Draft Proposal of Town Planning Scheme

The presentation delivers drafting of T P Scheme via lang pooling mechanism..

1. P.G Section (Urban Planning ), Department of Civil Engineering, सरदार वल्लभभाई राष्ट्रीय प्रौद्योगिकी संस्थान , सूरत Sardar Vallabhbhai National Institute of Technology   Surat , Gujarat  (2017-2018) CE 642: Planning Studio II A Presentation on PLANNING PROPOSAL FOR tps No. 22 ( bhestan ) Presented by: Yajush G. Sonar (P17UP010) A. Rumendra Babu (P17UP011) Himani Jayswal (P17UP012) Arnab Halder (P17UP017) Guided by: Dr . J.E.M. Macwan Dr. Chetan R. Patel

2. CONTENTS 1. Introduction Study justification Study Area Objectives and Scope of study 2. Urban land management in India 3. Town Planning Scheme Surat City Scenario 4. Analytical Case Study: T.P. Scheme 22 ( Bhestan ) 5. Proposal Case Study: T.P. Scheme 22 ( Bhestan ) 6. Summary

3. INTRODUCTION Study Justification: T.P . Scheme is an important tool to manage the urban land and avoid its wastage. Aim is to analyze the existing sanctioned final T.P. Scheme in South zone. L earn the concepts and methodology of drafting a T.P. Scheme. Modifying it and make an attempt to plan it. Statement of the Problem : To analyze and modify the existing T.P. Scheme No. 22 Bhestan in Udhna Zone.

4. Objectives and Scope of Study : To study and analyze Proposed T.P. Scheme in Surat City To prepare modified Proposal To estimate Infrastructural Development

5. Study Area: The T.P. Scheme No. 22 ( Bhestan ) is the one of the Sanctioned T.P. Scheme in the South Zone of Surat city. At present, South zone of Surat City consist of 12 wards with an area of 61.764 sq. km., Population is 695028 (2011 Census) and density of 11253 persons/sq. km. This T.P. is adjoining to Village of Vadod on west boundary. Date of intention: 21/ 03/1994 Preliminary sanctioned: 14/12/2006 Final scheme sanctioned by govt : 22/01/2014

6. Urban land management in india Land Management Models : Gujarat and Maharashtra Model Haryana Model Lucknow Model Karnataka Model Gujarat Model: Land Pooling and Readjustment and reconstitution method is pooling the original plots of owner together and via medium of master plan preparation, the plots are reconstituted in regular shapes by deducting area for common amenities and then returning back the deducted planned plots to the their respective owners.

7. Town PLANNING SCHEME Procedural Steps for preparation of T.P. Scheme : Survey of the Area Establishing the Ownership Details of Every Land Parcel Reconciling the Survey and Landownership Records to Prepare a Base Map Defining the Boundary of the Area Marking Original Plots on the Base Map Tabulating Ownership Details and Plot Size Laying Out the Roads in the Area Carving out Plots for Amenities in the Area

8. Tabulating Deduction and Final Plot Size Delineation of Final Plots Tabulating Infrastructure and Betterment Charges Owner’s Meeting Modification of the Draft TPS and its Approval Appointment of the Town Planning Officer (TPO) Individual Hearings to Each Landowner on the Preliminary TPS Finalization of the Preliminary TPS and Its Approval Individual Hearings to Each Landowner on the Final TPS Finalization of the Final TPS, Its Approval, and Implementation

9. Surat City scenario: SUDA had also taken initiatives of preparing town planning schemes in the outgrowth of the city outside SMC limits. total 68 town planning schemes SUDA are at various stages of completion covering about 6,348 hectares of areas. Sr. No. T.P. Scheme Details No. of Schemes Total Scheme Area (Hectare) 1. Sanctioned Final Schemes 48 5491.95 2. Sanctioned Preliminary Schemes 20 2107.81 3. Sanctioned Draft Schemes 60 10138.45 4. Draft Scheme submitted to Govt. for sanction 5. Proposed Town Planning Schemes   Total 128 17738.21

10. Reservations under various categories in T.P. Schemes : Reservation of Land to the extent of (%) Purpose 10 Housing accommodation for SEWS 15 Roads 5 Parks, Playgrounds, Garden Open space 5 Social Infrastructure such as School, Dispensary, Fire Station, Public Utility 15 For Sale by appropriate authority for Residential, Commercial, Industrial use depending upon the nature of development (Source: Section 40, of the Gujarat Town Planning and Urban Development Act, 1976 (GTPUD Act )) It can be observed that the actual reservations provided in all the final TP schemes are comparatively on lesser side than the recommended.

