&Area Based Strategy – Paradigm Shift in Urban Planning – Bottom-up and Flexible Approach R.SRINIVAS TOWN AND COUNTRY PLANNING ORGANIZATION MINISTRY OF HOUSING AND URBAN AFFAIRS
Rapid pace of urbanization poses an unprecedented managerial and policy challenge for sustainability Population of India : 1210.2 mn. Level of urbanization : 31%* Urban population : 377.10 mn. Urban India: 140 POPULATION IN 377 Challenges 286 Increase in 120 MILLION Pace ofUrbanization and URBAN Population size : 15x 100 urban population RURAL 176 25 mn.(1901) to 377.10 mn. (2011) 80 159 Increase in no. 60 109 79 of urban settlements : 4x 40 62 1967 (1901) TO 7933(2011) 20 10000+……2021/31 0 1951 1961 1971 1981 1991 2001 2011 RAPID PACE OF URBANISATION
Development pressure is concentrated in Metropolises. 53 Metropolitan cities account for more than 42% of urban population in India, posing the biggest sustainability challenge. UrbanUIrnbdaniaI:ndia: NUMBER OF 42.6% ChalleCnhgaelslenges METROPOLITAN CITIES 53Metropolis led AND SHARE OF URBAN urbanization POPULATION 37.8% 35 27.7% 23.6% 18.9% 12 7 5 1951 1961 1981 2001 2011
STATUS OF MASTER PLANS/DEVELOPMENT PLANS Total Number of Cities and Towns : 7933 Total Number of Master Plans: 2738 ( 34% ) Total Number of Statutory Towns : 4041 Total Number of Statutory Towns having Master Plan : 1938 (48%) Total Number of Census Towns : 3892 Total Number of Census Towns having Master Plan : 800 (20%) Percentage of Urban Population in Statuary Towns 85% Percentage of Urban Population in Census Towns 15%
MASTER PLAN CRITIQUE• Master Plan preparation process takes a long time.• Proposals/estimates have not kept pace with the unprecedented growth and future requirement of cities.• Master Plans are generally silent on costing and financial management for infrastructure provisioning.• Master Plan document has been perceived, as static while city is a fast growing and dynamic entity.• No specific set of incentives were outlined(in terms of financial assistance) to implement the Master Plan.
MASTER PLAN CRITIQUE……• Master Plan instead of becoming tool for regulated development has became a platform for stakeholder dissent(as experienced in MPD).• Zoning and Development Regulations are cumbersome to follow and with the weak enforcement.• Master Plan as guide for planned development ultimately become a sort of document which was seen as less amenable/accomodative to the unforeseeable changes in the city requirements.
AREA BASED STRATEGY UNDER AMART CITY MISSIONArea- based development is one of the strategy under the Mission : To transform existing areas (retrofit and redevelop), including slums, into better planned ones, thereby improving livability . New areas (Greenfield) to be developed around cities in order to accommodate the expanding population in urban areas. Area based strategy will improve quality of life, create employment and enhance incomes for all, especially the poor and the disadvantaged, leading to inclusive Cities. Green retrofitting of a building both owner and tenants can attain the benefits which are either tangible or intangible benefits. Reduction in consumption of energy, utilities and water.
