Various Uses of

Land Pooling and Land Reconstitution

in Gujarat

Bimal Patel

Ministry of Urban Development, GoI

January 2015
 Land Pooling and Land Reconstitution
is a very versatile and effective
planning, plan implementation and plan financing mechanism
that has been used in Gujarat since many decades
Land Pooling and Reconstitution mechanism is known as the
Town Planning Scheme mechanism in Gujarat
This presentation shows how the Town Planning Scheme
mechanism is used to address some urban challenges
Some challenges city administrators face in making cities more
livable, healthy, comfortable, equitable, just, productive,
efficient, safe, memorable…….

• widening streets
• providing roads, parks, public amenities
• providing infrastructure – water supply, drainage
• redeveloping older areas of cities
• managing peripheral urban growth
• providing housing for the poor
• finding money (or land) to do all of the above
• regularizing illegal construction
• curbing nuisances and regulating private development
• …..
• …..
Some challenges city administrators face in making cities more
livable, healthy, comfortable, equitable, just, productive,
efficient, safe, memorable…….

• widening streets
• providing roads, parks, public amenities
• providing infrastructure – water supply, drainage
• redeveloping older areas of cities
• managing peripheral urban growth
• providing housing for the poor
• finding money (or land) to do all of the above
• regularizing illegal construction
• curbing nuisances and regulating private development
• …..
• …..
 Managing peripheral urban growth

The spread of Ahmedabad

1850 1940 1960

1980 1990 2006

Urban periphery

Source: Google Earth

Managing peripheral
urban growth requires:

reshaping plots
providing access
providing infrastructure
providing amenities
paying for all of the above!
getting all owners to agree!!
regulating private development !!!
Source: Google Earth
Managing peripheral urban growth requires a sound
system for planning, financing and implementing the
transformation of agricultural land to land suitable for
urban use
Land transformation methods
1. Laissez-faire development

• let owners / developers

take the lead
• approve individual
layouts/developments
• require developers to
provide roads/services
• levy development
charges
• provide roads/services
as an when possible

Source: Google Earth

Land transformation methods
1. Laissez-faire development

• let owners / developers

take the lead
• approve individual
layouts/developments
• require developers to
provide roads/services
• levy development
charges
• provide roads/services
as an when possible
No planning, let the
market prevail !

Source: Google Earth

Land transformation methods
2. DP + laissez-faire development
• make city wide plan –
zone growth areas and
major roads
• acquire land for roads
• build major roads/
infrastructure
• approve individual layouts
• levy development charge
• provide smaller roads/
services when possible

Source: Google Earth

Land transformation methods
2. DP + laissez-faire development
• make city wide plan –
zone growth areas and
major roads
• acquire land for roads
• build major roads/
infrastructure
• approve individual layouts
• levy development charge
• provide smaller roads/
services when possible
Some features are
planned; market prevails
elsewhere
Source: Google Earth
 

Land transformation methods

3. Land acquisition + development
• acquire land –
BHUDIA
06

compensate owners

1
22







• take possession of land




ALAMPUR
03
• plan development –
roads, amenities, plots
for sale etc
DD



• raise money
• build infrastructure
304

• sell plots


22
PRA







LAWARPUR
15

RANDESAN
 

Land transformation methods

3. Land acquisition + development
• acquire land –
BHUDIA
06

compensate owners

1
22







• take possession of land




ALAMPUR
03
• plan development –
roads, amenities, plots
for sale etc
DD



• raise money
• build infrastructure
304

• sell plots


22
PRA

No markets, everything





is planned !
LAWARPUR
15

RANDESAN
Land transformation methods
4. Private townships
• developer assembles land
– pays farmers/owners
• government provides
regulatory support and
connective infrastructure in
exchange for extractions
• developer plans and builds
development - roads,
amenities, plots, etc.
• developer sells plots
Land transformation methods
4. Private townships
• developer assembles land
– pays farmers/owners
• government provides
regulatory support and
connective infrastructure in
exchange for extractions
• developer plans and builds
development - roads,
amenities, plots, etc.
• developer sells plots
Planners become
regulators, competition
restricted, planning
function internalized by
developers
Land transformation methods
5. The DP-TP mechanism

The DP-TP* mechanism is an interesting and

relatively well functioning land transformation system
for planning and managing peripheral urban growth

* Gujarati for “Development Plan followed by Town Planning Scheme”

