ZONAL PLAN * A link between the layout and the Master Plan * A Zonal Development Plan means a plan for a Zone (Division) of a city, The Zonal Plan (Divisional Plan) details out the policy of the Master Plan and acts as a link between the layout and the Master Plan. A zonal development plan may (a) contain a site-plan and use-plan for the development of the zone and show the approximate locations and extents of land-uses proposed in the zone for such things as public buildings and other public works and utilities, roads, housing, recreation, industry, business, markets, schools, hospitals and public and private open spaces and other categories of public and private uses; (b) specify the standards of population density and building density; (c) show every area in the zone which may be required or declared for development or redevelopment;(d) in particular, contain provisions regarding all or any of the following matters, namely: (i) the division of any site into plots for the erection of buildings; (ii) the allotment or reservation of land for roads, open spaces, gardens, recreation grounds, schools, markets and other public purposes; (iii) the development of any area into a township or colony and the restrictions and conditions subject to which such development may be undertaken or carried out; (iv) the erection of buildings on any site and the restrictions and conditions in regard to the open spaces to be maintained in or around buildings and height and character of buildings; (v) the alignment of buildings on any site; (vi) the architectural features of the elevation or front age of any building to be erected ‘on any site; (vii) the number of residential buildings which may be erected on any plot or site; (viii) the amenities to be provided in relation to any site or buildings on such site whether before or after the erection of buildings and the person or authority by whom or at whose expense such amenities are to be provided; (ix) the prohibitions or restrictions regarding erection of shops, workshops, warehouses or factories or buildings of a specified architectural feature or buildings designed for particular purposes in the localityContents of a zonal plan sland use plan confirming to the master plan slocation and extent of land uses *more detailed circulation pattern special objectives of the zone if any sallocation of use zones into further use premises Functions of a zonal plan *A zonal development plan details out and elaborates the policies of the master plan *Acts as a link between the master plan and the layout plans *Contains a land-use plan for the development of the zone and show the approximate locations and extents of land-uses proposed in the zone *The schemes and layout plans indicating use premises should confirm to the master planLOCAL AREA PLAN *A local area plan (lap) sets out a strategy for the proper planning and sustainable development of a specific area within a local authority and for a timescale as specified by the authority. Local Plans are more concerned with resolving local level problems and issues. It aims for more detailed implementation of policies and proposals. Its prioritizes over all welfare of the people and development of the local area. It is the responsibility of planning authority to develop and adopt the local plan after the approval of structure plan. A local area plans gives plot level detail . It is also used to check if the master plan is confirming with land Contents of a local area plan 1.Land use zoning & density 2.Public open space 3.Private open space 4.Car parking 5.Provision of infrastructure 6.Conservation of built heritage 7.Conservation of natural environment 8.Provision of traveler accommodation 9.Community facilities 10. Design & development standards.SECTOR PLAN A sector plan consists of a group of neighborhoods where it is possible to provide higher order facilities for larger population Contents of a sector plan lt is a detailed site plan with broad identification of residential clusters Allocation of commercial areas and other facilities based on access requirement *Formation of a boundary depending on circulation pattern and administrative setup *Social and physical infrastructure to be allocated based on development control norms laid down in master plan *Traffic links to be identified between arterials and collector roads Functions of a sector plan Each sector plan has to identify the various neighborhoods with population ranging from 3500-15000 lt is the lowest level plan for the implementation of the various levels of planning proposals extensively detailed outSTRUCTURE PLAN The term ‘structure’ here means the social, economic, and physical systems of an area. A structure plan is one that singles out for attention of certain aspect as * patterns of land use and the development activities they give rise to, * network of communication * location of critical facilities and buildings * distribution of the population The structure plan aims to influence certain key decisions. It will need to take account of regional and national policies. The structure plan for an area will be integrated with the structure plans for adjoining areas .It means that aims, policies and proposals in a structure plan must be coordinated with those for the adjoining areas A structure plan provides a framework used to manage growth and change of an area and guide the development or redevelopment by defining the future development