Working Paper - Development Plan and Environment: A Case of Ahmedabad - by Rohit Nadkarni

30
th
June 2006

Development Plan and Environment:
A Case of Ahmedabad
(Final Working Paper)

Guide:
Dr. Shrawan K. Acharya

Submitted by:
Rohit Nadkarni (EP 1004)

School of Planning
Centre for Environmental Planning & Technology University
K.L.Campus, University Road, Navrangpura, Ahmedabad 380 009
Tel: 26302470, Fax: 26302075 email: planning_04@yahoogroups.com
Development Plan and Environment: A Case of Ahmedabad

Rohit Nadkarni, EP1004, School of Planning, CEPT

1
Development Plan and Environment:
A Case of Ahmedabad

Rohit R. Nadkarni
School of Planning, CEPT, University, Ahmedabad
Guide- Dr. Shrawan K. Archarya

Abstract
This Study Intends to looks into the Development Plan and the development planning process of
Ahmedabad and tries to understand the extent of environmental consideration in it. A Development
plan envisages the entire town/urban area as a single unit and it is necessary to achieve overall
development of the town/urban area in an integrated and co-ordinated manner. Today Ahmedabad
is counted amongst the most polluted cities in India and this is mainly due to development planning
in Ahmedabad repetitively failing to incorporate environmental consideration and values in a
Development Plan. The other cases considered for the study like the London plan and the Delhi
master Plan have managed to address most of their environmental issues in the Development
Plan. London Plan is the most environmental sensitive Plan among the cases considered. Based
on the lacuna identified in the present development planning process of Ahmedabad and by
incorporating the lesson from the other Development Plans (London and Delhi), an attempt is made
to evolve a framework and suggest changes in the present development planning process, in order
to sensitize the entire development planning process towards environment.

Keywords- Environment, Development Plan.
Introduction
Ahmedabad is the largest city of Gujarat and the sixth largest of India. Gujarat became a state in
1960 and Ahmedabad was its capital. In 1970, the state capital was shifted to Ghandhinagar, but
Ahmedabad still retains the status of trade capital of Gujarat. During the course of time, to guide the
growth of this city, Development Plans were prepared under a legal backing of a Town Planning
and Urban Development Act of the state. It been almost two decade since the first Development
Plan was implemented and recently in 2003 the revised Development Plan of Ahmedabad was
approved by the state Government. Today Ahmedabad is counted amongst the most polluted cities
in India, due to this the development plans contribution towards the city environment is becoming a
concern. Hence this study is an attempt to understand the overall development plan process and
the extent of environmental consideration in the development plan. It also tries to look at the
Development Plans/ Master Plans of cities in other geographical locations and extend of
environmental consideration in those plans e.g. London and Delhi. Through this process identify
the lacuna in the present development planning process of Ahmedabad and suggest changes to
ensure a better incorporation of environment and hence improving the overall environment of the
City.
Rationale
Development Plan should address sustainable development at the local level while reflecting state,
national and international goals. Decisions should be based on the best possible scientific
information and analysis of risks, in order to prevent or reduce the likely significant impact of plan
on the environment. But this is not the case in reality, most of the development only mention
environment in their aim, scientific studies are also conducted to some extent, but the proposal is