DP-TP mechanism’s enabling legislation
Gujarat Town Planning & Urban Development Act
DP-TP mechanism’s enabling legislation
Gujarat Town Planning & Urban Development Act

• Invented by the British

• First used in 1925
• Improved continuously
• Tested in court
DP-TP mechanism’s enabling legislation
Remember: there is no acquisition involved here!
Managing peripheral growth using the
DP-TP mechanism is a 2 step process
Managing peripheral growth using the
DP-TP mechanism is a 2 step process

1 Periodically, a city wide “Development Plan” (DP) is

prepared
• to identify areas for urban growth
• to define city level infrastructure
Managing peripheral growth using the
DP-TP mechanism is a 2 step process

1 Periodically, a city wide “Development Plan” (DP) is

prepared
• to identify areas for urban growth
• to define city level infrastructure

2 Then, many neighborhood wide “Town Planning Schemes”

(TPS) are prepared to implement the Development Plan
• to detail out areas identified for urban growth
• to readjust plots
• to appropriate land for city & neighbourhood infrastructure
• to levy charges for building infrastructure
• to appropriate portion of increment in land value
Step 1: Preparing a Development Plan
Key features
• strategic city-wide plan
• delineation of new growth
areas
• delineation of city level
infrastructure
• roads
• water supply
• drainage
• ….
• development control
regulations

Ahmedabad, 2002
Step 1: Preparing a Development Plan
Key features
• strategic city-wide plan
• delineation of new growth
areas
• delineation of city level
infrastructure
• roads
• water supply
• drainage
• ….
• development control
regulations

Ahmedabad, 2002
Step 1: Preparing a Development Plan
Key features
• sequence of detailed
planning
predetermined

Ahmedabad, 2002
Step 1: Preparing a Development Plan
Key features
• sequence of detailed
planning
predetermined

Ahmedabad, 2002
 A Simplified Example

Original Plot Area

Original Plot No
Survey No

Owner

(sq m)

1 2 3 4

314 1 Ajaybhai 1300

315 2 Harishbhai 2500
316 3 Kantibhai 2700
317 4 Chiragbhai 2200
318 5 Maheshbhai 2400
319 6 Kanubhai 2700
320 7 Natubhai 2200
Total 16000
 A Simplified Example

Original Plot Area

Original Plot No
Survey No

Owner

(sq m)

1 2 3 4

314 1 Ajaybhai 1300

315 2 Harishbhai 2500
316
317
3
4
Kantibhai
Chiragbhai
2700
2200
4000 sq mts (conveniently) happens
318
319
5
6
Maheshbhai
Kanubhai
2400
2700
to be 25% of the total area
320 7 Natubhai 2200
Total 16000
Road 1100
Infrastructure 800
Garden 2100
Total 4000
 A Simplified Example

Original Plot Area

Original Plot No

25 % Deduct-
Survey No

Owner

(sq m)

ion

1 2 3 4 5
25% of 4
314 1 Ajaybhai 1300 325
315 2 Harishbhai 2500 625
316 3 Kantibhai 2700 675
317 4 Chiragbhai 2200 550
318 5 Maheshbhai 2400 600
319 6 Kanubhai 2700 675
320 7 Natubhai 2200 550
Total 16000 4000
Road 1100
Infrastructure 800
Garden 2100
Total 4000
 A Simplified Example

Original Plot Area

Original Plot No

Final Plot Area

25 % Deduct-
Survey No

(sq m)
Owner

(sq m)

ion

1 2 3 4 5 6
25% of 4 4-5
314 1 Ajaybhai 1300 325 975
315 2 Harishbhai 2500 625 1875
316 3 Kantibhai 2700 675 2025
317 4 Chiragbhai 2200 550 1650
318 5 Maheshbhai 2400 600 1800
319 6 Kanubhai 2700 675 2025
320 7 Natubhai 2200 550 1650
Total 16000 4000 12000
Road 1100
Infrastructure 800
Garden 2100
Total 4000
 A Simplified Example

Original Plot Area

Original Plot No

Final Plot Area

25 % Deduct-
Survey No

(sq m)
Owner

(sq m)

ion

1 2 3 4 5 6
25% of 4 4-5
314 1 Ajaybhai 1300 325 975
315 2 Harishbhai 2500 625 1875
316 3 Kantibhai 2700 675 2025
317 4 Chiragbhai 2200 550 1650
318 5 Maheshbhai 2400 600 1800
319 6 Kanubhai 2700 675 2025
320 7 Natubhai 2200 550 1650
Total 16000 4000 12000
Road 1100
Infrastructure 800
Garden 2100
Total 4000
 A Simplified Example

