Urban sprawl in india and smart growth model

URBAN SPRAWL | JIGAR PANDYA | 2013
URBAN SPRAWL
ULCRA | L.A. ACT | Town Planning Schemes
& smart growth

Urban sprawl
is the
biggest barrier to smart growth

Urban Sprawl creates
~ linkages ~
beyond urban fringe.
It displays inefficient land use
Which results into poor urban infrastructure

How does a City Grow?
In theory, any city requires spaces to grow.
IF there are geographic constraints, the growth can either be
restricted or immensely sporadic in nature.
An urban center growth has one of the 4 classic patterns.

THEORY 1 | Concentric Urban Sprawl
In1920s. Ernest Burgess, a geographer at the university of Chicago’s School of Uraban
Geography, proposed a ‘Concentric Circle Theory’ for Urban Land use structure.
As per the theory, most of the cities have a clearly visible business core, known as ‘Central
Business district (CBD), where office buildings, major retail stores, services, government
buildings, library, etc are located. The development takes place around the CBD in a circular ring
pattern.
The inner most ring, closest to the CBD is usually known as ‘Transition Zone’ which has some
manufacturing zones and low income housing for workers and labors associated with
manufacturing industries.
The outer two rings are mainly hosing developments having low to medium income
residential multifamily or single houses scattered in the ring and the outermost ring having the
upper income groups housing having luxurious ranches with lavish multifamily houses for the
medium income groups.

Transportation and infrastructure
play a major role in the direction
in which the communities grow.
Railroads were major drivers for
the manufacturing industry
carrying freight, making growth
pattern concentrated around the
railroad network. Other land uses
developed in a circular pattern
around the business core of a
town or city.

THEORY 2 | Sectoral Growth
This theory was proposed by Homer Hoyt, a
geographer from Chicago.
The sector sprawl is similar to the Concentric
sprawl, however, unlike rings, the development
develops concentric to the CBD in a radial or
sectoral pattern.
The upper and middle income groups, likely to
have their own personal transportation tend to be
located away on the opposite side of the CBD to
gain advantage of the environmental factors, class
prestige and peace.

THEORY 3 | Axial Sprawl
The axial Growth theory of land use
develops on the concentric growth
pattern by adding transportation routes
which are characterized by their axes. It
recognizes the CBD as the most
intensely used area, travel time to the
CBD is the key for growth and not the
distance between the two locations.
Several towns and city having
geographic entities such as sea faces,
riverfronts or mountains have shown
axial sprawl.

THEROY 4 | Multiple Nuclei Sprawl
In recent times, the urbanization trend price of REAL
ESTATE has developed several pockets of settlement
in and around a major city. A metropolitan city in
every country is known to have several suburbs
around it. These suburbs have been there for some
time now, but due to scarcity of land in the CBD, and
industries not willing to relocate to new towns or
states, they tend to re establish themselves, or have
branch operations from the suburbs.. Slowly, these
suburbs are transformed into mini satellite urban
centers around the CBD, having their own mini
Business district. Multiple nuclei sprawl is seen very
commonly in many major cities across the world.

Identifying growth patterns and vectors | An Investor/ Planner can identify
growth patterns by plotting historical data on maps of the sub-markets and
comparing the results. Classifying the historical pattern (concentric, sector,
axial or multiple nuclei) may provide deep insight into how the area will
change and predict future developments. In addition an investor can track:-
– Where is the capital moving?
– Where are the population pockets evolving?
– Where are the land use changing?
– What are the trends in the land prices, area wise?
– What are major upcoming directions of roads and transportation construction?
– What is the Location and direction of existing and upcoming municipal services?
– What are zoning changes?
– What are the various Annexation activities?
– What kind of building permits are granted in certain areas?
– How are the neighborhoods changing?

ULCRA- 1976
Urban Land Ceiling & Regulation Act
CLASS BOUNDARY MAX LAND
HOLDING
CITIES
A 10 Kms 500 Sq. Mts MUMBAI, KOLKATA,
CHENNAI, NEW DELHI
B 8 Kms 1000 Sq. Mts AHMEDABAD,
BANGALORE,
HYDERABAD
C 6 Kms 1500 Sq. Mts LUCKNOW, PUNE, and
more.
D 4 Kms 2000 Sq. Mts BARODA, SURAT, and
more.

