The Gujarat Land Pooling Scheme

The Gujarat Land Pooling Scheme A tool for aiming Planned, Fair and Equitable Urban Development Paresh L Sharma Chief Town Planner, GUJARAT STATE 1

Development Process in Gujarat Development Plan New growth areas Zoning Development density and development control regulations City level road network City level infrastructure T.P. Schemes Neighborhood level road network Land reconstitution Neighborhood level social and physical infrastructure Financing of neighborhood level infrastructure Construction of city level infrastructure Construction of neighborhood level infrastructure Reconstitution of land holdings Appropriation of land for public uses Construction of private buildings as per GDCR on private plots ULBs manage delivery of serviced land through a 2 tier process as defined in the Gujarat Town Planning and Urban Development Act,1976. First a decadal macro level Development Plan for the entire city is prepared. Second a large number of micro level Town Planning Schemes covering approx. 100 ha area each are prepared for areas delineated for new development.

1. Land Consolidation / Pooling

Land Consolidation Concept.. promote efficient, sustainable & equitable land development achieve planned & sustainable growth through Co-operative public participation Consolidation For.. Development of greenfield & brownfield areas Redevelopment / Revitalization of down towns Consolidation of land for Infrastructure (addition & improvement) Consolidation through Land Pooling

What is Land Pooling? Method to.. transform irregularly shaped cadastral parcels to appropriate plots to be used in more economical manner efficient, sustainable & equitable land development through Co-operative public participation Contribution Redistribution BEFORE AFTER Legal base, Transparency, Participation, Institutional frame & Technology

What is Land Pooling? Process.. Land parcels within an area are pooled together percentage of each land parcel calculated to determine a contribution to public areas & roads percentage depends on objective of the development, size of the subject area & required public-uses Public & Personal Hearing under statute of Law

2. Land Pooling Global & Indian Experience

Land Pooling Other Countries Country Japan South Korea Taiwan Australia Purpose War damage area Rehabilitation Earthquake Fire disaster area urban expansion First implemented in the 1870 s in Kobe 1930- for rural area 1936- for urban LP first project in Seoul, 60% urban expansion 35% of the urban expansion by LP of S. Korea (1990) Industrial Dev. Squatter settlement High density Poor Housing condition Authorized by Town planning & Development Act 1928 Small metropolis of 1Mn person in western Australia Institution Local Govt. Land owners association Local Govt. Land owner Ministry of construction 3 national govt. dev. Corporations 1930- Authorized by land law & administered by central & provincial govt. 1960- city Govt. carried out projects Main infra. network by State govt. Local infra network by land subdivides Strategy 70% of the urban LP is carried out by local Govt. & land owners associations 300 LP projects covers maximum built up area in past 95 years. Very less financial support from National Govt., so land owners share was calculated on the basis of market price Avg. 5% land sold for the cost of infra. & other project cost. 30% Govt. land taken for roads & other purpose plots Land owners share based on the market value

Land Pooling India (other forms) Haryana : The developer as a colonizer permitted for pooling of land of farmers and is supposed to develop as per norms. The authority is a facilitator Ghaziabad : Equity Sharing between the development authority and the private developer Rajasthan: Land acquisition through Consent for industry & infrastructure (land for railways, highways, ports, power and irrigation) Compensation at par with Land Acquisition

3. What is the Gujarat Land Pooling i.e. TPS Mechanism?

Land Pooling Gujarat (Land Pooling Law) Land pooling regime.. 1915 : applied to Salsette island Bombay 1925 : First Town Pooling Scheme of Jamalpur in Gujarat 1954 : Amended Bombay Town Planning Legislation 1976 : New Act in Gujarat (GTPUD)Act, having more provisions 1995, 1999 & 2001 : Amendments in GTPUD Act Gujarat experience. pooling regime almost 100 years proved to be a sovereign tool, backed by special law & following principles of Cooperative participation

Town Planning Schemes in Gujarat A form of land readjustment A means of expanding urban infrastructure without compulsory land acquisition Promoted as equitable, participatory and cost-effective Town Planning Schemes in Ahmedabad over the years. Source: Ballaney, S. "The Town Planning Mechanism in Gujarat, India." World Bank (2008).

