthen the study, it would have been desirable to take up more case studies, but due to time limitation and availability of data/ literature only Delhi and London Development/ Master Plan were taken up for the purpose of the study.

Methodology Step 1 After the initial literature review of the available Ahmedabad Development Plans and related documents, it was realized that there is a need for preparing a comprehensive history of the urban planning and environment in India. Based on the urban planning and environment history the cities for case studies were identified and the present mechanism provided by legislation and judiciary for environmental protection were listed, in order to incorporate it in the Development Plan.



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Step 2 With time the urban planning process have gone through various changes, cities around the world have innovated new instruments for planning urban development. The available development planning instruments were identified and the issues related to these instruments and urban planning was highlighted. Step 3 A detail critical analysis of the city plans in different geographical area was conducted and the environmental issues incorporated and their attitude towards environment was identified. A detail critical review of the Development Plan of Ahmedabad was also conducted in order to access to what extent and how effectively the existing environmental issues or concerns have been addressed in the Development Plan of Ahmedabad. Along with identification of the environmental issues related to the development plan, the flaws in the implementation and monitoring mechanism were identified. Step 4 After identifying the issues and concerns, based on the lessons form the case study, a framework for sensitizing the development plan towards environment will be evolved. Figure 1. Structure of the Study

Initial Literature Review

Formulation of the study- Development Plan and Environment: A case of Ahmedabad

Defining Aim and Objective

Objective1 - Study the history of urban planning

and environment

Objective 2- identify different available planning instrument and the evolving

issue in urban planning

Objective 3- Understand the level of environmental

incorporation in the statutory plan of other influential cities

Objective4 -Understand to what extent and how effectively the existing environmental issues and concerns are addressed in the Development Plan of Ahmedabad

Aim- Develop a framework for preparing an environmentally sensitive Development Plan, for the case of Ahmedabad

Detail Literature Review

Issues

London Plan

Delhi Master Plan

Acts, Regulation and Policies to be incorporated in the Development Plan to

protect Environment

Environmental Consideration



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Defining Environment As the well known geographer Detwyler puts it- Environment is an aggregate of external conditions that influences the life of an individual or population (Naik Mehul 1998). MacGraw-Hill Encyclopedia of Environment Science defines it as follows Environment is the sum total of all conditions and influences that affect the development and life of Organism. Environment- the term environment has been derived from the term Environ, which means to surround, French term Environner, Latin in-viron. Thus, etymologically environment means surrounding conditions, circumstances effecting peoples life.1 According to Gilpin- Environment, from a scientific point of view, it is taken to mean everything that is physical external to the organism; organisms of course include human beings.2 Justice P.N. Bhagwati (1991), has made the term Environment more clear and simple to understand. He opines that the term refers to the conditions within and around an organism, which affect the behavior, growth and development or life processes, directly or indirectly. It includes the conditions with which the organism interacts.3 The National Environment Protection Act, 1969 of U.S.A. and the Pollution Control Act, 1974 of the U.K, though were the earliest and comprehensive environment enactments, but it did not define the technical terms. The Environmental Protection Act (EPA),1986 of India was the first to define the technical terms and it defines Environment- according to Section 2(a) of E.P.A, environment (a) includes water air and land and (b) the interrelationship which exists among and between (i) water (ii) air (iii) Land (iv) Human beings (v) living creatures (vi) plants (vii) micro organism (viii) property. This EPA definition embraces all biotic and a biotic components of environment, but there is a criticism that it has failed to comprehend the modern concept of environment pollution and factors which lead to the imbalance in ecosystem. According to National Environment Policy 2004 of India Environment comprises of all entities, natural or manmade, external to oneself, which provide value, now or perhaps in the future, to humankind. Environmental concerns relate to their degradation through actions of humans.

Urban Planning and Environment Acts, Regulation and Polices The formal planning and administrative system in India was introduced by the British colonizer, hence the present planning system is mostly influenced or derived from British principle. The earliest laws concerning environment (directly/indirectly), land and city management were introduced by the British before the independence. It was during the British period when a lot of city improvement trusts were established in cities and Town Planning Acts were enacted on lines of the British Housing and Town Planning Act 1909. After independence in 1947, town and country planning laws/ Acts were enacted in various states, all these Acts provided for planning authorities at city level and town level for preparation of Development Plan. These Acts are based on the Model Urban and Regional Planning Development Act as proposed by the central government. However comprehensive urban and regional planning

1 Collins, P.H. (1990), Dictionary of Ecology and the Environment, 62 2 Gilpin, A. (Undated), Dictionary of Environmental terms, 51, Queensland Univ. Press. 3 Justice Bhagwati, P.N. (1991), The Crucial Conditions, in Survey of the Environment, p. 165, The Hindu.



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in India was first introduced after independence in Delhi 1957, Delhi the capital city of India was the first city to enact the Development Act in 1957 and the first Master Plan for Delhi was prepared in 1964. Delhi master plan was the first comprehensive development plan prepared in India and many of the latter Master / Development Plans prepared by other cities in the country was based on this Plan. There are about two hundred laws dealing with environmental protection both before and after independence in India. However, the pre-independence laws have not dealt with environmental protection exclusively. For the purpose of this study, prior and post to Stockholm Conference, 1972 all the relevant Acts / Regulations and Policies in India related to development planning and environment in India were identified. Below is summary of the list of Acts/ Regulation/ Policies that should be or need to be incorporated or referred to while preparing a Development plan. Table 1 Acts/ Regulation and Policies to be Incorporated in the Development Plan Relevant Acts, / Regulation/Legislation / Policy

Objectives of the Acts / Regulation/Legislation/ Policy

Rationale for Incorporation

The Easement Act, 1882 Allows private rights to use a resource that is, groundwater, by viewing it as anattachment to the land. It also states thatall surface water belongs to the state andis a state property.

Understanding the issues related touser rights Ground/ Surface water.

The land Acquisition Act, 1894 Compulsorily acquiring of land requiredfor public purpose

Important Act for land mobilization

The Bombay ProvincialMunicipal Corporation Act 1949

Provision of civic infrastructure andadministration of the city

Understanding the role, responsibilityand powers of a municipal corporation(Ahmedabad Municipal Corporation orthe AMC, is established under theBombay Provincial Corporation Act)

Indian Electricity Rules, 1956 To regulate the supply, transmission,generation, and use of electricity.

