A

SEMINAR

ON

“TOWN PLANNING SCHEME”

Prepared By
Dwij A Kukana
(Roll No. U 19 CE 009)

Supervisor
Dr. J.E.M. Macwan

(2019 – 2020)

DEPARTMENT OF CIVIL ENGINEERING

S. V. NATIONAL INSTITUTE OF TECHNOLOGY

SURAT – 395 007

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 Certificate
This is to certify that Seminar- entitled

“TOWN PLANNING SCHEME”

Submitted by
Dwij A Kukana (Roll no. U16CE009 )
In partial fulfillment of the requirement for the award of

Bachelor in Civil Engineering

From Sardar Vallabhbhai National Institute of Technology, Surat

is the record of his own work carried out by him under the

guidance of Name of Faculty member (Designation, Civil

Engineering Department, SVNIT)

Dr. J.E.M.Macwan Dr. M. Mansoor Ahammed

(Supervisor) Head, Civil Engineering Dept.

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 DEPARTMENT OF CIVIL ENGINEERING
S. V. National Institute of Technology, Surat

Dwij A Kukana, registered in Civil Engineering Department of S.V.N.I.T.

Surat having Roll No. U16CE009 has successfully presented his Seminar-VII
on 19/11/2013 at 4:00 P.M. The seminar is presented before the following
members of the Committee.

Sign Date

1) Examiner-1 _________ ___________ _________

2) Examiner-2 _________ ___________ _________

The Seminar entitled “TOWN PLANNING SCHEME” is submitted to the Head

(CED) along with this certificate.

Place: Surat
Date: 19/11/2019
Project Co-ordiantor

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 ACKNOWLEDGEMENT

I wish to extend sincere gratitude to my seminar guide Dr. J.EM. Macwan for his valuable
guidance and encouragement which has been helpful in the successful completion of this
report. I am indebted to Dr. M. Mansoor Ahammed, Head of Department of Civil
Engineering Department, for his valuable support and for making resources accessible for the
completion of the project. I am also grateful to my parents and friends for their timely aid,
without which successful completion of this report would not have been possible. I would
also like to extend thanks to all my well-wishers and all those who have contributed directly
and indirectly for the completion of this work.

Dwij A Kukana

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 ABSTRACT

Land is a non-renewable resource. Utilization of land should be done carefully so that

optimum outcome is obtained. In India, acquisition and disposal of property for any citizen is
granted by Indian Constitution. In the same way, the constitution allows any Indian State to
acquire and impose restrictions on any land for Public purpose. Gujarat, Haryana,
Maharashtra, UP, etc. are the states who have formulated various Urban Land Management
Models while keeping the focus on the land requirements for Urban Poor.

In this report, mechanism of Town Planning Scheme (TPS), a part of GTPUD Act, 1976 is
discussed, while also describing about the techniques used, the contents of the statutory
document & steps and stages of preparation. Also, Town Planning Scheme of Surat city is
discussed.

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 CONTENTS

I ACKNOWLEDGEMENT 4
II ABSTRACT 5
II CONTENTS 6
IV LIST OF FIGURES 8
V LIST OF TABLES 9

SR. NO. TOPIC NAME PG

NO.

1 INTRODUCTION 10

2 LITERATURE REVIEW 11
2.1 URBAN LAND MANAGEMENT TECHNIQUES 11
2.2 URBAN LAND MANAGEMENT MODELS 11
2.3 TOWN PLANNING SCHEME 12
2.4 LAND RESERVATIONS 12
2.5 TOWN PLANNING MECHANISM 13
2.6 PARKING NEEDS AT INTERSECTION 13

3 URBAN LAND MANAGEMENT 14

3.1 PRACTICES IN INDIA 14
3.2 LAND MANAGEMENT MODELS 14
3.3 TOWN PLANNING SCHEME: THE GUJARAT 16
MODEL
3.4 TOWN PLANNING SCHEME: SURAT 18

4 STAGES OF TOWN PLANNING SCHEME 21

4.1 CONTENTS OF TOWN PLANNING SCHEME 21
4.2 STAGES FOR PREPARATION OF TP SCHEME 22
4.3 STEPS FOR PREPARATION OF TP SCHEME 22
4.4 TP SCHEME PROCEDURE: PHYSICAL 24

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 PLANNING
4.5 TP SCHEME PROCEDURE: FISCAL
PLANNING

5 ROLE OF GTPUD ACT

6 CASE STUDY
6.1 STUDY ON PARKING NEEDS AT
INTERSECTION
7 CONCLUSION
8 REFERANCES

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 LIST OF FIGURES

Figure Page
Title
No. No.