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based primarily on the basis of economic criteria. Environment consideration only occurs at project
level where E.I.A has to be conducted.
E.I.A of projects has been criticized on the ground, that because it is a response to a specific
development proposal, it may not address some wider or more fundamental considerations such as
alternative solutions or strategic location issues. Neither can it fully appraise the cumulative impact
of number of proposals, especially when they are individually too small. Increasing sensitivity
towards environmental issues in a Development Plan during the planning stage can help to address
these matters by considering alternative strategies or land uses and by considering the overall
environment effects of implementing plan. There is a need for clarity at preparation stage showing
how environmental issues have been taken into account and hence reduce the strategic
environmental effects and Therefore there is a need to evolve a new framework that increases the
environmental credentials and ensures an environmentally sensitive development plan.
Aim and Objectives of the Study
Aim of the study- To develop a framework for preparing an environmentally sensitive
Development Plan, for the case of Ahmedabad.
Objective of the study
In order to achieve the aim following objective should be achieved-
1. Study the history of urban planning and Environment in India, and to identify important acts
and legislation for protection of environment.
2. To identify the different available instrument for urban planning and to understand the
evolving issues in development planning exercise.
3. To understand the extent/ level of environmental incorporation in statutory Development /
Master Plans of other influential cities in different geographical areas.
4. Understand to what extent and how effectively the existing environmental issues or
concerns have been addressed in the Development Plan of Ahmedabad and understand
its implementation mechanism.
Scope and Limitation
A Development Plan is prepared under a legal backing of a town planning act of the state. So
considering the state of Gujarat and by the Gujarat Town Planning and Urban Development Act,
1976, the environmental consideration in the development plan of Ahmedabad is assessed. This
work is based on review of development plan documents of Ahmedabad and other related
literature. The statutory City Plan of influential cities in different geographical location -like Delhi
(capital city of India) and London (A lot of Indian town planning act is based on British acts) will be
considered for understanding the Environment status in their statutory city plans. The study focuses
on developing a Framework for preparing an environmentally sensitive development plan.
To further strengthen the study, it would have been desirable to take up more case studies, but due
to time limitation and availability of data/ literature only Delhi and London Development/ Master
Plan were taken up for the purpose of the study.
Methodology
Step 1
After the initial literature review of the available Ahmedabad Development Plans and related
documents, it was realized that there is a need for preparing a comprehensive history of the urban
planning and environment in India. Based on the urban planning and environment history the cities
for case studies were identified and the present mechanism provided by legislation and judiciary for
environmental protection were listed, in order to incorporate it in the Development Plan.


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Step 2
With time the urban planning process have gone through various changes, cities around the world
have innovated new instruments for planning urban development. The available development
planning instruments were identified and the issues related to these instruments and urban
planning was highlighted.
Step 3
A detail critical analysis of the city plans in different geographical area was conducted and the
environmental issues incorporated and their attitude towards environment was identified. A detail
critical review of the Development Plan of Ahmedabad was also conducted in order to access to
what extent and how effectively the existing environmental issues or concerns have been
addressed in the Development Plan of Ahmedabad. Along with identification of the environmental
issues related to the development plan, the flaws in the implementation and monitoring mechanism
were identified.
Step 4
After identifying the issues and concerns, based on the lessons form the case study, a framework
for sensitizing the development plan towards environment will be evolved.
Figure 1. Structure of the Study

Initial Literature Review
Formulation of the study- Development Plan and Environment: A case of Ahmedabad
Defining Aim and Objective
Objective1 - Study the
history of urban planning
and environment
Objective 2- identify
different available planning
instrument and the evolving
issue in urban planning
Objective 3- Understand the
level of environmental
incorporation in the statutory
plan of other influential cities
Objective4 -Understand to what extent and how effectively
the existing environmental issues and concerns are
addressed in the Development Plan of Ahmedabad
Aim- Develop a framework for preparing an environmentally sensitive Development Plan, for the
case of Ahmedabad
Detail Literature Review
Issues
London Plan
Delhi Master Plan
Acts, Regulation and
Policies to be incorporated
in the Development Plan to
protect Environment
Environmental Consideration


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Defining Environment
As the well known geographer Detwyler puts it- Environment is an aggregate of external conditions
that influences the life of an individual or population (Naik Mehul 1998).

MacGraw-Hill Encyclopedia of Environment Science defines it as follows Environment is the
sum total of all conditions and influences that affect the development and life of Organism.