Regulates and controlles thehorizontal and vertical clear distancesto be kept open to sky near vicinity ofgrid lines.

The Gujarat Municipal Act 1963 Provision of civic infrastructure andadministration of the municipal area

Understanding the role, responsibilityand powers of the municipalities in theDevelopment area.

The Indian Wildlife (Protection)Act 1972

Protection of birds and animals and for allmatters that are connected to it whether itbe their habitat or the waterhole or theforests that sustain them.

Need to identify habitats of protectedbirds and animals in urban area

The Water (Prevention andControl of Pollution) Act 1974

To ensure that domestic and industrialpollutants are not discharged into riversand lakes without adequate treatment

Need integration in the GDCR ofdevelopment area.

The Gujarat town Planning andUrban Development Act, 1976

to consolidate and amend the law relatingto making and execution of developmentplans and town planning schemes in thestate of Gujarat.

Legislation under which theDevelopment Plan is prepared

The Air (Prevention and Controlof Pollution) Act, 1981

To control and reduce air pollution. Need integration in the GDCR ofdevelopment area.

The Environment (Protection)Act, 1986

To provide for the protection andimprovement of environment and formatters connected there with in thecountry.

It is the umbrella legislation underwhich all the environmental legislationare enacted.

The Constitution of 74thAmendment, 1992

To achieve democratic decentralizationand provide constitutional endorsement oflocal self governance authorities anddecentralization of planning and decisionmaking procedures.

Ensure adequate constitutionalobligation for local self governanceand decentralization of planning anddecision making procedures.



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Relevant Acts, / Regulation/Legislation / Policy

Objectives of the Acts / Regulation/Legislation/ Policy

Rationale for Incorporation

The Chemical Accidents(Emergency Planning,Preparedness and Response)Rules, 1996

To deal with major chemical accidents and toprovide expert guidance for handling majorchemical accidents.

Under sec. 10 (1) mention measure to betaken in industrial pocket to deal withchemical accidents and coordinate effortsin planning, preparedness and mitigationof a chemical accident

Draft National Slum Policy 1999 To support the planned growth of urban areasin a manner that will help to upgrade allexisting slums and informal settlements withdue regard for the protection of the widerpublic interest

Under sec. 7- Planning for Integration,the policy proposes Modification ExistingPlanning Framework such as MasterPlans, Land Use Plans to ensure thatslums and informal settlements can beproperly integrated into the wider urbanarea

The Environment (Siting forIndustrial Projects) Rules, 1999

Lay down detailed provisions relating to areasto be avoided for siting of industries,precautionary measures to be taken for siteselecting as also the aspects of environmentalprotection which should have beenincorporated during the implementation of theindustrial development projects

To identify strategic location for Industrialland use.

Hazardous Wastes(Management and Handling)rules, 2000

To control the generation, collection,treatment, import, storage, and handling ofhazardous waste.

Need for environmentally soundmanagement of hazardous wastesgenerated from the development areaand to identify strategic location for safedisposal

Municipal Solid Waste(Management and Handling)Rules, 2000

To provide scientific management of municipalsolid waste, To ensure proper collection,segregation, transportation, processing anddisposal of solid wastes; and To upgradeexisting facilities to arrest contamination of soiland ground water

To integrate the rules while preparingproposal for solid waste management ofthe development area and to identifystrategic location for safe disposal site.

Noise Pollution (Regulation andControl) Rules, 2000

To regulate and control noise producing andgenerating sources with the objective ofmaintaining the ambient air quality standards in respect of noise

Under sec. 3 (4) All developmentauthorities, local bodies and otherconcerned authorities while planningdevelopmental activity or carrying outfunctions relating to town and countryplanning shall take into consideration allaspects of noise pollution as a parameterof quality of life to avoid noise menace

Bio-Medical Waste(Management and Handling)rules, 2003

Legal binding on the health care institutions tostreamline the process of proper handling ofhospital waste such as segregation, disposal,collection, and treatment.

To integrate the rules in the GDCR ofdevelopment area and promote propermanagement and handling.

The Gujarat State DisasterManagement Act, 2003

To provide for effective management ofdisaster, for mitigation of effects of disaster, foradministering, facilitating, coordinating andmonitoring emergency relief during and afteroccurrence of disasters

Under Sec. 17(1) (2) of the Act, itProposes Recommendations to be madeto the appropriate authority regarding thedevelopment plan.

Draft National EnvironmentPolicy, 2004

To mainstream environmental concerns in alldevelopment activities. Conservation of CriticalEnvironmental Resources, Intra-generationalEquity: Livelihood Security for the Poor, Inter-generational Equity, Integration ofEnvironmental Concerns in Economic andSocial Development, Efficiency inEnvironmental Resource Use, EnvironmentalGovernance.

The objectives are to be realized throughvarious strategic interventions by differentpublic authorities at Central, State, andLocal Government levels. The NEP alsoproposes substantive reform for thedevelopment plan.

EIA- Draft Notification forprojects, 2005

To identify and evaluate the potential impacts(beneficial and adverse) of developmentprojects on the environmental system

Projects E.I.A can be seen as a positivecontribution to the planning process andthe findings can be feed into the nextreview of the Development Plan providedthe results are well founded

Draft National Urban Housingand Habitat Policy, 2005

To promote sustainable development ofhabitat in the country, with a view to ensureequitable supply of land, shelter and servicesat affordable prices

The policy proposes action-orientedinitiatives at all levels of Government andspecifies action that requires to beintegrated in development plan.