1 Planning Process 13

2 Land Reserves according to GTPUD Act, 1976 14

3 T.P.S. 67 (JIAV-SONARI-GABHENI) map 16
4 T.P.S. 67 (JIAV-SONARI-GABHENI) F-form 21
5 Land Use Pattern 23
6 Flow-Chart for TP Scheme Preparation process 24
7 Dilneation of TPS area 25
8 Original Plot Earmarking 28
9 Superimposing DP Road network 30

10 Preparation of Neighbourhood level Road Network 31

11 Demarcation of Public Purpose Plots 31
12 Reconstitution of Final Plots 32

13 Final Town Planning Scheme Map 33

14 Original Plot Value 13
15 Semi Final plot value 14
16 Final plot value 16
17 F-form for Financial calculations 21
18 Surat Urban Development Plan 23

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 LIST OF TABLES

Table Page
Title
No. No.

1 T.P Scheme details of Surat, 2019 19

2 Land use and Road occupancy by Parked Vehicles 32

3 Road Width and Parking area 33

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1. INTRODUCTION

Since the British Colonial Rule, the planning and design traditions of a city has been land
acquisition, in which the local governing body acquires land from landowners through
means of compensation. After Independence, many States of India chose to adopt same
land acquisition method but under stringent rules and act. By doing so, the power of
ownership was voluntarily or forcibly goes to the local authority bringing no merits to
landowners.

In year 1976, with the introduction of Gujarat Town Planning and Urban Development
Act came a new method of Land pooling and Land Readjustment, in which a land was
assembled in form of land parcels, planned and then redistributed to landowners after
reserving some land for itself by local authority, thus providing an advantage for landowners
too. This is the best and least bothersome possible way as there is no transfer of ownership
whatsoever. Moreover, planning on macro and micro level became necessary and easier by
the means of Urban Development Plan (UDP) and Town Planning Scheme (TPS)
respectively. Here, Town Planning Scheme is a statutory document that sets out
rules,objectives, policies and provisions for the use, development and protection of land in
the area to which it applies, in this case a Town/City. It regulates the use and development of
town through planning provisions to achieve those objectives and policies on a micro level.
For a small area to be developed sustainably, TPS is very effective. So having a TPS gives a
better chance of development throughout the area.

In this report the we will look forward to understand the mechanism of a Town Planning
Scheme, while going through various Urban Land Management Techniques & Models,
Procedure and Stages for preparation of TP Scheme and more uses of TP Scheme.

2. LITERATURE REVIEW

2.1 Urban Land Management Techniques

This paper by Shehana Rasheed and Saritha G Parambath describes the Urban Land
Management Techniques’ salient features, its advantages and disadvantages. Its recognizes
the need for managing the effective growth i.e urbanization. It describes the techniques used
for land management like land pooling and reconstitution also known as readjustment, land

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acquisition and guided development. The international experiences on land readjustment and
other associated techniques whose invaluable contribution helped for the betterment and
refinement of techniques now use in India are also described. It then goes on to state the
different land management techniques used in India like land acquisition, Town Planning
Scheme (TPS), land readjustment/pooling, guided urban development, joint development
model, Transfer of Development Rights (TDR) and accommodation reservation. It concludes
that, the result of amalagamation of all previous legislature and techniques’ merits to form a
model supported by strong legal set up which can be applied to all Indian Cities. Success of
Town Planning Scheme (TPS) of Gujarat because of the planning potential shows that it can
be applied to other states of India also.

2.2 Urban Land Management Models

In this paper by Avinash Satashia, Payal Khokhar, Hiten Kheni and Karn Balar, the salient
features, merits and demerits of various Urban Land Management Models used in India are
highlighted in brief. It describes the land management techniques like land acquisition, land
pooling and readjustment and guided land development briefly. It states details of the land
management models used by Indian States and the impact of introduction of Gujarat Town
Planning act, 1976 resulting in the formation of Development Plan and Town Planning
Scheme. In Land models like Haryana Model, Gujarat Model: Town Planning Scheme etc.
the steps and process are briefly described. From the study it was concluded that according to
the local environment & political situation, the land models used by different states are
satisfied. TDR (Transferable Development Rights) mechanism can be used for metro cities in
India. It is done in vertical direction when land availability is very less. T.P. Scheme
mechanism in present condition is also good for Metro cities. For fast growing cities Haryana
model is also satisfying.