11. ANALYTICAL CASE STUDY: tps No. 22 ( bhestan ) T.P. Scheme Features: 1. Roads : Road width (m) Direction Road Area (sq.m) Road Percentage 7.5 N-S, NE-SW 6696.93 0.6932 9 N-S, E-W 5841.50 0.6047 12 N-S 5841.50 0.6047 15 E-W 7279.50 0.75356 18 N-S, E-W 22074.93 2.285 25 NW-ES, N-S, E-W 29396.83 3.043 30 NE-SW, N-S 35856.04 3.712 60 N-S 23648.11 2.448 Total   136635.3 14.144 %

12. 2. D.P . Reservation : Reservation No. as per D.P. F.P. No. Area (sq.m) Type of Reservation O-48 19 71458 Recreation (SMC) as per sanction D.P. of SUDA O-47 51 27111 Recreation (SMC) as per sanction D.P. of SUDA O-23 50 44706 District Centre (SMC) as per sanction D.P. of SUDA Total   143275  

13. 3. Analysis of OP’s and FP’s: There are total 62 Original plots in this scheme. The area of largest OP is 53804 sq.m (19) while that of smallest is 348 sq.m (37A). Finally 59 Final plots are carved out. small OP’s coming under DP roads are directly acquired (least 348 sq. m & max. 11635 sq.m ) The area deduction from each OP ranges from least of 20% to maximum of 30% (except 2-3 plots with less than 14%) Whereas the maximum plots are deducted between 22% to 29% and the average comes out to be 24.88%. Total area of TP (only OP’s) Total FP area % deduction 966010 725663 24.88

14. 4 . Analysis of T.P. Reservations: Reservations F.P. No. F.P. Area (sq.m) Housing for Socially and Economically Weaker Section 61, 62, 63, 70 37782 District Center 64, 65, 71, 25675 Public Utility 66, 67, 78, 79, 84 8626 School and play Ground 68, 72 20149 Solid Waste Transfer Center 69 8858 Garden 73 13570 Parking 74 609 Police Choky 75 616 Fire Station 76 616 Ward Office 77 616 Open Space 80, 82 3833 Health Center 83 960 Total   121914

15. 5. Analysis of T.P. Scheme: Original T.P. of OP’s Area ( sq.m ) New Reconstituted Plots (Final T.P. of FP’s) Area ( sq.m ) Total Area Deduction for Infrastructure (sq.m) % Deduction           966010 FP’s excluding DP Reservations 582388           DP Reservations 143275   401208.3 T.P. Reservations 121298 Roads 136635.3 Total 966010   983596.3 401208.3 59.21 %

16. PROPOSAL CASE STUDY: tps NO. 22 (BHESTAN) 1. Roads: Road width (m) Direction Area ( sq.m ) Total Road Percentage 60 N-S 23648.11 2.448 30 N-S, NE- SW 35856.04 3.7117 25 E-W, N-S 30395.93 3.1465 18 E-W 6525.13 0.6754 15 E-W, N-S 22431.33 2.322 12 N-S 12286.23 1.2718 10.5 E-W 3242.50 0.3355 9 N-S 3621.50 0.3749 7.5 E-W, N-S 3419.63 0.354 Total   141966.4 14.6398 %

17. 2. D.P . Reservation : Reservation No. as per D.P. F.P. No. Area (sq.m) Type of Reservation O-48 18 71458 Recreation (SMC) as per sanction D.P. of SUDA O-47 41 29346.3282 Recreation (SMC) as per sanction D.P. of SUDA O-23 42 43177.9325 District Centre (SMC) as per sanction D.P. of SUDA Total   143982.2607  