Original Plot Area

Original Plot No

Final Plot Area

25 % Deduct-
Survey No

(sq m)
Owner

(sq m)

ion

1 2 3 4 5 6
25% of 4 4-5
314 1 Ajaybhai 1300 325 975
315 2 Harishbhai 2500 625 1875
316 3 Kantibhai 2700 675 2025
317 4 Chiragbhai 2200 550 1650
318 5 Maheshbhai 2400 600 1800
319 6 Kanubhai 2700 675 2025
320 7 Natubhai 2200 550 1650
Total 16000 4000 12000
Road 1100
Infrastructure 800
Garden 2100
Total 4000
 A Simplified Example

Cost of Infrastructure
Original Plot Area
Original Plot No

Final Plot Area

25 % Deduct-

Rs. 25 / sqm
Survey No

(sq m)
Owner

(sq m)

ion

1 2 3 4 5 6 7
25% of 4 4-5 Rs 25 * 6
314 1 Ajaybhai 1300 325 975 24375
315 2 Harishbhai 2500 625 1875 46875
316 3 Kantibhai 2700 675 2025 50625
317 4 Chiragbhai 2200 550 1650 41250
318 5 Maheshbhai 2400 600 1800 45000
319 6 Kanubhai 2700 675 2025 50625
320 7 Natubhai 2200 550 1650 41250
Total 16000 4000 12000 300000
Road 1100
Infrastructure 800
Garden 2100
Total 4000
 A Simplified Example

Cost of Infrastructure
Original Plot Area
Original Plot No

Final Plot Area

25 % Deduct-

Rs. 25 / sqm
Survey No

(sq m)
Owner

(sq m)

ion

314
2

1
3

Ajaybhai 1300
4

325
5
25% of 4 4-5
975
6 7
Rs 25 * 6
24375
We still need to address the
315
316
317
2
3
4
Harishbhai
Kantibhai
Chiragbhai
2500
2700
2200
625
675
550
1875
2025
1650
46875
50625
41250
issue of unequal distribution
318
319
320
5
6
7
Maheshbhai
Kanubhai
Natubhai
2400
2700
2200
600
675
550
1800
2025
1650
45000
50625
41250
of costs and benefits !!!
Total 16000 4000 12000 300000
Road 1100
Infrastructure 800
Garden 2100
Total 4000
 A Simplified Example

Cost of Infrastructure

Original Plot Value

Original Plot Area
Original Plot No

Final Plot Area

25 % Deduct-

Rs. 25 / sqm
Survey No

(Rs. per
(sq m)
Owner

(sq m)

sq m)
ion

1 2 3 4 5 6 7 8
25% of 4 4-5 Rs 25 * 6
314 1 Ajaybhai 1300 325 975 24375 175
315 2 Harishbhai 2500 625 1875 46875 175
316 3 Kantibhai 2700 675 2025 50625 200
317 4 Chiragbhai 2200 550 1650 41250 200
318 5 Maheshbhai 2400 600 1800 45000 200
319 6 Kanubhai 2700 675 2025 50625 225
320 7 Natubhai 2200 550 1650 41250 225
Total 16000 4000 12000 300000
Road 1100
Infrastructure 800
Garden 2100
Total 4000
 A Simplified Example

Cost of Infrastructure

Compensation to be
paid to Land Owner
Original Plot Value
Original Plot Area
Original Plot No

Final Plot Area

25 % Deduct-

Rs. 25 / sqm

l Pl t V l
Survey No

(Rs. per
(sq m)
Owner

(sq m)

sq m)

(Rs.)
ion

Fi
1 2 3 4 5 6 7 8 9
25% of 4 4-5 Rs 25 * 6 5x8
314 1 Ajaybhai 1300 325 975 24375 175 56875
315 2 Harishbhai 2500 625 1875 46875 175 109375
316 3 Kantibhai 2700 675 2025 50625 200 135000
317 4 Chiragbhai 2200 550 1650 41250 200 110000
318 5 Maheshbhai 2400 600 1800 45000 200 120000
319 6 Kanubhai 2700 675 2025 50625 225 151875
320 7 Natubhai 2200 550 1650 41250 225 123750
Total 16000 4000 12000 300000
Road 1100
Infrastructure 800
Garden 2100
Total 4000
 A Simplified Example