2.3 Town Planning Scheme

In this paper by Jignesh K. Patel and Dr. J.E.M.Macwan, various innovative methods to
practice Town Planning Scheme of supply of Urban Land in India are stated and described. In
this paper, the Town Planning Scheme is defined as an alternative method to compulsory land

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acquisition in which the land is assembled for urban development activities in a faster and
financially affordable manner. Using the concept of Land pooling and readjustment, it is an
area planning technique. It describes briefly the procedure involved in preparation of a master
plan of the area and the deduction of land for infrastructure development by government. It
also states the necessity of sustainable planning in India due to fast urbanization. The
innovative practices of Town Planning Scheme include Incentive Model, Transfer of
Development Rights (TDR) Model, and Revenue Model. The use of combination of all three
models results into Smart Model for Land Pooling. It then concludes with deducing that as
Infrastructural cost is optimum, giving the planner free hand to design, these innovative
practices are a way forward to smart and sustainable cities in India.

2.4 Land Reservations

In this paper by Rutul Joshi and Prashant Sanga, the land reservations for the urban poor in
the State of Gujarat according to the Gujarat Town Planning and Urban Development Act
(GTPUDA), 1976 are stated. The paper starts with acknowledging the fact that urban poor i.e.
Socially and Economically Weaker Section (SEWS) are increasing with the fast rate of
urbanization. The Slums are always formed around the city due to improper planning and no
land reservation for the poor. However, this paper examines the role and effectiveness of TP
Scheme of Ahmedabad, which moreover represents the Gujarat Model for Urban Land
Management, in providing land for poor households. The legislation implemented clearly
states for upto 10 per cent of land has to be reserved for the SEWS. The paper then on goes to
describe the effectiveness due to the introduction of TP Scheme by the means of the data. In
the end it concludes with the issues emerging with TP Scheme and provides with solution to
tackle the issues and urges government to develop and adopt more tools to overcome the
issue more effectively.

2.5 Town Planning Mechanism

This paper by Shirley Ballaney, is an excellent source of reference for the detailed
Mechanism of Town Planning in Gujarat which was implemented through the act of Gujarat
Town Planning and Urban Development in 1976. The paper starts with author stating the
challenges of urbanization due to the ever increasing population, the need to effectively

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manage this new growth and then the approaches taken to manage this new growth, in this
detailing only in the case of Gujarat. Its describes the approaches like land acquisition and
land pooling and readjustment, its merits and demerits in detail. Then the author explains the
urban planning process in Gujarat. Due to the introduction of GTPUDA, planning process is
divided in two levels, the first level is Development Plan (DP) and second level is Town
Planning Scheme (TPS). DP is on macro-level of planning of a large area and TPS is on
micro-level of planning a small area. Both level’s process is explained in detail in this paper.
Then the author explains the brief legislative and implementation history of the TPS. The acts
in state of Gujarat and Maharashtra are the results of the various changes and amendments in
their previous versions. The events leading to them are stated. Implementation history in
Ahmedabad is also given. Then on, the paper takes up a case study of TPS No. 90 Vinzaol 2,
Ahmedabad, in which the whole process of formation of TP Scheme, right from Survey of
the area to defining the boundary of the area to tabulation deduction and final plot size to
modification of the draft TPS and its approval to finalization of the Final TPS, its approval
and implementation is given in detail. The paper concludes with key advantages, limitation
and potential of the TPS.

2.6 Case Study: Parking Needs at Intersection

This paper by Bhaskar Vijaykumar Bhatt and Fenil Rajeshkumar Gandhi discusses the
parking needs at the intersections of Town Plannning Scheme in Surat under the GTPUD
Act, 1976. The study is conducted on the basis of rectifying a drawback of TP Scheme. The
study is conducted in Surat, Gujarat at different intersections of four T.P. Schemes i.e. T.P.
10: Adajan, T.P. 5: Athwa-Umra, T.P. 1: Lal darwaja, T.P. 2: Vesu. The result highlighted an
intervention which showed the variations in the land use percentage and road occupancy by
parked vehicle on the road2 itself. Land use and width of road along with the existing parking
facilities2have an impact where the act has no specific provisions. Study identifies
Parking2consumes 0.1% - 2.46% road land at intersections. And concludes with result that
parked vehicles obstruct the flow of traffic consuming valuable road2space and guidelines
should be provided in GTPUD Act, 1976 regarding this.

