T.P.

Scheme – A Tool for Urban Development

Town Planning Scheme

Unique Technique of Area Planning

10/2/2011

Upendra Mehta – Town Planner

 T.P.Scheme – A Tool for Urban Development
T.P.SCHEME – AN EFFECTIVE TOOL TO IMPLEMENT URBAN DEVELOPMENT

• Development of land by T.P.Schemes is in practice in Gujarat since about 90

years under the then T.P.Act-1915. The time wise amendments in the Act have
made the T.P.Scheme process better and speedy. T.P.Scheme is an effective
tool for self -financing urban development projects at micro level planning.
• Still however, as a result of limitations in working and inherent weaknesses of
the concerned organizations, the progress in work suffers for various reasons.
Delay in sanction of T.P.Scheme, working of T.P.O.office, working of the Board
of Appeal with low priority, change in the revenue records etc. are the glaring
examples for such delay.
• The present day working system and process is not satisfactory to keep pace
with the rapid development. It requires appropriate changes (administrative as
well as statutory) to resolve the complex issues of the Urban Development in
the present day context.
• The Act enables various scenarios of different planning models which can be
explored further for better urban environment. The unexplored potential of the
Act can certainly open up new avenues for urban development. A strong will
with bold and dynamic action in in this direction, may lead to implement our
future vision.
• Examples of South Korea and other places also can be a guideline for
development of such model effectively.

Upendra Mehta – Town Planner

 T.P.Scheme – A Tool for Urban Development
HIGH LAND DEMAND IN URBAN AREAS

HIGH LAND DEMAND AND SHORT SUPPLY OF DEVELOPED LAND

• Rapid urbanization and industrialization has made the issue of developed

land very complex and difficult for the Government, planning and local
authorities and people.
• The supply of developed land compared to demand is very less. The
backlog is very high. Every year the figure goes on increasing.
• This is a big challenge to the Govt. as well as planning and local authorities.
To provide good physical and social infrastructure in urban areas is a task.

OPTIMUM UTILIZATION OF URBAN LAND

• Land is a raw material for any developmental activity. Land can’t be created
and therefore it must be used judiciously for various developmental
activities.
• The scattered urban development makes the infrastructure very costly.
• The optimum use of land with compact development is necessary.

Upendra Mehta – Town Planner

 T.P.Scheme – A Tool for Urban Development

METHODS OF LAND DEVELOPMENT

• The developed land is made available to people under three methods as

under:
(a) The private land is converted from agriculture to non-agriculture in
accordance with the statutory plan proposals and regulations (the
development plan proposal, town planning scheme proposal,
development control regulations, revenue regulations etc.). Most of
the lands are made available under this category.
(b) At places the land is acquired in bulk under the Land Acquisition Act
and then it is developed and made available to people.
(c) The Govt. owned land is granted/allotted for specific use to some
person/organizations.

Upendra Mehta – Town Planner

 T.P.Scheme – A Tool for Urban Development
TOWN PLAN SCHEMES IN GUJARAT
• The Town Planning Schemes were introduced ninety years back in India
in the then Bombay presidency under the provisions of The Bombay Town
Planning Act – 1915. It was the first Town Planning Legislation in India.
• The objective was to plan and implement certain areas of town in a
comprehensive manner.
• The well planned areas of Bomaby, Pune, Ahmedabad etc. were planned
long back in 1920s and 30s under the provisions of this act.
• The act of 1915 was repealed and the Bombay Town Planning Act 1954
was introduced with the statutory provisions of Development Plan.
Subsequently the Gujarat Town Planning and Urban Development Act
1976 was introduced.
• In spite of the various periodic amendments in the act the concept and
provisions of the T.P Scheme under the act are still applicable. This
proves the importance, effectiveness and popularity of T.P. Schemes.
• In Gujarat States hundreds of T.P Schemes are planned and implemented
for various towns by the concern planning/local authority.
• In recent last few year, the Ahmedabad Urban Development Authority
made a remarkable headway in this direction implementing number of T.P
Schemes with up most speed on the outskirts of Ahmedabad.The social
and physical infrastructure is made available for the people in this area.
The outer ring road on the out skirts of the city is most remarkable project
of AUDA.
Upendra Mehta – Town Planner
 T.P.Scheme – A Tool for Urban Development
• HISTORY OF TOWN PLAN SCHEMES IN GUJARAT
• SCHEMES SANCTIONED SINCE 1925