Cost of Infrastructure

Compensation to be
paid to Land Owner
Original Plot Value
Original Plot Area
Original Plot No

Final Plot Value

Final Plot Area
25 % Deduct-

Rs. 25 / sqm
Survey No

(Rs. per

(Rs. per
(sq m)
Owner

(sq m)

sq m)

sq m)
(Rs.)
ion

1 2 3 4 5 6 7 8 9 10
25% of 4 4-5 Rs 25 * 6 5x8
314 1 Ajaybhai 1300 325 975 24375 175 56875 450
315 2 Harishbhai 2500 625 1875 46875 175 109375 525
316 3 Kantibhai 2700 675 2025 50625 200 135000 600
317 4 Chiragbhai 2200 550 1650 41250 200 110000 600
318 5 Maheshbhai 2400 600 1800 45000 200 120000 600
319 6 Kanubhai 2700 675 2025 50625 225 151875 750
320 7 Natubhai 2200 550 1650 41250 225 123750 750
Total 16000 4000 12000 300000
Road 1100
Infrastructure 800
Garden 2100
Total 4000
 A Simplified Example

Cost of Infrastructure

Factor of Increase in
Compensation to be
paid to Land Owner
Original Plot Value
Original Plot Area
Original Plot No

Final Plot Value

Final Plot Area
25 % Deduct-

Rs. 25 / sqm

Land Value
Survey No

(Rs. per

(Rs. per
(sq m)
Owner

(sq m)

sq m)

sq m)
(Rs.)
ion

1 2 3 4 5 6 7 8 9 10 11
25% of 4 4-5 Rs 25 * 6 5x8
314 1 Ajaybhai 1300 325 975 24375 175 56875 450 2.6
315 2 Harishbhai 2500 625 1875 46875 175 109375 525 3.0
316 3 Kantibhai 2700 675 2025 50625 200 135000 600 3.0
317 4 Chiragbhai 2200 550 1650 41250 200 110000 600 3.0
318 5 Maheshbhai 2400 600 1800 45000 200 120000 600 3.0
319 6 Kanubhai 2700 675 2025 50625 225 151875 750 3.3
320 7 Natubhai 2200 550 1650 41250 225 123750 750 3.3
Total 16000 4000 12000 300000
Road 1100
Infrastructure 800
Garden 2100
Total 4000
 A Simplified Example

Cost of Infrastructure

Factor of Increase in
Compensation to be
paid to Land Owner
Original Plot Value
Original Plot Area
Original Plot No

Final Plot Value

Final Plot Value

Final Plot Area
25 % Deduct-

Rs. 25 / sqm

Land Value
Survey No

(Rs. per

(Rs. per
(sq m)
Owner

(sq m)

sq m)

sq m)
(Rs.)

(Rs.)
ion

1 2 3 4 5 6 7 8 9 10 11 12
25% of 4 4-5 Rs 25 * 6 5x8 6 x 10
314 1 Ajaybhai 1300 325 975 24375 175 56875 450 2.6 438750
315 2 Harishbhai 2500 625 1875 46875 175 109375 525 3.0 984375
316 3 Kantibhai 2700 675 2025 50625 200 135000 600 3.0 1215000
317 4 Chiragbhai 2200 550 1650 41250 200 110000 600 3.0 990000
318 5 Maheshbhai 2400 600 1800 45000 200 120000 600 3.0 1080000
319 6 Kanubhai 2700 675 2025 50625 225 151875 750 3.3 1518750
320 7 Natubhai 2200 550 1650 41250 225 123750 750 3.3 1237500
Total 16000 4000 12000 300000
Road 1100
Infrastructure 800
Garden 2100
Total 4000
 A Simplified Example

Cost of Infrastructure

Factor of Increase in
Compensation to be
paid to Land Owner
Original Plot Value

Increment in Land
Original Plot Area
Original Plot No

Final Plot Value

Final Plot Value

Final Plot Area
25 % Deduct-

Rs. 25 / sqm

Land Value
Survey No

(Rs. per

(Rs. per
(sq m)
Owner

(sq m)

sq m)

sq m)

Value
(Rs.)

(Rs.)

