Facilitating Development in a Peri-Urban Node through Town Planning Scheme

W h at is the s tu D io about ?

Studio Brief

Studio: UP4001 - Urban Expansion and Regeneration Planning Studio

Tutor: Prof Utkarsh Patel

Guidance: Prof Jignesh Mehta, Shikha Patel

“

Majority of the cities in India are growing rapidly due to rapid urbanization. Though many of them prepare macro level plans (Development Plans and Master Plans) to manage future growth, these plans provide only focus on overall zoning, trunk network and broad framework for development. These plans, however, remain unimplemented without careful micro-level planning in both green field and brown field areas. This Studio focused on developing core competencies in preparing micro level plans for both, greenfield (TPS) and brownfield (LAP) areas, which go beyond conventional approaches, and integrate multi-disciplinary aspects resulting in high quality environment.

I am grateful for the opportunity of being part of this studio which helped me understand the fundamental concepts of working of micro level planning in cities. I would like to sincerely thank our mentor, Prof Jignesh Mehta, tutor for the studio, Prof Utkarsh Patel and teaching associate Ms Shikha Patel for being a guiding light in this entire journey giving timely feedback and being available for discussions whenever needed. Their valuable insights have helped me improve myself in this domain. Besides this, I would like to extend my gratitude to other tutors and TAs of the program who have provided us with timely inputs and feedbacks throughout the journey. Last but not the least, I would like to thank my peers who have helped a lot in understanding new concepts, discussions and supporting each other throughout this journey.

Work contribution: Symbology for Author Group of 4

a rea D evelo P ment m o D el

l ocal P lan - P utrajaya , malaysia

“

Vision of the Local Plan of Putrajaya is “to develop a Federal Government Administrative Center of Malaysia”

Detailed Scheme Layout of Local Plan 7,8,9,10

The objective of this exercise is to understand the area development model in context of the overall urban planning regime, statutory framework, development regulations, financial models and to critically review the same.

Area Development Model - Putrajaya

Levels of Planning in Malaysia

Local Plan Area - 7.68 sq km.

Master Plan Area - 49 sq km.

State Structure Plan Area - 750 sq km.

National Physical Plan Area - 3,29,847 sq km. 40 % Open spaces 70:30

Public:Private 13 % Affordable Housing

Implementation Process

Duration Activities

National Physical Plan

Provide General Direction for physical/spatial planning and development and use and conservation of land in the country

State Structure Plan

1995 1996

Explains policies and strategies for development sector such as land use, socio economic, environment etc

Putrajaya Master Plan

Approved by the cabinet as the federal administrative center of Malaysia Master plan was based on Garden and Intelligent city concepts and first construction began after 1996

Legal Provisions Institutions involved

A1129 of Act 172 Federal Government

Section 8 12 of Act 172 State Planning Committee(SPC)

Section 6(A) of Act 172

Revenue Model

Discussions on Local Plans

Feedback form the public on objectives, aims and area to be proposed in the plan

6 months

District Local Plan

Preparation of Proposed maps and written statement in accordance with policies and proposed state structural plan

Public Hearing and Examination

Section 12 of Act 172

Perbadanan Putrajaya (Corporation)

Assessment rates

Licenses and permits Rentals Parking charges, planning fees, compounds, fines and interests.

1 month 6 months

Local public exhibition and enquiry of the proposed plan

Approving of Draft Local Plan with amendments after presenting to the SPC

Gazetting of Draft Local Plan

Adoption of local area plan is published in local newspapers

Section 13 & 14 Section 15 of Act 172

Section 16 of Act 172

Implementation of the Local Plan

External Sources

Self funding sources

Loans (from higher government / financial institution) Annual Equalization Grant

Launching Grant Development Project Grant Road Maintenance Grant Balancing Grant

Comparing local plan strategy of Putrajaya with Town Planning schme of Koba, Gandhinagar as both are planned selfsufficient capital cities with large institutions and public land, shows that the scheme areas are designed as supporting residential neighborhood for the capital in both cases, yet Gandhinagar has much more flexibility in terms of regulations and permissible uses and has good street network. The Putrajaya corporation is solely responsible for preparation, sanction and implementation of the plan whereas the state government sanctions the plan in case of Gandhinagar. Koba TP scheme is a tool for appropriation of land for development on contrary Putrajaya’s local plan is just to implement the master plan as sub-divided precincts as land is already acquired by the Government by fair market compensation.