IMPACT OF ULCRA |
URBAN LAND DEVELOPMENTS
CL LIMIT MAX LAND
HOLDING
CITIES
A 10 Kms 500 M2 METROS
B 8 Kms 1000 M2 AHMEDABAD,
C 6 Kms 1500 M2 PUNE
D 4 Kms 2000 M2 BARODA,
SURAT
City Center
With Municipal
Corporation Limit

IMPACT OF ULCRA |
CL LIMIT MAX LAND
HOLDING
CITIES
SURAT
Corporation
Area
Distance for ULCRA
limit (8 Kms)

IMPACT OF ULCRA |
CL LIMIT MAX LAND
HOLDING
CITIES
SURAT
Area for
Development as per
Master Plan or
Development Plan

IMPACT OF ULCRA |
CL LIMIT MAX LAND
HOLDING
CITIES
SURAT

Approaches to Managing New Growth:
The Gujarat Model
There have been, by and large, two approaches to managing new urban
growth in India. In the first approach the public planning authorities and
development agencies acquire large portions of land and then re plan them
in a desirable or appropriate manner.
This is referred to as the “land acquisition” method. In
the second approach, the public planning agencies and development
authorities, instead of acquiring land, bring together or “pool together” a
group of owners and then re plan the area by readjusting or reshaping
every land parcel in a manner such that it is given a regular shape and
access and in the process a portion of land parcel is appropriated to provide
for roads, infrastructure, and public amenities.
This is referred to as the “land readjustment and pooling” method. Both
the approaches, with their merits and demerits, are briefly explained and
illustrated through sketches.

Land Acquisition Method
In this method, the public planning authorities/development agencies acquire
large areas of land from agricultural landholders (farmers) under the Land
Acquisition Act of 1894.
Compensation paid to farmers is based on prevailing agricultural land prices. To
minimize opposition to acquisition farmers are paid prices marginally higher than
agricultural land prices. Then a master plan of the area is prepared, laying out the
roads, plots for social amenities, and plots for sale.
Roads and infrastructure are then built, using government funds or loans. Serviced
plots are then sold for urban uses at market rates, which are most often much
higher than the rate at which land is acquired.

Advantages of LA method
Adequate amounts of land for urban uses can be rapidly generated,
provided that there is little opposition to bulk acquisition from farmers.
To expedite acquisition, some states allow private developers to assemble
land. In many cases, developers use extralegal means ( additional
incentives/ non formal offers) to secure farmers' consent.
There are very few constraints in preparing the master plan. The benefit of
appreciation of land value on its being converted to urban use accrues to
the development authority. ( Builders and authority profit more)

Disadvantages of LA method
Original owners or farmers don’t share this benefit in any manner. This goes against the
grain of fairness. In this method, farmers are essentially thrown off their land.
Unable to wisely invest the money received as compensation for their land and
deprived of a means of livelihood, they have to join the pool of urban labor. This
process adds to familiar urban problems—growth of slums, increase in crime rates, and
increased informal-sector economic activity.
The development process is slow. Any person who needs land for urban use has to
approach the urban development authority. The development authority ends up
becoming a bottleneck for development.
Development agencies using the method of bulk land acquisition end up being
powerful large-scale land developers, controlling vast urban resources. This is likely to
breed corruption and is antithetical to the emerging paradigm, where government plays
a facilitator’s role.

TDR stands for transferable development rights. Maharastra and some others States have
allowed builders to exceed their FSI for a particular plot, by transferring development rights
from elsewhere.
Reason
Sometimes state Governments have to acquire land for public purposes and
reimburse them according as per the provisions of Land Acquisition Act.
In order to speed up the acquisition of reserved plots of land, some of the
states Governments have evolved this new scheme.
Under the scheme, the owner develops the plot required by the Govt. for
public purposes at his own cost up to plinth level and hands over the same
without receiving any monetary compensation.
TDR

TDR
The state Government however, in lieu, grants to the owner, FSI equivalent
to the FSI of the land surrendered in the form of a certificate of
Development Rights (DRC). These DRCs are transferable as negotiable
instruments, and are commonly called TDRs.
To sum up, TDR means that FSI of a property under acquisition or
reservation is transferred as movable property to some other property
where the same can be utilized for construction of additional floors /
premises exceeding the permissible FSI of the latter property.