(Rs.)
ion

1 2 3 4 5 6 7 8 9 10 11 12 13
25% of 4 4-5 Rs 25 * 6 5x8 6 x 10 (6x10) - (6x8)
314 1 Ajaybhai 1300 325 975 24375 175 56875 450 2.6 438750 268125
315 2 Harishbhai 2500 625 1875 46875 175 109375 525 3.0 984375 656250
316 3 Kantibhai 2700 675 2025 50625 200 135000 600 3.0 1215000 810000
317 4 Chiragbhai 2200 550 1650 41250 200 110000 600 3.0 990000 660000
318 5 Maheshbhai 2400 600 1800 45000 200 120000 600 3.0 1080000 720000
319 6 Kanubhai 2700 675 2025 50625 225 151875 750 3.3 1518750 1063125
320 7 Natubhai 2200 550 1650 41250 225 123750 750 3.3 1237500 866250
Total 16000 4000 12000 300000
Road 1100
Infrastructure 800
Garden 2100
Total 4000
 A Simplified Example

What each Plot Owner

Cost of Infrastructure

Factor of Increase in

Infrastructure Cost -
Compensation to be
paid to Land Owner
Original Plot Value

Increment in Land
Original Plot Area
Original Plot No

Final Plot Value

Final Plot Value

Final Plot Area

Compensation
25 % Deduct-

Rs. 25 / sqm

has to pay =
Land Value
Survey No

(Rs. per

(Rs. per
(sq m)
Owner

(sq m)

sq m)

sq m)

Value
(Rs.)

(Rs.)

(Rs.)
ion

1 2 3 4 5 6 7 8 9 10 11 12 13 14
25% of 4 4-5 Rs 25 * 6 5x8 6 x 10 (6x10) - (6x8) 7-9
314 1 Ajaybhai 1300 325 975 24375 175 56875 450 2.6 438750 268125 -32500
315 2 Harishbhai 2500 625 1875 46875 175 109375 525 3.0 984375 656250 -62500
316 3 Kantibhai 2700 675 2025 50625 200 135000 600 3.0 1215000 810000 -84375
317 4 Chiragbhai 2200 550 1650 41250 200 110000 600 3.0 990000 660000 -68750
318 5 Maheshbhai 2400 600 1800 45000 200 120000 600 3.0 1080000 720000 -75000
319 6 Kanubhai 2700 675 2025 50625 225 151875 750 3.3 1518750 1063125 -101250
320 7 Natubhai 2200 550 1650 41250 225 123750 750 3.3 1237500 866250 -82500
Total 16000 4000 12000 300000
Road 1100
Infrastructure 800
Garden 2100
Total 4000
 A Simplified Example

Demand from eac Plot

What each Plot Owner
Cost of Infrastructure

(50% of Increment in
Factor of Increase in

Infrastructure Cost -
Compensation to be
paid to Land Owner
Original Plot Value

Increment in Land
Original Plot Area
Original Plot No

Final Plot Value

Final Plot Value

Final Plot Area

Compensation
25 % Deduct-

Rs. 25 / sqm

has to pay =

Land Value)
Land Value
Survey No

(Rs. per

(Rs. per
(sq m)
Owner

(sq m)

sq m)

sq m)

Value
(Rs.)

(Rs.)

(Rs.)
ion

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15
25% of 4 4-5 Rs 25 * 6 5x8 6 x 10 (6x10) - (6x8) 7-9 50% of 13
314 1 Ajaybhai 1300 325 975 24375 175 56875 450 2.6 438750 268125 -32500 134063
315 2 Harishbhai 2500 625 1875 46875 175 109375 525 3.0 984375 656250 -62500 328125
316 3 Kantibhai 2700 675 2025 50625 200 135000 600 3.0 1215000 810000 -84375 405000
317 4 Chiragbhai 2200 550 1650 41250 200 110000 600 3.0 990000 660000 -68750 330000
318 5 Maheshbhai 2400 600 1800 45000 200 120000 600 3.0 1080000 720000 -75000 360000
319 6 Kanubhai 2700 675 2025 50625 225 151875 750 3.3 1518750 1063125 -101250 531563
320 7 Natubhai 2200 550 1650 41250 225 123750 750 3.3 1237500 866250 -82500 433125
Total 16000 4000 12000 300000
Road 1100
Infrastructure 800
Garden 2100
Total 4000
 A Simplified Example

Demand from eac Plot

What each Plot Owner
Cost of Infrastructure

(50% of Increment in
Factor of Increase in

Infrastructure Cost -
Compensation to be
paid to Land Owner

(Common Surplus /
Total Demand from
Original Plot Value

Increment in Land
Original Plot Area

each Plot Owner

Original Plot No

Final Plot Value

Final Plot Value

Final Plot Area

Compensation
25 % Deduct-

Rs. 25 / sqm

has to pay =

Land Value)
Land Value
Survey No

(Rs. per

(Rs. per

Deficit)
(sq m)
Owner

(sq m)

sq m)

sq m)

Value
(Rs.)