Development Feasibility Study - Ahmedabad

t haltej - s hilaj j unction - s P r ing r oa D

Market Feasibility Cost - Revenue Analysis 1 2 3

As per the Demand analysis, Affordable housing and apartments are the predominant typologies indicating around 90%100% occupancy. Recent luxurious projects with 2 and 3 BHKs are also in greater demand. Occupancy rate of commercial units are very much lesser even in completed projects

Residential - Luxury apartments Commercial - Office & shopfronts

Rs. 56,57,33,208 Rs. 34,85,20,368 Rs. 83,92,50,000 Rs. 45,66,20,000 Rs. 60,67,20,000 48 % 31 % 56 %

To Client: Though the commercial project promises higher returns, the current occupancy rate is around 50% indicating lesser demand hence this will make the project less viable. Hence, it would be profitable for the developer to go with Scenario 1 – Residential affordable units with commercial in ground floor, considering both the market demand and profit analysis. Also, considering the low Jantri rate in the area, this area can be a potential TDR receiving zone, which the developer can utilize to make the project more viable by using additional floor space.

To AUDA: The affordable zone is not affordable for a middle class family as the unit prices are very high in the area. This mid segment housing stock could be addressed by incentivising the developers through additional FSI and also increasing the base FSI , so that the price of the units would come down due to increase in supply. Introducing changes in DCR such as Green FSI to incentivise sustainable development and dedicated mixeduse zone to promote more mixed-use development with zone specific regulations could be considered.

Gross Investment

Gross Returns

Profit from sale

s etting the c ontext

a hme D aba D - s tu D y a rea ( s hilaj - b ha D aj )

Ahmedabad , the largest city in Gujarat, having strategic connections to different economic centres in the country as well as the state

Legislative Framework

TP Schemes are prepared under section 48 of the ‘GUJARAT TOWN PLANNING AND URBAN DEVELOPMENT ACT, 1976’

Strengths & Opportunities

Growth magnets Kalol & Sanand

Presence of single cropped land for future urbanisation

Falls within DMIC Influence corridor

Proximity to major SIRs

Setting the context - Ahmedabad

Overall, both AMC and AUDA has prepared 359 TP schemes in Ahmedabad.

Status of TP schemes 40-41 42-49 50-67 73-82

Mehemdabad

Valid sections in GTPUDA

Declaration of Intention Draft stage

Preliminary & Final stage Valuation

Presence of Industrial Nodes

New business districts along SG highway

The study area of Shilaj-Bhadaj is located in the high potential peri urban context of AMC and AUDA and forming an epicenter along the central spine connecting to the city center.

Towards M. Becharaji Kalol Dehgam

Ahmedabad

Bhuj

D elineation - a nalysis

Boundary Delineation

Major job center, Santej Industrial center

Two ring roads & unali canal as initial edges

TowardsThol

34 Sq. km.

High potential land based on ESA and NA conversions

TowardsRajkot

Strengths, Issues & Opportunities

Strengths:

• Ring roads

• DFC corridor and sanand station

• Housing demand in Bopal

• Single cropped agricultural land • Employment centers

• Science city • Diverse land uses

TowardsGandhinagar

34 sq km. Masterplan area

Consists of 8 villages of AUDA

Existing TP area for contiguous growth

TowardsThaltej

Central spine Shilaj road as lower boundary

Opportunities: • Logistics zone

Influx of population from rural • Rejuvenation of green-blue • Promote NMT & Walkability • Santej & Khatraj • Opportunity for MRTS routes

Issues: • Dependency on local roads • Less accessible green spaces • Mixing of regional & local traffic • Lakes as dumping sites • No PT, IPT or NMT provisions • Lack of public amenities

Existing Land use

Existing land use shows 71% area as vacant but zoned as agriculture and only 4% built up which are predominantly party plots and weekend homes & villas.