The First TPS of Ahmedabad, 1925

Jamalpur TPS Ahmedabad To provide proper access

The First TPS across the River, 1946

TPS the present format : Areas designated for urban expansion in the city s development plan Divided into TP schemes of ~100-1200 hectares covering ~100-2000 parcels Government pools the land, uses 25-50% for roads, open space, other public purposes, including 5-10% for sale. The remaining 50-75% is returned to original owners, whose land value has increased Urban land use is now allowed on these parcels Landowner consultation at various stages, regarding their individual parcels Land Value Capture Incremental Contribution Consultation with landowners Source: Patel, S. and B. Patel. (Creating and) Unlocking Land Values To Finance Urban Infrastructure [Presentation], Bangalore, 2009.

4. Development through TPS & Decadal growth

Land Pooling Gujarat First TPS Declared in 1920 with 270 Ha. TPS in 2012 are of 1200 Ha in urban areas to 8000 Ha in SIR Significant Rise in TPS after 1985 Timely amendment of the ACT has facilitated more TPS 1126 TPS are in process and about 600 more TPS to be taken up in next 5 years Earlier 20 % Deduction was adopted but now it is raised to 40% '00 - '10 '90 - '00 '80 - '90 '70 - '80 '60 - '70 '50 - '60 '40 - '50 '30 - '40 '20 - '30 Town Planning Schemes 18 9 4 32 93 219 457 768 1126 0 200 400 600 800 1000 1200 95% of the area (except down town) is developed by TPS in Ahmedabad

Land Pooling Gujarat 1126 TPS are in process and about 600 more TPS to be taken up in next 5 years Earlier 20 % Deduction was adopted but now it is raised to 40% Till Date 100125 Ha of land is planned through TPS Land Available for Infrastructure & Sale. Roads & Circulation 18023 Weaker Section Housing (Urban Poor) 1202 School Play Ground, Fire Fighting other social infrastructure 1051 Land for Financing of infrastructure 1802 Garden open spaces 1202

5. Various Uses of the TPS Mechanism City Level Infrastructure Infrastructure in Unauthorized Colonies Infrastructure in Dense Inner City Areas Social Infrastructure

City Level Infrastructure To implement ring road without acquiring land under Land Acquisition Ring Road 76 kms long 60 m wide

City Level Infrastructure Ahmedabad s Ring Road was developed through the TPS mechanism

City Level Infrastructure Source: Google Earth Ahmedabad s Ring Road was developed through the TPS mechanism

City Level Infrastructure - Garden City level 50 ha Garden Central Garden of 50 Hect. In TPS of 1250 HA

City Infrastructure through TPS (Garden) Ahmedabad Land Available for Infrastructure Category Area in HA Neighborhood 33.6 Community 127.3 City 542.3 TOTAL 706.2

Social Infrastructure 60.00 M. N A T I O N A L H I G H W A Y A R O A D T I O N A L H I G H W A Y MAKARBA R S NO. Prahladnagar TPS land appropriated for affordable housing LEGEND

Social Infrastructure Layout plan

Social Infrastructure

New Initiatives in Land Pooling CITY VADODARA Future Planning VADODARA URBAN DEVELOPMENT AUTHORITY AREA II REVISED DEVELOPMENT PLAN (DRAFT) KNOWLEDGE TOWNSHIP LANDUSE PLAN N 2026 Ha. Designated in Development Plan as Knowledge Node VMC LIMITS MARETHA JAMBUVA MUJAR GOMDI W S E 100 Ha - 5% of Central Core to be carved out through land poling KHALIPUR ALAMGIR TPS - 1 To be developed as Knowledge Node through PPP mode VUDA LIMITS TPS - 2 VUDA BOUNDARY VMC BOUNDARY VILLAGE BOUNDARY GAMTAL TPS BOUNDARY PROPOSED ROADS BROAD GUAGE RAILWAY PROPOSED BRIDGES EXISTING ROB ROAD OVER BRIDGE TPS 1 VILLAGE SITE (GAMTAL) - GT 14 RESIDENTIAL ZONE - RI 450 RESIDENTIAL ZONE - RII 0 EDUCATION & RESEARCH - I 208 EDUCATION & RESEARCH - II 60 SPECIAL COMMERCIAL ZONE - SCZ 36 NON OBNIXIOUS INDUSTRIAL ZONE - NOZ 0 PUBLIC PURPOSE - PPZ 7 WATER BODY (TANKS, WATERWAY, RIVER, CANAL) WB 4 RECREATION PURPOSE - RP - RESTRICTED ZONE - RZ II - TRANSPORT (ROAD & RAILWAY) - TZI 89 AGRICULTURAL ZONE - AZ - TOTAL 932 TPS 2 10 20 496 65 10 15 285 0 3 18-172 - 1094 Total 24 470 496 273 70 51 285 7 7 58-261 - 2026 1 PROPOSED RLY ST 2 RAILWAY GOOD YARD 3 PUBLIC BUS TERMINUS 4 TRANSPORT GODOWNS 5 CITY CENTER 6 CONVENTION CENTER 7 CENTER FOR ART & CULTURE 8 MUSIUM & ART GALARY 9 ENGINEERIANG & TECHNOLOGY 10 BIOTECH EDUCATION & RESEARCH 11 AGRICULTURE RESEARCH 12 INFORMATION TECHNOLOGY RESEARCH 13 PUBLIC GARDEN

