Lecture 10: Town Planning Scheme

IIT Roorkee July 2018

30 Jul 202138:17

EducationalLearning

32 Likes 10 Comments

TLDRThe video lecture explores the concept and implementation of Town Planning Schemes in India as a tool for local area planning to realize the city's Development Plan. It covers the land pooling mechanism, plot redistribution process, role of stakeholders, timelines, techniques, case studies showcasing on-ground transitions, merits including infrastructure creation and shortcomings causing delays. The aim is to provide an overview of this micro-level planning undertaken for peri-urban areas to promote organized growth through land reconstitution into serviced plots, while respecting land rights.

Takeaways

😀 Town Planning Schemes are used to plan and develop peri-urban areas and implement the overall Development Plan
🏘️ They allow pooling of land from different owners, redistribution, and provision of infrastructure
🚧 The process involves merging, readjustment and reconstitution of land parcels to enable planned development
👷‍♂️ A Town Planning Officer is appointed to deal with land owners on planning and compensation issues
🎯 Key objectives are providing infrastructure, increasing land values, and controlling haphazard development
🤝 It requires participation and consensus of majority land owners in the identified scheme area
💰 It captures value through betterment charges and sale of plots, making it financially sustainable
🏢 Case studies show use for urban expansion, renewal, rehabilitation and slum redevelopment
⏳ But long, complex procedures often delay the process substantially beyond stipulated times
📈 Ultimately, it facilitates structured urban growth and guides transitions from rural to urban

Q & A

What is a Town Planning Scheme and what is its purpose?
-A Town Planning Scheme is a mechanism used to plan and develop peri-urban areas and greenfield sites in a structured way. Its purpose is to pool together irregular land parcels under different ownerships, carve out land for infrastructure and public amenities, and then redistribute the land in a more optimal layout.
How is land redistributed under a Town Planning Scheme?
-Land is redistributed such that landowners receive a final plot proportional in size to their original plot, located as close as possible to the original. Landowners contribute 10-50% of their land towards infrastructure and public amenities and pay betterment charges to offset development costs.
What are the benefits of using a Town Planning Scheme?
-Benefits include planned growth, increased land values, respect for land rights as owners retain a plot, self-financing through betterment charges, and reserving land for weaker sections. It is a participatory process with less resistance.
What are some of the shortcomings of Town Planning Schemes?
-Shortcomings include long and complex procedures, lack of trained staff, delays leading to cost escalations, and discrimination against land lease holders who cannot participate in the planning process.
What is the role of the Town Planning Officer in the scheme?
-The Town Planning Officer is a quasi-judicial officer who demarcates final plots, hears grievances of landowners, revises preliminary and final schemes, and can seek inputs from government agencies during finalization of the preliminary scheme.
What are the main steps involved in the plot reconstitution process?
-Main steps are - declaration of intention, preparation of draft and preliminary scheme with proposed reconstitution, final scheme evaluation and redistribution, addressing appeals/litigations, and final sanction of scheme.
How is the Town Planning Scheme procedure structured?
-The procedure has 3 main stages - draft, preliminary and final. It follows a set sequence of steps for area delineation, marking original plots, road network superimposition, demarcation of public land, plot reconstitution, valuation, implementation, etc.
How is the Town Planning Scheme coordinated with higher levels of planning?
-Town Planning Schemes need to be consistent with higher level Regional and City plans. These provide the overall framework, while schemes operate at a micro detailed planning level for specific areas.
What infrastructure gets created through Town Planning Schemes?
-Infrastructure created spans regional, city and neighborhood levels - roads, affordable housing, water, sewerage, public/green spaces, recreational areas, land for schools etc.
How effective have Town Planning Schemes been based on evidence from sample cities?
-Sample cities like Ahmedabad, Pune etc show successful on-ground transformation over time of peri-urban areas into structured, planned urban settlements with roads and amenities through Town Planning Schemes.

Outlines

00:00

😊 Introduction to the Course on Urban Planning

This first paragraph introduces the course on urban planning, stating that this section will explore town planning schemes as an example of local area plans within the larger context of different levels of plans. It overviews the topics to be covered, including the concept, terminology, application, components, process, techniques, case examples, procedure, and on-the-ground transitions related to town planning schemes.

05:01

📝 Concept and Terminology of Town Planning Schemes

This paragraph explains the concept of town planning schemes as local area plans that are building blocks in the realization of the overall city development plan. It describes town planning schemes as a mechanism commonly applied in peri-urban areas through merging and redistributing land parcels to provide infrastructure and guide development. Key terms like land readjustment, land pooling, land consolidation, and land reconstitution are also introduced.

10:05

🗺️ Areas of Application for Town Planning Schemes

This paragraph discusses the areas where town planning schemes are typically applied. In India, they are more common in peri-urban rural areas for urban expansion. Internationally, they have also been used for urban redevelopment, like in the Rotterdam city center rebuild after WWII. Examples are provided of usage in countries like Japan, China, Colombia, Ethiopia, and for slum redevelopment in India.

15:09

🧩 Components of Town Planning Schemes

This paragraph overviews the key components of town planning schemes - the public agency's role, land owner participation, infrastructure funding subsidies, and coordination with higher level planning. It elaborates on the responsibilities of the public agency, requirement for majority land owner consent, variations in infrastructure funding approaches, and consistency required with city and regional plans.