(Rs.)

(Rs.)
ion

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16
25% of 4 4-5 Rs 25 * 6 5x8 6 x 10 (6x10) - (6x8) 7-9 50% of 13 15 + 14
314 1 Ajaybhai 1300 325 975 24375 175 56875 450 2.6 438750 268125 -32500 134063 101563
315 2 Harishbhai 2500 625 1875 46875 175 109375 525 3.0 984375 656250 -62500 328125 265625
316 3 Kantibhai 2700 675 2025 50625 200 135000 600 3.0 1215000 810000 -84375 405000 320625
317 4 Chiragbhai 2200 550 1650 41250 200 110000 600 3.0 990000 660000 -68750 330000 261250
318 5 Maheshbhai 2400 600 1800 45000 200 120000 600 3.0 1080000 720000 -75000 360000 285000
319 6 Kanubhai 2700 675 2025 50625 225 151875 750 3.3 1518750 1063125 -101250 531563 430313
320 7 Natubhai 2200 550 1650 41250 225 123750 750 3.3 1237500 866250 -82500 433125 350625
Total 16000 4000 12000 300000 2015000
Road 1100
Infrastructure 800
Garden 2100
Total 4000
 A Simplified Example

Demand from eac Plot

What each Plot Owner
Cost of Infrastructure

(50% of Increment in
Factor of Increase in

Infrastructure Cost -
Compensation to be
paid to Land Owner

(Common Surplus /
Total Demand from
Original Plot Value

Increment in Land
Original Plot Area

each Plot Owner

Original Plot No

Final Plot Value

Final Plot Value

Final Plot Area

Compensation
25 % Deduct-

Rs. 25 / sqm

has to pay =

Land Value)
Land Value
Survey No

(Rs. per

(Rs. per

Deficit)
(sq m)
Owner

(sq m)

sq m)

sq m)

Value
(Rs.)

(Rs.)

(Rs.)
ion

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16
25% of 4 4-5 Rs 25 * 6 5x8 6 x 10 (6x10) - (6x8) 7-9 50% of 13 15 + 14
314 1 Ajaybhai 1300 325 975 24375 175 56875 450 2.6 438750 268125 -32500 134063 101563
315 2 Harishbhai 2500 625 1875 46875 175 109375 525 3.0 984375 656250 -62500 328125 265625
316 3 Kantibhai 2700 675 2025 50625 200 135000 600 3.0 1215000 810000 -84375 405000 320625
317 4 Chiragbhai 2200 550 1650 41250 200 110000 600 3.0 990000 660000 -68750 330000 261250
318 5 Maheshbhai 2400 600 1800 45000 200 120000 600 3.0 1080000 720000 -75000 360000 285000
319 6 Kanubhai 2700 675 2025 50625 225 151875 750 3.3 1518750 1063125 -101250 531563 430313
320 7 Natubhai 2200 550 1650 41250 225 123750 750 3.3 1237500 866250 -82500 433125 350625
Total 16000 4000 12000 300000 2015000
Road 1100
Infrastructure 800
Garden 2100
Total 4000
A Real Example
A Real Example

An area of approximately 100 to 150 hectares is taken up for planning

A Real Example

The area is surveyed

A Real Example

Boundaries of the detailed planning area are defined and statutorily declared
A Real Example

Ownership details of every plot are reviewed and collated

A Real Example

Ownership, plot size, land value details tabulated

A Real Example

Original plots are marked on the survey

A Real Example

Roads are laid out

A Real Example

Plots for amenities, revenue generation are carved

A Real Example

Final plots are delineated

A Real Example

Final plots are delineated; original plots become irrelevant

A Real Example

Final plot sizes & land value increments are tabulated

A Real Example

Betterment levies tabulated

A Real Example

The TPS is presented to the land owners

A Real Example

The TPS is presented to the land owners

A Real Example

The TPS is presented to the land owners

A Real Example

The TPS is presented to the land owners

A Real Example

Objections & suggestions are accepted

A Real Example

The TPS is altered as necessary

A Real Example

Roads are taken possession of

Infrastructure is built
A Real Example

A quasi judicial officer hears grievances

A Real Example

The TPS is altered as necessary; State Government sanctions the TPS

A Real Example

Final plots are handed over

Betterment levies are collected
Private plots are developed as permitted
Urban growth has been managed effectively since
many decades using the DP-TP mechanism
The First TPS of Ahmedabad, 1925
The First TPS across the River, 1946
Some challenges that a city administrator face in making cities
more livable, healthy, comfortable, equitable, just, productive,
efficient, safe, memorable…….

