The Gujarat

Land Pooling Scheme

A tool for aiming
Planned, Fair and Equitable
Urban Development

Paresh L Sharma
Chief Town Planner, GUJARAT STATE

1
Development Process in Gujarat
Development Plan  ULBs manage delivery of serviced
• New growth areas
• Zoning
land through a 2 tier process as
• Development density • Construction of defined in the Gujarat Town
and development control city level
regulations infrastructure
• City level road network
Planning and Urban Development
• City level infrastructure Act,1976.
 First a decadal macro level
• Construction of
T.P. Schemes neighborhood “Development Plan” for the
level infrastructure
• Neighborhood level road • Reconstitution of entire city is prepared.
network land holdings
• Land reconstitution • Appropriation of  Second a large number of micro
land for public
• Neighborhood level uses
social and physical level “Town Planning Schemes”
infrastructure
• Financing of covering approx. 100 ha area each
neighborhood level • Construction of
infrastructure private buildings
as per GDCR on are prepared – for areas
private plots
delineated for new development.
1. Land Consolidation / Pooling
Land Consolidation
• Concept………..
• promote efficient, sustainable & equitable land development
• achieve planned & sustainable growth through Co-operative
public participation

• Consolidation For………..
• Development of greenfield & brownfield areas
• Redevelopment / Revitalization of down towns
• Consolidation of land for Infrastructure (addition & improvement)

Consolidation through Land Pooling …………

What is Land Pooling?
• Method to………..
• transform irregularly shaped cadastral parcels to appropriate
plots to be used in more economical manner
• efficient, sustainable & equitable land development through
Co-operative public participation

Contribution
Redistribution

BEFORE AFTER
Legal base, Transparency, Participation, Institutional frame & Technology
What is Land Pooling?
• Process………..
• Land parcels within an area are pooled together
• percentage of each land parcel calculated to determine a
contribution to public areas & roads
• percentage depends on objective of the development, size of the
subject area & required public-uses
• Public & Personal Hearing under statute of Law
2. Land Pooling Global & Indian Experience
Land Pooling – Other Countries
Country Japan South Korea Taiwan Australia

Purpose •War damage area •1930- for rural area •Industrial Dev. •Authorized by Town
•Rehabilitation •1936- for urban LP first •Squatter settlement planning &
•Earthquake project in Seoul, 60% •High density Development Act
•Fire disaster area urban expansion •Poor Housing 1928
•urban expansion •35% of the urban condition •Small metropolis of
•First implemented expansion by LP of S. 1Mn person in
in the 1870’s in Korea (1990) western Australia
Kobe

Institution •Local Govt. •Local Govt. •1930- Authorized by •Main infra. network
•Land owners •Land owner land law & by State govt.
association •Ministry of construction administered by central •Local infra network
•3 national govt. dev. & provincial govt. by land subdivides
Corporations •1960- city Govt.
carried out projects

Strategy •70% of the urban Very less financial support Avg. 5% land sold for Land owners share
LP is carried out by from National Govt., so the cost of infra. & based on the
local Govt. & land land owners share was other project cost. market value
owners associations calculated on the basis of 30% Govt. land taken
•300 LP projects market price for roads & other
covers maximum purpose plots
built up area in past
95 years.
Land Pooling – India (other forms)
• Haryana : The developer as a colonizer permitted for pooling of land

of farmers and is supposed to develop as per norms. The authority is a

facilitator

• Ghaziabad : Equity Sharing between the development authority and

the private developer

• Rajasthan:
• Land acquisition through Consent for industry & infrastructure

(land for railways, highways, ports, power and irrigation)

• Compensation at par with Land Acquisition

3. What is the Gujarat Land Pooling i.e. TPS
Mechanism?
Land Pooling – Gujarat (Land Pooling Law)

• Land pooling regime ………..

• 1915 : applied to Salsette island – Bombay
• 1925 : First Town Pooling Scheme of Jamalpur in Gujarat
• 1954 : Amended Bombay Town Planning Legislation
• 1976 : New Act in Gujarat (GTPUD)Act, having more provisions
• 1995, 1999 & 2001 : Amendments in GTPUD Act

• Gujarat experience ……….

• pooling regime almost 100 years

• proved to be a sovereign tool , backed by special law &

following principles of Cooperative participation

Town Planning Schemes in Gujarat

• A form of land readjustment

• A means of expanding urban

infrastructure without compulsory
land acquisition

• Promoted as equitable,
participatory and cost-effective

Town Planning Schemes in Ahmedabad over the years.

Source: Ballaney, S. "The Town Planning Mechanism in Gujarat,
India." World Bank (2008).
The First TPS of Ahmedabad, 1925
Jamalpur TPS Ahmedabad
To provide proper access
The First TPS across the River, 1946
TPS the present format :
• Areas designated for urban expansion in the city’s
development plan

• Divided into TP schemes of ~100-1200 hectares

covering ~100-2000 parcels

• Government pools the land, uses 25-50% for

roads, open space, other public purposes,
including 5-10% for sale.