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Planning for Urban Development The process of urbanization has led to rapid growth of the cities and hence to plan and regulate the cities, urban development planning assumes an important role. The urban planning system in India has gone through an evolutionary process. There are various instrument employed by various cities in India to regulate and plan its growth. The instrument like Structure Plan, Vision Document and City Development Strategies were employed by some cities but due to lack of statutory support this plans remained more of a book-self Plans. Presently Development /Master Plan are the only instrument that is backed statutory by a Town Planning Act and remains an important instrument for urban development planning. But due to economic criteria dominating urban planning decisions, development planning has failed to adequately incorporate environmental consideration and values in a development plan. As a result has been significant environmental degradation in urban areas accompanied by hazard to human life and property, unanticipated social costs, and loss of amenity and diversity. In absence of legislation for Strategic Environmental Assessment of Development Plans in India, there a need to sensitize the development planning process towards environment and increase the environmental credential of Development Plan policies and proposals. The other issue associated the development plan is the time-frame for the Plan. The 74th Constitution Amendment Act (74th CAA) which ushered in a new era in the history of urban local government in the country proposes a time-frame of 5 years for the development plan while presently development plans are prepared for time-frame of 20 years. The planning framework as adopted in the preparation of Master Plans has not been found to be commensurate with ground realities. The net effect of the inadequacies of the planning process has been that majority of urban growth has long taken place outside the formal planning process. One of the major factors contributing to the lack of comprehensiveness in comprehensive urban planning and management has been fragmentation of the planning responsibility among specialized agencies based on sectors. The result is lack of intergovernmental and interagency coordination during preparation and implementation of the plan. Beside Development / Master plans rarely evaluate the cost of the development they propose, or how they will be financed. The typical master plan offers no guidance on which parts of the plan could be scrapped if adequate resources for implementing the entire plan are not available. Hence there is an urgent need for revival of the present urban development planning system.

Development Plans and Environment: Case of Ahmedabad Ahmedabad is the largest city of Gujarat and the sixth largest of India. Gujarat became a state in 1960 and Ahmedabad was the capital of the state. In 1970 the capital was shifted to Gandhinagar, but Ahmedabad is still considered the trade capital of Gujarat. The rapid urbanization growth of urban sprawl of Ahmedabad and increasing population pressure is resulting in deterioration of infrastructure facilities, loss of productive agricultural lands, green open spaces, loss of surface water bodies, depletion of ground water aquifers zones, air pollution, water contamination, health hazards and many micro-climate changes. So in order to guide the growth of the city, a development plan mechanism was needed and was provided by the Gujarat Town Planning and Urban Development Act, 1976. Gujarat Town Planning and Urban Development Act, 1976 In the state of Gujarat, the Gujarat Town Planning and Urban Development Act, 1976 consolidate and amend the law relating to the making and execution of development plans in the state of Gujarat. In this Act, the Development Plan is defined as a Plan for the development or re-development or improvement of a development area.



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For the first time provision for a Development Plan was made in the Bombay Town Planning Act, 1954, enabling the local authority to prepare the Development Plan for the whole of its area. The first Development Plan was prepared by Ahmedabad Municipal Corporation (AMC) under the Bombay Town Planning Act, 1954 and was sanctioned by state government in 1965. The Bombay Town Planning Act, 1954, provided for preparation of development plan for the area of local municipal authority only. With the increase in trend of urbanization, the development progressed along the periphery and outside the limits of local authority and there was no control of such development. Therefore, the Gujarat Town Planning and Urban development Act, 1976, was enacted which came into force on 01/02/1978. The Act interalia provides that, where the state government is of the opinion that the object of proper development of any urban area will be best served by entrusting the work to special authority, it may declare such area as urban development area, and constitute an urban development Authority for such area4. Delineation of Development area Under Gujarat Town Planning and Urban development Act, 1976, under section 3 -The state government may for the purpose of securing planned development of areas within the state, declare, by notification, and in such other manner as may be prescribed, any area in the state to be a development area. But there is no basis or criteria for delineation of the development area in the Act; it is totally left at the discretion of the Government of Gujarat to declare an area as a development area. Delineation of development area is a political decision, hence one cannot justify the present form of development area, and the best example is odd shape of the Ahmedabad development area (refer map 1 In Case of Ahmedabad Development Area, According to the Draft Development Plan 2011 the basis for delineating the development area is not known till date.

Map 1. AUDA Proposed Landuse 2011 Plan

4 AUDA. (1997), Revised draft development plan of AUDA -2011 AD Part ii policies, proposals and programmes, AUDA, Ahmedabad

Source- AUDA, 1997



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Function of AUDA According to section 23 (1) of Gujarat Town & Urban Development Act 1976, the function and powers are grouped, according to the nature of activities. (a) Planning Function

To undertake the preparation of Development Plan under the provisions of the act, for the urban development area.

To undertake the preparation of Town Planning Scheme under the provisions of the act, if so directed by the state government

To carry out the surveys in the urban development area for the preparation of development plans or town planning schemes.

(b) Implementation Function To execute works in connection with water supply, disposal of sewerage and provision of

other services and amenities. To carry any development works in the urban development area as may be assigned to it

by the state government from time to time. (c) Coordination function

To guide assist and direct the local authority or bodies and other authorities functioning in the urban development areas in the matter pertaining to the planning, development and regulation of urban area.

(d) Enforcement Function To control the development activities in accordance with the development plan in the urban

development area. (e) Powers

To acquire, hold, manage and dispose of property, movable or immovable as it deems if necessary.

To enter into contracts, agreements or with a local authority person or organization as the urban development may consider necessary for performing functions.

To exercise such other powers and perform such other functions as are supplemental, incidental or consequential to any of the fore going powers and functions or as may directed by the state government.

The urban development authority may with the approval of state government delegate any of its function to the local authority or authorities functioning in the urban development area.

Shortfall in the Content of a Draft Development Plan under Section 12 of the Act Physical Environment

The content of the Development Plan specifies the use of land in the area, but there is no mention about the use of water bodies and the river or rivulets. And apart from preventing water pollution there is no mention of preservation of such water bodies from encroachment.

The Development Plan provides for supply of water, there is no provision to control the ground water extraction which is a major concern in Gujarat.

Living Environment There is no proposal for reservation of land in the Development Plan for economically

backward class of people or the urban poor who dwell in the slums. There is only provision of land for economically backward class in the Town planning scheme (extent of 10% reservation).

There is no provision of preservation of areas of social, religious or sentimental value.



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The Development Plan does not have provision to identify the riot prone or vulnerable places which caused major loss in term of life and property to the cities like the riots of 2002.