in terms of land use patterns, layout and nature of infrastructure, areas of open space and other key features that influence the pattern of development and its management. It differs from other plans as it covers a smaller geographic area and contains more detail guiding decision making at localized level.The structure plan is decisions document i.e. only those policies or proposals are included in structure plan which will affect significantly the structure of the area. It will not only contain decisions but will also explain how these decisions were arrived at. The structure plan needs to contain general development control policies for items of structural importance, detailed development control standards should not be included in the structure plan The structure plan will not relate to a fixed end date, because it is not possible to look ahead over the same period of time for all aspects of the plan. However, the time perspective will be taken into account by setting priorities for short- term projects, setting-out phases of implementation, by keeping track of projected populations for specific census years, and including policies for long term projects, which may be open-ended, long-term, and in broad outline only. Since policies in the structure plan are stated in broad terms, considerable flexibility is available to the authority to amend parts of structure plans at the time of working out details, to adjust to situations not foreseen at the time of preparation of the plan.Functions of Structure Plan *To interpret national and regional policies. *To establish aim, policies and general progress for an area for which plan is being prepared. Providing framework for more detailed policies and proposals for local plan Indicating action area which are priority area for intensive action present in structure plan *Providing basis for coordinating decisions between various committees, planning authorities and district councils and other public bodies. *Bringing main planning issues and decisions before the ministers and the public. *Providing guidance for development control in these parts of the areas which are not covered/ not yet covered in a local plan.SUBJECT PLAN There will be cases, where there will be an urgent need to develop a particular structure policy in advance of a comprehensive district plan, or where other issues in particular are insufficient to justify a comprehensive treatment. Circumstances such as these call for the preparation of Subject plans whose range of functions is the same as for other local plans. * Plans of this kind may be concerned with issues that cover parts of a wide area, such as the reclamation of a number of sites left behind by mineral workings, or the conservation of several areas of architectural interest; alternatively they may be concerned with some form of linear development, such as the visual or environmental treatment of a motorways corridor in the courtside or the recreational use of river valley or a strip of coast. * The coverage of such plans may sometimes be similar to that of a district plan but their content may differ from it being confined to a single aspect of planning. E.g. special proposals for dealing with the working of a mineral that only occur in one part of a country.In certain circumstances, subject plans may be needed to give immediate effect to certain administrative procedures associated with the development plan. + Plans of this type may be concerned with the definition of areas within which certain policies, power or grant aid may apply. Examples are green belt, for an area of outstanding natural beauty for an area designed for town development. * Normally such proposals, together with their associated policy statements, should included as part of district or an action area plan. But where definition is required in advance of or apart from comprehensive local plans, subject plans can be prepared.ACTION AREA PLAN means the approved plan and report indicating the detailed layout of proposed development in the Action Area, which may stipulate the land use permitted on each plot, and the extent to which the building operations may be undertaken on each plot. A development plan document that can form part of a local development framework. Its purpose is to establish a set of proposals and policies for the development of a specific area such as a town centre or area of new development that a local authority is responsible for. There is no limit on the number of Action Area Plans that a local authority can develop.Town Planning SchemeTown Planning scheme means, schemes may be prepared as per the provision of the Gujarat Town Planning and Urban Development Act 1976 for the area which is — In the course of development likely to be and for building purpose or already upon * Town Planning Scheme known as T.P. Scheme. * This method was introduced through “Bombay Town Planning Act : 1915. later amended to New Bombay Town Planning Act : 1954. * Acts were instrumental to conceptualize the Town Planning in India. * Rapidly developed areas outside the limits of urban authorities were required to be developed in planned manner. * Which leads to the enactment of the Gujarat Town Planning and Urban Development Act 1976.The basic concept of Town Planning Scheme is pooling together all the land under different ownerships and redistributing it in a properly reconstituted form after deducting the land required for the open