TDR a tool for Smart Growth
• Allows Urban Densifications.
• Can be controlled – depending on up gradation of Urban
Infrastructure.
• Incentives can be linked beyond FSI & Built-up
• Can be used to solve the housing backlog.
• Very effective for Slum Rehabilitation and Government Utility
Buildings.

Land Pooling and Readjustment Method
(Town Planning Schemes)
• In this method, the public planning agency or development authority temporarily brings
together a group of landowners for the purpose of planning, under the aegis of the state-
level town or urban planning act. As there is no acquisition or transfer of ownership involved,
there is no case for paying compensation.
• A master plan of the area is prepared, laying out the roads and plots for social amenities. The
remaining land is reconstituted into final plots for the original owners. The size of the final
plot is in proportion to the size of the original plot, and its location is as close as possible to
the original plot.
• A betterment charge based on the cost of the infrastructure proposed to be laid is levied on
the landowners. Infrastructure is then provided utilizing these funds.

Town Planning Schemes | Land Pooling & readjustment Mechanism

• Town Planning Schemes | Land Pooling & readjustment Mechanism

Valuation & area

Advantages
All the land, except whatever is needed for infrastructure development and social
amenities, remains with the original owner. The development agency plays a
limited role in ensuring planned urban growth.
The increment in land value resulting from the development accrues to the
original owner whenever the land is sold and developed for urban use. Thus the
benefit of development goes to the original owner instead of the development
agency.
The original owner is not displaced in the process of land development and
continues to enjoy access to the land resource. Thus the negative impact of the
process of urbanization on farmers (original owners) is minimized.

Disadvantages
• Time consuming,
– land pooling or readjustment schemes is unduly complicated and
cumbersome.
• Betterment charges are levied at the time of Plan passing.
– . Due to the inordinate delays in finalizing schemes, the betterment charges
levied on finalization of the scheme do not meet the cost of the infrastructure
provided.
• This method has only been successfully used in Gujarat as of today.

Road network
40.0
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24.00M
9.00 M
9.00
M
12.00 M
12.00 M
9.00M
9.00 M12.00M
24.00M
18.00 M
DRAFT T.P.S. NO-24 (VEJALPUR)
24.00M
12.00M
12.00M
18.00 M
18
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18
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18
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7.
50
M
12.00M
12.00M
DRAFT T.P.S. NO-26
(M
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60.00MT.
NATIONAL
HIGHWAY
ROAD
9.00 M
7.50M
AHMEDABAD URBAN DEVELOPMENT AUTHORITY
ASSISTANT TOWN PLANNER CHIEF EXECUTIVE AUTHORITYSENIOR TOWN PLANNER
020 20 40 80 Meters
AHMEDABAD
URBAN DEVELOPMENT
AUTHORITY
TOSARKHEJ
TOGANDHINAGAR
TO SHYAMAL CROSS ROADS
R
A
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W
A
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LEGEND
T.P.S. BOUNDRY
SURVEY BOUNDRY
O.P. BOUNDARY
F.P. BOUNDARY
BUILD UP STRUCTURES
SALE FOR COMMERCIAL
NEIGHBOURHOOD CENTRE
S.E.W.S.H.(Socially Eco.
Weaker Sec. Housing )
GARDEN, PLAY GROUND, O.S.
ROADS
VILLAGE BOUNDRY
SALE FOR RESIDENTIAL
WATER BODY
O.N.G.C. PIPELINE
• Level 1 : 36m wide roads of 2.5
km length
• Level 2 : 24 m wide roads of 3.2
km length Level 3 : 18 m wide
roads of 6.5 km length
• Level 4 : 12 m & below wide
roads of 4.3 km length
Bus routes and bus stops
• Bus routes on level 1 and level 2
roads
• 4 bus stops at major road
junctions
Town Planning Schemes | PRAHLADNAGAR