Figure 2. The Development Plan Making Mechanism of Ahmedabad

Environmental Issues in Ahmedabad Ahmedabad is one of the textile and industrial city and now developing as pharmaceutical city of India. Availability of resources for Industrial set-up, very well connectivity to other important cities and policies favoring development are resulting into fast urbanization, increase in population and economic development. Along with the advantages, environment degradation, vulnerability to disasters and poor quality of life are the negative dimensions of an industrial city. Urban areas are becoming most uncomfortable areas to live due to lack of breathing spaces, open areas and visual comfort. The classified images of Ahmedabad city explain spatially the growth of city within a decade (refer Image 1). The urban sprawl has been taken place in all directions but more significant in south-east

Six months + Extension = 12 months

Publish Draft Development Plan

Inspection by the public- inviting suggestion or objections Time Span - two months

Modification of the Draft Development Plan

Inspection by the public- inviting suggestion or objections Time Span - two months

Draft Development Plan Modification of the Draft

Development Plan if required

Once in ten years

Within three years

Constitution of Ahmedabad Urban Development Authority

Declaration of the Urban Development Area

State Government Approval

Final Development plan Modifying the Plan and the

regulations in such manner as it may directed

Refuse to accord sanction and ask for preparation of a fresh

Development Plan

Inspection by the public- inviting suggestion or objections

Revision of the Development Plan



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and western region of Ahmedabad. The vegetation in south-east is reduced drastically to provide the land for development. In western Ahmedabad, expansion as well as densification took place in last 10 years. The same case is with peripheral development in eastern Ahmedabad (around walled city). According to the Study conducted by Raykar Pratima (2005), there is increase in total built up of 157.73 sq km and vegetation cover is decreased by 156.51 sq km. Classification for 1991 Classification for 2000

Like any other city Ahmedabad is also facing problem of deteriorating environment. A few of the environmental issues are mentioned below-

Exploitation of ground water source Steady decline in water quality Contamination of water Untreated waste water disposed in River Sabarmati Water logging and flooding problems No primary collection of waste Disposal of bio-medical wastes with other wastes No waste segregation done Rising air pollution levels in the city Slums Lack of Recreational Facilities and the decrease of green/ vegetation cover Much higher noise levels than the permissible limits Traffic congestion

Development Plans till Date

Area Prepared on Scantioned Revised on ScantionedAMC 21-Aug-65 01-Oct-65 26-Dec-74 16-Sep-83AUDA 25-Jun-81 02-Nov-87 28-Sep-97 18-May-02

Devlopment Plans till Date

Image 1. Satellite Image Classifications

Source- Raykar Pratima, 2005



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Shortfalls in Sanctioned Development Plan 1981 Preparation

Two-month period to comment on such a massive, comprehensive and long-term plan is woefully inadequate, particularly when the facilities for study and dialogue were poor and the documents not easily available during the period

Lack of transparency of the authority in preparing the Plan The Plan barely devotes a few lines to Ahmedabad city (AMC limit) itself, for whose

balanced and planned growth, the AUDA was constituted in the first place The validity of incorporation Ahmedabad Development plan prepared by AMC sometime in

1974 for a period of ten years in the Development Plan prepared by AUDA for a period of 20 years

Implementation Under-development of designated urbanizable area and reserved land to the extent of 25% Mismatch between actual development and proposed zone No recreational facilities have been developed in areas earmarked for the purpose Areas which were proposed for residential development have remained undeveloped Sites reserved for the land development schemes by various government, semi-

government and statutory bodies have not been acquired by the respective agencies No land has been acquired for development of proposed new roads, in the sanctioned

Development Plan Lack of development of physical infrastructure regarding drainage, drainage and solid

waste Monitoring and Review

Failure of the growth centers Sanand, Kalol, Mehmdabad and Dehgam. Negligible growth was experienced in the proposed industrial zones in the growth centers. Mushrooming of unauthorized small-scale industrial units No satisfactory progress made in development of river front for recreational purpose AUDA has not been able to play the role of the coordinator in development works

undertaken by various agencies in AUDA area; all departments undertake their development works without consultation with AUDA.

After all this shortfalls, the Plan mentions it has reasonably succeeded in direction urban growth along anticipated lines, and the development has taken place in orderly manner by enforcement of GDCR, the basic frame of plan of 1981 still holds good. How can basic framework be good if its has major shortfalls in preparation, implementation and monitoring of the plan as mentioned above. The Environmental Consideration in the Development Plan The London Plan 2004 (British capital city- which influenced India for about 150 years) and the Delhi Master Plan 2021 (also planned by the British and the first city to enact the development act and prepare the Master Plan after independence) are considered to assess the level of environmental consideration in the development plan of Ahmedabad. These entire plans are prepared at different point of time hence the level of environmental incorporation may vary, but planning being a continues process, needs to change and adopt with time. The comparative analysis will help to suggest appropriate changes in the present Development Plan preparation process and the entire development planning of Ahmedabad. Table 2. gives the summary of the all the three Development Plans and their level and process of environmental consideration.



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London Plan 2004 Delhi Master Plan 2021 Ahmedabad Development

Plan 2011

Mayor + Greater London Authority

Delhi Development Authority (DDA)

Ahmedabad Urban Development Authority (AUDA)

The Greater London Authority Act 1999

The Delhi Development Act 1957

Gujarat Town & Urban Development Act 1976

Mayor's Vision + Consulatation of the citizens

DDA's Vision AUDA's Vision

Yes No No

15-20 years 20 years 20 Years

3- months 3-months 2- months

Yes Yes No

Responsible Authority

Act under which the Plan is conceived

Vision

Sustainable Appraisal

Time span of the Plan

Public consulataion period

Exclusive panel Public hearing

Plan

Pre

para

tion

Vision From Development Plan document of Ahmedabad the overall vision of Ahmedabad is not apparent. While in case London and Delhi plan the Vision is clear conceived and environment and sustainability are integral part of the vision. The development plan of Ahmedabad or the Delhi Master Plan lacks the initial consultancy process for developing the vision like the London plan. In case of Ahmedabad D.P 1997 and Delhi MPD 2021 the vision of the city is conceived by the concern development authority (an appointed body), while in case of London the Mayor (elected representative of the city) through a consultation process along with the citizens conceives the vision, making the process more democratic and participatory. Sustainable Appraisal London Plan goes through a Sustainable Appraisal process during the preparation stage, which increases the environmental credibility of the Plan, while Delhi and Ahmedabad Plan has no such provision during the preparation process. Public consultation/ Inspection by Public London Plan and the Master Plan of Delhi have a public consultation period of 3-Months, while citizens Ahmedabad has only 2-month time for going through the Development Plan and making suggestion. In case of Ahmedabad the people who have seen the plan are unanimous in their opinion that a two-month period to comment on such a massive, comprehensive and long-term Plan is woefully inadequate, Particularly when the facilities for study and dialogue are poor and the documents not easily available during the period. The suggestion and objection to the London Plan and the Master Plan of Delhi goes through an exclusive panel public hearing where all the objection and suggestion are considered and a report is sent to the concern authority for reflection. The Exclusive panel in case of London is appointed by the elected Government (democratic), while in Delhi it is appointed by the Delhi development Authority. In case of Ahmedabad Development Plan no such panel is appointed. The London plan preparation process is more sensitive towards environment and is more participatory than the Delhi and Ahmedabad Master/ Development Plan.