spaces, social infrastructure, services, housing for the economically weaker section and road network. * The process enables the local authority to develop land without fully acquiring it and gives it a positive control over the design and the timing of the urban growth. * The method is extensively used in Gujarat and Maharashtra. * To achieve the objectives of the Development Plan. Town planning schemes are prepared giving micro level planning for smaller areas of about 100 hectares T.P. Schemes are joint venture between the local authorities and the owner of the plots who voluntarily agree to pool their land, redistribute that land among them and share the development costs.Town Planning Scheme Procedure + Pooling of land. * Reconstruction of plot boundaries. * Provision for social and physical infrastructure. * Redistribution of reconstructed plots amongst original owners. * Automatic acquisition of land for public purposes. * Recovery of Betterment contribution to recover the cost of development. + Deciding the Town Planning area * Declaration of the intention to prepare a TPS * Preparation of the Base Map. * Preparation of the Draft Town Planning Scheme. * Arrangement of the Owners meeting to explain Draft TPS * Invitation of the Objection and Suggestions for the Draft TPS * Modification of the Scheme « Submission of the Draft TPS to the state Government. * Appointment of the Town Planning Officer (TPO) by the state Government.+ Serving of individual notices to affected persons. * Hearing of the objections and suggestions. * Preparation of the Preliminary TPS considering the objections and suggestions. * Submission of the Preliminary TPS for sanctioning. * Sanctioning of the Preliminary TPS with or without modification. * TPO working out valuation, incremental contribution and informs the land owners. + Further invitation for the objections and suggestions. * Decisions on the Final Scheme proposals. * Information to each land owner. * The land owner can appeal to the judge of district court. * For the appeal against the valuation part, the land owner can approach the board of appeal, constituted by the state Government. * The Board of Appeal (BOA) gives its decisions after the hearings. * TPO varies the final scheme as per the decision of the BOA and submits to the state government for its sanction.The size of the final plot (FP) is in proportion to the size of the original plot (OP), and its location is as close as possible to the original plot. Value capture financing (VCF) tools, such as betterment or development charges and the sale of reserved plots, can finance the provision of urban infrastructure and amenities under the TP Scheme. Development authorities levy betterment charges on landowners to offset the cost of infrastructure and service provision and sell the reserved plots on the open market to finance the overall project development cost. Figure 1: Conceptual Land Pooling and Replotting under a Typical TP Scheme Reguiarzed Plots Before the TP Scheme After the TP Scheme* The TP Scheme consists of micro-level plans that the state designates under the larger city-level development plans. A landowner typically parts with up to 25%—-40% of his or her land and pays betterment charges for the development of the FP (with the provision of infrastructure and services), which is unique to the TP Scheme. The scheme is applicable for the planning and designing of greenfield projects or partially developed areas, such as new towns; infrastructure development through the consolidation of land, such as roads and public parks; and the revitalization of downtown areas. In some cases, the state has applied it for post-disaster rehabilitation, for example Bhuj in Gujarat following a strong earthquake in 2001. * Local-level development authorities implement this scheme under the directives of the state government, and they do not engage private developers directly for implementation. Under this scheme, the development authority has the mandate to reserve land for housing for the economically weaker section of the society (5%-10%) which it offers to low-income households, on the basis of the drawing of lots, at a subsidized value when the construction is complete.Merits of the TP Scheme : * The scheme is a “win-win” one in which landowners receive serviced land with incremented value and the development agency controls haphazard fringe development and promotes planned urban growth. * The TP Scheme respects land rights. It does not displace landowners but gives them a regularized plot in the same parcel of land as close as possible to their original plot, unlike the land acquisition mechanism, which entails forced displacement. * The extensive consultation process with the landowners makes them feel part of the planning process, which minimizes the potential resistance to development. The procedure gives ample opportunities to the owners to put forward their point of view to the authority and raise objections, if any. * The process is transparent, follows a set procedure, and is fair, as all owners lose the same proportion of land. * The landowners offset the development cost by contributing betterment charges and, through the sale of reserved land, making it a self-financing model, at least partially if not fully. + It is mandatory for the TP Scheme to reserve some areas for the economically weaker section of the society, promoting equitable and inclusive social development.