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3. URBAN LAND MANAGEMENT

For the most efficient allocation and utilization of urban space, particularly of is ensured, a
system of interrelated actors and activities called Urban Land Management is formed. Its
overall objective is enabling the guidance and control of the orderly growth of towns and
cities and their efficient functioning.

Zoning, Density and Building regulations are the most common means of Public Control
on Urban Land. Many Indian cities acquire land in small parcels however some cities like
Delhi and Mumbai the Land Acquisition on large-scale basis are conducted by the Local
Authorities by the means of public agency. Wherein many states, especially Gujarat and
Haryana, public agencies guide private and development through licensing scheme or land
readjustment schemes.

3.1 Practices in India

In India, urban land management follows three basic land management techniques: Land
Acquisition, Land Pooling/Readjustment and Guided Land Development.

a) Land Acquisition: It is a conventional approach where compulsory acquisition of land

through Land Acquisition Act is done. It is a time-consuming process. It leads to high
receiving-end of Litigation.
b) Land Pooling/Readjustment: It is a concept in which small land parcels are assembled
into large land parcels, provide it with infrastructure in a planned manner and return
the reconstituted land to the owners, the cost of the provision of infrastructure and
public spaces by the sale of some service land is deducted.
c) Guided Land Development: It uses the provisions of infrastructure as a mechanism to
guide urban development by forming a partnership with landowners who pay for the
cost of serving their land through donation of land for public infrastructure.

3.2 Land Management Models

Many Urban Development Authorities and State Government using the regulatory
framework have made land available to the poor while allowing the market to operate.
Different states like Haryana, M.P., U.P., Punjab and Tamil Nadu, keeping in focus the land
requirement for Urban Poor, have formulated Land Management Models. Some of them are
listed below:

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 A. Haryana Joint Development Model
B. Madras Model(GUD)
C. TDR Model
D. T.P. Scheme: Gujarat Model

Haryana Joint Development Model:

The Haryana Development and Regulation of Urban Area Act (HD RUAA), 1985 allows
private developers, in certain specially designated planned areas, to assemble parcels of land
that exceeds the limit set by the Urban Land Ceiling Act (ULCER).

The act provides for the licensing of private developers to assemble land directly from
land owners and develop these lands for residential purposes according to stipulation in
which the financial contribution to the development authority for attributable off-site
infrastructure costs are included and for lower-income housing reservation of portion of
developed land is allotted through the authority.

Due the implementation of HDRUAA in 1975, Haryana became the only State in India to
formally involve the corporate private sector in the acquisition, development and disposal of
urban land. The land to be used must be within a township/city development scheme prepared
by Haryana Urban Development Authority (HUDA) and sanctioned by the state.

Madras Model (GUD):

Madras Metropolitan Development Authority (MMDA), prior to the concept of Guided

Urban Development, undertook its land development schemes through compulsory
acquisition under the Land Acquisition Act (1894). However, due to reasons such as:

-failing to recognise significant quantities of the agricultural land as urbanizable land

-developers not perceiving the EWS exemption as sufficient incentive to develop for lower-
income groups

-Surplus land potentially available for lower-income development being tied up in court
litigations etc.

MMDA has not been particularly successful in providing access to land for a wide range
of socio-economic groups.

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TDR Model:

Under Regulation 34 of the Development Control Regulations for Greater Bombay, 1991
the Municipal Corporation of Greater Mumbai has been adopting the practice of Transferable
Development Right (TDR).

The TDR concept presents with the idea that, the development potential of a plot of land
partly or fully reserved for public purpose can be separated from the land itself can be made
available to the owner of the land by way of TDR in the form of Floor Space Index.

By the means of Development Right Certificate (DRC) provided by the concept, the
person may use it or transfer to another person. The landowner is free to use the additional
FSI on lands located in other parts of the city if the FSI granted cannot be used on the land
not covered by acquisition.

This way the exorbitant costs of acquisition of urban land for the public purpose can be
met by a system of compensation in kind rather than in cash.

3.3 Town Planning Scheme: The Gujarat Model

The Town Planning Scheme (TPS) is an alternative method to assemble the land for urban
development activities in a faster and financially affordable manner without taking recourse
to compulsory acquisition of land []. TPS is in operation in some of the states of Indian Union
in the form of plot reconstitution. It is basically an area planning technique patterned on the
concept of land readjustment.

It is also known as Land Pooling and Readjustment method and through this method, the
development authority or public planning agency temporarily pool together a group of
landowners for the purpose of planning, under the aegis of the state-level town or urban
planning act.