Environment- the term environment has been derived from the term Environ, which means to
surround, French term Environner, Latin in-viron. Thus, etymologically environment means
surrounding conditions, circumstances effecting peoples life.
1

According to Gilpin- Environment, from a scientific point of view, it is taken to mean everything that
is physical external to the organism; organisms of course include human beings.
2

Justice P.N. Bhagwati (1991), has made the term Environment more clear and simple to
understand. He opines that the term refers to the conditions within and around an organism, which
affect the behavior, growth and development or life processes, directly or indirectly. It includes the
conditions with which the organism interacts.
3

The National Environment Protection Act, 1969 of U.S.A. and the Pollution Control Act, 1974 of the
U.K, though were the earliest and comprehensive environment enactments, but it did not define the
technical terms. The Environmental Protection Act (EPA),1986 of India was the first to define the
technical terms and it defines Environment- according to Section 2(a) of E.P.A, environment (a)
includes water air and land and (b) the interrelationship which exists among and between (i) water
(ii) air (iii) Land (iv) Human beings (v) living creatures (vi) plants (vii) micro organism (viii) property.
This EPA definition embraces all biotic and a biotic components of environment, but there is a
criticism that it has failed to comprehend the modern concept of environment pollution and factors
which lead to the imbalance in ecosystem.

According to National Environment Policy 2004 of India Environment comprises of all entities,
natural or manmade, external to oneself, which provide value, now or perhaps in the future, to
humankind. Environmental concerns relate to their degradation through actions of humans.
Urban Planning and Environment Acts, Regulation and Polices
The formal planning and administrative system in India was introduced by the British colonizer,
hence the present planning system is mostly influenced or derived from British principle. The
earliest laws concerning environment (directly/indirectly), land and city management were
introduced by the British before the independence. It was during the British period when a lot of city
improvement trusts were established in cities and Town Planning Acts were enacted on lines of the
British Housing and Town Planning Act 1909.
After independence in 1947, town and country planning laws/ Acts were enacted in various states,
all these Acts provided for planning authorities at city level and town level for preparation of
Development Plan. These Acts are based on the Model Urban and Regional Planning Development
Act as proposed by the central government. However comprehensive urban and regional planning

1
Collins, P.H. (1990), Dictionary of Ecology and the Environment, 62
2
Gilpin, A. (Undated), Dictionary of Environmental terms, 51, Queensland Univ. Press.
3
Justice Bhagwati, P.N. (1991), The Crucial Conditions, in Survey of the Environment, p. 165, The Hindu.


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in India was first introduced after independence in Delhi 1957, Delhi the capital city of India was the
first city to enact the Development Act in 1957 and the first Master Plan for Delhi was prepared in
1964. Delhi master plan was the first comprehensive development plan prepared in India and many
of the latter Master / Development Plans prepared by other cities in the country was based on this
Plan.
There are about two hundred laws dealing with environmental protection both before and after
independence in India. However, the pre-independence laws have not dealt with environmental
protection exclusively. For the purpose of this study, prior and post to Stockholm Conference, 1972
all the relevant Acts / Regulations and Policies in India related to development planning and
environment in India were identified. Below is summary of the list of Acts/ Regulation/ Policies that
should be or need to be incorporated or referred to while preparing a Development plan.