Environmental Consideration in the Development Plan Environment, sustainability and green cities are very common word used in formulating the objective of a Development Plan. In case of environmental consideration in the plans, both the London and Delhi Plans have tried to incorporate their environmental objective in the Plan. While in

Table 2. Summary of the Preparation Process of the Development Plans



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case of Ahmedabad it is just another common word. The environmental objective of the Plan, is no where reflected in the Plan, except for some provision in the GDCR. As mention earlier the environmental attitude in Ahmedabad have not changed much over a decade, the same environmental essay of 1981 have been repeated in the plan prepared in 1997 with minor language modifications. This actually portrays the attitude of the Ahmedabad Urban Development Authority towards environment. The London and Delhi Plans are much more sensitive towards environment than the Ahmedabad Development Plan. The levels of the environmental consideration in the plans are given below in the table 3. Table 3. Environmental Components in the Plans

London Plan 2004 Delhi Master Plan 2021 Ahmedabad Development Plan 2011

To accommodate Londonsgrowth within its boundarieswithout encroaching on openspaces and to make London amore attractive, well-designedand green city

Creation of a sustainablephysical and social environmentfor improving quality of life

To create good environmentand to minimize theenvironment pollution

Support the establishment ofgreen Industries and greenpractices

Spell out norms for industriesbased on environmentalconsideration

No major environmentalconsideration except forregulation to control effluentdisposal

Reduction of waste, Municipalsolid waste mangemnentstratergy for the area, spatialpolicies, criteria for selectionof sites for waste managementand disposal, waste producedand disposal method.

Recycling of solid waste,alternative to landfills like-vermiculture, fossilisation andcomposting, constitution ofWaste Minimization Circles andimplementation and monitoringof Bio-Medical Wastes(Handling & Management) Rules1998

Waste is of least concern, nostudy of soild waste situationand no proposal formanagement.

Better use of aggregates, re-use of construction anddemolition waste

No policy for Minerals No policy for Minerals

Stratergies for -integration ofland use and transport policy,promoting sustainable designand construction, air qualityassessments at planningstage, promoting cleanertransport fuels, modelling ofscenarious, monitoring plan

Source of pollution, Stress onpublic transportation poilicy,control of designated industries.

Mention of Air pollution, DCRmentions that competentauthority may stipulateconditions for controlling airpollution.

Promoting Energy efficiencyand renewable energy, zerocarbon development,technology and design. Energyassessment of proposed majordevelopments

Concept of energy efficieny inbuildings, Zero-fossilDevelopment and Energy Audit.Promoting use of renewableenergy as an madotoryrequirement in buildings like useof Solar energy

Only mention of agencydealing with power supply.

Envi

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Objective considering Environment

Planning for Waste

Planning for Minerals

Industries

Air

Energy



15

Table 3. Environmental Component in the Plans (Continued)


Demand for Water supplies,Water quality and strategies,maximizing rainwaterharvesting opportunities,using grey water recyclingsystems, repair orreplacement of water supplyinfrastructure

Demand for water supplies,promoting rainwater harvestingat building level and site level,concept of "Zero run-offdrainage" protecting the ecologyof aquifers, guidelines for siteplanning to promote groundwater recharge, waste waterrecycling.

Demand for water supplies,need to investigate sources ofsupply, existing water supplycoverage, GDCR provides forprovision of percolation well forbuilding unit exceeding 1500 sq.mtrs for promoting ground waterrecharge. Mentions aboutproposal for developingTalav/lakes

Improving the presentinfrastructure in order tohave safe, reliable systemand minimizesenvironmental damage

Provision of low cost sanitationsystem where regular system isnot available, Decentralization ofSTP's at sub city level andmentions possibility ofrecovering energy/ gas as fuelfrom sewerage

Existing problems, need toredesign, enlarge and extendthe present sewerage system

Sustainable Drainage, floodplain and flood defence,Design guidelines

Source of pollution, identicationof measures for rejuvenation ofthe river.

Source of pollution, mentionsproposal for river frontdevelopment

spatial Stratergies,transportation stratergies

Permissible limits,implementation of Noisepollution (level) rules 2000,measures to prevent noisepollution

Mention about the problem ofnoise pollution in some areas-no details provided.

Impacts of climate changeand stratergies

issue not considered issue not considered

Stratergies dealing withHazardous substances

Location and storage based onthe disaster mangement plan.

No consideration

Affordable housing,Imrpoving comditions forwalking and cycling, designconsideration for disabled,children and old people,developing the open spacesand recreational area,conserving the built heritage/historic environment andprotecting the view. socialinfrastructure (health, sport,security and education)

Housing for poor, planningnorms for recreational andgreen areas, deliantion ofheritage zones, conservation ofbuilt heritage, socialinfrastructure provisionstandards(health, education,sport, security and education)

Social infrastructure provisionstandards(health, education,sport, security and education)based on Delhi master plan,Provision for physically hadicapin building design used by them,compulsary provision of treesduring building approval, Slumup gradation, conditions for siteconstruction based onenvironmental consideration,proposes to introduce specialheritage conservation regulation

Hazardous substance

Sewerage system

Living Environment

Water

River

Noise

Climate change

Envi

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Environment is a major force driving London and hence the Plan proposes to use resource efficiently, hence it proposes to accommodate growth without encroaching on green space, while Delhi and Ahmedabad are increasing their spread of the cities and hence loosing out the green space for development.

London Plan proposes to use natural resources more efficiently, increase its re-use of resources and reduce levels of waste and environmental degradation, while no such concern are shown in Ahmedabad Development Plan, while Delhi master plan attempts to re-use resource it water resource.

