The presentation delivers drafting of T P Scheme via lang pooling mechanism..

1. P.G Section (Urban Planning),
Department of Civil Engineering,
सरदार वल्लभभाई राष्ट्रीय प्रौद्योगिकी संस्थान, सूरत
Sardar Vallabhbhai National Institute of Technology
Surat, Gujarat
(2017-2018)
CE 642: Planning Studio II
A Presentation on
Presented by:
Yajush G. Sonar (P17UP010)
A. Rumendra Babu (P17UP011)
Himani Jayswal (P17UP012)
Arnab Halder (P17UP017)
Guided by:
Dr. J.E.M. Macwan
Dr. Chetan R. Patel

2. 1. Introduction
 Study justification
 Study Area
 Objectives and Scope of study
2. Urban land management in India
3. Town Planning Scheme
 Surat City Scenario
4. Analytical Case Study: T.P. Scheme 22 (Bhestan)
5. Proposal Case Study: T.P. Scheme 22 (Bhestan)
6. Summary

3. Study Justification:
 T.P. Scheme is an important tool to manage the urban land and
avoid its wastage.
 Aim is to analyze the existing sanctioned final T.P. Scheme in
South zone.
 Learn the concepts and methodology of drafting a T.P. Scheme.
 Modifying it and make an attempt to plan it.
Statement of the Problem:
To analyze and modify the existing T.P. Scheme No. 22 Bhestan in
Udhna Zone.

4. Objectives and Scope of Study:
 To study and analyze Proposed T.P. Scheme in Surat City
 To prepare modified Proposal
 To estimate Infrastructural Development

5. Study Area:
 The T.P. Scheme No. 22 (Bhestan) is the one of the
Sanctioned T.P. Scheme in the South Zone of Surat city.
 At present, South zone of Surat City consist of 12 wards with
an area of 61.764 sq. km.,
 Population is 695028 (2011 Census) and density of 11253
persons/sq. km.
 This T.P. is adjoining to Village of Vadod on west boundary.
 Date of intention: 21/ 03/1994
 Preliminary sanctioned: 14/12/2006
 Final scheme sanctioned by govt: 22/01/2014

7. Land Management Models:
1. Gujarat and Maharashtra Model
2. Haryana Model
3. Lucknow Model
4. Karnataka Model
Gujarat Model: Land Pooling and Readjustment and
reconstitution method is pooling the original plots of owner
together and via medium of master plan preparation, the
plots are reconstituted in regular shapes by deducting area
for common amenities and then returning back the deducted
planned plots to the their respective owners.

8. Procedural Steps for preparation of T.P. Scheme:
 Survey of the Area
 Establishing the Ownership Details of Every Land Parcel
 Reconciling the Survey and Landownership 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

9.  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 the Preliminary TPS and Its Approval
 Individual Hearings to Each Landowner on the Final TPS
 Finalization of the Final TPS, Its Approval, and Implementation

10. Surat City scenario:
 SUDA had also taken initiatives of preparing town planning
schemes in the outgrowth of the city outside SMC limits.
 total 68 town planning schemes SUDA are at various stages of
completion covering about 6,348 hectares of areas.
Sr. No. T.P. Scheme Details No. of Schemes Total Scheme Area
(Hectare)
1. Sanctioned Final Schemes 48 5491.95
2. Sanctioned Preliminary Schemes 20 2107.81
3. Sanctioned Draft Schemes 60 10138.45
4. Draft Scheme submitted to Govt. for
sanction
0 0
5. Proposed Town Planning Schemes 0 0
Total 128 17738.21

11. Reservations under various categories in T.P.
Schemes:
Reservation of Land to the extent of
(%)
Purpose
10 Housing accommodation for SEWS
15 Roads
5 Parks, Playgrounds, Garden Open space
5 Social Infrastructure such as School, Dispensary, Fire Station,
Public Utility
15 For Sale by appropriate authority for Residential, Commercial,
Industrial use depending upon the nature of development
(Source: Section 40, of the Gujarat Town Planning and Urban
Development Act, 1976 (GTPUD Act))
It can be observed that the actual reservations provided in all
the final TP schemes are comparatively on lesser side than the
recommended.