New Initiatives in Land Pooling CITY VADODARA Village DENA-KOTALI-AMALARIYA 1620 Ha. Designated in Development Plan as IT Node (Future Planning) 75 Ha Central Core 75Ha - 5% of Central Core to be carved out through land poling to be Developed as IT-Node - a catalyst for development To be developed as Knowledge Node through PPP mode

New Initiatives in Land Pooling CITY SURAT 25 Ha Amusement Park 25Ha carved out through land poling to be Developed as Amusement Park Amusement - a catalyst Park for development To be developed through PPP mode Work Commenced

4. Various Uses of the TPS Mechanism Infrastructure in Peripheral Areas City Level Infrastructure Infrastructure in Unauthorized Colonies Infrastructure in Dense Inner City Areas Social Infrastructure

Infrastructure in Unauthorized Colonies TPS mechanism used to regularize unauthorized areas built in the past

Infrastructure in Unauthorized Colonies Infrastructure in Unauthorized Colonies TPS mechanism used to regularize unauthorized areas built in the past

Infrastructure in Dense Inner City Areas January 26, 2001 8:46:43 hrs (IST) Most of the inner city of Bhuj was destroyed Houses 15000 10000 5000 0 No. of houses destroyed 110`36 (10.02%) Bhuj 5082 (9.05%) Anjar 9889 (98.05%) 1873 (6.02%) Bhachau Rapar

Infrastructure in Dense Inner City Areas

Infrastructure in Dense Inner City Areas Standing Structures

Infrastructure in Dense Inner City Areas Conceptual road network

Infrastructure in Dense Inner City Areas TPS accommodating 3000 Properties 16000 Population Downtown with Commercial & Residential

Infrastructure in Dense Inner City Areas UNSURVEYED NAGARPALIKA LAND UNSURVEYED NAGARPALIKA LAND PUMPING STATION & GARDEN VEG. MARKET No. 2 PARKING PARKING LIBRARY GOVT. LAND PANCHAYAT ARAMGRUH GOVT. LAND RESERVED FOR PUBLIC PURPOSE UNDER Bh. A. D. A. KANYA SHALA SAMAJIK KALYAN KENDRA TALUKA SHALA COURT VETERNARY HOSPITAL VONDH NAKA GATE VEG. MARKET TALUKA SHALA (HIGHER SEC.) HIGHER SECONDARY SCHOOL TALATI OFFICE PRIMARY SCHOOL COMMUNITY CUM AUDITORIUM WARD WARD OFFICE OFFICE PARKING & TEXI STAND GOVT. LAND NAGARPALIKA OFFICE UNSURVEYED LAND GOVT. LAND (100 Sq.Mt. PLOTS ALLOCATED BY THE GOVT.) UNSURVEYED LAND (100 Sq.Mt. PLOTS ALLOCATED BY THE GOVT.) UNDER GROUND WATER TANK UNSURVEYED LAND (100 Sq.Mt. PLOTS ALLOCATED BY THE GOVT.) UNSURVEYED LAND (100 Sq.Mt. PLOTS ALLOCATED BY THE GOVT.) GOVT. LAND GOVT. LAND NAGAR PANCHAYAT SHOPS TPS delineated, each scheme a manageable design unit

Infrastructure in Dense Inner City Areas Publishing the TPS

Soniwad, January 20, 2004

5. Some Important Attributes of the TPS Mechanism

Enshrined in the Town Planning Act

Enshrined in the Town Planning Act Invented by the British First used in 1913 Improved continuously Tested in court

Thank You Before After