Table 1 Acts/ Regulation and Policies to be Incorporated in the Development Plan
Relevant Acts, / Regulation/
Legislation / Policy
Objectives of the Acts / Regulation/
Legislation/ Policy
Rationale for Incorporation
The Easement Act, 1882 Allows private rights to use a resource that
is, groundwater, by viewing it as an
attachment to the land. It also states that
all surface water belongs to the state and
is a state property.
Understanding the issues related to
user rights Ground/ Surface water.
The land Acquisition Act, 1894 Compulsorily acquiring of land required
for public purpose
Important Act for land mobilization
The Bombay Provincial
Municipal Corporation Act 1949
Provision of civic infrastructure and
administration of the city
Understanding the role, responsibility
and powers of a municipal corporation
(Ahmedabad Municipal Corporation or
the AMC, is established under the
Bombay Provincial Corporation Act)
Indian Electricity Rules, 1956 To regulate the supply, transmission,
generation, and use of electricity.
Regulates and controlles the
horizontal and vertical clear distances
to be kept open to sky near vicinity of
grid lines.
The Gujarat Municipal Act 1963 Provision of civic infrastructure and
administration of the municipal area
Understanding the role, responsibility
and powers of the municipalities in the
Development area.
The Indian Wildlife (Protection)
Act 1972
Protection of birds and animals and for all
matters that are connected to it whether it
be their habitat or the waterhole or the
forests that sustain them.
Need to identify habitats of protected
birds and animals in urban area
The Water (Prevention and
Control of Pollution) Act 1974
To ensure that domestic and industrial
pollutants are not discharged into rivers
and lakes without adequate treatment
Need integration in the GDCR of
development area.
The Gujarat town Planning and
Urban Development Act, 1976
to consolidate and amend the law relating
to making and execution of development
plans and town planning schemes in the
state of Gujarat.
Legislation under which the
Development Plan is prepared
The Air (Prevention and Control
of Pollution) Act, 1981
To control and reduce air pollution. Need integration in the GDCR of
development area.
The Environment (Protection)
Act, 1986
To provide for the protection and
improvement of environment and for
matters connected there with in the
country.
It is the umbrella legislation under
which all the environmental legislation
are enacted.
The Constitution of 74th
Amendment, 1992
To achieve democratic decentralization
and provide constitutional endorsement of
local self governance authorities and
decentralization of planning and decision
making procedures.
Ensure adequate constitutional
obligation for local self governance
and decentralization of planning and
decision making procedures.



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Relevant Acts, / Regulation/
Legislation / Policy
Objectives of the Acts / Regulation/
Legislation/ Policy
Rationale for Incorporation
The Chemical Accidents
(Emergency Planning,
Preparedness and Response)
Rules, 1996
To deal with major chemical accidents and to
provide expert guidance for handling major
chemical accidents.
Under sec. 10 (1) mention measure to be
taken in industrial pocket to deal with
chemical accidents and coordinate efforts
in planning, preparedness and mitigation
of a chemical accident
Draft National Slum Policy 1999 To support the planned growth of urban areas
in a manner that will help to upgrade all
existing slums and informal settlements with
due regard for the protection of the wider
public interest
Under sec. 7- Planning for Integration,
the policy proposes Modification Existing
Planning Framework such as Master
Plans, Land Use Plans to ensure that
slums and informal settlements can be
properly integrated into the wider urban
area
The Environment (Siting for
Industrial Projects) Rules, 1999
Lay down detailed provisions relating to areas
to be avoided for siting of industries,
precautionary measures to be taken for site
selecting as also the aspects of environmental
protection which should have been
incorporated during the implementation of the
industrial development projects
To identify strategic location for Industrial
land use.
Hazardous Wastes
(Management and Handling)
rules, 2000
To control the generation, collection,
treatment, import, storage, and handling of
hazardous waste.
Need for environmentally sound
management of hazardous wastes
generated from the development area
and to identify strategic location for safe
disposal
Municipal Solid Waste
Rules, 2000
To provide scientific management of municipal
solid waste, To ensure proper collection,
segregation, transportation, processing and
disposal of solid wastes; and To upgrade
existing facilities to arrest contamination of soil
and ground water
To integrate the rules while preparing
proposal for solid waste management of
the development area and to identify
strategic location for safe disposal site.
Noise Pollution (Regulation and
Control) Rules, 2000
To regulate and control noise producing and
generating sources with the objective of
maintaining the ambient air quality standards in
respect of noise
Under sec. 3 (4) All development
authorities, local bodies and other
concerned authorities while planning
developmental activity or carrying out
functions relating to town and country
planning shall take into consideration all
aspects of noise pollution as a parameter
of quality of life to avoid noise menace
Bio-Medical Waste
rules, 2003
Legal binding on the health care institutions to
streamline the process of proper handling of
hospital waste such as segregation, disposal,
collection, and treatment.
To integrate the rules in the GDCR of
development area and promote proper
management and handling.
The Gujarat State Disaster
Management Act, 2003
To provide for effective management of
disaster, for mitigation of effects of disaster, for
administering, facilitating, coordinating and
monitoring emergency relief during and after
occurrence of disasters
Under Sec. 17(1) (2) of the Act, it
Proposes Recommendations to be made
to the appropriate authority regarding the
development plan.
Draft National Environment
Policy, 2004
To mainstream environmental concerns in all
development activities. Conservation of Critical
Environmental Resources, Intra-generational
Equity: Livelihood Security for the Poor, Inter-
generational Equity, Integration of
Environmental Concerns in Economic and
Social Development, Efficiency in
Environmental Resource Use, Environmental
Governance.
The objectives are to be realized through
various strategic interventions by different
public authorities at Central, State, and
Local Government levels. The NEP also
proposes substantive reform for the
development plan.
EIA- Draft Notification for
projects, 2005
To identify and evaluate the potential impacts
(beneficial and adverse) of development
projects on the environmental system
Projects E.I.A can be seen as a positive
contribution to the planning process and
the findings can be feed into the next
review of the Development Plan provided
the results are well founded
Draft National Urban Housing
and Habitat Policy, 2005
To promote sustainable development of
habitat in the country, with a view to ensure
equitable supply of land, shelter and services
at affordable prices
The policy proposes action-oriented
initiatives at all levels of Government and
specifies action that requires to be
integrated in development plan.