In Gujarat, Town Planning Scheme is a part of a two-step process. It is the second step in
which it is prepared for smaller portions of the development area for which the Development
Plan is prepared. It is on micro level and is prescribed in the GTPUD Act and its rules.

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 Figure 1 Planning Process

In Maharashtra, it is implemented under the Maharashtra Regional and Town Planning

Act, 1966. In Gujarat, under the implementation of Gujarat Town Planning and Urban
Development Act (GTPUDA), 1976 allows it to adopt TPS to expedite the process of land
development. The constraints coming along with land acquisition and development like time
consuming and expensive because of legal problems which include heavy compensation paid
to land owners by local authorities can be altogether avoided. Basically, as there is no
acquisition or transfer of ownership involved, compensation issues are avoided. It is quite a
complex and long process [].

A regular shaped plot, at local area level, which is easily accessible, has ample facilities
available in the neighbourhood and has better linkage with other parts of the city, has a lot
potential than an irregular one. TP Schemes facilitates these changes. This improved potential
results in increment of market value, also known as Unearned Increment as it takes place
without ant effort on the part of the owner. It can be shared by the owner and the government
agency. The land deduction in original plot is compensated.

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 In a TP Scheme, a land is reshaped, readjusted and returned to the original owner.
Whenever a TP scheme is laid in an area, about 40 per cent of land is utilised in providing
common infrastructure and facilities like roads, gardens, play grounds etc. []. This land area
is deducted from each individual land owners’ original land. Land retained by the authority
are then used for public purposes. Evidently, the land area of a land owner decreases but
overall value of the land increases several times because with the implementation of the TP
schemes, the land parcels become more organised and accessible with better infrastructure
provision [].

The percentage of deduction of land for infrastructure development under the guideline by
the government is as under:

 Area less than 1000 m2 – 30%

 Area between 1000 to 10000 m2 – 35%
 Area above 10000 m2 – 40%

As per GTPUD Act (1976), of the 40 per cent land for Public Purpose, 15 per cent of land
is reserved for Road Network, 5 per cent is reserved for Open Spaces such as Play grounds,
Gardens, Park, etc., 5 per cent is reserved for social infrastructure such as Schools,
Dispensaries, Fire Station, Public Utility, etc. and according to norms 10 per cent is reserved
for Socially and Economically Weaker Section (SEWS).

Land Reserves
Roads
16%
Open Spaces
Public Utility 5%
Private 5%
63% SEWS
11%

Figure 2 Land Reserves according to GTPUD Act, 1976

3.4 Town Planning Scheme: Surat

In Demographic aspect,

 Surat is the eighth largest city in terms of area and ninth largest in urban
agglomeration in India.
 As of 2011, Surat has a population of 44,26,826.

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  The area of Surat is 326.515 Km2, where it falls under the Town Planning Schemes.
 The population density is 13680 Persons/Km2 as of 2011. About 79.63% population
of Surat district is living in Urban Area.
 The population growth rate of Surat is +3.59%.
 The no. of Slum Pockets in Surat are 334.

Surat Municipal Corporation (SMC) is the civic body responsible for maintaining civic
and associated administrative infrastructure of the city. In short, it is the civic body
responsible for Administration of Surat. It has many duties like Potable Water Supply,
Underground Sewage System, Health Coverage, Primary Education and Library, Upgrading
Slums and alternative accommodation, Environment, Transportation, Urban planning and
Development etc.

Table 1 T.P Scheme details of Surat, 2019

Up till 11th Sept, 2019 SMC has sanctioned or in progress 128 Town Planning Schemes of
Total Scheme Area 17738.21 Ha in Surat. There are 54 Sanctioned Final Schemes of total
scheme area 6053.19 Ha. About 17 Sanctioned Schemes are in Preliminary Stage of total
scheme area 1911.57 Ha. and 57 Sanctioned Draft schemes of total scheme area 9773.45 Ha.

T.P.S. N.O. 67 (JIAV-SONARI-GABHENI) is by far the largest Town Planning Scheme

Drafted. It consists of Total Scheme Area of 345.249 Ha. The map and F-form are given
ahead.