DRAFT PRELIMINARY
PERIOD FINAL SCHEME GRAND TOTAL
SCHEME SCHEME

1925-1960 10 0 10 20

1960-1970 43 0 18 61

1970-1980 52 18 47 117

1980-1990 82 70 57 209

UPTO1990 187 88 132 407

1991 16 5 5 26

1992 23 8 4 35

1993 12 12 14 38

1994 10 13 1 24

1995 24 8 11 43

1996 11 12 8 31

1997 6 9 5 20

1998 10 3 16 29

UPTO 3/99 2 3 3 8

1991 TO 1999 114 73 67 254

Upendra Mehta – Town Planner

 T.P.Scheme – A Tool for Urban Development

HISTORY OF TOWN PLAN SCHEMES IN GUJARAT

PERIOD DRAFT SCHEME PRELIMINARY SCHEME FINAL SCHEME GRAND TOTAL

1/4/99 TO 31/3/2000 29 14 11 54

2000-2001 9 9 12 30

2001-2002 9 7 3 19

2002-2003 34 20 1 55

2003-2004 32 12 1 45

2004-2005 22 4 2 28

2005-2006 29 7 5 41

2006-2007 53 14 19 86

1/4/99-28/2/07 217 87 54 358

Grand total 518 248 253 1019

Upendra Mehta – Town Planner

 T.P.Scheme – A Tool for Urban Development

CONCEPT OF TOWN PLANNING SCHEME

LAND POOLING & RECONSTITUTION

• The entire land is considered as one unit for the purpose of planning. The
detailed planning is worked out preparing the lay-out with appropriate social
and physical infrastructure for the area. The reconstituted plots are allotted
to the land owners.

Upendra Mehta – Town Planner

 T.P.Scheme – A Tool for Urban Development
UNA T.P. Scheme (1971)
BEFORE TOWN PLANNING SCHEME

DHOLERA SIR PROPOSAL

Upendra Mehta – Town Planner

 T.P.Scheme – A Tool for Urban Development
UNA T.P. Scheme (1971)
AFTER TOWN PLANNING SCHEME

DHOLERA SIR PROPOSAL

Upendra Mehta – Town Planner

 T.P.Scheme – A Tool for Urban Development

LAND POOLING AND RECONSTITUTION OF LAND

• The T.P Scheme is the unique feature of the land development at micro level
planning. It is based on the concept of pooling the entire land for the purpose
of planning. Generally an area of about 80 to 100 hectare is selected for one
T.P Scheme.
• The entire land is considered as one unit for the purpose of planning. The
detailed planning is worked out preparing the lay-out with appropriate social
and physical infrastructure for the area. The reconstituted plots are allotted
to the land owners.
• In nutshell the T.P Scheme for 100 hectare can be explained as under:
(a) The unplanned area of about 100 hectare of 100 land owners is
required to be planned.
(b) The entire land of 100 hectare is considered as one single unit for the
purpose of planning.
(c) While planning this area about 40% land will be required for road net
work, public purpose activities like school, hospital, park, playground,
market etc. and the remaining 60% land will be available in the form of
developed plots.

Upendra Mehta – Town Planner

 T.P.Scheme – A Tool for Urban Development

(d) The 40 hectare (40%) of land required for physical and social
infrastructure is made available form the proportionate deduction of
land from all the land owners.
(e) The 60 hectare (60%) is required to be reconstituted in 100 plots for
the purpose of allotment to 100 land owners.
(f) In this process the land owner of 10 hectare (original plot) of land will
loose 4 hectare of land for public purpose and will get 6 hectare of
reconstituted developed plot (final plot).
(g) All the land owners will have this kind of land readjustment and
reconstituted plot (final plot) in this process.
(h) Nobody is deprived of his land fully under this system of planning.
(i) The land owners partially loose their land. They are paid
compensation for the land contributed for public purpose as per the
market value on the date of declaration of intention to prepare the
scheme.
(j) The land owners are benefited in terms of land value as a result of
physical and social infrastructure development. Therefore 50 %
appreciation will go to the Authority as an incremental contribution.