13. T.P. Scheme Features:
1. Roads:
Road width (m) Direction Road Area (sq.m) Road Percentage
7.5 N-S, NE-SW 6696.93 0.6932
9 N-S, E-W 5841.50 0.6047
12 N-S 5841.50 0.6047
15 E-W 7279.50 0.75356
18 N-S, E-W 22074.93 2.285
25 NW-ES, N-S, E-W 29396.83 3.043
30 NE-SW, N-S 35856.04 3.712
60 N-S 23648.11 2.448
Total 136635.3 14.144 %

14. 5%
4%
4%
6%
16%
22%
26%
17%
Road Area According to width
7.5 m 9 m 12 m 15 m 18 m 25 m 30 m 60

15. 2. D.P. Reservation:
Reservation No. as per
D.P.
F.P. No. Area (sq.m) Type of Reservation
O-48 19 71458 Recreation (SMC) as per
sanction D.P. of SUDA
O-47 51 27111 Recreation (SMC) as per
sanction D.P. of SUDA
O-23 50 44706 District Centre (SMC) as
per sanction D.P. of SUDA
Total 143275

16. 3. Analysis of OP’s and FP’s:
 There are total 62 Original plots in this scheme.
 The area of largest OP is 53804 sq.m (19) while that of
smallest is 348 sq.m (37A).
 Finally 59 Final plots are carved out.
 small OP’s coming under DP roads are directly acquired (least
348 sq. m & max. 11635 sq.m)
 The area deduction from each OP ranges from least of 20% to
maximum of 30% (except 2-3 plots with less than 14%)
 Whereas the maximum plots are deducted between 22% to
29% and the average comes out to be 24.88%.
Total area of TP (only OP’s) Total FP area % deduction
966010 725663 24.88

17. 4. Analysis of T.P. Reservations:
Reservations F.P. No. F.P. Area (sq.m)
Housing for Socially and Economically
Weaker Section
61, 62, 63, 70 37782
District Center 64, 65, 71, 25675
Public Utility 66, 67, 78, 79, 84 8626
School and play Ground 68, 72 20149
Solid Waste Transfer Center 69 8858
Garden 73 13570
Parking 74 609
Police Choky 75 616
Fire Station 76 616
Ward Office 77 616
Open Space 80, 82 3833
Health Center 83 960
Total 121914

18. 31%
21%
7%
17%
7%
11%
0%
0%
1% 1% 3% 1%
Reservation of Land to the extent of (%)
Housing accommodation for SEWS
District Center
Public Utility
School and play Ground
Solid Waste Transfer Center
Garden
Parking
Police Choky
Fire Station
Ward Office
Open Space
Health Center

19. 5. Analysis of T.P. Scheme:
Original T.P. of
OP’s
Area (sq.m) New Reconstituted
Plots (Final T.P. of
FP’s)
Area (sq.m) Total Area
Deduction for
Infrastructure
(sq.m)
%
Deduction
966010
FP’s excluding DP
Reservations
582388
DP Reservations 143275
401208.3T.P. Reservations 121298
Roads 136635.3
Total 966010 983596.3 401208.3 59.21 %

20. 60.27114.566
12.332
13.8
Area distribution for various land
allocations
FP’s excluding DP Reservations
DP Reservations
T.P. Reservations
Roads

22. 1. Roads:
Road width (m) Direction Area (sq.m) Total Road
Percentage
60 N-S 23648.11 2.448
30 N-S, NE- SW 35856.04 3.7117
25 E-W, N-S 30395.93 3.1465
18 E-W 6525.13 0.6754
15 E-W, N-S 22431.33 2.322
12 N-S 12286.23 1.2718
10.5 E-W 3242.50 0.3355
9 N-S 3621.50 0.3749
7.5 E-W, N-S 3419.63 0.354
Total 141966.4 14.6398 %

23. 2% 3% 2%
9%
16%
5%
21%
25%
17%
Road Area According to width
7.5 m 9 m 10.5 12 m 15 m 18 m 25 m 30 m 60 m

25. 2. D.P. Reservation:
Reservation No. as per
D.P.
F.P. No. Area (sq.m) Type of Reservation
O-48 18 71458 Recreation (SMC) as per
sanction D.P. of SUDA
O-47 41 29346.3282 Recreation (SMC) as per
sanction D.P. of SUDA
O-23 42 43177.9325 District Centre (SMC) as
per sanction D.P. of SUDA
Total 143982.2607