20:13

📏 Process of Land Redistribution

This paragraph explains the land redistribution process under town planning schemes. It covers how the size and location of final redistributed plots relate to original plots, use of value capturing financing tools, cost offsets through betterment charges and land sales, and the local development authority's role in implementation without private developer engagement.

25:19

✅ Merits and Limitations of Town Planning Schemes

This paragraph summarizes the commonly acknowledged merits of town planning schemes in India, including respecting land rights, increased land value, self-financing potential, mandatory reservations for weaker sections, and opportunities for owner participation. It also reviews shortcomings like time consumption, complexity, ineffective staffing, viability gaps, and discrimination against non-owner occupants.

30:24

📐 Techniques Involved in Plot Reconstitution

This paragraph walks through the techniques involved in the plot reconstitution process under town planning schemes, including declaration of intention, draft scheme preparation, preliminary and final scheme stages, role of the Town Planning Officer, plot demarcation, and grievance redressal.

35:26

🏙️ Case Examples and On-the-Ground Transitions

This final paragraph provides case examples of plot redistribution, cost calculation, and guided urbanization enabled by town planning schemes in cities like Ahmedabad, Pune, and Surat. It concludes by summarizing the learning outcomes covered.

Mindmap

Keywords

💡Town Planning Scheme

A Town Planning Scheme is a micro-level urban planning and land management tool used to guide the development of peri-urban areas. As explained in the video, it involves pooling together irregular land parcels under different ownerships, reconfiguring them into regularly shaped plots, and redistributing them after providing land for infrastructure and public facilities. Town Planning Schemes help prevent haphazard fringe development and promote planned urban growth.

💡land readjustment

Land readjustment is another term used to refer to the Town Planning Scheme concept, as mentioned in the video script. It involves temporarily bringing together land owners to plan the rearrangement and consolidation of their land parcels in order to better service the area with infrastructure and amenities.

💡development authority

The development authority is the public agency responsible for implementing Town Planning Schemes, as stated in the video. It undertakes land pooling, funds infrastructure provision through betterment charges and land sales, and controls the planning and design of scheme areas to achieve organized growth.

💡original plot

The original plot refers to the initial unplanned land parcels held under different ownerships before the implementation of a Town Planning Scheme. As shown in the images, these tend to be irregularly shaped and haphazardly arranged.

💡final plot

The final plot refers to the regularized and reconfigured land parcel given to a land owner after the redistribution process under a Town Planning Scheme. As stated, the size of the final plot is proportional to the original plot, and its location is as close as possible.

💡betterment charges

Betterment charges are levied by development authorities on land owners to help fund the cost of infrastructure provision under Town Planning Schemes. As explained, land owners may part with 25-50% of their land and also pay these charges towards the development of their final serviced plots.

💡peri-urban areas

Peri-urban areas are the rural-urban fringe areas on the outskirts of cities that are targeted for the application of Town Planning Schemes, as stated. These tend to demonstrate haphazard growth in the absence of regulated plans, which the schemes help prevent through organized development.

💡urban infrastructure

Urban infrastructure refers to facilities and amenities like roads, water supply, sewerage, street lighting etc. required for functioning of urban areas. As shown through images, Town Planning Schemes help provide various levels of infrastructure in peri-urban areas.

💡land reconstitution

Land reconstitution refers to the central mechanism involved in Town Planning Schemes of pooling together irregular land parcels, reconfiguring them into regular shapes, realigning ownership, and redistributing them after infrastructure provision. This enables organized urban growth.

💡haphazard development

Haphazard development refers to the unplanned and uncontrolled urbanization of peri-urban areas that often takes place in the absence of regulatory planning. As stated in the video, Town Planning Schemes help prevent such haphazard development through their land reconstitution approach.

Highlights

Researchers developed a new technique to sequence ancient DNA

The method allows retrieval of genetic material from samples as old as 1 million years

This enables analysis of evolutionary changes and population dynamics over greater timescales

Researchers extracted DNA from ancient bones and teeth found in cave sediments

They used chemical treatments to repair damage and retrieve short DNA fragments

Fragments were sequenced and assembled into full genomes using a new bioinformatics pipeline

The technique was used to reconstruct Denisovan and Neanderthal genomes from samples up to 900,000 years old

This provides new insights into archaic hominin population sizes and structures

Researchers plan to analyze specimens from Africa and Asia to fill gaps in the fossil record

The method opens new possibilities for studying human evolution and migration patterns

It also enables comparison of genetic diversity between ancient hominin groups

Researchers call for caution when interpreting results from degraded ancient DNA

Contamination and DNA damage can introduce errors requiring careful authentication

Further improvements to the technique will expand analysis to fossils in warmer climates

Overall this provides a powerful new tool to probe our evolutionary origins and history

Transcripts

Browse More Related Video

Lecture 9: Zonal Plan

Lecture 6: Regional Plan II

Lecture 31 : Introduction to Planning Legislation

Lecture 11: Local Area Plan (Urban Redevelopment Plan)

Lecture 39: Zoning Regulation

Lecture 4 : Types and Level of Plans