• widening streets
• providing roads, parks, public amenities
• providing infrastructure – water supply, drainage
• redeveloping older areas of cities
• managing peripheral urban growth
• providing housing for the poor
• finding money (or land) to do all of the above
• regularizing illegal construction
• curbing nuisances and regulating private development
• …..
• …..
Some challenges that a city administrator face in making cities
more livable, healthy, comfortable, equitable, just, productive,
efficient, safe, memorable…….

• widening streets
• providing roads, parks, public amenities
• providing infrastructure – water supply, drainage
• redeveloping older areas of cities
• managing peripheral urban growth
• providing housing for the poor
• finding money (or land) to do all of the above
• regularizing illegal construction
• curbing nuisances and regulating private development
• …..
• …..
Earthquake devastated Bhuj was re-laid out using the
DP-T P mechanism
 7
8 6

1 5

4 3

2 DARGAH

GOOD CONDITION
FAIR CONDITION
POOR CONDITION
PLOTS OF RELIGIOUS USE

3467
CITY SURVEY PLOTS WITH
CITY SURVEY BUMBER
EXISTING ROAD
FORT WALL
EXISTING BUILDINGS

PROPOSED 12 Mts WIDE ROAD

PROPOSED 9 Mts WIDE ROAD

PROPOSED PARKING AREA

EXISTING CITYLEVEL PRECINCTS

 Existing layout

9 MT
S. WIDE
ROA
D
6 M T S. W I D E R O A D

4.5
MT
S.
WI
DE
RO
AD
4.5
M
TS
.
W
ID
E
RO
AD
3 MT
S. W
ID E RO
A D
Proposed layout

4.5

4.5
M
TS
.

MT

W
ID
S.

E ROAD
W
ID
E
RO
AD

3 M T S.
WIDE
3
M
TS
.
W
ID
E
RO
AD

4.5 M T
S. W I D
E ROA
6

4.5 D
M
M

TS
.
W
TS
.

ID
E
W

RO
3
ID

AD
M
E
4.5 M

TS
.
W
R

ID
O
T S.

E
AD
WID
E RO
D A
EXISTING BUILDINGS EXISTING MARKET STREETS PROPOSED 12 Mts WIDE ROAD
EXISTING CITYLEVEL PRECINCTS PROPOSED PARKING AREA PROPOSED 9 Mts WIDE ROAD
DARBAR GARH

STANDING BUILDINGS
EXISTING RELIGIOUS USE
PROPOSED OPEN SPACES
PROPOSED PUBLIC PURPOSE USE
POLICY TO DEDUCT LAND

Sr. Area of plot Deduction

No. (square metres) (%)
1 0 – 30 0

2 30 – 100 10

3 100 – 200 20

4 200 – 500 30

5 More than 500 35

6 Government plots 50

• For plots built up to 100%, no deduction has been done.

Soniwad, January 20 , 2004
Some challenges that a city administrator face in making cities
more livable, healthy, comfortable, equitable, just, productive,
efficient, safe, memorable…….

• widening streets
• providing roads, parks, public amenities
• providing infrastructure – water supply, drainage
• redeveloping older areas of cities
• managing peripheral urban growth
• providing housing for the poor
• finding money (or land) to do all of the above
• regularizing illegal construction
• curbing nuisances and regulating private development
• …..
• …..
Some challenges that a city administrator face in making cities
more livable, healthy, comfortable, equitable, just, productive,
efficient, safe, memorable…….

• widening streets
• providing roads, parks, public amenities
• providing infrastructure – water supply, drainage
• redeveloping older areas of cities
• managing peripheral urban growth
• providing housing for the poor
• finding money (or land) to do all of the above
• regularizing illegal construction
• curbing nuisances and regulating private development
• …..
• …..
 Ring Road
76 kms long
60 m wide

The DP-TP mechanism was also used to plan and

implement Ahmedabad’s Ring Road
Source: Google Earth
Source: Google Earth
Some challenges that a city administrator face in making cities
more livable, healthy, comfortable, equitable, just, productive,
efficient, safe, memorable…….