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Planning for Urban Development
The process of urbanization has led to rapid growth of the cities and hence to plan and regulate the
cities, urban development planning assumes an important role. The urban planning system in India
has gone through an evolutionary process. There are various instrument employed by various cities
in India to regulate and plan its growth. The instrument like Structure Plan, Vision Document and
City Development Strategies were employed by some cities but due to lack of statutory support this
plans remained more of a book-self Plans.
Presently Development /Master Plan are the only instrument that is backed statutory by a Town
Planning Act and remains an important instrument for urban development planning. But due to
economic criteria dominating urban planning decisions, development planning has failed to
adequately incorporate environmental consideration and values in a development plan. As a result
has been significant environmental degradation in urban areas accompanied by hazard to human
life and property, unanticipated social costs, and loss of amenity and diversity. In absence of
legislation for Strategic Environmental Assessment of Development Plans in India, there a need to
sensitize the development planning process towards environment and increase the environmental
credential of Development Plan policies and proposals.
The other issue associated the development plan is the time-frame for the Plan. The 74th
Constitution Amendment Act (74th CAA) which ushered in a new era in the history of urban local
government in the country proposes a time-frame of 5 years for the development plan while
presently development plans are prepared for time-frame of 20 years. The planning framework as
adopted in the preparation of Master Plans has not been found to be commensurate with ground
realities. The net effect of the inadequacies of the planning process has been that majority of urban
growth has long taken place outside the formal planning process.
One of the major factors contributing to the lack of comprehensiveness in comprehensive urban
planning and management has been fragmentation of the planning responsibility among
specialized agencies based on sectors. The result is lack of intergovernmental and interagency
coordination during preparation and implementation of the plan. Beside Development / Master
plans rarely evaluate the cost of the development they propose, or how they will be financed. The
typical master plan offers no guidance on which parts of the plan could be scrapped if adequate
resources for implementing the entire plan are not available. Hence there is an urgent need for
revival of the present urban development planning system.
Development Plans and Environment: Case of Ahmedabad
Ahmedabad is the largest city of Gujarat and the sixth largest of India. Gujarat became a state in
1960 and Ahmedabad was the capital of the state. In 1970 the capital was shifted to Gandhinagar,
but Ahmedabad is still considered the trade capital of Gujarat. The rapid urbanization growth of
urban sprawl of Ahmedabad and increasing population pressure is resulting in deterioration of
infrastructure facilities, loss of productive agricultural lands, green open spaces, loss of surface
water bodies, depletion of ground water aquifers zones, air pollution, water contamination, health
hazards and many micro-climate changes. So in order to guide the growth of the city, a
development plan mechanism was needed and was provided by the Gujarat Town Planning and
Urban Development Act, 1976.