Blue-Green

The master plan area has 2 canals, 2 lakes and 24 revenue ponds . Overall 28 Ha of area is under greens. Slope of the area is from north east to south west.

Concept Development Initial Concept

Rural – urban interface and strategic location

Considering development impetus of the two ring roads

Considerations

Connecting major job centres

Conserving & preserving natural features

Combining all our individual concepts and considerations, the key objectives for the master plan area was derived.

Proposed Zoning

As per AUDA DP 2021 the master plan area falls under 7 types of zones out of which only 30% of the land is urbansiable including major reservation for science city.

Road Network

Existing street density is 1.86km/sq km which is less than the city average which is 5 km/sqkm and there is only AMTS connectivity within the site.

Also, a total of 17 TP schemes in draft & preliminary stages exists in the master plan area covering a total of 40% of the area.

Work

Live

Commute

‘Facilitating Peri-Urban Development with improved standard of living, co-existence of rural & urban activities in a social space with institutions, diverse land uses & heterogeneity of economic interest ’

m aster P lan

c once P t - o bjectives - P ro P osals

Vision

Objectives

inclusive enhanceD Peri-urban sustainable

To promote development inclusive of all demographic, social and economic groups

Activity mapping

To enhance existing development through enhanced connectivity, access to infrastructure, economy and housing

To develop Shilaj - Bhadaj as a peri-urban node, integrating urban and rural growth

Extension of Science city road and possibility of BRTS extension increases the potential of this area to high intensity.

To ensure environmentally sustainable growth

Learnings from case studies

Kolkata Science city

Supports periurban transition and freight priority due to proximity to Sanand DFC station

Recent hike in land prices, presence of Gamtals and other organic settlements & recent development favors potential for low density Metro corridor and station area shows a potential for high intensity commercial development and TODness.

Proximity to Khatraj industrial area and MSMEs and manufacturing plants in Santej makes this area potential for industrial and supporting infrastructure.

Urban Character around the Gamtal area is clearly distinct and has a potential to grow into higher intensity zone.

Science city

Absence of micro planning mechanism leading to unregulated growth

Sanagareddy, Hyderabad

Wagholi, Pune

Potential for high dense mixed use, commercial and office spaces.

Based on the stakeholder consultations, existing development and site visits , activity mapping was drafted which is a base skeleton for further zoning and road network proposals.

Presence of micro planning mechanism allowed for a regulated growth in both the cases

Implementation Mechanism

Enhance Inclusive Sustainable

Peri Urban

Enhancing the development of Shilaj - Bhadaj as an inclusive and sustainable periurban node

Bhairopur, Bhopal - Zoning, projects

ECR, Chennai - Zoning, DCR, projects, transit

Sanavad GSRTC

CIDCO smart city - DCR, projects

Curitiba, Brazil - Zoning, projects, transit

OBJECTIVE

Peri Urban Inclusive Sustainable Enhanced Development

STRATEGIES

Augment urban rural connectivity: Connectivity, Mobility, Accessibility

Optimum utilization of land to ensure land affordability

Facilitate creation of diverse job centres

Support job centres with complementary and ancillary uses

Incentivize affordable housing

Development catering to all age groups

Safe, walkable, universally accessible streets and public realm

Equitable access to public resources

Ensure permeability along major streets through greater mixing of uses

Integrate informal activities

Eco sensitive buffers around existing lakes

Creation of hierarchy of recreational green spaces

Maintain per capita green space according to standards

Reuse wastewater through tertiary, decentralized treatment

Improve existing road network through strengthening and widening

Resolve junctions with traffic congestion

Meet social and physical infrastructure gaps

Extend MRTS and BRTS connectivity

Road Network - Considerations

IMPLEMENTATION

ROAD NETWORK ZONING GDCR SPECIAL PROJECTS

A broad strategies matrix was formulated which summarises the implementation process to achieve our objectives in the master plan.

The vision of AUDA is compact development along the major transects such as radials whereas remaining area is of low intensity to phase out.

mr. a m jagani Town Planner - AUDA

On a broad level the road network was evolved taking into account some of the critical considerations such as contour and natural features and some constraints in the area such as existing settlements.