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 Figure 3 T.P.S. 67 (JIAV-SONARI-GABHE

.RI) map

In this map, the boundary of TP Scheme is inidicated by Cyan line, boundary of original plot
is shown by Green line, boundary of final plot is shown by Red line, D.P. SUDA reserevation
is shown by Orange color, Road is shown by White color, reservation for open spaces is
shown by Crème color, reservation for SEWS is shown by Yellow color, reservation for sale
of commercial etc. is shown by Blue color, reservation for education purpose is shown by
Pink color, reservation for public utility, parking etc. shown by red color, reservation for
district centre and sub centre is shown by orange color.

Figure 4 T.P.S. 67 (JIAV-SONARI-GABHERI) F-form

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4. STAGES OF TOWN PLANNING SCHEME

Town Planning Scheme is a statutory document that sets out objectives, policies and
provisions for the use, development and protection of land in the area to which it applies, in
this case a Town/City. It regulates the use and development of town through planning
provisions to achieve those objectives and policies. For a TP Scheme, Detailed Infrastructure
is designated and cost estimates are prepared and it involves intensive public participation
and consultation at several stages.

Before we get to the steps of the formation of TP Scheme process, we need to know the
contents of it.

4.1 Contents of Town Planning Scheme

Town Planning Scheme is a complex process and contains following:

 Laying out or relaying out of land

 Lay-out of new streets or roads, bridges and underpass
 Reservation of land for roads, open spaces, gardens, recreation grounds, schools,
markets, green-belts, transport facilities, public purpose of all kinds
 Laying of Water Supply, Drainage and Lighting
 Preservation of historical or national interest or natural beauty, and of buildings
actually used for religious purposes.
 Provisions up to the extent of:

 10% for Socially and Economically Weaker Section (SEWS)

 15% for Roads
 5% for Parks, Playgrounds, Garden and Open Spaces
 5% for social infrastructure such as Schools, Dispensary, Fire brigade, Public
Utility Place
 15% for sale by appropriate Authority for Residential, Commercial or Industrial
use

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 Figure 5 Land Use Pattern

4.2 Stages for preparation of TP Scheme

The stages for the procedure are as follows:

1. Draft Town Planning Scheme

 Government Consultation
 Intention Declaration
 Owners Meeting
 Draft Publication
 Submission to the State Government
 Sanctioned Draft TP Scheme
2. Appointment of Town Planning Officer (TPO)
3. Stake Holders’ Consultation
4. Preliminary Scheme submission to State Government (contains Physical Planning)
5. Preliminary Scheme
6. Board of Appeal
7. Final Scheme submission to State Government (contains Fiscal Planning)
8. Final Scheme

4.3 Steps for preparation of TP Scheme

The steps for procedure are as follows:

 Study of the Area

 Establishing the Ownership Details of Every Land Parcel

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 Reconciling the Survey and Land Ownership Records to prepare a Base Map
 Defining the Boundary of the Area
 Marking Original plots on the Base Map
 Tabulating Ownership Details and Plot Size
 Laying out the Roads in the area
 Carving out Plots for Amenities in the area
 Tabulating Deduction and Final Plot Size
 Delineation of Final Plots
 Tabulating Infrastructure and Betterment Charges
 Owner’s Meeting
 Modification of the Draft TPS and its Approval
 Appointment of the Town Planning Officer (TPO)
 Individual hearings to Each Landowner on the Preliminary TPS
 Finalization of Preliminary TPS and its Approval
 Individual hearings to Each Landowner on the Final TPS
 Finalization of the Final TPS, its Approval and Implementation

Figure 6 Flow-Chart for TP Scheme preparation process

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4.4 TP Scheme Procedure: Physical Planning

 Delineation of Town Planning Scheme Area

Figure 7 Delineation of TPS area

 Original Plot Earmarking

Figure 8 Original Plot Earmarking

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 Superimposing DP Road Network

Figure 9 Superimposing DP Road network

 Preparation of Neighbourhood level Road network

Figure 10 Preparation of Neighbourhood level Road Network

25
 Demarcation of Public Purpose Plots

Figure 11 Demarcation of Public Purpose Plots

 Reconstitution of Final plots

Figure 12 Reconstitution of Final plots

26
 Figure 13 Final Town Planning Scheme Map

4.5 TP Scheme Procedure: Fiscal Planning

 Original Plot Value

Figure 14 Original plot value

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 Semi Final Plot Value

Figure 15 Semi Final plot value

 Final plot value

Figure 16 Final plot value

28
  The F-form prescribed for Financial Calculations

Figure 17 F-form for Financial calculations

5. ROLE OF GTPUD ACT

With the introduction of British colonial rule the city planning and design traditions were
broken thus evolving the Modern Urban planning in India. Based on the prevailing
ideologies, they were modelled after the movements in Town Planning in England. A number
of laws were formed and measures were undertaken during this time. So after the
independence, Indian Planners continued to plan after them. Due to the emerging situation in
India these legislation were amended recognizing them because it resulted in chaotic and
unplanned growth of cities and towns.