Final plots
333
335
334
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314
339
329338
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SALE FOR
RESIDENCE
SALE FOR
RESIDENCE
SALE FOR
RESIDENCE
SALE FOR
RESIDENCE
SALE FOR
RESIDENCE
SALE FOR
RESIDENCE
SALE FOR
RESIDENCE
SALE FOR
RESIDENCE
SALE FOR
RESIDENCE
SALE FOR
RESIDENCE
SALE FOR
RESIDENCE
S.E.W.S.H.
S.E.W.S.H.
S.E.W.S.H.
S.E.W.S.H.
336
12.00M
GARDEN
GARDEN
GARDEN
262
GARDEN
GARDEN
GARDEN
GARDEN
SALE FOR
SALE FORCOMM.
COMM.
SALE FOR
COMM.
SALE FOR
COMM.
217
255
SALE FOR
COMM.
SALE FOR
COMM.
SALE FOR
COMM.
SALE FOR
COMM.
SALE FOR COMM.
SALE FOR
COMM.
SALE FOR
COMM.
NEIGHBOUR HOOD
CENTRE
NEIGHBOUR HOOD
CENTRE
198
NEIGHBOUR HOOD
CENTRE
247
NEIGHBOUR HOOD
CENTRE
253
NEIGHBOUR HOOD
CENTRE
NEIGHBOUR HOOD
CENTRE
SCHOOL
SCHOOL
SCHOOL
SALE FOR
COMM.
GARDEN
O.S.
O.S.
PLAY
GROUND
OPEN SPACE
O.S.
O.S.
O.S.
O.S.
DRAFT T.P.S. NO-26
(M
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60.00MT.
NATIONAL
HIGHWAY
ROAD
S.E.W.S.H.
S.E.W.S.H.
S.E.W.S.H.
S.E.W.S.H.
S.E.W.S.H.
9.00 M
7.50M
O.S.
TANK
N.C.
O.
S. O.
S.
N.C.
020 20 40 80 Meters
799/1
862
188
TOSARKHEJ
TOGANDHINAGAR
O.
S.
328
SALE
COMM.
FOR
914/1
822
182
910/1
923
909/2 909/4
956/3
927
950
930/1
930/6
930/2
930/3
934/2
946/2
818/2
826/P
+
803/2
827/P
800/1
804/2
805
785
799/2
798
835/2
836
7
8/1+3+4
807
808
893
863
845/2
+
845/1+2
866/P
136/P
139/1 TO 139/6
859
144
135/P
145/P
146/1
146/2
180
869/2
869/1
184
185/P
870
214
871/P
842/1+2
881
889
852
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T.P.S. BOUNDRY
SURVEY BOUNDRY
O.P. BOUNDARY
F.P. BOUNDARY
BUILD UP STRUCTURES
SALE FOR COMMERCIAL
ROADS
VILLAGE BOUNDRY
WATER BODY
O.N.G.C. PIPELINE
• Total area of the scheme
162 Ha.
• Total area of original plots
155 Ha.
• Final plots allotted to land
owners in lieu of original plots
78 Ha.
• Net deduction 49.6 %
• Area of road 32.13 Ha
• Area of plots allotted to
authority for public purpose
51.87 Ha.