LOCAL AREA PLAN AND TOWN PLANNING SCHEMEMaster Plan of City AMRUT: GIS based Master PlanRedevelopment Areas: New Urban areas: Pilot Scheme: Local Area Plans Town Planning Scheme LAP & TPS Built up City Area Redevelopment Areas Expansion Areas Master Plan Area
THE LOCAL AREA PLANNING PROCESS• Urban planning and urban design proposals Land uses and density Road Network Layout of the basic infrastructure facilities Altering plot boundaries and provision of Social Amenities Area-Specific regulatory parameters Carrying Capacity Analysis Amendment to Town and Country Planning Acts/UDA Acts• Public consultations• Implementation strategy Financial details (Project cost, Project Revenues) Statutory Timeframe to prepare LAP (as proposed currently) 9
KEY STAGES OF LOCAL AREA PLAN PREPARATION 10 1. Identification of area for LAP 2. Delineation of LAP jurisdiction 3. Declaration of intention 4. Mapping and database creation 5. Situational analysis and stakeholder consultations 6. Identification of issues and opportunities 7. Conceptual planning and design 8. Preparation of form based regulations 9. Preparation of detailed proposals 10.Preparation of implementation strategy 11.Publication of the LAP and stakeholder consultations 12.Finalization and Notification of the LAP 13.Implementation of LAP
Guidelines for Preparation of Local Area Plans for Municipal Corporation of DelhiSource: Environmental Planning Collaborative,2007 Ahmedabad 11
Area Based Development
WHERE CAN LOCAL AREA PLANS CAN BE IMPLEMENTED Old city / heritage core of the city Predominantly commercial area Predominantly residential development Already developed areas Partially developed / infill area / brown field area development areas of the city Slums/unauthorised colonies Disaster prone part of the city
BENEFITS OF LOCAL AREA PLANS• Active Stakeholder Consultations• Prioritization of Projects based on Citizen’s Participation• Area Based Regulations based on carrying capacity• Quick Redressal of Grievances.• “Putting People First - Action Programme for Effective Local Government”(Source:Local Area Plans Guidelines for Planning Authorities,Government of Ireland)
TOWN PLANNING SCHEME IN GUJARAT Concept of Town Planning Scheme Town Planning Schemes in Ahmedabad over the yearsPrepared & Implemented under “TheGujarat Town Planning & UrbanDevelopment Act, 1976”. • A form of land is readjustment, • A means of expanding urban infrastructure without compulsory land acquisition, • Promoted as equitable, participatory and cost-effective. Source: Ballaney, S. \"The Town Planning Mechanism in Gujarat, India.\" World Bank (2008). Source:TP&VD, Gandhinagar, Gujarat
Development under LR Vs L Aq. Land AcquisitionOriginal Layout Land Readjustment
LR compared to other methods
Change in Land Value
Town Planning Scheme (TPS)• Long legacy - TPS in erstwhile Bombay state• Macro level DP implemented through TPS (DP-TP model) as micro level planning tool• Town Planning Scheme - a tool to Implement • Land availability for neighborhood / city level infrastructure • Reconstitution and appropriation of land holdings • Financing of neighborhood level infrastructure• Development areas divided into TPS ranging from 100 - 3000 ha• In Ahmedabad almost no land acquisition for public use / housing by UDA/ULB
TPS Process Ownership, plot size, Original land value details tabulatedCredits: Town Planning and Valuation Dept, GoG
TPS Process An area of approximately 100 to 150 hectares is taken up for planningCredits: Town Planning and Valuation Dept, GoG
TPS Process The area is surveyedCredits: Town Planning and Valuation Dept, GoG
TPS Process Boundaries of the detailed planning area are definedCredits: Town Planning and Valuation Dept, GoG
TPS Process Final plots are delineatedCredits: Town Planning and Valuation Dept, GoG
TPS Process Plots for amenities, revenue generation are carvedCredits: Town Planning and Valuation Dept, GoG
TPS Process Final plots are delineatedCredits: Town Planning and Valuation Dept, GoG
Calculations for OP, FP and DeductionsLand Original plot (OP) Final Plot (FP) DeductionOwner (Acres) (Acres) In Acres (In %)A 10 6 4 40%B 12 7.4 4.8 40%C8 4.8 3.2 40%D3 1.8 1.2 40%E7 4.2 2.8 40%
Land Pooling in IndiaDELHI LAND POOLING POLICY RAJASTHAN TOWN SHIP POLICY GUJARAT TOWN PLANNING SCHEME (TPS) MADHYA PRADESH LAND POOLING MAHARASHTRA LAND POOLINGCHATTISGARH LAND POOLING TELANGANA LAND POOLING SCHEME A. P. CAPITAL CITY LAND POOLING
Concept of TPS• Method of plot reconstitution and land mobilistion• Irregular size plots pooled and reconstituted• Provision made for public purpose (roads, parks, infrastructure etc)• Each land owner surrenders certain percentage of land (generally 30%-40%)• A portion of surrendered land is reserved for commercial sale by authority• LR results in transformation irregular plots into orderly land for urban use.