In the early 1900s, municipal administration took care of the town planning or urban
planning. However, improvement trusts for various sections of cities and towns were set up
under improvement trust acts to formulate and implement town improvement schemes
because greater problems in regard with both scope and complexity emerged. The current
town planning acts are the results of these in some states. Different states enacted different

29
legislation resulting in no continuity or uniformity across states for town planning. States
either had legislation under municipal acts or town planning acts.

Present states Maharashtra and Gujarat were the first to be introduced with a town
planning act, The Bombay Town Planning Act, 1915. This act empowered local authorities to
control the use of land and development through the instruments of zoning and building
regulations, acquire land for public purposes, and recover betterment contributions in respect
to land parcels benefitting from improvements []. Thus, to remedying the chaotic and
unhealthy environment created by industrialization in the form of textile mills in Ahmedabad
this act brought quite a change.

Both type of acts – improvement and town planning – failed to provide for comprehensive
planning of towns and cities. Improvements such as Public health, sanitation, and safety did
come through them. Thus, Bombay Town Planning act was declared voluntary and depended
on the local body to adopt it.

The idea for TPS mainly came from the Town Planning Handbook published by the
Public Works Department of Maharashtra Government in 1876, providing with new models
for layouts. It recommended Ebezner Howard’s Garden City concept, which focused mainly
on physical elements of the plan while ignoring the social and economic content. Self-
contained towns were envisaged by Howard were discarded from the local planning
vocabulary instead elements of Zoning, Neighbourhood units and greenbelts were
incorporated.

After Independence, town planners realized suburban developments were not enough for
solving problem so to tackle the issues of growth and planned development in a
comprehensive and integrated manner for the entire city or town based on surveys, studies
and analysis of physical, social, economic conditions, more comprehensive legislation was
required to enable local authorities. Thus, The Bombay Town Planning Act was enacted in
1954 replacing the one in 1915. It kept this objective and could be applicable to both of the
states of Maharashtra and Gujarat. In 1957 it came into force. With this in effect, it was
mandatory for the local authorities to carry out a survey of the area within its jurisdiction and
was to prepare and publish a Development Plan.

The 1954 Act was heavily modelled on the British’s Town and Country Planning Act of
1947, which resulted in failed responses to the local planning problems. The British

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legislation and planning ideologies did continue to evolve in India but unfortunately remained
more or less frozen in 1947. Due to this couple of drawbacks came into view:

 The process of preparing TPS was very long due to requirement of resolving physical
and financial proposals before implementation.
 The jurisdiction limiting only to that of local authority, due to this the increasing pace
of urbanization and migration, the pressure of development just outside the limits
began to be felt. Unplanned development on periphery or fringe began and could not
be left unattended.

This act was eventually replaced by the Gujarat Town Planning and Urban Development
Act (GTPUDA), 1976 in the State of Gujarat. It effectively came into force in 1978. It is a far
more comprehensive legislative act and responded to the local challenges of growth. The
above drawbacks were addressed:

 The act allows for the delineation of a large planning area around the jurisdiction of
the local authority; and []
 The physical planning proposals and financial proposals in TPSs were unlinked. The
process of preparing a TPS was divided into three parts – draft TPS, preliminary TPS
and final TPS – to expedite implementation [].

In simple terms, Urban Planning in the state is a two level process. At macro level,
planning is done in the form of development plan for the particular area or an entire city
whereas at micro level, the planning is done in the form of Town Planning Scheme, which is
prepared for smaller areas of the city in mind. Both these were introduced through the act of
GTPUDA, 1976. The act has been amended many times to improve the process of planning.

Figure 18 Surat Urban Development Plan

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6. CASE STUDY

6.1 Study on Parking Needs at Intersections

Urbanization has many advantages which are useful in betterment of the living standard,
but it also has drawbacks which can later result in diverse losses if not attempted in time.
Traffic vehicle population is a most common problem faced by us which results in vehicle
congestion.

The study done is a result of following up on one such drawback with aim to understand
the extent of parked vehicles on Intersection arms having different sizes and land use with
specific focus on Town Planning Scheme ( a land pooling tool for urbanization in Gujarat)
intersections that are already exisiting due the past planning efforts.