Plan no. 4
59
58
60
56
55/1
55/2
54
53
333
335
334
49/2
49/1
48
47/1
47/2
50
46/2
31/2
43
31/1
32
33
41
34
29
40
38
37
35
42
45
12
28
26
25
27
15
14
16
17
24
36
11/1+2
10
5
7
9
22
23
18
170
171
176
172
173
174
175
168
165
164
162
163
149
166
161
167
169
160
147
157
156 158
146
19
20
21
4 156
155
150
151
152
148
145 153
154
144
44
2
141
142
23
25
24
26
110
140
13 14
21
20
1
177
182
181
179
184
183
180
131
130
129
178
132
135
133
134
116
115
114113
109
107
117
119
118
120
128
121
122
123
124
125
126127
136
137
138
139
80
70 81
108
82
106
83
22
11
12
15
16
17
18
8
9
1
5
6
7
2
3
4
7
3
2
16
17
18 19
6/2
6/1
5
13/3
13/1
13/2
14
15
12/2
12/1
11
10
9
7 8
6
24
25
26
22
4
5
27
29
28
31
30
9
12
11
10
8
20
27 28
33
34
32
3031
51
35
39
40 41
36
37
38
46
47
44
45
42
43
68
67
66
69
71
72
73 75
84
74
76 77
78
55
54
79
86
88
85 87
89
91
100
101
99
103
104
105
102 9798
96
92
90
95
93
94
58
53
56
60
5962 57
63
64
65
50
49
52
19
29
52
30
61
13
3
143
61
48
21
32
1
23
323
282
314
339
329338
317
318
322
39
321
312
319
313
311
310
304
324
320
305
271
308
309
315
307
303
302
276
306
299
298
295
301
337
274
325
291
293/2
293/1
296
294
278
300
275
280
277
297 332
290
292
279
263
261
264
289
283
270
272 273
268/2
269
330
331
260 232
234
229
227
228
226
254
218
213220
222
231
230
225
219
208
223
224
259
209
206
205
207
210
215
211
268/1 233 216214
221
107
212
267
203
204
258
202
256
201
200
265
266
257
248
82
199
87
84
76
139/1
8081
130
169
85
86
83
73
192
69
77
79
67
78
68
75
70
71
72
62 63 64
66/1
74
66/2
96
65
117 95
97
100
101
102
103
189
246 99
128
129
45
54/2
46
53/2
49/1
236
4
58
44
43
49/2 47
48/1
60
20
19
1718151413/2
16
42
13/1 13/3
12
36
10
11
9
6
28
3
35
34
7 8
41
59
50
30
1
32
33
22
21/2
4
21/1
23
26
27
31
40
29
39/1
39/2
61
54/1
51
55
90/3
98
123
113
148
116
138137136115
114
110
111
112108
109
142
125
106
193
124
120
245
104
131 133 132
134
127
122
244
126
135
119
121 150
243
154
155
156186
157184183
151
180153195
196
177
158159
160
162
161
146145
147
149
144
143
165
164
163
141
237
179
140
167 191 194
250
181
185
190
178 166
174
173
165
187/2
139/2
170
171
172
197
240
239
188
249
242
241
238
251
175
176
187/1
252
326
284
286 287
285
288
327
235/1
235/2
316
40.0
0
M
12
.0
0
M
12.00
M
12.00
M
24.00
M
24
.00
M
12.00
M
12.00M
18
.0
0
M
18
.0
0
M
9.0
0 M
24
.00M
12
.0
0
M
12.00
M
9.00
M
12
.0
0
M
18
.0
0
M
12.00 M
24.00
M
12.00 M
7.50M
12.00 M
12.00
M
12.00 M
12
.0
0
M
12.00
M
40.0
0
M
18.00
M
24
.00M
18.00 M
12.00 M
12.00M
12.00 M
12.0
0
M
12
.0
0
M
18
.0
0
M
18
.0
0
M
12.00M
12.00 M
18.00 M
7.50M
12.00M
18.00
M
24.00M
18.00 M
18.00 M
9.00M
18.00 M
24.00M
12.00M
12.00M
9.00M
12.00M
7.50M
12.00M
7.50M
9.00 M
18.00
M
18.00 M
18.00M
12.00M
30.00 M
90/1
94
152
53/1
5289
57 105
88
90/2
91
9293
118
56
30.00 M
9.00M
24.00M
9.00 M
9.00
M
12.00 M
12.00 M
9.00M
9.00 M
12.00M
24.00M
18.00 M
24.00M
12.00M
12.00M
18.00 M
18
.00M
18
.00M
18
.00M
18.00 M
18.00 M
5
2
9.00 M
9.00 M
9.00M
7.50M
9.00 M
9.00 M
18.00 M
7.
50
M
12.00M
24
25
38
37
856
868/1/2
867
133
135/P
137
136/P
140
866/P
138
142/P
141 845/1/1
140
846
851
840
841
847
843
844
864
838
838
837
848
792
793
794/2
791
794/1
790
5/1
5/2
6
849
5/3
850
833
835/1 + 835/3
795
796 789
797/4
797/3
797/1 797/2
787
785/3
785/2
786
784
788/1
788/2
834 798/P
800/2
804/1
831
806
783
781/1
781/3
782
8/2
9
10
781/2
779
778
801
828/P
780
802/1+2
803/1/1+1
803/3
816
815
811
812
810
809
805
813
888
896
894
936
895
891 892
938
939
940/4
940/1 940/2
940/3
937
935
934/3
944 945
946/2
942/2
942/1
943
941/1
941/2
941/3
941/4
934/1
890
886
887
817
814
885/1
823
820
885/2
885/3
900 901/1
901/2
902
901/3
901/4
926/1
926/2
928/1
928/2
955
954/2
952
953
954/1
956/2
956/1
924/4
924/3925/3
925/2903/2903/1
904
905
908
907/2
907/1
912
909/1
909/3 910/2
925/1
922/1
921
911/2
911/1
1335/1+2
922/2
924/1
924/2
929/2
929/1 929/3
932/3
932/1 930/5
931
948
947
949
951
930/4
933/1 933/2
933/3
932/2
898
897
899
824
821
829
825
826
906
830
828
827
884
913
914/2
915
920
919/3
957
919/2
916
918
883
835
831
833
919/1
834
836 881
879880837
836
833
839/3
838/1
838/2
882
917
958
33959
875
876
877
878
862861
860
839/1
839/2
841/1
859/1 TO 7
864
863
857
865
866 868
869
870
872
873
871
874
SALE FOR
RESIDENCE
SALE FOR
RESIDENCE
SALE FOR
RESIDENCE
SALE FOR
RESIDENCE
SALE FOR
RESIDENCE
SALE FOR
RESIDENCE
SALE FOR
RESIDENCE
SALE FOR
RESIDENCE
SALE FOR
RESIDENCE
SALE FOR
RESIDENCE
SALE FOR
RESIDENCE
S.E.W.S.H.
S.E.W.S.H.
S.E.W.S.H.
S.E.W.S.H.
336
12.00M
GARDEN
GARDEN
GARDEN
262
GARDEN
GARDEN
GARDEN
GARDEN
SALE FOR
SALE FORCOMM.
COMM.
SALE FOR
COMM.
SALE FOR
COMM.
217
255
SALE FOR
COMM.
SALE FOR
COMM.
SALE FOR
COMM.
SALE FOR
COMM.
SALE FOR COMM.
SALE FOR
COMM.
SALE FOR
COMM.
NEIGHBOUR HOOD
CENTRE
NEIGHBOUR HOOD
CENTRE
198
NEIGHBOUR HOOD
CENTRE
247
NEIGHBOUR HOOD
CENTRE
253
NEIGHBOUR HOOD
CENTRE
NEIGHBOUR HOOD
CENTRE
SCHOOL
SCHOOL
SCHOOL
SALE FOR
COMM.
GARDEN
O.S.
O.S.
PLAY
GROUND
OPEN SPACE
O.S.
O.S.
O.S.
O.S.
DRAFT T.P.S. NO-26
(M
AKARBA)
A
D
J.
M
A
K
A
R
B
A
-
D.P.
A
R
E
A
A
D
J.
V
E
J
A
L
P
U
R
-
D.P.
A
R
E
A
60.00MT.
NATIONAL
HIGHWAY
ROAD
S.E.W.S.H.
S.E.W.S.H.
S.E.W.S.H.
S.E.W.S.H.
S.E.W.S.H.
9.00 M
7.50M
O.S.
TANK
N.C.
O.
S. O.
S.
N.C.
020 20 40 80 Meters
799/1
862
188
TOSARKHEJ
TOGANDHINAGAR
O.
S.
328
SALE
COMM.
FOR
914/1
822
10
182
1
910/1
923
909/2 909/4
956/3
927
950
930/1
930/6
930/2
930/3
934/2
946/2
818/2
826/P
+
803/2
827/P
800/1
804/2
805
785
799/2
798
6
835/2
8
836
7
8/1+3+4
807
808
112
893
863
845/2
+
845/1+2
866/P46/1
136/P
139/1 TO 139/6
859
144
135/P
145/P
146/1
146/2
51
180
869/2
869/1
184
57
185/P
870
214
871/P
842/1+2
881
111
889
852
R
A
I
L
W
A
Y
L
I
N
E
LEGEND
T.P.S. BOUNDRY
SURVEY BOUNDRY
O.P. BOUNDARY
F.P. BOUNDARY
BUILD UP STRUCTURES
SALE FOR COMMERCIAL
ROADS
VILLAGE BOUNDRY
WATER BODY
O.N.G.C. PIPELINE
• Plots allotted to AUDA for
public purpose were
distributed spatially to
cater the demand sector
wise.
• Water bodies were not
only preserved but are
proposed for
development.
• Roads were proposed in
continuance with adjacent
schemes and lands on
other side of highway