Maintain Ridge points and contiguous stream order to align our basic grid 01

Strengthen

Existing radials and proposals parallel to ring roads

Integrate proposed Blue – Green network and consider eco-sensitive areas

Extend existing PT network and enhancing the IPT network

Resolve & Realign Complex junctions and organic roads & consider existing builtform

Integrate Gamtal and existing TP roads

Promote walkability through suitable blocks and robust pedestrian network

m aster P lan

Road network was proposed by integrating all existing roads and features, DP proposed roads, proposing new rings and radials & extending the radials to form Superblocks and primary road grid with an average block size of 1000m by 800 m.

PT Network

Potential to extend BRTS on Krishna mandir road and MRTS on Shilaj road was identified. AMTS was further added as a feeder system to enhance connectivity.

Circulation of traffic regional & intra masterplan area freight priority corridors from DFC to Santej and Khatraj has

Master plan includes other projects such as physical infrastructure, EV charging stations, sports complex, rural haat, canalfront etc. Total appropriation of all proposals sums up to 29% including 16% for roads excluding SEWS Housing and Sale Component.

t o W n P lanning s cheme

D elineation - P hasing - a nalysis

The TP schemes have been delineated on the basis of average size (2 - 4 Ha) and various other significant factors .

DP roads & master plan proposals implementation

TP Scheme Boundary Delineation

Omitting existing TP scheme areas Implement special purpose projects

Considering market pressure & existing barriers

To implement the Multi modal node development and also facilitate the BRTS corridor.

329 Ha | 1.7 Lakh

To facilitate the peri-urban development along the outer ring road and implement its special projects.

330 Ha | 1.5 Lakh

To implement the Metro rail corridor and to facilitate the TOD development in the area.

350 Ha | 0.7 Lakh

TP Scheme Phasing

To promote the development due to science city and BRTS corridor.

424 Ha | 1 Lakh

To improve the infrastructure and integrate the old settlements and realise the special project of Green district .

354 Ha | 0.9 Lakh

To facilitate the market demand and immediate development pressure in the Shilaj area.

290 Ha | 0.6 Lakh

To facilitate the growth that has already started in the area which is of utmost priority and support the development pressure along the SP Ring road .

TP Scheme - Analysis

To facilitate the implementation of 90m ring road and other important periurban projects that will serve both rural and urban areas.

I Phase II Phase III

To implement the future extension of Metro rail corridor and to facilitate the TOD development in the area.

Based on the potential to explore implementation of different projects and land use zones in peri-urban context , TP 05 was chosen to be detailed out further in the studio exercise

To facilitate the peri-urban development along the outer ring road and implement certain special projects promoting urban rural integration and inclusivity.

Implementation of road network to increase connectivity, walkability, resolve congestion points

Facilitation of development in medium intensity, low intensity and affordable residential zones

Development of canal front as a regional green integrating the urban and rural population

Zoning (R2, R3, RAH)

NA conversions

Specified block sizes

Summary of Master plan proposals

Eco-sensitive buffers

Regional connectivity

Layers of Analysis

PT & NMT infrastructure

Central public node

Government land holdings

Current Land Use Plot area

Land Value

Topography

Population Estimation

Residential Mix Commercial Mix

(Estimated through demand-supply method)

1.5 Lakh 20000

21% of Land parcels are under NA plots.

8% of the land is government land predominantly Gram panchayats and Sardar Sarovar Narmada Corporation.

Predominantly agricultural zoned with vacant plots and remaining with farmhouses and party plots.

Majority of the plots >1000 sq m

Average Jantri rate 2400 Rs/sq m

Average slope is 1:67 North east to South west

These plot level analysis identifies parcels that are non-deductible and that can generate large deductions to facilitate provision of large scale infrastructure.

Source: Dublin, courbanize

r anchar D a t P scheme

a PP ro P riation - r econstitution

The appropriation principles have been derived from our 4 key concepts of the masterplan vision and URDPFI guidelines and other standards have been referred for the location & scale.