The London Plan gives an opportunity to plan growth in ways that make better use of key resources such as land, buildings and construction materials, water, energy and waste, it proposes policies for land utilization, re-use of construction material, use of grey water and harvesting rainwater, use of renewable energy and Energy assessment of building and waste management. While incase of Ahmedabad no such attempts are made. While Delhi master plan provides for rainwater harvesting, recycle of waste waster, use of non renewable energy, energy assessment of buildings and solid waste with innovative methods to prevent the need of landfills.

Ambient noise and Air quality along with biodiversity is considered in the London Plan. Ahmedabad development plan has a mentioned about the air and noise pollution problem but no effective remedies have been proposed. Delhi is still trying to reduce the Air pollution and try to reduce Noise pollution through development policies.

The London Plan as well as the Delhi Master Plan has given enough thought about disaster management while Ahmedabad has to yet evolve a strategy.

The London Plan gives enough consideration for housing affordability, housing deficits and culture and ethnic composition of the population and provides policies for it. While in Delhi the housing requirement is calculated along with the composition of housing but lack consideration for affordability of housing and the culture of the people. Ahmedabad is an extreme case where it gives details of vacant houses, slum and housing deficits, but it doesnt consider affordability of housing and culture. The plan proposes only to deal with 25% of the slum population and it does not give the detail composition of the housing type proposed.

Other issues influencing Environment The Population - existing population and projected population figure are very important to determine the level of services the city should provide today and in future. Resources like land, water are scare; population beyond holding capacity will lead to deterioration of over all environment. The whole concept of population projection need to questioned, since all the estimation of infrastructure, amenities and other services are solely based on it. Land use- most of the land use decisions are dominated by economic criterias, the land suitability study focuses mostly on potential of developing the land. Land use decision plays the most important role for protecting and improving the overall environment. The land use classification also needs to be consistent in order to understand the kind of land use changes proposed. Flood hazards, Earthquake and Disaster management- the Development Plan of Ahmedabad give no consideration for disaster management. The attitudes towards such disasters are re-active, after the disaster certain changes were made in the GDCR. The Ahmedabad D.P is yet to give a comprehensive pro-active thought for a disaster management. Implementation and Monitoring Implementation and monitoring are the most important component of the Development Plan, what is the use of the Development Plan document if the proposal and the strategies are not



17

implemented. The past experience of the previous Development Plan of Ahmedabad reveals that there has been little practical convergence between the Development Plan and the actual development. The Delhi Master Plan and the Ahmedabad D.P only prescribe development control norms, which are apparently and frequently violated leading to growing variation between the plan and the actual city of the ground. In case of London Plan, it prescribes annual phasing plan for phasing the London plan proposals and it also identifies the stakeholders and their contribution, which is very much lacking in Ahmedabad and Delhi Plan. Apart from implementation monitoring of the plan is very essential. Incase London Plan lays down objective-wise performance indicator for the plan monitoring and published an annual monitoring report, based on the report suitable changes are made in the plan, this kind of mechanism are presently absent in Master Plan of Delhi and Development Plan of Ahmedabad. But Master plan Delhi at least has Monitoring framework and there are attempts made to setup a monitoring unit (Table 4. gives the summary of the implementation and monitoring programme of each plan). Table 4. Implementation and Monitoring


Indicative average annual phasingof growth in jobs and homes,Phasing of public transportcapacity increases and mainstakeholders and their contribution

Development code Development Control Regulation,Formulation of Draft T.P. Scheme,stakeholders involvement.

objective-wise London Planperformance measuring indicators,publish annual monitoring report-state of strategic planning inLondon and set priorities for thecoming year

Monitoring framework fordevelopment, monitoring unit

Mentions about the need for amonitoring framework

Monitoring

Implementation

Conclusions Over time with the increasing environmental problem in cities, various attempts were made to protect and prevent environmental deterioration. In India, today there are about 200 legislation, policies and regulation to protect environment and many more yet to come. Even after existence of all these planning and protective laws, the environment of cities in India is deteriorating. City like Ahmedabad have been preparing Development Plan for past two decades and hence the development plans contribution towards its environment is becoming a concern. From the study it is unmistakably evident that lack of environmental consideration in the statutory Development Plan is partly responsible for the environmental deterioration in the Ahmedabad. The London Plan and Delhi Master Plan have tried their best to incorporate their respective environmental issues in the Plan, while the Development Plan of Ahmedabad only talks about the environment as a part of its aim, but this aim doesnt reflect much in the Development Plan; apart to it concern about air and water pollution. Around the globe the environmental emphasis has changed because of the realization that environmental considerations should not be limited to concerns about just pollution control but should be more positive in aiming to create more comfortable, pleasant and stimulating surroundings natural and manmade environments. All the Plans considered for the study were prepared in different point of time, the Ahmedabad Development Plan was prepared in 1997, London Plan in 2004 and Delhi Master Plan in 2005,