plots to AUDA
40.0
0
M
12
.0
0
M
12.00 M
12.00M
24.00 M
24
.00 M
12.00
M
12.00M
18
.0
0
M
18
.0
0
M
9.00
M
24
.00M
12.0
0
M
12.00
M
9.00
M
12.0
0
M
18
.0
0
M
12.00 M
24.00M
12.00 M
7.50M
12.00 M
12.00M
12.00 M
12.0
0
M
12.00 M
40.0
0
M
18.00M
24
.00M
18.00 M
12.00 M
12.00M
12.00 M
12.0
0
M
12
.0
0
M
18
.0
0
M
18
.0
0
M
12.00M
12.00 M
18.00 M
7.50M
12.00M
18.00
M
24.00M
18.00 M
18.00 M
9.00M
18.00 M
24.00M
12.00M
12.00M
9.00M
12.00M
7.50M
12.00M
7.50M
9.00 M
18.00
M
18.00 M
18.00M
12.00M
30.00 M
30.00 M
9.00M
24.00M
9.00 M
9.00
M
12.00 M
12.00 M
9.00M
9.00 M
12.00M
24.00M
18.00 M
24.00M
12.00M
12.00M
18.00 M
18
.00M
18
.00M
18
.00M
18.00 M
18.00 M
9.00 M
9.00 M
9.00M
7.50M
9.00 M
9.00 M
18.00 M
7.
50
M
12.00M
12.00M
DRAFT T.P.S. NO-26
(M
AKARBA)
A
D
J.
M
A
K
A
R
B
A
-
D.P.
A
R
E
A
A
D
J.
V
E
J
A
L
P
U
R
-
D.P.
A
R
E
A
60.00MT.
NATIONAL
HIGHWAY
ROAD
9.00 M
7.50M
020 20 40 80 Meters
TOSARKHEJ
TOGANDHINAGAR
R
A
I
L
W
A
Y
L
I
N
E
LEGEND
T.P.S. BOUNDRY
SURVEY BOUNDRY
O.P. BOUNDARY
F.P. BOUNDARY
BUILD UP STRUCTURES
SALE FOR COMMERCIAL
ROADS
VILLAGE BOUNDRY
WATER BODY
O.N.G.C. PIPELINE
• Plots allotted to
appropriate authority for
sale for residential &
commercial of an area of
20 Ha. Is estimated to
fetch an amount of 40
crores that may be used
for infrastructure to be
developed.
• Loans from financial
institutions can also be
availed in lieu of it