• The remaining 50-75% is returned to original

owners, whose land value has increased

• Urban land use is now allowed on these parcels

• Landowner consultation at various stages,

regarding their individual parcels

• Land Value Capture – Incremental Contribution Consultation with landowners

Source: Patel, S. and B. Patel. (Creating and) Unlocking
Land Values To Finance Urban Infrastructure
[Presentation], Bangalore, 2009.
4. Development through TPS & Decadal growth
Land Pooling – Gujarat

• First TPS Declared in 1920 Town Planning Schemes

with 270 Ha. '00 - '10 1126
• TPS in 2012 are of 1200 Ha
in urban areas to 8000 Ha in '90 - '00 768
SIR '80 - '90 457
• Significant Rise in TPS after
1985 '70 - '80 219

• Timely amendment of the '60 - '70 93

ACT has facilitated more
TPS '50 - '60 32

• 1126 TPS are in process and '40 - '50 18

about 600 more TPS to be
'30 - '40 9
taken up in next 5 years
• Earlier 20 % Deduction was '20 - '30 4
adopted but now it is raised
to 40% 0 200 400 600 800 1000 1200

95% of the area (except down town) is developed by TPS in Ahmedabad

Land Pooling – Gujarat

• 1126 TPS are in process and about 600 more TPS to be taken up in next
5 years
• Earlier 20 % Deduction was adopted but now it is raised to 40%
• Till Date 100125 Ha of land is planned through TPS
• Land Available for Infrastructure & Sale.

• Roads & Circulation 18023

• Weaker Section Housing (Urban Poor) 1202

• School Play Ground, Fire Fighting other social

infrastructure 1051
• Land for Financing of infrastructure 1802
• Garden open spaces 1202
5. Various Uses of the TPS Mechanism
• City Level Infrastructure
• Infrastructure in Unauthorized Colonies
• Infrastructure in Dense Inner City Areas
• Social Infrastructure
 City Level Infrastructure
To implement ring road without acquiring land under Land Acquisition

Ring Road
76 kms long
60 m wide
 City Level Infrastructure

Ahmedabad’s Ring Road was developed through the TPS mechanism

 City Level Infrastructure

Source: Google Earth

Ahmedabad’s Ring Road was developed through the TPS mechanism

 City Level Infrastructure - Garden

City level
50 ha
Garden

Central Garden of 50 Hect. In TPS of 1250 HA

City Infrastructure through TPS (Garden)
Ahmedabad Land Available for Infrastructure

Category Area in HA
Neighborhood 33.6
Community 127.3
City 542.3
TOTAL 706.2
Social Infrastructure

Y
A
W
D

H
A
O
R

G
A
Y

I
A
W

H
H
G
I
H

L
L
A

A
N
O
I

N
T
A
N

MAKARBA
60.00 M.

R S NO.

Prahladnagar TPS – land appropriated

I

for affordable housing

T

L EGEND
Social Infrastructure

Layout plan
Social Infrastructure
 New Initiatives in Land Pooling
VADODARA URBAN DEVELOPMENT AUTHORITY AREA

CITY – VADODARA Future Planning

II REVISED DEVELOPMENT PLAN (DRAFT)
KNOWLEDGE TOWNSHIP
LANDUSE PLAN

W E

2026 Ha. Designated in Development VMC

L IMITS

MARETHA

Plan as Knowledge Node

MUJ AR
G OMDI

JAMBUVA

• 100 Ha - 5% of Central Core KHAL IPUR

TPS - 1
A LAMGIR

to be carved out through land

poling
• To be developed as
TPS - 2

Knowledge Node through VUDA

L IMITS

PPP mode

TPS 1 TPS 2 Total

V UDA BO UNDARY V ILLAGE S ITE (G AMTAL) - GT 14 10 24 1 P ROPO SED RLY ST
V MC BOUNDARY RES IDENTIAL ZONE - RI 450 20 470 2 RAILWAY GO OD YARD
V ILLAGE BO UNDARY RES IDENTIAL ZONE - RII 0 496 496 3 P UBLIC BUS TE RMINUS
G AMTAL E DUCATION & RES EARCH - I 208 65 273 4 TRANS PORT GODOWNS
TPS BOUNDARY E DUCATION & RES EARCH - II 60 10 70 5 CITY CE NTER
P ROPO SED ROADS S PE CIAL COMME RCIAL ZONE - SCZ 36 15 51 6 CONV ENTION CE NTER
BROAD G UAG E RAILWAY NON O BNIX IO US INDUS TRIAL ZONE - NOZ 0 285 285 7 CENTE R FO R ART & CULTURE
P ROPOS ED BRIDGES P UBLIC PURPOS E - PPZ 7 0 7 8 MUS IUM & ART GALARY
E XIS TING ROB WATER BODY (TANKS , WATE RWAY , RIVE R, CANAL) WB 4 3 7 9 E NGINEE RIANG & TECHNOLOGY
ROAD OV ER BRIDGE RECREATION PURPO SE - RP - 18 58 10 BIO TE CH E DUCATION & RESEARCH
RES TRICTE D ZO NE - RZ II - - - 11 AGRICULTURE RESEARCH
TRANS PO RT (RO AD & RAILWAY ) - TZI 89 172 261 12 INFO RMATIO N TECHNOLOGY RE SEARCH
AGRICULTURAL ZO NE - AZ - - - 13 P UBLIC GARDEN
TOTAL 932 1094 2026
 New Initiatives in Land Pooling