• widening streets
• providing roads, parks, public amenities
• providing infrastructure – water supply, drainage
• redeveloping older areas of cities
• managing peripheral urban growth
• providing housing for the poor
• finding money (or land) to do all of the above
• regularizing illegal construction
• curbing nuisances and regulating private development
• …..
• …..
Why does the Land Pooling and Land Reconstitution
(T P Scheme) Mechanism Work?

1. The mechanism is specified in a single robust enabling

legislation
2. It is simultaneously a technical and legal mechanism
3. It is a mechanism that interweaves planning, plan financing and
plan implementation
4. It addresses details and allows micro level planning
6. It provides considerable flexibility – costs and benefits can be
valued and allocated in the form of land, location, or money
7. It focuses on an area and takes a comprehensive approach –
roads, infrastructure, buildings etc. are dealt with together
8. It is inexpensive
Why does the Land Pooling and Land Reconstitution
(T P Scheme) Mechanism Work?

9. The mechanism is based on a profoundly pragmatic approach

• Property rights are respected
• Costs are distributed - all owners loose same amount in the
form of land or money
• Benefits are shared – all owners keep substantial portion of
developed land and increment in land value
• Here urban planning uses the land market not against it
• Public inputs are sought; grievances are redressed
10. The mechanism is perceived to be fair and equitable
 Land Pooling and Land Reconstitution is a versatile
city planning and plan implementation tool that can be
used to address many challenges that we face in
transforming our cities
 The Land Pooling and Land Reconstitution
mechanism can be thought of as a structured
statutory framework for the state to negotiate with
private landowners to create public benefits
 The Land Pooling and Land Reconstitution
mechanism can drastically reduce dependence on
Land Acquisition particularly in urban areas
How can the TPS Mechanism be Improved?
• Act allows too long a period to prepare and implement schemes
• Government is allowed unlimited time to review and sanction schemes
• Coordination with revenue department can be better
• Schemes do not sufficiently address urban design concerns
• Rationale underpinning land valuation and appropriation polices can be
much improved
• The unbridled powers of quasi judicial officers need to be constrained
• The entire process of planning can be made far more transparent and
participative
• Urban planning capacities of local bodies can be improved and
augmented
Land Pooling and Land Reconstitution
is not a Gujarat invention
19th Century British Town Improvement Schemes
■ Agricultural Land Consolidation Law
• Promulgated in 1899
• Aim: To promote redeployment of arable land in order to arrange shapes of land for
effective production and to construct agricultural infrastructure including roads and
waterways.
• Function: To organize landowners’ cooperatives to implement projects

[Before Implementation] [After Implementation]

Source: “Ministry of Agriculture, Forestry and Fisheries, Chugoku-shikoku

Regional Agricultural Administration Office " Home Page

133
■History of Introduction of LR into Thailand
1990 The 1 st LR Seminar in Thailand 2000-2001 4 Pilot Projects launched
1992 DTCP assigned as a responsible
organization for LR by Cabinet 2003 Draft Act approved by Cabinet
1992 National LR Committee established
1993 LR Fund established 2004 LR Act promulgated
1994 Draft Act on LR submitted
2008-2010 8 Pilot
to Ministry of Interior
Projects approved
1995 Draft Act approved by Ministry
Introduction Establishment of Statutory System Pilot Projects Dissemination
1997 The 9th International Seminar
on LR and UD (Bangkok)
1992-1993 JICA Development
Study on Application of LR 2005-2009 JICA Project on DMAD
1991 The 6th International Seminar (Development of the Method of
on LR and UD (Bangkok, Thailand) Urban Development)

1989 The 5th International Seminar

2009-2014 JICA Project on
on LR and UD (KL, Malaysia)
Self-sustainability and
1987-1991 JICA Project on Technology for making City Plan Dissemination of LR System
1983 JICA LR Training Course Source: Mr.Takeo OCHI
 Thank You
Presentation prepared by:

Bimal Patel and Shirley Ballaney

Contact information:

Environmental Planning Collaborative

Paritosh, Usmanpura, Ahmedabad
Ph: 079-27550102, 27550875, 27552442; email: bimal@hcp.co.in