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hence it is not actually desirable to compare London Plan and Delhi Plan with Ahmedabad D.P. But after comparing the last two Development Plans of Ahmedabad (1981 and 1997), it can be concluded that the attitude towards environment in Ahmedabad have not changed for more than a decade. Planning is a continuous process, with time new issues emerge and new legislations are enacted to protect environment. The development plan is a long term plan and hence it cant afford to be static and rigid, it needs to be continues process where there should be timely incorporation of the emerging issues and the new legislations in the Development Plan. The development planning process of Ahmedabad needs to be more democratic, like the case of London Plan. Ahmedabad Development Plan needs to incorporate the public consultancy mechanism before preparing the Plan. The public consultancy will help the development authority to make the whole planning process more participatory and will help to understand the citizens aspiration towards the city. Through the consultancy process a vision of the city can be proposed with public and authorities co-operation. Apart from this, the duration two month for public inspection of the development plan is inadequate to serve the purpose within the mention time, while the citizens of London and Delhi get a period of 3 month for public inspection, in order to raise objection and suggest changes. The content of the Draft Development Plan in town planning act needs to be review since there are certain changes required as pointed in it. The environmental components should be given more importance in the content, which will help to preserve and protect the environment of the area. Although a significant amount of time and resource are spent, AUDA still does not have a comprehensive, up to-date database, environmental components are not addressed explicitly and study maps do not cover all ecological characteristics. The whole planning process is affected due to lack of up-to-date base maps, and limitations of data create difficulties in quantifying and assessing the existing situation. Hence there is a need to build a good accurate and reliable data base for the city. Apart from building good accurate database and maps, there is also a need to address the current environmental issues in the Development Plan. This would help in making the Development Plan more sensitive towards the environment and will protect and enhance the environment of the Ahmedabad. Preparing an environmental sensitive Development Plan is the first step, but there is also required that the development plan is properly implemented within the plan period. Like the areas proposed to be developed as open space in the development plan 1987 have not been implemented and thus have now been encroached upon by unauthorized development often leading to uncontrolled and haphazard development. This is due to either lack of will shown by the authority to implement the plan or due to financial constrain. There is a need to set up a monitoring unit to monitor both the implementation of the plan and the functioning of the authority and publishes a performance review, which would help in making timely adjustment in the plan. There are even problems in caused due to delay in sanctioned development plan/ town planning schemes by government. Like the Development Plan prepared in 1997 was sanctioned in May 2002. Sanctioning of the Plan is a political issue and looking at the present political system it a difficult proposition to expect any speedy sanction. Even the Town Planning Scheme which is considered by the development plan as an important instrument for implementing the plan are delayed, since time limit is specified in 1976 town planning act for publication of draft schemes but there is no time limit for Town planning officer to complete the scheme. Development Plan is an important mechanism for development, but in real life development is taking place on it own without any concern for the plan. Hence the development plan remains a costly piece of document which doesnt consider environment and the need of the area and the people. Hence present environmental problem of Ahmedabad is partly due to lacuna in the development planning system. Based on the lacunas identified in the study, an attempt is made to prepare a framework for preparing an environmentally sensitive Development Plan.



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Proposal Based on the finding of the study, an attempt is made to prepare a framework which would help in conceiving an environmental sensitive development plan for Ahmedabad. This framework is divided into three major heads, that is -

The Plan Preparation The Development Plan Document and its Components Implementation, Monitoring and Review

The Plan Preparation Delineation of Development Area Delineation of development area is a political issue. The present odd shape of the Ahmedabad development area is a product of a political decision, which includes town as far as 30 km away and ignores developing area 6km away. There is an urgent need to re-define the boundary of the Ahmedabad urban development area, and the decision should be based on a scientific study and not political interest. Vision The presently the vision of Ahmedabad is not apparent in the Development Plan document. Before the Plan is prepared, there should be a public consultancy process carried out. The public consultancy will help the development authority to make the whole planning process more participatory and will help to understand the citizens aspiration towards the city. Apart from public participation there is also a need of involving the state government, the local bodies, other authorities and department functioning in the development area, together they can develop a vision for the development area. The vision should also consider the state and national level policies. Identifying and Prioritizing the Issues Presently the development authority identify the issues, the process can be made more participatory involving public, the local bodies, other authorities and public institutions functioning within the development area. Through this process the issues should be clearly identified as general and issues of environmental importance and further they can be given priority. The Town planning and Urban Development Act Content of the Development Plan The environmental components should be given more importance in the content, which will help to preserve and protect the environment of the area. The environmental component observed are-

The content of the development specifies the use of land in the area, but there is also need to specify the use of water bodies and the river or rivulets. And apart from preventing water pollution, it should also include preservation of such water bodies from encroachment.

There is need for reservation of land in the development plan for economically backward class of people or the urban poor who dwell in the slums.

The development plan provides for supply of water, it also needs provision to control the ground water extraction which is a major concern in Gujarat.

There is a need for preservation of areas of social, religious or sentimental value. The development plan should have provision to identify the riot prone or vulnerable places

which caused major loss in term of life and property to the cities like the riots of 2002. The Inspection by Public The duration two month for public inspection of the development plan is inadequate to serve the purpose within the mention time, while the citizens of London and Delhi get a period of 3 month for public inspection, in order to raise objection and suggest changes. There is a need either to



20

increase the time frame to 3 month or improve the facilities for public inspection, like making the plan available on time, making the plan available online and copies for all local bodies functioning within the area. Apart from this there is also a need for appointing an exclusive panel for hearing the suggestion and objection towards the plan and this panel will submit a report to the authority about the changes required in the development plan. This process will help in making the process more participatory and democratic.

Ahmedabad Urban Development Area

Existing

Delineation of the Development Area

The State Government

Based on a Scientific Study

Development Authority

Political Decision

Vision Existing Policies-

State / Central

Public Participation

Identify and Prioritize Issues

In General Environmental

The Town Planning & Urban Development Act

The Content of the Development Plan

Addition in the Act

Inspection by Public 2- Months

Local bodies, other Authorities

and public Institutions

Option 2- Improve the Facilities for Public inspection

Exclusive Panel hearing required to make the process more participatory

Objection & suggestion considered by the Development Authority

Development Plan

Existing

Proposed Additions

Proposed Additions

Option 1- Inspection by Public 3 Months

Figure 3. Proposed Framework for Plan Preparation



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The Development Plan Document and its Components Figure 4. Framework for the Development Plan Document Database and Studies Although a significant amount of time and resource are spent, AUDA still does not have a comprehensive, up to-date database, environmental components are not addressed explicitly and study maps do not cover all ecological characteristics. Hence there is a need to build a good accurate and reliable database for the city. The kind of database the authority should build and update is given below.

Demographic: population size, population distribution in relation to holding capacity, age sex structure, household size, rate of migration, causes of migration and Education level.

Accurate base map of the development area. Existing Landuse map including computation of FSI consumed. Topography, soil, slope details (contour map) and climate data. Existing levels of infrastructure road, water supply, sewerage, storm water drainage,

power supply, communication networks. Details of proposed and ongoing city level projects and their implementation status (both

public and private) Environment: Air quality, Water potential and quality (surface water, ground water and

piped water supply) and noise level (mapped within the Development area), access of population to safe drinking water, access to sanitation, removal of solid waste.

Transport: traffic volume, model split, trip length, trip purpose, vehicle ownership, vehicle population, age of vehicles, public transport

Housing: Slum and squatter settlements, housing type and composition, distribution of households by income, vacancy rate and housing stress areas.

Economic Aspects: occupation, Income distribution, Employment, Participation rate, Employment in different sectors and shifting pattern.