Gujarat Town Planning and Urban Development Act, 1976
In the state of Gujarat, the Gujarat Town Planning and Urban Development Act, 1976 consolidate
and amend the law relating to the making and execution of development plans in the state of
Gujarat. In this Act, the Development Plan is defined as a Plan for the development or re-
development or improvement of a development area.


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For the first time provision for a Development Plan was made in the Bombay Town Planning Act,
1954, enabling the local authority to prepare the Development Plan for the whole of its area. The
first Development Plan was prepared by Ahmedabad Municipal Corporation (AMC) under the
Bombay Town Planning Act, 1954 and was sanctioned by state government in 1965. The Bombay
Town Planning Act, 1954, provided for preparation of development plan for the area of local
municipal authority only. With the increase in trend of urbanization, the development progressed
along the periphery and outside the limits of local authority and there was no control of such
development. Therefore, the Gujarat Town Planning and Urban development Act, 1976, was
enacted which came into force on 01/02/1978. The Act interalia provides that, where the state
government is of the opinion that the object of proper development of any urban area will be best
served by entrusting the work to special authority, it may declare such area as urban development
area, and constitute an urban development Authority for such area
4
.

Delineation of Development area
Under Gujarat Town Planning and Urban development Act, 1976, under section 3 -The state
government may for the purpose of securing planned development of areas within the state,
declare, by notification, and in such other manner as may be prescribed, any area in the state to be
a development area. But there is no basis or criteria for delineation of the development area in the
Act; it is totally left at the discretion of the Government of Gujarat to declare an area as a
development area. Delineation of development area is a political decision, hence one cannot justify
the present form of development area, and the best example is odd shape of the Ahmedabad
development area (refer map 1 In Case of Ahmedabad Development Area, According to the Draft
Development Plan 2011 the basis for delineating the development area is not known till date.
Map 1. AUDA Proposed Landuse 2011 Plan

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AUDA. (1997), Revised draft development plan of AUDA -2011 AD Part ii policies, proposals and programmes,
AUDA, Ahmedabad

Source- AUDA, 1997


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Function of AUDA
According to section 23 (1) of Gujarat Town & Urban Development Act 1976, the function and
powers are grouped, according to the nature of activities.
(a) Planning Function
To undertake the preparation of Development Plan under the provisions of the act, for the
urban development area.
To undertake the preparation of Town Planning Scheme under the provisions of the act, if
so directed by the state government
To carry out the surveys in the urban development area for the preparation of development
plans or town planning schemes.
(b) Implementation Function
To execute works in connection with water supply, disposal of sewerage and provision of
other services and amenities.
To carry any development works in the urban development area as may be assigned to it
by the state government from time to time.
(c) Coordination function
To guide assist and direct the local authority or bodies and other authorities functioning in
the urban development areas in the matter pertaining to the planning, development and
regulation of urban area.
(d) Enforcement Function
To control the development activities in accordance with the development plan in the urban
development area.
(e) Powers
To acquire, hold, manage and dispose of property, movable or immovable as it deems if
necessary.
To enter into contracts, agreements or with a local authority person or organization as the
urban development may consider necessary for performing functions.
To exercise such other powers and perform such other functions as are supplemental,
incidental or consequential to any of the fore going powers and functions or as may
directed by the state government.
The urban development authority may with the approval of state government delegate any
of its function to the local authority or authorities functioning in the urban development
area.
Shortfall in the Content of a Draft Development Plan under Section 12 of the Act
Physical Environment
The content of the Development Plan specifies the use of land in the area, but there is no
mention about the use of water bodies and the river or rivulets. And apart from preventing
water pollution there is no mention of preservation of such water bodies from
encroachment.
The Development Plan provides for supply of water, there is no provision to control the
ground water extraction which is a major concern in Gujarat.
Living Environment
There is no proposal for reservation of land in the Development Plan for economically
backward class of people or the urban poor who dwell in the slums. There is only provision
of land for economically backward class in the Town planning scheme (extent of 10%
reservation).
There is no provision of preservation of areas of social, religious or sentimental value.