Upendra Mehta – Town Planner

 T.P.Scheme – A Tool for Urban Development

O.P.VALUE, S.F.VALUE, F.P.VALUE, INCREMENT, INCREMENTAL CONTRIBUTION

• O.P.VALUE: It is the market value of the original plot at the date of the declaration
of intention to make a Scheme.

• S.F.VALUE: It is the market value of the final plot at the date of the declaration of
intention to make a Scheme without reference to improvements contemplated in the
scheme. (undeveloped reconstituted plot value)

• F.P.VALUE: It is the market value of the final plot at the date of the declaration of
intention to make a Scheme on the assumption that the scheme has been completed.
(developed reconstituted plot value)

• INCREMENT: increment shall be deemed to be the amount by which at the date of

declaration of intention to make a scheme the market value of the included in the
final scheme estimated on the assumption that the scheme has been completed
would exceed at the same date the market value of the same plot estimated without
reference to improvements contemplated in the scheme. (DIFFERANCE IN THE
VALUE OF F.P. AND S.F.P.)

• INCREMENTAL CONTRIBUTION: It is a contribution levied by the Authority on

each plot, calculated in proportion to the increment estimated by the T.P.O.

Upendra Mehta – Town Planner

 T.P.Scheme – A Tool for Urban Development

STAGES OF TOWN PLANNING SCHEME

• DRAFT T.P.SCHEME: Draft T.P.Scheme is prepared by the appropriate authority under the
provisions of section 41 of the T.P. Act. And send it to the State govt. for its sanction.

• SANCTION OF DRAFT T.P.SCHEMS: The state government will sanction the draft T.P.Scheme
under the provisions of section 48 of the T.P. Act.

• APPOINTMENT OF THE T.P.OFFICER: The state government will appoint the T.P.Oficer under
section 50 of the act. The T.P.O. will sub divide the T.P.Scheme into a preliminary Scheme and
Final Scheme under section 51 and carry out his duties and functions under section 52.

In Preliminary Scheme the T.P.O. will decide the matters related to the physical aspects of the
scheme proposal and send it to the government for sanction.

In Final Scheme he will decide the financial aspects.

• Constitution of Board of Appeal: The State government will constitute the Board of Appeal under
section 55 of the act. for hearing and deciding the appeals on the certain decisions of the T.P.O.
which are made appeal able under section 53 of the act. There will be three members namely
President, Advocate and Town Planner in the Board of appeal.

• Sanction of Final Scheme: The state government will sanction the draft T.P.Scheme under the
provisions of section 65 of the T.P. Act.

Upendra Mehta – Town Planner

 T.P.Scheme – A Tool for Urban Development

20 0 20 40 80 Me te rs

LEGEND

Stage – I Draft Scheme

T.P.S. BOUNDRY
VILLAGE BOUNDRY
SURVEY BOUNDRY
O.P. BOUNDARY
F.P. BOUNDARY
WATER BODY
BUILD UP STRUCTURES
SALE FOR COMM ERCIAL
SALE FOR RESIDENTIAL
NEIGHBOURHOOD CENTRE

Survey
S.E.W.S.H.(Socially Eco.
Weaker Sec. Housing )
GARDEN, PLAY GROUND, O.S.
ROADS

Base Map Preparation

Survey
1. Survey by Computerized
Total Station
2. Revenue record data
collection and Compilation
3. Existing Land Use
4. Certification by Competent
Authority( Land Records
Dept.)
5. Final Base map

AHMEDABAD URBAN DEVELOPMENT AUTHORITY

Upendra Mehta – Town Planner

A SSISTA NT T OWN PLANNER SENIOR TOWN PLA NNER CHIE F E XECUT IVE AUTHORITY
 T.P.Scheme – A Tool for Urban Development