CITY – VADODARA Village DENA-KOTALI-AMALARIYA

1620 Ha. Designated in Development Plan as IT Node (Future Planning)

75 Ha
Central Core

• 75Ha - 5% of Central Core to be carved out through land poling to

be Developed as IT-Node - a catalyst for development
• To be developed as Knowledge Node through PPP mode
 New Initiatives in Land Pooling

CITY – SURAT

25 Ha
Amusement
Park

• 25Ha carved out through land poling to be Developed as

Amusement Park Amusement
- a catalyst Park
for development
• To be developed through PPP mode – Work Commenced
4. Various Uses of the TPS Mechanism
• Infrastructure in Peripheral Areas
• City Level Infrastructure
• Infrastructure in Unauthorized Colonies
• Infrastructure in Dense Inner City Areas
• Social Infrastructure
 Infrastructure in Unauthorized Colonies

TPS mechanism used to regularize unauthorized areas built in the past

 Infrastructure in Unauthorized Colonies

Infrastructure in Unauthorized Colonies

TPS mechanism used to regularize unauthorized areas built in the past

4. Various Uses of the TPS Mechanism
• Infrastructure in Peripheral Areas
• City Level Infrastructure
• Infrastructure in Unauthorized Colonies
• Infrastructure in Dense Inner City Areas
• Social Infrastructure
 Infrastructure in Dense Inner City Areas
January 26, 2001 8:46:43 hrs (IST)

No. of houses destroyed

110`36 9889
15000 (10.02%) 5082 (98.05%)

Houses
10000 (9.05%) 1873
5000 (6.02%)
0

Bhachau

Rapar
Anjar
Bhuj
Most of the inner city of Bhuj was destroyed
Infrastructure in Dense Inner City Areas
Infrastructure in Dense Inner City Areas

Standing Structures
Infrastructure in Dense Inner City Areas

Conceptual road network

Infrastructure in Dense Inner City Areas

• TPS accommodating 3000

Properties – 16000
Population
• Downtown with Commercial
& Residential
Infrastructure in Dense Inner City Areas

UNDER GROUND
WATER TANK

GOVT. LAND

AT SHOPS
PANCHAY
NAGAR

VONDH NAKA GATE

VEG. MARKET

GOVT. LAND

GOVT.
LAND

GOVT. LAND

WARD
OFFICE

TALATI WARD
OFFICE OFFICE

TALUKA SHALA
(HIGHER SEC.)

PRIMARY
SCHOOL

PUMPING STATION &

GARDEN

TPS delineated, each VEG. MARKET No. 2

PARKING
GOVT. LAND

UNSURVEYED LAND
(100 Sq.Mt. PLOTS ALLOCATED BY THE GOVT.) UNSURVEYED LAND
(100 Sq.Mt. PLOTS ALLOCATED BY THE GOVT.)

scheme a manageable
LIBRARY

UNSURVEYED NAGARPALIKA LAND

PARKING

TALUKA SHALA
GOVT. LAND

design unit UNSURVEYED NAGARPALIKA LAND

PANCHAYAT ARAMGRUH

KANYA SHALA
HIGHER SECONDARY SCHOOL

COURT

RESERVED FOR PUBLIC

PURPOSE UNDER Bh. A. D. A.

SAMAJIK
COMMUNITY CUM AUDITORIUM
KALYAN KENDRA

VETERNARY HOSPITAL

UNSURVEYED LAND

(100 Sq.Mt. PLOTS ALLOCATED BY THE GOVT.)

PARKING NAGARPALIKA OFFICE

&
TEXI STAND

UNSURVEYED LAND
(100 Sq.Mt. PLOTS ALLOCATED BY THE GOVT.)
 Infrastructure in Dense Inner City Areas

Publishing the TPS

Soniwad, January 20 , 2004
4. Various Uses of the TPS Mechanism
• Infrastructure in Peripheral Areas
• City Level Infrastructure
• Infrastructure in Unauthorized Colonies
• Infrastructure in Dense Inner City Areas
• Social Infrastructure
5. Some Important Attributes of the TPS Mechanism
Enshrined in the Town Planning Act
 Enshrined in the Town Planning Act

• Invented by the British

• First used in 1913
• Improved continuously
• Tested in court
 Thank You…

Before After