Roads Total Gross Appropriation

Non-Deductable Land Parcels Gauchar Panjarpole Water bodies R2 plots <200 sqm =

Reservations & Appropriations 59.53 Ha 113.34 Ha 113.34 Ha

3.36 Ha 16.8 Ha 13.45 Ha 20.20 Ha

% 1 % 5 % 34 % 35 % 4 % 6 %

Crematorium R3 plots <1000 sqm Net appropriation % is comparatively lesser than conventional practice in AUDA(40%) and as mentioned in GTPUDA(50%) . In this scheme, there is an increase in appropriation for greens and decrease in appropriation of SEWS Housing .

13 Ha

Total Net Appropriation

Non Deductible Area Gross TP Area - 336.3 Ha Net TP Area - 323.2 Ha

SEWS Housing Greens Physical & Social Amenities Sale Component To ensure self-financing mechanism , the cost of infrastructure is balanced by the sale of reserved plots considered using inflated jantri rates.

Reconstitution Principles

Area as per zone

Minimum Plot size to be maintained.Block sizes derived based on Master Plan concept.

Provide FP in Buildable zone.

Access via road should be provided to all plots. Walkable blocks of 250 x 250 m

Zone 1

Road

Zone 2

L:B ratio to be maintained 1:2. Attempt should be made to provide rectangular plots.

L-shaped or irregular-shaped FPs are not to be provided.

Reconstitution - Initial survey & base map preparation

Base Survey Map Original Plot Map

Ranchhodpura

For FP falling in 2 zones, division and appropriation to be done proportionately.

All FPs to be provided on the location of OPs.

Ranchhodpura

Existing buildings should be conserved while reconstituting and their access points should not blocked

Mock Owner’s Meeting - 04.11.2022

A mock owners meeting was conducted to r eview and highlight issues in the first draft of reconstitution . Different stakeholders have different concerns.

Land Owner

Villages : Ranchhodpura & Ranchharda

Survey data : Village panchayat, 7/12 (anyROR)

Total survey plots : 571

Survey Numbers which were spatially adjacent and has same owner & tenure and in same village have been combined and given single O.P. number

Total original plots : 538

State & Local Govt. Developer NGO workers

Location of FP Adherence to Act Sale component & DCRs

SEWS housing & greens

Ranchharda Lake

Ranchharda

Ranchharda Lake

Ranchharda

r anchar D a t P scheme

r

econstitution - v isualization

Final Reconstitution Special Projects

Category Area (Ha) % Area

Final Plots 17219.72 51.2

Roads 68.24 20.3

Sale for Commercial 11.7 3.5

Sale for Residential 8.8 2.6

Parks/Gardens 16.3 4.9

Social & Physical Amenities 13.3 4.0

SEWS Housing 4.53 1.4

Water Bodies 40.6 12.1

Total final plots : 628

Reservations have been consolidated to create a public node around which l arge scale public amenities are concentrated to create a vibrant continuous public realm. Maximising potential through equitable access from c ommercial sale component and SEWS housing .

Canal Front acts as a community level green forming a vibrant and permeable interface between urban and rural

r anchar D a t P scheme

v aluation & c osting

Valuation

Redistribution & Valuation statement

OP Value Semi-Final Value FP Value

Value of the plot in its inherent state

OP value= OP area x OP rate

OP Rate : Escalated Jantri ( 6% annual inflation)

Value of the reconstituted plot in undeveloped state

SF value= FP area x SF rate

SF Rate : OP rate(FP over OP) weighted avg. of OP rate (displaced FPs)

Reconstituted plot value in developed state

FP value= FP area x FP rate

Infrastructure costing

(The Rates have been taken from the stakeholder consultation with AUDA officials with reference to the recent TP Scheme in Manipur DTPS-314 )

Roads - 67.07 Cr.

Transport Trunk Trunk

Street lights - 11.21 Cr.

Footpath - 30.05 Cr.

NMT infrastructure - 6.00 Cr.

Water supply - 10.18 Cr.

Sewerage - 10.18 Cr.

Storm water - 25.29 Cr.

Canal, Lakefront, Greens20.66 Cr.

AMTS stations - 0.9 Cr.