20 0 20 40 80 Meters
PREPARATION OF ORIGINAL
LEGEND

T.P.S. BOUNDRY
VILLAGE BOUNDRY
PLOT (O.P.) PLAN
SURVEY BOUNDRY
O.P. BOUNDARY
F.P. BOUNDARY
WATER BODY
BUILD UP STRUCTURES
SALE FOR COMMERCIAL
SALE FOR RESIDENTIAL
NEIGHBOURHOOD CENTRE
S.E.W.S.H.(Socially Eco.
Weaker Sec. Housing )
GARDEN, PLAY GROUND, O.S.
ROADS

1 7 /1
1 7 /2
3 52

351 1 7/3

350 15
347

16

31
349
33 28
3 4 5 /2 353
32 348
3 4 5 /3 29
34 3 5 7 /3
3 4 5 /1

35 30
36 3 4 5 /4 3 5 7 /2
3 44P 3 5 7 /1
74
3 58 3 5 5 /1
79
354

77
3 5 6 /2 78
73 75 76 3 5 5 /2
72

• A map showing original plots is

prepared.
• Value of the original plots is
assessed on the basis of recent
sales transactions in the vicinity

AHMEDABAD URBAN DEVELOPMENT AUTHORITY

ASSISTANT T OWN PLANNER SENIOR T OWN PLANNE R CHIE F EXECUTI VE AUTHORITY

Upendra Mehta – Town Planner
 T.P.Scheme – A Tool for Urban Development
RECONSTITUTION OF ORIGINAL PLOTS
FINAL PLOT
ORIGINAL PLOT

34 5
20 0 20 40 80 Meters
20 0 20 40 80 Meters
34 4

346
LEGEND

Provision in
LEGEND 34 8

352S. 343
O.
T.P.S. BOUNDRY
T.P.S. BOUNDRY
VILLAGE BOUNDRY 34 7
VILLAGE BOUNDRY
SURVEY BOUNDRY 350 342
SURVEY BOUNDRY 338
O.P. BOUNDARY 337
O.P. BOUNDARY
F.P. BOUNDARY 336
F.P. BOUNDARY 351
WATER BODY 339
WATER BODY 33 5 340
BUILD UP STRUCTURES 349 334

the Act to
BUILD UP STRUCTURES
SALE FOR COMMERCIAL . 331 333
SALE FOR COMMERCIAL 354E. W. S.H
5
SALE FOR RESIDENTIAL 4 353FO R
AL
SALE FOR RESIDENTIAL S& LE TI
3
6 330/1
SA EN
SID 332
NEIGHBOURHOOD CENTRE RE
NEIGHBOURHOOD CENTRE 1 /5/2
S.E.W.S.H.(Socially Eco. 11/4 11 330/2
S.E.W.S.H.(Socially Eco.
Weaker Sec. Housing )
Weaker Sec. Housing ) 395 H.
.S.
GARDEN, PLAY GROUND, O.S. E.W 5/1
11/
GARDEN, PLAY GROUND, O.S. S& 11/1 329/1
ROADS 11/2
ROADS 10/2 11/6
9 329/2
10/1 32 7
3
11/

deduct up to
328/2
Y 16
355 S BA 7 17 326
BU
359 OUND 12
GR 0 OL
AY
396FOR AL PL 36HO
N
LE TI SC DE 328/1
118 SA EN 26 +GAR
RE
SID 14 /2 13 42
20 NK
15 TA
ER
117 116 W AT
21 22 23 24 43
19 18
361 EN
137 RD 45

50% - 15% for

115 14/1 GA
132 41 47
138
128
124 6 139 141 114 44 48
O.S.
35 27
12 0 113
46
129 134 140 30
35 8 FOR L 25 37 36 2
LE IA EN
SA ME RC 29 OP ACE
121 125 130
SP 40
133 CO
M
122 131
357 ACE
126 127 SP
28 38
39
123 135
136OPEN