Benefits of TPS• Preservation of land titles• Fair distribution of benefits and costs - equity• Democratic model based on participation of land owners• Impartial procedure• Comprehensive urban development• Self financing of Infrastructure• Easier to implement as compared to Acquisition
Land Pooling Schemes CASE STUDY AMRAVATISource: Directorate of Town and Country Planning, Government of Andhra Pradesh
Land Pooling Schemes AMARAVATIAnnouncement to the state legislature in September 2014 Cabinet has suggested the use of Land Modalities of land pooling system wouldPooling Schemes to consolidate the land be worked out by a cabinet sub- required for the capital committee consisting of 4 Ministers. win-win situationCabinet sub-committee extensively INPUTS Announcement of the Landtoured the villages and interacted Pooling Policy consisting of awith farmers, farmer representative cabinet sub-committee, package which will take care ofgroups, village elders and sought individual farmers, groups long term interests of farmerstheir inputs for devising the land of farmers, village elders and other stakeholders.pooling policy with majorityacceptance
AMARAVATI – The Peoples Capital
Popular options for land procurementThe land pooling scheme - Land owner is part of thewill create a win-win development processsituation for thelandholders, citizens and - Voluntary processgovernment, and as a - Transparent & inclusiveresult the new capitalcity of the state of processAndhra Pradesh can - Development Partnershipproudly call itself apeople’s capital. with the Government - Definitive benefits and liabilities - Hand holding support for livelihood transition Land Pooling emphasizes on inclusive development on partnership modelThe Government adopted Land pooling for the procurement of land for Amaravati
Land PoolingPsocphuelmareosptions for land procurement The Government entered into a partnership with the farmer• The Land Pooling Scheme is the largest of its kind in the world• Farmers voluntarily pool their land to the Government, in return for – • Residential and commercial plots in a developed layout • Annuity • Social benefits – health, education • Livelihood transition• The Government made the people a partner in the development, rather than follow often coercive land acquisition• Fastest land procurement in history of the country - over 33,008 acres from 26,512 farmers• Over 57,000 plots have been handed back to the farmers currently
Nelapadu in the Context of the City LAND POOLING LAND 981 OWNERS (1300.9225PARTICIPATED acres)CATEGORIES RESIDENTIAL COMMERCIAL VILLA PLOTS PLOTS PLOTSALOTTED 12,93,495 Sq. 3,14,720AREA OF Yds Sq. Yds LAND
Draft Layout for Nelapadu LPSSl.No Land use Area %1 Residential 292.58 46.32 Commercial 64.92 10.233 Institutional 36.29 5.74 Greens 91.53 14.55 Infrastructure 146.63 23.2 Grand Total 631.95 100.00%
Consultation with local land owners
Final Layout for Nelapadu LPSSl.No Land use Area %1 Residential Returnable Residential 267.65 Residential Vacant 27.62 SLOI-Resi 0.57 Sub-Total 295.83 46.82 Commercial C3 - Neighbourhood Centre 8.39 13 C4 - Town Centre 1.28 6.4 Returnable Commercial 65.16 13 Commercial Vacant 7.16 SLOI 20.8 0.47 100.00% Sub-Total 82.463 Institutional 31.73 Education 6.29 Religious 2.49 Special Zone 40.51 Sub-Total4 Greens 81.46 Green Spaces5 Infrastructure 122.57 9.12 Road Utilities 131.69 Sub-Total 631.95 Grand Total
Other Examples of Land Pooling in Gujarat
Effects of Land Readjustment Projects• Direct Effects I. Construction and improvement of public facilities II. Promotion of use of housing sites III. Supply of serviced land and planned urbanization IV. Adjustment of lot numbers and street names, settlement of land-rights• Indirect Effects I. Economic – better access to economic opportunities, business, II. Disaster mitigation – evacuation areas, laying infrastructure, quick response III. Welfare – Improved accessibility, improved living conditions, traffic safety IV. Environmental Upgradation - increase in coverage of green spaces V. Financial - self financing aspect, resource mobilization in innovative ways
Challenges in Popularising LR• Limited awareness• Resistance for contribution of 40% land• Familiarity of using Land Acquisition - old habits die hard!
Ministry of Housing and Urban Affairs InitiativeScheme on Formulation of Local Area Plan and Town Planning Scheme in Smart Cities
BACKGROUND OF THE NEW SCHEME-LAP& TPSIn the backdrop of rapid urbanization two key challenges are haveemerged: Existing settlements formed over years through incremental growth/accretion contain areas in city core that may require redevelopment. Physical expansion on periphery leading to haphazard growth, substandard urban services.I. Existing areas/city core can be redeveloped II. Town Planning Schemes (TPS) can be by preparing Local Area based Plans (LAPs). implemented for planned urban expansion in the peripheral greenfield areas.