gardens/o.s. & road
Area %
in Ha.
Garden/O.S. 7.55 4.66
Water bodies 2.00 1.24
Roads 32.13 19.83
TOTAL 41.86 25.73
Area of scheme – 162 Ha.
25.73 % area covered under
roads & open space at scheme
level is highest compared to any
scheme in AUDA.
40.00 M
12
.00M
12.00 M
12.00M
24.00 M
24.00 M
12.00 M
12.00M
18
.00M
18
.00M
9.00
M
24
.00M
12.0
0
M
12.00
M
9.00
M
12.0
0
M
18
.00M
12.00 M
24.00M
12.00 M
7.50M
12.00 M
12.00M
12.00 M
12.0
0
M
12.00 M
40.0
0
M
18
.00M
24
.00M
18.00 M
12.00 M
12.00M
12.00 M
12.0
0
M
12
.00M
18
.00M
18
.00M
12.00M
12.00 M
18.00 M
7.50M
12.00M
18.00M
24.00M
18.00 M
18.00 M
9.00M
18.00 M 24.00M
12.00M
12.00M
9.00M
12.00M
7.50M
12.00M
7.50M
9.00 M
18.00M
18.00 M
18.00M
12.00M
30.00 M
30.00 M
9.00M
24.00M
9.00 M
9.00
M
12.00 M
12.00 M
9.00M
9.00 M
12.00M
24.00M
18.00 M
24.00M
12.00M
12.00M
18.00 M
18
.00M
18
.00M
18
.00M
18.00 M
18.00 M
9.00 M
9.00 M
9.00M
7.50M
9.00 M
9.00 M
18.00 M
7.
50
M
12.00M
12.00M
DRAFT T.P.S. NO-26
(M
AKARBA)
9.00 M
7.50M
ASSISTANT TOWN PLANNER CHIEF EXECUTIVE AUTHORITYSENIOR TOWN PLANNER
020 20 40 80 Meters
AHMEDABAD
URBAN DEVELOPMENT
A
UTHORITY
LEGEND
T.P.S. BOUNDRY
SURVEY BOUNDRY
O.P. BOUNDARY
F.P. BOUNDARY
BUILD UP STRUCTURES
SALE FOR COMMERCIAL
ROADS
VILLAGE BOUNDRY
WATER BODY
O.N.G.C. PIPELINE