109 397FOR
142

roads, 10%
AL
143 LE
SA EN TI
145/1 SID
RE 33
31
110 3
NT
RE 3+16 49
CE 36+5
363OOD
RH
D OU
144 OO
365OU RH IGHB
NE
145/2 RE 34
IGHB
CE
NT
NE
32 51
N
149 DE
AR
108 +G
150 NK 54 50
R TA

housing for
TE
WA
146 364 EN
15 1 148 RD
35
GA 56 52
68

106
55 369FOR L 79 78 65 67 66
IA 57
105 107 LE
SA MERC 69
147/1 M 59 60
CO
58 63
61
/2
147
62
111

weaker
368 77
103 LE
SA R IAL 70
FO RC 102
MME 74/1
CO
. 76/1 76 /2
366 S.H 71
E.
W. 104 76/3
S& 155

154 370 R L
FO IA 73
156 1 LE RC 74/2
SA ME
153 10 1/2 81 75+9 M
161 10 1/1 CO 72
100
157 99
171 80+

section, 5%
152 IAL
160 RC 95
17 2 375 MME 324
R CO 19
H. LE
FO 12+1 97
325
367 . S. 175 SA 8+ 93+1
E. W 98/2
S& 15 9
82
371 OU ND
174 GR
IAL PLAY 323
158 162 NT 98 /1 83 85 322+
173 374 SIDE
87
86
84
170 R RE
164 FO
17 6 LE 92 372 OL
SA
16 9 SC
HO
321
90 89
376 . S. H. 255

open spaces,
CIAL
377 ER W 320
17 8 MM S & E. 257 88
168 R CO 27 7
182 LE
FO 258
177 SA
TIA
L
373 SID EN
260
278 R RE
94 FO 64
256 SA
LE 281 319+
250
25 9 280
37 9FOR AL 96 31 8
LE CI 279
SA ER 261
CO
MM
24 9 251
E
386. US
L 263 OM
31 4
262 O.C

5% social
TIA 3
378 SIDEN 312 31
16 5
R RE 295 311
FO 26 4 265 282
LE 29 4
SA 284 316/2
246/1
267 266 6/1
166 247 268 31
31 5
317
246/2
248 383 FOR AL
LE CI
SA ER 26 9 288
184 MM
CO 27 1 270 283
167 /1 28 9
245 287 29 7
180 290
253 254
179 252 291
243 244 245/2 285 298

amenities and
286
181 29 2
187
D
185 23 5 384 RH
OO 299
194 OU
296
HB RE
IG NT
NE CE 293
24 2
193
240 300
192 303
236
30 1
237 R
385 FO L
LE CIA
SA ER 309
MM 310
241 30 2 CO IAL

15% for sale

RC
195 L 387 MME
TIA
381 SID
EN 23 4 R CO
FO
H. R RE LE
380 . S. FO SA
E. W SA
LE 304
S&
RE 388 EN
NT 218 RD
CE GA
197 392OOD 220 308
RH
OU
198 239 IGHB 221
NE 30 5
222 219
199 238
306
196 217
232/2
233

for the
200 215
189/2
191 232/1 DE
N
AR
307 +G
201 NK
TA
231 ER
WAT
19 0 R 223 216
390 FOAL
LE TI
SA EN
RE
SID 224
N
DE
202 +GAR 389FO RIAL
NK 230 LE RC RE
R TA SAMME NT
TE CE
WA CO 39 4OOD
226 225 RH
189/1 229

authority
OU
IGHB
NE
228

203
392 391FOR
E L 227
EN 204 SAL ENTIA
188 GARD
RESID

207
/1
213 393 EN
208
20 6 GA
RD
205
209 214

212 213/2
THE PROPOSALS ARE AS PER THE DRAFT TOWN PLANNING SCHEME SUBMITTED
211
ON DATED 6-07-02 UNDER THE SECTION 48 (1) OF THE G.T.P & U.D ACT 1976
210 THIS MAP IS ONLY FOR REFERANCE AND IT CAN NOT BE USED AS AN OFFICIAL DOCUMENT