Public toilets - 19.5 Cr.

Drinking water kiosks - 0.4 Cr.

FP Rate : (SF rate + Scheme rate) x Increment Factors 0.7 Cr.

Compensation is calculated as the amount to be paid to the landowner for the land appropriated by the authority & Increment is the amount to be paid by the landowner for the development they are getting from the authority. Here the FP value is increasing more than twice the OP value.

Compensation cost

(Expenses shown in Col. 11 of Form F)

224 Cr.

Total infrastructure cost

5 Cr.

Misc. costs

(Cost of legal proceedings, publications, salaries etc.)

324 Cr. 553 Cr.

Total Scheme cost

(For total developable area including saleable plots)

Scheme Rate per sqm

Increment Factors

Analysis for fixing increments

2.7 times 2.2 times 2.4 times 2.7 times

1.0 x Developability 25% Location & Proximity 10% Right of Way 20% Approach 20%

(maximum of the 3 methods)

Bridges/subways School, community hall, crematorium

Lower than minimum plot size / irregular shape / irregular proportion Proximity to SEWS Fire & police station

Developable 9m 1 sided R3 - 0.3 12m 2 sided R2 - 1.8 18 - 36m 3 sided RAH - 2.7 36 - 40m 4 sided

AMTS/NMT lanes/ Neighbourhood green Social amenities (community hall, market etc)

Analysis of Unali TPS Jantri rate NA v/s A Market Rate Analysis 2.7 x

Saleable plots Greens, canal, lakefront

Increment Factors - Cases

Highest Increment2.7

The plot 177/1 has the highest increment due to proximity to canal front, higher ROW abutting road and three sided access.

Lowest Increment1.0

Plot 215, which is non-developable (small plot size), adjacent to SEWS Housing, abutting 9m road has the lowest increment factor.

r anchar D a t P scheme

v aluation & P hasing

Merit of Incrementality

Scenario 2 Scenario 1

Incremental Method

FP Rate : (SF rate + Scheme rate) x Increment Factors

Total Increment 1644 Cr. Contribution 33% 543 Cr.

Scheme Cost

Non - Incremental Method

FP Rate : (SF rate + Scheme rate)

Total Increment 676 Cr. Contribution 50% 338 Cr.

Net Cost of Scheme to the appropriate authority 10.27 Cr. Net Cost of Scheme to the appropriate authority 215.2 Cr.

Final Valuation

If increment factors are not considered then the authority would end up spending about 20 times the cost (even after 50% contribution) in case of incremental method which makes this method more equitable for plot owners and less burden to the authority. - Abstract sheet for all the Finance of the TP scheme Form G

FORM G (Rule 21)

1 Expenses under the provision of infrastructure under section 40(3) (b), (c), (d), (f), (g) and (h) 224 Cr. 2 Other expenses of Authority

3 Expenses shown in the redistribution and valuation statement (Total of column 11 of Form F) 324 Cr.

4 Cost of publication number section 41(2) and under section 42(1) or (2) Rules 16 to 18 5 Cr.

5 Compensation for affected construction under section 49(2), Legal Expenses under section 77(1) (e) and compensation under section 82

6 Cost of demarcation, salaries of town planning officer and board of appeal and staff and other expenses under section 61(2)

(A) Total (Cost of Scheme) u/s 77, GTPUDA 552.9 Cr.

7 Total of increments (Total of column 12 of F form) 1645 Cr.

(B) Proportion of increment to be contributed by each holder (section 79) (33% of total of Column 13 of F form) 542.7 Cr.

Net cost of scheme to the appropriate authority = (A) (B) 10.27 Cr.

NOTE: THE NET COST OF THE SCHEME TO THE AUTHORITY IS PROPOSED TO BE MET BY SALE OF FINAL PLOTS ALLOTTED TO THE AUTHORITY FOR SALE FOR RESIDENTIAL OR COMMERCIAL USE IN THE SCHEME.

TP Scheme - Revenue Mechanism

Contribution of the land owner towards the total cost is decided based on the net expense to the authority making sure that the authority doesn’t receive any profit from the scheme.