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The Development Plan does not have provision to identify the riot prone or vulnerable
places which caused major loss in term of life and property to the cities like the riots of
2002.

Figure 2. The Development Plan Making Mechanism of Ahmedabad

Environmental Issues in Ahmedabad
Ahmedabad is one of the textile and industrial city and now developing as pharmaceutical city of
India. Availability of resources for Industrial set-up, very well connectivity to other important cities
and policies favoring development are resulting into fast urbanization, increase in population and
economic development. Along with the advantages, environment degradation, vulnerability to
disasters and poor quality of life are the negative dimensions of an industrial city. Urban areas are
becoming most uncomfortable areas to live due to lack of breathing spaces, open areas and visual
comfort.
The classified images of Ahmedabad city explain spatially the growth of city within a decade (refer
Image 1). The urban sprawl has been taken place in all directions but more significant in south-east
Six months + Extension = 12 months
Publish Draft Development
Plan
Inspection by the public- inviting
suggestion or objections
Time Span - two months
Modification of the Draft
Development Plan
Time Span - two months
Draft Development Plan
Modification of the Draft
Development Plan if required
Once in ten years
Within three years
Constitution of Ahmedabad
Urban Development Authority
Declaration of the Urban
Development Area
State Government Approval
Final Development plan
Modifying the Plan and the
regulations in such manner as it
may directed
Refuse to accord sanction and ask
for preparation of a fresh
Development Plan
Revision of the Development
Plan


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and western region of Ahmedabad. The vegetation in south-east is reduced drastically to provide
the land for development. In western Ahmedabad, expansion as well as densification took place in
last 10 years. The same case is with peripheral development in eastern Ahmedabad (around walled
city). According to the Study conducted by Raykar Pratima (2005), there is increase in total built up
of 157.73 sq km and vegetation cover is decreased by 156.51 sq km.

Classification for 1991 Classification for 2000

Like any other city Ahmedabad is also facing problem of deteriorating environment. A few of the
environmental issues are mentioned below-
Exploitation of ground water source
Steady decline in water quality
Contamination of water
Untreated waste water disposed in River Sabarmati
Water logging and flooding problems
No primary collection of waste
Disposal of bio-medical wastes with other wastes
No waste segregation done
Rising air pollution levels in the city
Slums
Lack of Recreational Facilities and the decrease of green/ vegetation cover
Much higher noise levels than the permissible limits
Traffic congestion

Development Plans till Date

Area Prepared on Scantioned Revised on Scantioned
AMC 21-Aug-65 01-Oct-65 26-Dec-74 16-Sep-83
AUDA 25-Jun-81 02-Nov-87 28-Sep-97 18-May-02
Devlopment Plans till Date
Image 1. Satellite Image Classifications
Source- Raykar Pratima, 2005