Industries: Type and scale of industries Social infrastructure: level and distribution of Health facilities, distribution of police and fire

services, distribution of recreational facilities and level and distribution education facilities. Natural Disasters: Floods intensity areas & effected population, Earthquake and any other

natural disasters etc. Studies required in Ahmedabad The various kinds of studies which would help in conceiving the development plan are given below.

Develop an accurate and reliable database and conduct relevant studies

Environment components to be considered

Acts, regulation and Policies to be integrated in the Development Plan

(Refer Urban Planning and Environment Section)

Development Plan



22

Land Suitability Study- based on environmental consideration and anticipation environmental impact.

Holding Capacity of the city based on its natural resource. Detailed hydro geological study is required to access the utilization and developmental

potential of the groundwater system quantitatively in the AUDA area. A systematic survey involving collection of groundwater sample for quality analysis is

required to access the potential of the water precisely. Environment Components to be considered The present level of environmental deterioration is because of lack of Environmental concerns in the Development Plan. The study have tried to identify the lacuna in the present Development Plan and thereby proposing the environmental components that need to be integrated in the development plan. The following component are listed below, there is also an attempt made to list down some new environmental concept in their respective components.

Industries: Integrate Green practices, integrating eco-industrial estate development, development norm should consider environment, clearly spelling out strategies for managing industrial pollution and waste, integrate the rule the Environment (Siting for Industrial Projects) Rules, 1999 relating to planning industrial area and integrate the Acts dealing with industrial pollution.

Planning for Waste: the Development Plan should assess the waste generated and develop waste reduction, management and handling strategies. Promote recycling of waste, Identify the site for safe disposal of waste and even alternative to landfills can be developed like vermiculture, fossilation and composting. The waste should be handled and managed according to Hazardous Wastes (Management and Handling) rules, 2000, Municipal Solid Waste (Management and Handling) Rules, 2000, and Bio-Medical Waste (Management and Handling) rules, 2003.

Planning for Minerals: with the development of cities there is increase in demand for construction material. Since most of the construction materials are derived from nature. There is a need of timely intervention before the resources get exhausted. The development plan can promote the better use of aggregates, re-use of construction and demolition waste.

Air: there is a need of integration of land use and transportation policy. Identify the pollution sources and carry out air quality assessment, promote cleaner transportation fuels, prepare a Monitoring Plan and integrate the Air (Prevention and Control of Pollution) Act, 1981.

Energy: assess the demand for power, promote energy efficiency and renewable energy; introduce concepts like energy efficiency in building, zero-fossil development and energy audit. Promoting use of renewable energy (solar energy) through development code. Requirement for energy assessment of proposed development.

Water: assess the demand for water supplies, maximizing rainwater harvesting opportunities, guidelines to promote ground water recharge, waste water recycling and integrating The Water (Prevention and Control of Pollution) Act, 1974

Sewerage: installing reliable system and prevent untreated disposal, decentralization of STPs can be an option.

Noise: spatial strategies to reduce noise pollution, implementation of Noise Pollution (Regulation and Control) Rules, 2000

Living environment: provision of affordable housing and improving condition for pedestrian and cyclist. Design consideration for disabled, children and old people. Protection and development of open spaces and recreational area. Delineation and conservation of heritage / historic environment and standards for social infrastructure provision.



23

Disaster Management: along with Development Plan, prepare a disaster management plan for Ahmedabad.

Plan for natural and Man-made Hazards.

Implementation, Monitoring and Review Figure 5. Framework for Implementation, Monitoring and Review Implementation Preparing an environmental sensitive Development Plan is the first step, but there is also required that the development plan is properly implemented within the plan period. To achieve timely implementation an annual phasing plan of each component of the development plan can be formulated and prioritizes can be decided. Along with phasing plan all the main stakeholders and the implementation agency should identified and their role in the implementing the development Plan needs to be specified. The Town Planning Scheme or Land Acquisition are the instrument available for implementation of the Development Plan, but the choice of the instrument for implementing a particular development project or any component of the project should be specified in the Development Plan. Apart from all these, the Development Plan will also propose a detailed development code, which is commonly known as General Development Control Regulation in Gujarat. The relevant Acts, Regulation and Policies mentioned earlier should also be integrated in the development codes.

Annual Phasing Plan

Development Plan

Stakeholders and Implementation Agency

The implementation Instrument

Development Code

Relevant Acts, Regulation and Policies

Monitoring Framework

Performance Measurement AUDA D.P

Annual Monitoring Report

Adjustment in the Development Plan



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Monitoring and Review The Development Authority will prepare a Monitoring framework for the components of the development plan and specify the period for monitoring. The relevant Acts, Regulation and Policies mentioned earlier in the section 6.2.2 should also be integrated in the monitoring framework, to prevent violation of the legislations. Apart from this an annul Monitoring report will be prepared by the authority and suitable adjustment made to the development plan based on the annual report published. To assess the credibility of the Authority and the Development Plan, an exclusive panel should be appointed by the state Govt. to measure their performance. This process will help in carrying out timely adjustment in the development planning process and prevent damage to the environment. Acknowledgement I take this opportunity to express my deep gratitude to my guide Dr. Shrawan K. Archarya. I would also like to express my sincere thank to the following officials, offices and Individual for helping me in their best possible capacities with access to information/data, which proved invaluable in completing this study. Mr. Hansal Shukla, Town Planner, AUDA, Mr. H. N. Thakker, Deputy Town Planner, AUDA, Mr. N. M. Baleva, City Planner, AMC, Mr. R. J. Rawal, Planner, AMC and the Entire staff of AMC and AUDA. Finally, I would like to express sincere thanks to my parents for their moral support and more importantly in terms of their consistent hard work and commitment to provide me every possible support for my education so that I can complete my studies without much of constraints About the Author Rohit Nadkarni is a student of School of Planning, Centre for Environmental Planning and Technology (CEPT) University, Ahmedabad. He has a specialization in Environmetal Planning. He has an undergraduate degree in Architecture from the Goa College of Architecture, Goa University,

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working paper - development plan and environment: a case of ahmedabad - by rohit nadkarni

Documents

development plans london

development plans contribution

london plan

ahmedabad guide

urban development act

introduction ahmedabad

environmental sensitive

delhi master plan