Self funding Private partnerships Government grants Loans & Borrowings

• Premium FSI

• Betterment Charges

• Sale of Reserved Plots

• Advertisement Charges

• Parking Fees

• Lease & Rents

• Private-Public partnership

• CSR funds

• State level Projects

• Jal Jeevan mission

• Grants from other bodies (NHAI, Sardar sarovar etc.)

221 Cr. 324 Cr. 909 Cr.

Betterment charges

Contribution paid : 33% of Total Increment

Phasing for Infrastructure

Premium FSI Sale of plots

Purchasable FSI: Medium Intensity: 0.6, RAH: 0.9

Total Area of sale plots: 20.2 Ha Market value: Rs. 45000/sqm

• Banks

• Municipal Bonds

• Multi-Lateral Financial Institutions

• Land Mortages

Under self funding mechanism revenue

assuming a full built scenario has been calculated and the remaining funds will be sourced from other partnerships

Development Scenario ( 50% development by 10th year +15% premium sold) & 7 years for laying infrastructure - Based on market study

Phase I (0-2 years) Phase II (2-5 years) Phase III (5-7 years)

52.42

Cr. 107.11 Cr. 47.5 Cr.

Capital funding : Up to 40% of total cost as loans 90 Cr. + Corpus Funds +

Government Grants (Jal Jeevan Mission, Swatch Bharat Mission) &

Mortgage of land 10% of sale component (Borrowings up to 50% of the market value of the property)

45.45 Cr

Total funding raised for development under Phase 1 135.45 Cr.

Surplus post Phase 1 : (135.45 52.4) 83.05 Cr. +

Government Grants (Jal Jeevan Mission, Swatch Bharat Mission) &

Betterment charges (5%) 11 Cr. &

Sale of premium FSI (1%) 3.24 Cr. +

Mortgage of land 5% of sale component 22.7 Cr.

Total funding raised for development under Phase 2: 119.99 Cr.

Total expense

Surplus post Phase 2: (119.99 107.11) 12.88 Cr. +

Betterment charges (30%) 63 Cr

Sale of premium FSI (5%) 16 Cr.

Total funding raised for development under for Phase 3: 91.88 Cr.

The funds for each of the phase has been adjusted either through grants and loans or through self finance models and the surplus is passed on to the next phase. Final surplus can be used to repay the loans along with the profits from the saleable plots

K ey learning outcomes

Benefits

e FF icient t ool

T P Scheme mechanism is increases the revenue of the authority and acts as a temporary asset builder. Increases development in a phased manner.

T P Scheme mechanism increases the land value of the owners giving them developable plots with all the amenities nearby with minimal betterment charge.

TP Scheme Learning new skills

TP scheme is an effective tool as a micro planning mechanism as it is fair, inclusive and transparent also equitable when compared to land acquistion.

t eam W or K s ta K ehol D er e x P osure

Different streams

Stakeholders from various institutions and backgrounds have been consulted constantly throughout the process for an efficient and reliable inputs related to the market demand.

One of the best learning from team work is to know to derive each person’s skills and put that into use to form the best possible outcomes. Learning new softwares from peers and exchange of knowledge was key.

T P Scheme mechanism provides city and regional infrastructure while controlling urban sprawl and provides sustainable development by preserving natural resources.

s el F F inancing t ool

Effective Fiscal tool

It is an effective fiscal tool for value capture and the nature of being it self financing model makes it more feasible and might suit most of the cities. Infrastructure preceding development is also crucial for its success.

T P Scheme mechanism is a tool to prepare and implement a detailed plan for a smaller area under the development authority in such a way that it remains consistent with the provisions of the overall development plan prepared for the urban area..

l earning F rom e x P erts

Lectures & Exercises

Apart from the studio process, there were insightful learning sessions from different guests throughout the module and individual exercises that is helpful in instilling our unique expertise.

c losing the l oo

P

Macro to micro planning

Starting from macro planning in DP studio to exploring micro planning mechanisms in this studio closed this loop. Analysis of existing situation, regional level and also starting with master plan proposals before deriving TP scheme proposals makes the process much more robust.

u er P s tu D io m ’ 22 | c e P t u niversity