OBJECTIVES OF THE PILOT SCHEME 1. Establishing a framework for redevelopment of existing areas through the development of LAPs 2. Enabling planned expansion in peri-urban areas through UEP 3. Supporting Value Capture techniques to finance infrastructure investments. 4. Creating enabling legal framework where required. 5. Building capacity through training and certification of planners at city and state level to ensure proper implementation of the above strategies. Demonstrate applicability of Redevelopment Plan (RP) and Expansion Plans (EP) as efficient planning tools – eventually encourage replication across cities/states
COVERAGE :CITIES IDENTIFIEDSl. City State Population Whether Master All 25 cities are covered underNo Census 2011 Plan Smart cities Mission. Andhra Pradesh1 Greater 6,47,508 Available/Notified Visakhapatnam Assam Gujarat Yes2 Guwahati Madhya Pradesh3 Vadodara Tamil Nadu 9,57,352 Yes All cities have notified Master4 Indore Karnataka 16,70,806 Yes5 Chennai Kerala6 Bengaluru Telangana 19,64,086 Yes Plans.7 Thiruvananthapuram Maharashtra 46,46,732 Yes8 Warangal Uttar Pradesh9 Pune Rajasthan 84,43,675 Yes10 Varanasi Punjab11 Jaipur Bihar 7,43,691 Yes Scheme is on pilot basis and12 Amritsar Haryana 6,15,998 Yes13 Patna Odisha14 Faridabad Jharkhand 31,24,458 Yes depending on State Government15 Bhubaneswar Chhattisgarh 11,98,491 Yes16 Ranchi Goa17 Raipur Himachal Pradesh 30,46,163 Yes response, more cities may be18 Panaji West Bengal 11,32,383 Yes covered in future.19 Shimla Jammu and Kashmir 16,84,222 Yes20 New Kolkata Uttarakhand21 Srinagar Mizoram 8,76,969 Yes22 Dehradun Sikkim23 Aizawl Manipur 8,40,834 Yes24 Gangtok25 Imphal 10,73,427 Yes 10,10,433 Yes 1,14,405 Yes 1,69,578 Yes 1,85,060 Yes 12,06,419 Yes 5,69,578 Yes 2,91,822 Yes 1,00,286 Yes 2,68,243 Yes
FUNDING1. Stakeholders’ consultation to be conducted by UDA/ULB to prioritize requirements and facilitate implementation2. Review of statutory framework in the state to assess for preparation and implementation of RP and EP3. Nodal Agency shall be identified by the state for coordination at state level4. Capacity Building of personnel from the UDA/ULB for preparation and implementation of RP and EP Cost calculation only includes technical component, no physical/development work The central assistance for the Scheme would be 100% and shall be released in 3 InstallmentInstallment Percentage of total funds Stage of releases (3 Installments)I 20% On the identification of cities and submission of preliminary proposalII 40% Submission of Draft PlanIII 40% Submission of Final Plan
TIME PERIOD AND DELIVERABLESThe pilot is spread over a period of three years. The cities will submitproposals as and when they have completed the training programme: Preliminary proposal - 2 months Draft Plan - 10 months Final Plan - 12 months (One year)CEPT University has already conducted for Capacity Building Programme in LAP and TPS for the Town Planners working in T&CPDs,UDAs and ULBs.
METHODOLOGY FOR LOCAL AREA PLAN(LAP) Total duration 2 MonthsSl No Stage / Activities 10 months A Preliminary Stage 1 Delineation of the project area 2 Preliminary Gazette Notification 3 Stakeholdes’ Consultation B Draft Stage 1 Detailed area survey (Scale 1:250/1:500) 2 Compiling list of land owners 3 Infrastructure assessment, projections 4 Merger of original plots and preparation of final plots (Scale 1:250 / 1:500) Emerging provisions of TDR, Area Based FSI, New and renewable energy, Environment conservation for urban lakes, Disaster management, Rain water harvesting etc. be used5 Stakeholders’ consultation 1 YearC Final proposal1 Submitting proposal in government for approval2 Gazette Notification
METHODOLOGY FOR TOWN PLANNING SCHEME (TPS) Total duration 2 MonthsSl No Stage / Activities 10 Months A Preliminary Stage 1 Delineation of the project area 2 Preliminary Gazette Notification 3 Stakeholdes’ Consultation B Draft Stage 1 Detailed area survey (Scale 1:250/1:500) 2 Compiling list of land owners 3 Infrastructure assessment, projections 4 Merger of original plots and preparation of final plots (Scale 1:250 / 1:500) Emerging provisions of TDR, Area Based FSI, New and renewable energy, Environment conservation for urban lakes, Disaster management, Rain water harvesting etc. be used5 Stakeholders’ consultation 1 YearC Final proposal1 Submitting proposal in government for approval2 Gazette Notification
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