AHMEDABAD URBAN DEVELOPMENT AUTHORITY

AHMEDABAD URBAN DEVELOPMENT AUTHORITY

ASSISTANT TOWN PLANNER SENIOR TOWN PLANNER CHIEF EXECUTIVE AUTHORITY

ASSISTANT TOWN PLANNER SENIOR TOWN PLANNER CHIEF EXECUTIVE AUTHORITY

Upendra Mehta – Town Planner

 T.P.Scheme – A Tool for Urban Development
345

20 0 20 40 80 Meters
344

34 6
LEGEND

RECONSTITUTION CONTENTS
34 8

35 2S. 343
O.
T.P.S. BOUNDRY
34 7
VILLAGE BOUNDRY
350 342
SURVEY BOUNDRY 33 8
337
O.P. BOUNDARY
33 6
F.P. BOUNDARY 351
339
WATER BODY 335 34 0
349 33 4
BUILD UP STRUCTURES
331 333
SALE FOR COMMERCIAL .H.
35 4E.W.S 4
5 353FOR
AL
SALE FOR RESIDENTIAL S& LE TI
3
6 330/1
SA DEN
SI 33 2
RE
NEIGHBOURHOOD CENTRE 1 /5 /2 2
11 /4 11 330/
S.E.W.S.H.(Socially Eco.
Weaker Sec. Housing ) 395 .H.
.S /1
E. W 11 /5 1
GARDEN, PLAY GROUND, O.S. S& 11 /1 329/
11 /2
ROADS 10 /2 11 /6 2
9 329/
10 /1 327
11/3

2
32 8/
Y 16
355 S BA 7 17 32 6
BU
35 9 OUND 12
GR 0 OL
AY
396FORIAL PL 36HO
N 1
11 8
LE
SA DENT
SC DE 328/
SI 14 /2 13 26 GAR
RE 20 NK+ 42
15 R TA
TE
11 7 11 6 WA
21 22 23 24 43
19 18
36 1DEN
137 45
11 5 14 /1 GAR
13 2 41 47
138
128
124 139 141 114 44 48
35 6.
O.S 27
120 113
46
12 9 13 4 14 0 30
35 8 FOR L 25 37 362 N
IA OPEACE
SALE ERC 29
121 12 5 13 0
M SP 40
13 3 COM
12 2 131
12 6 12 7 357 ACE 28 38
12 3 13 5 13 6OPEN
SP 39

109 397FOR
142 LE IAL
1 14 3 SA DENT
145/ SI
RE 33
31
11 0 3
NT
RE 3+16 49
CE 36 +5
36 3 OD
HO
D UR
144 OO GH
BO
2 36 5 U RH N EI
14 5/ BO RE
IGHCENT
34
NE
32 51

14 9 EN
ARD
10 8K+G
150 N 54 50
R TA
TE
WA
146 364 EN
15 1 148 RD
35
GA 56 52
68

10 6 36 9 FORAL 79 78 65 67
55 57 66
1 105 107 SALEER
CI 69
147/ MM 59 60
CO
58 63
61
14 7/2
62
111
36 8 77
10 3 LE
SA R AL 70
FOERCI 102
M 74 /1
COM
36 6 .S.H
. 76 /1 76/2 71
E. W 104 76 /3
S& 155

154 370FOR AL 73
156 CI 74 /2
75 +9
1 SA LEMER
153 101/2 101/1 81
COM 72
16 1 100 9
17 1 157 80+9
15 2 CIAL
16 0 ER 95
17 2 375 MM 324
CO
FOR +1 19 97
7 . S. H. LE +112 325
36W 175 SA 8+93
& E. 159 98/2
S 82 D
371 UN
174 YG
RO
15 8 IAL PLA 32 3
16 2 NT 98/1 83 85 32 2+
17 3 374 SIDE 87
86
84
17 0 R RE
16 4 FO
176 SALE 92 372 OL
16 9 SC
HO
321
90 89
37 6 . S. H. 25 5
CIAL
377M ER E. W 32 0
17 8 M S& 257 88
16 8 R CO 27 7
182 LE
FO 25 8
17 7 SA TIAL
37 3 SI DEN
260
27 8 R RE
94 FO 64
256 SA
LE 28 1 31 9+
250 259
379FOR AL 96 280 31 8
LE CI 27 9
SA M ER 26 1
CO
M
24 9 251
E
386. US
M
263 O. CO 314
IAL 26 2
NT 312 313
16 5 37 8 SI DE
R RE 295 311
FO 264 265 28 2 29 4 2
SALE 1 284 31 6/
24 6/
267 26 6 31 6/
1
166 247 26 8 315
31 7
2
246/
248 383 FO RIAL
LE C
SA M ER 26 9 28 8
18 4

– Creates close knit road network

COM 271 27 0 28 3
167 28 9
245/1 28 7 29 7
18 0 29 0
25 3 254
179 25 2 291
2
24 3 244 245/ 285 28 6 29 8
18 1 292
187
OD
185 23 5 38 4 URHO 299 29 6
19 4 OTRE
GHBEN
24 2 NEI C 293
193
240 30 0
19 2 30 3
236

– Carves out Final Plots for land owners.