26. 3. Analysis of OP’s and FP’s:
 There are total 62 Original plots in this scheme.
 The area of largest OP is 53804 sq.m (19) while that of
smallest is 348 sq.m (37A).
 Finally 46 Final plots are carved out.
 small OP’s coming under DP roads are directly acquired (least
182.66 sq. m & max. 15398 sq.m).
 The area deduction from each OP ranges from least of 22.6%
to maximum of 32.62% (except one with 7.06%)
 Whereas the maximum plots are deducted between 24% to
29% and the average comes out to be 28.3%.
Total area of TP (only OP’s) Total FP area % deduction
966010 692534.0228 28.3

27. 4. Analysis of T.P. Reservations:
Reservations F.P. No. F.P. Area (sq.m)
Housing for Socially and
Economically Weaker Section
47 26168.9368
48 18168.7025
67 5499.2067
49836.846
Public Utility 1 54 694.6969
Public Utility 2 55 2461.0575
Public Utility 3 63 5261.4257
School and play Ground 1 50 10753.4156
School and play Ground 2 57 10008.2702
Solid Waste Transfer Center 66 9204.3567
Garden 49 14941.8452
Parking 64 3108.0699
Police Chowky 53 1074.1692
Fire Station 59 904.1304
Ward Office 62 1112.2951
Open Space 52 528.8893
Dispensary 51 1084.0543
Salable Plot 1 56 21419.787
Salable Plot 2 61 8031.7595
Salable Plot 3 65 8765.2350
Local Market (Mandi) 58 2641.5609

28. 33%
5%
14%6%
10%
2%
1%
0%
1%
0%
1%
25%
2% 0%
Reservation of Land to the extent of (%)
Housing accommodation for SEWS
Public Utility
School and play Ground
Solid Waste Transfer Center
Garden
Parking
Police Chowky
Fire Station
Ward Office
Open Space
Dispensary
Salable Plot
Local Market (Mandi)
Milk Distribution Centre

29. 5. Analysis of T.P. Scheme:
Original T.P. of
OP’s
Area (sq.m) New Reconstituted
Plots (Final T.P.
of FP’s)
Area (sq.m) Total Area
Deduction for
Infrastructure
(sq.m)
%
Deduction
966010
FP’s excluding DP
Reservations
548551.7621
DP Reservations 143982.2607
435044.5
T.P. Reservations 149095.8772
Roads 141966.4
Total 966010 983596.3 435044.5 55.77 %

30. 56.785
14.638
15.185
14.43
Area allocation for different land
allocations
FP’s excluding DP Reservations
DP Reservations
T.P. Reservations
Roads

31. Utilities (Street-lighting):
Standards and Guidelines: IS 1944 (Part 1 and 2): Code of Practice
for Lighting of Public Thoroughfare. Part 1 and 2 for main and
secondary roads (Group A and B).
Total
width of
road (m)
Classification of
Lighting
installation
Type of Road Avg. level of
illumination on
road surface
(Lux)
Type of Luminaire
preferred
60, 30,
25, 18
Group A2 Other main roads carrying
main traffic like main city
streets, arterial roads
15 Cut-off
15, 12,
10.5
Group B1 Secondary roads with
considerable traffic like
principal local traffic routes,
shopping centres, etc
8 Cut-off or semi-
cutoff
9, 7.5 Group C Lighting for residential and
other unclassified roads
- -

32. Width of single
carriage-way
(m)
Type of arrangement Spacing (m) Mounting height (m)
15 Staggered 24 8
10.5 Staggered 24 8
9 Single side 26.25 7.5
7.5 Single side 26.25 7.5
7 Single side 26.25 7.5
5.5 Single side 26.25 7.5
Dimensions of street-lighting:

35. Approximate Estimation of Municipal Infrastructure
Network:
Infrastructure Pipe diameter Total length of
laid Network
(km)
*Avg. Rate per
metre (₹/m)
Total cost (₹)
Water supply
network
1. Mains
2. Sub-mains
3. Branch
26.639 9500 24,35,70,500
Sewerage network 1. Sub-mains
2. Branch
12,854 7500 9,64,05,000
Total 33,99,75,500
*Estimated unit cost which includes all machineries, erection charges, civil works, etc.

39.  As T.P. scheme is supposed to be a land readjustment
technique for land supply management, it can be carried out
completely only by the consensus and participatory approach
of the people.
 The T.P scheme sanctioned covers 14% of land under DP
roads, out of which one is state highway at the periphery
which ultimately disables the land to dedicate for the TP
roads for local mobility.
 Similarly, land for reservation of amenities is increased in the
proposed scheme than sanctioned.
 The location salable plots can be so located that authority will
be enable to acquire more rate. The commercial sale plots
should be preferred facing major roads.