18. 3 . Analysis of OP’s and FP’s : There are total 62 Original plots in this scheme. The area of largest OP is 53804 sq.m (19) while that of smallest is 348 sq.m (37A). Finally 46 Final plots are carved out. small OP’s coming under DP roads are directly acquired ( least 182.66 sq. m & max. 15398 sq.m ). The area deduction from each OP ranges from least of 22.6% to maximum of 32.62% (except one with 7.06%) Whereas the maximum plots are deducted between 24% to 29% and the average comes out to be 28.3%. Total area of TP (only OP’s) Total FP area % deduction 966010 692534.0228 28.3

19. 4. Analysis of T.P. Reservations: Reservations F.P. No. F.P. Area ( sq.m )   Housing for Socially and Economically Weaker Section 47 26168.9368 48 18168.7025 67 5499.2067   49836.846 Public Utility 1 54 694.6969 Public Utility 2 55 2461.0575 Public Utility 3 63 5261.4257 School and play Ground 1 50 10753.4156 School and play Ground 2 57 10008.2702 Solid Waste Transfer Center 66 9204.3567 Garden 49 14941.8452 Parking 64 3108.0699 Police Chowky 53 1074.1692 Fire Station 59 904.1304 Ward Office 62 1112.2951 Open Space 52 528.8893 Dispensary 51 1084.0543 Salable Plot 1 56 21419.787 Salable Plot 2 61 8031.7595 Salable Plot 3 65 8765.2350 Local Market (Mandi) 58 2641.5609 Milk Distribution Centre 60 893.4968 Total   149095.8772

20. 5. Analysis of T.P. Scheme: Original T.P. of OP’s Area ( sq.m ) New Reconstituted Plots (Final T.P. of FP’s) Area (sq.m) Total Area Deduction for Infrastructure (sq.m) % Deduction           966010 FP’s excluding DP Reservations 548551.7621             DP Reservations 143982.2607     435044.5 T.P. Reservations 149095.8772 Roads 141966.4 Total 966010   983596.3 435044.5 55.77 %

21. Utilities (Street-lighting): Standards and Guidelines: IS 1944 (Part 1 and 2): Code of Practice for Lighting of Public Thoroughfare. Part 1 and 2 for main and secondary roads (Group A and B). Total width of road (m) Classification of Lighting installation Type of Road Avg. level of illumination on road surface (Lux) Type of Luminaire preferred 60, 30, 25, 18 Group A2 Other main roads carrying main traffic like main city streets, arterial roads 15 Cut-off 15, 12, 10.5 Group B1 Secondary roads with considerable traffic like principal local traffic routes, shopping centres, etc 8 Cut-off or semi-cutoff 9, 7.5 Group C Lighting for residential and other unclassified roads - -

22. Width of single carriage-way (m) Type of arrangement Spacing (m) Mounting height (m) 15 Staggered 24 8 10.5 Staggered 24 8 9 Single side 26.25 7.5 7.5 Single side 26.25 7.5 7 Single side 26.25 7.5 5.5 Single side 26.25 7.5 Dimensions of street-lighting:

23. Approximate Estimation of Municipal Infrastructure Network: Infrastructure Pipe diameter Total length of laid Network (km) *Avg. Rate per metre (₹/m) Total cost (₹) Water supply network Mains Sub-mains Branch 26.639 9500 24,35,70,500 Sewerage network Sub-mains Branch 12,854 7500 9,64,05,000 Total       33,99,75,500 *Estimated unit cost which includes all machineries, erection charges, civil works, etc .

24. As T.P. scheme is supposed to be a land readjustment technique for land supply management, it can be carried out completely only by the consensus and participatory approach of the people. The T.P scheme sanctioned covers 14% of land under DP roads, out of which one is state highway at the periphery which ultimately disables the land to dedicate for the TP roads for local mobility. Similarly, land for reservation of amenities is increased in the proposed scheme than sanctioned. The location salable plots can be so located that authority will be enable to acquire more rate. The commercial sale plots should be preferred facing major roads. summary

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