30 1
237 38 5 FOR AL
LE CI 309
SA MER 31 0
241 30 2 CO
M
CIAL
195 IAL 38 7 MM ER
NT
381 SIDE 23 4 R CO
FO
H. R RE LE
38 0W. S. FO SA
& E. SA
LE 304
S
RE 38 8DEN
CE
NT 218 GA
R
197 392 OD 22 0 308
HO
OUR
19 8 239 G HB 22 1
NEI 30 5

– Carves out public purpose plots for

222 219
199 23 8
30 6
19 6 2 21 7
23 2/
20 0 23 3 215
2
191 189/ 23 2/
1
EN
A RD
307 +G
20 1 TA
NK
231 TER
WA
190 R 22 3 216
39 0 FO AL
SADLE
EN
TI
SI 22 4

Appropriate Authority
RE
DEN
202 +GAR 38 9FOR AL
TANK 23 0 CI
ER SAMLE
MER NT
RE
W AT CO 4 OD CE
1 22 6 22 5
39HO
189/ 22 9 OUR
G HB
NEI
228

391FOR 203 22 7
392 EN 20 4 L
18 8 SALEENTIA
GARD
RESID

20 7
1
21 3/ 39 3 EN
20 8
20 6 GA
RD
20 5
209 21 4

2
212 21 3/
THE PROPOSALS ARE AS PER THE DRAFT TOWN PLANNING SCHEME SUBMITTED
211
ON DATED 6-07-02 UNDER THE SECTION 48 (1) OF THE G.T.P & U.D ACT 1976

Upendra Mehta – Town Planner

21 0 THIS MAP IS ONLY FOR REFERANCE AND IT CAN NOT BE USED AS AN OFFICIAL DOCUMENT

AHMEDABAD URBAN DEVELOPMENT AUTHORITY

ASSISTANT TOWN PLANNER SENIOR TOWN PLANNER CHIEF EXECUTIVE AUTHORITY

 T.P.Scheme – A Tool for Urban Development
CALCULATION OF O.P. S.F. AND F.P. VALUES, COMPENSATION INCREMENT AND
INCREMENTAL CONTRIBUTION.

• O.P. No. 1 • Compensation

Area = 10,000 sq.mt. Area = 4,000 sq.mt.
Rate = Rs.200/sq.mt. Rate = Rs.200/sq.mt.
Value = Rs.20 Lacs. Value = 8 Lacs.
• S.F.P. No. 1
• Increment
Area. = 6,000 sq.mt.
F.P.Value – S.F.P.Value.
Rate = Rs.200/sq.mt.
36 Lacs – 12 Lacs = 24 Lacs
(undeveloped plot)
Value = Rs.12 Lacs. • Incremental contribution
• F.P. No. 1 50% of 24 Lacs = 12 Lacs
Area. = 6,000 sq.mt.
Rate = Rs.600/sq.mt.
(developed plot)
Value = Rs.36 Lacs.
Upendra Mehta – Town Planner
 T.P.Scheme – A Tool for Urban Development

REDISTRIBUTION AND VALUATION STATEMENT

F-FORM (Rule 21 & 35)

Upendra Mehta – Town Planner

T.P.Scheme – A Tool for Urban Development

REDISTRIBUTION AND VALUATION STATEMENT

F-FORM (Rule 21 & 35)

Upendra Mehta – Town Planner

 T.P.Scheme – A Tool for Urban Development
FINANCE OF T.P. SCHEME
F-FORM (Rule 21 & 35)

