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A Tool for Making Planning Work for City Development
Rapid urbanisation and industrialisation, being experienced in India exerts tremendous pressure on urban land. By 2050, half of India’s population is estimated to reside in urban India. Existing 7900 towns and cities will grow as well as new towns will emerge. Accommodating growth in urban areas is the challenge faced by urban planners and administrators. Unplanned accommodation of growth without basic infrastructure facilities and services will result in living conditions which are not only poor, unproductive but life threatening. Growth accommodation in a planned manner with proper infrastructure and services, while desired by one and all, achieving it is a difficult task because of lack of tools which makes planned development reality and make planning work for urban development. Land acquisition under the LAQ act is cumbersome and complex, Most of the Urban Local body and Urban Development Authority faces the financial crunch and concern for farmer or land owner as the LAQ deprives them totally from their land and livelihood.
Town Planning Scheme mechanism is a tool which has been practiced in the states Maharashtra (now Gujarat) since 1915. In the state of Gujarat, through legislative process and practices, TPS has been evolving continuously to make the mechanism work effectively on ground and thus making planning work for urban development in reality. The effort by Narendra K. Patel, popularly known as NK amongst colleagues, friends, the town planning professionals and real estate developer community, is to present, in the form of a book, comprehensively explaining the Town Planning Scheme in terms of: the concept, process, legal interpretations, applications and the advantages and disadvantages. In the book statistics related has been given to no. of sectioned TP Schemes since 1925. (549 nos. of schemes) and housing for urban poor in socially and economically weaker section of society in the land obtained under TP Schemes.
The book brings together different perspectives from techno-legal, administrative, participation of land owner and real estate market field. The book point out various exclusive TP scheme like Ring road development, Bhuj Town development after devasting earthquake. It also gives the year wise statistics of TP Scheme Planning and various amendment in the Act after 1976 till today. Author also suggested further need for improvisation required in present context. The effort through this publication is to disseminate the success story of the town planning scheme mechanism of Gujarat as an effective micro-level land management tool for bringing about non-agricultural land for urban uses with full urban infrastructure facilities and amenities through democratic, equitable, self-financing and participatory processes.
The book is organised in 7 chapters.
The first chapter covers the urbanisation context, it presents the context, briefly discusses 4 different micro-level land management practices and tools, currently used in different states of the country. Also informs the reader about other land pooling techniques, similar to TPS, adopted globally based on Japan and South Korea.
In Chapter 2 the evolution of Town Planning Scheme in Gujarat along with some highlights in terms of its application state-wide are presented. The process of TPS in terms of 4 stages laid out in the law and illustrated with an example of TPS – 10 (Borisana – Kalol - Pratapura).
The focus in Chapter 3 on the legal aspects related to Town Planning Scheme. In addition to various changes made in the TP legislation in Gujarat, some key court cases are discussed.
In Chapter 4, the versatility of TPS in terms of its applicability to different scales and purposes has been presented using case studies. It includes TPS as a green field micro-planning tool, as an alternate tool for land acquisition to develop new town, as a tool for city level infrastructure development, as a tool for city redevelopment and as a special activity zonal plan, has been elucidated using Prahaladnagar Town Planning Scheme, Amaravati Town Planning Scheme (Andhra Pradesh Capital City), Sardar Patel Ring Road Schemes of Ahmedabad, Bhuj Town Planning Scheme and Logistic Zone TPS.
Chapter 5 presents the details of some unique court cases. Chapter 6 deals with TPS and the urban poor land access. In Chapter 7, some ideas of the author for further improvisation of the mechanism have been presented.
Written in simple language, with illustrations using real life examples, court cases etc. provides deeper insights into the mechanism and is a good read for the town planning professionals, students, administrators, real-estate developers and other stakeholders. The illustration makes even those who are uninitiated into town planning understand the process clearly.
Download Town Planning Scheme


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