Finance | Form ‘G’
• Expenses u/s 40(3)(c,f,g,h) 25,40,60,275/-
• Compensation as per col. 11 20,50,23,034/-
• Cost of publication 5,50,000/-
• Legal expenses 12,50,000/-
• Compensation u/s 82 1,00,000/-
• Cost of preparing scheme 1,70,00,000/-
• Total cost of scheme 47,79,83,309/-
• Total of increment, col. 12 82,16,24,229/-
• 50% of increment paid to auda 41,08,12,115/-
• Net cost of scheme to AUDA 6,71,71,193/-

TPS Redistribution & valuation | F form ~ Betterment charge
T Revenue
Serial e Survey Without
Num- Name of Owner n Number reference
ber u ---------- Num- Area in to Inclusive
r C. S . ber Sq.Mtrs value of of
e NO. structures structures
1 2 3 3(a) 4 5 6 (a) 6(b)
1 CHANDKHEDA NAGAR PALIKA 705/P 1 5078 1015600 1015600
2 SHAMBHUPRASAD VIZ. GOVINDLAL
SHANKARLAL
706/1 2/1 8052 1449360 1449360
JAIMINABEN G/O 706/2 2/2 1213 315380 315380
MINOR :- 706/3 2/3 2087 584360 584360
AMIBEN BHARATKUMAR PATEL 11352 2349100 2349100
NATVARLAL AMBALAL
CHANCHALBEN WD/O AMBALAL
MANIBEN PRABHUDAS
PRAVINCHANDRA PRABHUDAS
BHARATKUMAR PRABHUDAS
SHARMISHTABEN PRABHUDAS
NIRUBEN PRABHUDAS
ORIGINAL PLOT
VALUE IN RUPEES

Form ‘ F’ contd.
Contribution Addition to (+) Net demand
(+) or deduction from (+) or by
Compensation Increment from (-) (-) owner being
Without Without Under Section(Section 78) Contribution Contribution the addition of
reference Inclusive reference Inclusive 80 Colmn 9(b) Column (Section 79) to be made columns
Num- Area in to value of of struc- to value of of struc- MINUS 10(a) MINUS 50% of under other 11,13,14,
ber Sq.Mtrs structures tures structures tures Column 6(b) Column 9(a) Column 12 Section columns
7 8 9(a) 9(b) 10 (a) 10(b) 11 12 13 14 15
1 3047 609360 609360 1828080 1828080 -406240 1218720 609360 --- 203120
2 6811 1430352 1430352 4291056 4291056 -918748 2860704 1430352 --- 511604
1) SHARES OF OWNERS IN F.P. AS PER THEIR SHARES IN O.P.
2) OWNERS TO RECEIVE COMPENCATION AND PAY CONTRIBUTION
IN PROPORATION TO THEIR SHARES
FINAL PLOT
VALUE IN RUPEES
Undeveloped Developed
TPS Redistribution & valuation | F form ~ Betterment charge

Summary
• Town planning scheme is widely used tool for development of urban area
in Gujarat
• It is self financing mechanism for development of infrastructure
• It is most democratic way of development where owner is not deprived of
his land
• If the tool is used in its utmost right way, development can be much faster
than any other way of development
• However, it has not played a vital role in Smart Growth..but it can.
• No plot are reserved or planned for hawking, Parking, or community
development.
• The deductions too are not dynamic, and only vary depending on the zone
in which the T.P.S is being executed.

Model testing | SWOT & PEST analysis
time: 2 hrs
Group A & B
Dynamic Land Deductions based on Pre-Specified Land
Use.(30%, 40% & 50%) (pre Construction)
Group C & D
Contiguous Common Open Plot planning at the rear to create
Land equity for community purpose ( post Occupancy )
Group E & F
5% Land Deductions on FP to create Land equity for community
purpose ( post Occupancy)

Urban sprawl in india and smart growth model

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