Upendra Mehta – Town Planner

 T.P.Scheme – A Tool for Urban Development

COMPREHENSIVE DETAILED AREA PLANNING AND FINANCING

• In town planning scheme the planning is at micro level, that is up to plot

individual plot level. The T.P Scheme plan and documents shows precisely
each original plot, final plot, road net work with an access to each plot, the
reservation of plots for schools, garden, market etc. It also shows the
details about respective ownership of each original and final plot, its
O.P/S.F/F.P areas and value, the compensation and incremental
contribution as well as the cost of various infrastructure works like road,
water supply, drainage, street light etc.
• As a result of implementation of T.P Scheme, the appreciation in land value
is very high. The land owners are benefited in terms of high land prices
though they loose the land for public purpose contribution. The T.P
Scheme therefore is welcomed by the land owners as they are benefited in
this process of development.
• The amendment is as under for self financing of the T.P Scheme.
“(jj) The allotment of the land from the total area covered under the scheme,
to the extend of 15% for sale by appropriate authority for residential,
commercial or industrial use depending upon the nature of development”

Upendra Mehta – Town Planner

 T.P.Scheme – A Tool for Urban Development

POSSESSION OF SCHEME ROADS ON SANCTION OF DRAFT T.P. SCHEME

• On sanction of the draft T.P Scheme by the Govt. the planning

authority can take the possession of the scheme roads and starts the
execution works. The area is thus opened up providing physical
infrastructure for the development. The development process is
accelerated.

• This is made possible with the latest amendment in Sec. 48 of the

G.T.P & U.D. Act 1976 in year 1999. The recent fast development
carried out by AUDA through T.P. Scheme is the remarkable example
of speedy development on the outskirts large area of AUDA

Upendra Mehta – Town Planner

 T.P.Scheme – A Tool for Urban Development
ACHIEVEMENT BY T.P. SCHEME

• The achievement by T.P. Scheme as a micro level planning as under:

(a) Detail Micro Level Area Planning

(b) Re-Constituted Regular Size Plot with Better N.A. Potentiality.
(c) Coordinated Road Net-Work for smooth Movement.
(d) Good Physical Infrastructure like Road, Water Supply, Drainage, Street
Light, Telephone Line, Gas Line and Tea Plantation.
(e) Good Social Infrastructure for the area like School/Collage,
Dispensary/Hospital, Parks, Play Grounds, Open Spaces, Market, Stedia.
(f) Plots up to 10% of scheme area for S.E.W.S Housing
(g) Plot for Sale up to 15% of the Scheme area for cross subsidization by
planning authority.
(h) Opening up of the large undeveloped areas for developmental activities.
(i) The availability of land required for physical infrastructure on sanction of
draft T.P. Scheme to accelerate the development process.
(j) On sanction of the preliminary T.P. Scheme (Sec. 67) from the date on
which the Scheme is sanctioned, on lands required by planning authority
shall vest absolutely in planning authority free from all and encumbrances.
(k) The rights of the original plot shall vest in final plot as settled in
T.P. Scheme. The revenue record is to be changed accordingly.
Upendra Mehta – Town Planner
 T.P.Scheme – A Tool for Urban Development
ADVANTAGES OF T.P. SCHEME

• The following are the advantages of the T.P. Scheme Technique:

(a) It has the support and involvement of the land owners and public for
the better development of their area as a democratic process.
(b) It has the support of the land owners as they are benefited with the
appreciation in land values.
(c) It does’t involve any land acquisition and therefore no inherent
weakness and formalities of L.A.Act.
(d) No land owner is totally deprived of his land
(e) As the land value appreciate in this process, the planning authority as
well as land owners are benefited. The planning authority gets 50%
incremental contribution from the land owners to meet with the cost of
scheme. The land owner gets the future appreciation of his final plot.
(f) The T.P. Scheme can be a self financing scheme unlike the Land
Acquisition Act which may involve a huge amount as compensation
(present day high market value), interest and soletium as per the last
amendment.
(g) Planning authority can sell the plot in scheme area to generate good
income for the cross subsidization of the scheme cost.

Upendra Mehta – Town Planner

 T.P.Scheme – A Tool for Urban Development

THANK YOU

Upendra Mehta – Town Planner