This study focuses on survey of different intersection in four TPS of Surat for parking of
vehcles, traffic movement, carriage way width, land use of pattern and fundamental need for
parking requirement in respective zone [6]. Different TPS intersections’ details are following.

1. Intersection in T.P. 10: Adajan

2. Intersection in T.P. 5: Athwa-Umra
3. Intersection in T.P. 1: Lal darwaja
4. Intersection in T.P. 2: Vesu

The result of the survey of all TPS interection highlighted an intervention which showed
the variation in the land use percentage and road occupancy by parked vehicles on road
itself.

Table 2 Land use and Road occupancy by Parked Vehicles

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 Table 3 Road Width and Parking area

The study concludes following points [6]:

 General road space consumed by parked vehicles after surveying intersections

having different land use of TP Scheme of Surat varies from 0.1% to 2.46%.
However, for land use having 30-40% commercial and residential each, on road
space 2.46% and 2.60% respectively was the observed parking.
 Road space used for parking ranged from 1.30% to 5.10% of the total area of
intersection for combination of road arm width (6mt to 60mt).
 Standing and parked vehicles obstruct the flow of traffic consuming valuable road
space.
 Present practice of designing of inrtersection using IRC (Indian Road Congress)
as well as the Gujarat Town Planning and Urban Development Act (GTPUDA),
1976 provide no guidline for parking land allocation at such locations.

This study shows that to tackle the drawbacks of the Town Planning Scheme, the data
collected during the formation of the TP Scheme like Land use, Road area occupied,
etc. can be used for the rectification also.

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7. CONCLUSION

In this report, we have done a detailed study on the Town Planning Scheme in the State of
Gujarat. We have discussed the Urban Land Management Models used by other states of
India and the difference between Other land models and Gujarat Land Model. We have also
discussed the Role of Gujarat Town Planning and Urban Development Act (GTPUDA),
1976, which is the main reason for the introduction of TP Scheme in Gujarat. Due to a robust
andAfairly good legislative framework i.e GTPUD Act, 1976 the Town Planning Scheme is a
success in terms of planning of a town. TP Scheme uses Land Pooling and Readjustment
technique of Urban land management due to which the process of planning is faster and
easier than the Land acquisition technique. We have then studied the process of Formation of
Town Planning Scheme of Surat and its stages of preparation of a Final TP Scheme. By the
means of Case study of Parking needs at the Intersection of the TP schemes we can conclude
that the uses of TP Scheme is not only upto planning of the city but it also helps in
rectification of the drawbacks of it. TP Scheme helps with a way of optimum avoidance of
slums, in analysis of Flood Hazard Mitigation, Urban Flood Mapping etc.

From this paper we can conlude that Town Planning Scheme is a fairly successful Land
Management model and can be adopted by the other states for an easier and faster planning of
land and can be used as a tool for recording data of lands and building accurate maps of
cities.

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8. REFERENCES
[1]. Rasheed Shehana, Parambath Saritha G., July 2014, Urban Management and
Planning, International Journal of Scientific & Engineering Research, Volume 5, Issue 7,
July 2014, pg 58-62
[2]. Satashia Avinash, Khokhar Payal, Kheni Hiten, Karn Balar, March 2016, Study of
Urban Land Management Techniques Followed in India, Recent Advances in Civil
Engineering for Global Sustainability, Global Research and Development Journal for
Engineering, March 2016, pg 415-417
[3]. Patel Jignesh K., Dr. Macwan J.E.M., 2015, Innovative Methods to Practice Town
planning Scheme for supply of Urban Land in India, International Journal of Innovative and
Emergning Research in Engineering, Volume 2, Issue 6, 2015, pg 11-14
[4]. Joshi Rutul, Sanga Prashant, Decemeber 2009, Land reservations for the urban poor:
The case of town planning schemes in Ahmedabad, Centre for Urban Equity, CEPT
University, December 2009
[5]. Ballaney Shirley, 2008, The Town Planning Mechanism in Gujarat, India, World
Bank Institute, Washington, D.C.
[6]. Bhatt Bhaskar Vijaykumar, Gandhi Fenil Rajeshkumar, July 2014, A Study on
Parking Needs at Intersections- Case of Surat T.P. Schemes, International Journal of
Engineering Research, Volume No. 3, Issue No. 7, pg 449-452
[7]. Surat Municipal Corporation- Flow Chart, Town Planning Scheme (Prepared under
the Gujarat Town Planning and Urban Development Act- 1976, TP Details

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