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Shortfalls in Sanctioned Development Plan 1981
Preparation
Two-month period to comment on such a massive, comprehensive and long-term plan is
woefully inadequate, particularly when the facilities for study and dialogue were poor and
the documents not easily available during the period
Lack of transparency of the authority in preparing the Plan
The Plan barely devotes a few lines to Ahmedabad city (AMC limit) itself, for whose
balanced and planned growth, the AUDA was constituted in the first place
The validity of incorporation Ahmedabad Development plan prepared by AMC sometime in
1974 for a period of ten years in the Development Plan prepared by AUDA for a period of
20 years
Implementation
Under-development of designated urbanizable area and reserved land to the extent of 25%
Mismatch between actual development and proposed zone
No recreational facilities have been developed in areas earmarked for the purpose
Areas which were proposed for residential development have remained undeveloped
Sites reserved for the land development schemes by various government, semi-
government and statutory bodies have not been acquired by the respective agencies
No land has been acquired for development of proposed new roads, in the sanctioned
Development Plan
Lack of development of physical infrastructure regarding drainage, drainage and solid
waste
Monitoring and Review
Failure of the growth centers Sanand, Kalol, Mehmdabad and Dehgam.
Negligible growth was experienced in the proposed industrial zones in the growth centers.
Mushrooming of unauthorized small-scale industrial units
No satisfactory progress made in development of river front for recreational purpose
AUDA has not been able to play the role of the coordinator in development works
undertaken by various agencies in AUDA area; all departments undertake their
development works without consultation with AUDA.

After all this shortfalls, the Plan mentions it has reasonably succeeded in direction urban growth
along anticipated lines, and the development has taken place in orderly manner by enforcement of
GDCR, the basic frame of plan of 1981 still holds good. How can basic framework be good if its has
major shortfalls in preparation, implementation and monitoring of the plan as mentioned above.

The Environmental Consideration in the Development Plan
The London Plan 2004 (British capital city- which influenced India for about 150 years) and the
Delhi Master Plan 2021 (also planned by the British and the first city to enact the development act
and prepare the Master Plan after independence) are considered to assess the level of
environmental consideration in the development plan of Ahmedabad. These entire plans are
prepared at different point of time hence the level of environmental incorporation may vary, but
planning being a continues process, needs to change and adopt with time. The comparative
analysis will help to suggest appropriate changes in the present Development Plan preparation
process and the entire development planning of Ahmedabad. Table 2. gives the summary of the all
the three Development Plans and their level and process of environmental consideration.



13

London Plan 2004 Delhi Master Plan 2021 Ahmedabad Development
Plan 2011
Mayor + Greater London
Authority
Delhi Development Authority
(DDA)
Ahmedabad Urban
Development Authority (AUDA)
The Greater London Authority Act
1999
The Delhi Development Act
1957
Gujarat Town & Urban
Development Act 1976
Mayor's Vision + Consulatation of
the citizens
DDA's Vision AUDA's Vision
Yes No No
15-20 years 20 years 20 Years
3- months 3-months 2- months
Yes Yes No
Responsible Authority
Act under which the Plan is conceived
Vision
Sustainable Appraisal
Time span of the Plan
Public consulataion period
Exclusive panel Public hearing
P
l
a
n

P
r
e
p
a
r
a
t
i
o
n

Vision
From Development Plan document of Ahmedabad the overall vision of Ahmedabad is not apparent.
While in case London and Delhi plan the Vision is clear conceived and environment and
sustainability are integral part of the vision. The development plan of Ahmedabad or the Delhi
Master Plan lacks the initial consultancy process for developing the vision like the London plan. In
case of Ahmedabad D.P 1997 and Delhi MPD 2021 the vision of the city is conceived by the
concern development authority (an appointed body), while in case of London the Mayor (elected
representative of the city) through a consultation process along with the citizens conceives the
vision, making the process more democratic and participatory.
Sustainable Appraisal
London Plan goes through a Sustainable Appraisal process during the preparation stage, which
increases the environmental credibility of the Plan, while Delhi and Ahmedabad Plan has no such
provision during the preparation process.
Public consultation/ Inspection by Public
London Plan and the Master Plan of Delhi have a public consultation period of 3-Months, while
citizens Ahmedabad has only 2-month time for going through the Development Plan and making
suggestion. In case of Ahmedabad the people who have seen the plan are unanimous in their
opinion that a two-month period to comment on such a massive, comprehensive and long-term
Plan is woefully inadequate, Particularly when the facilities for study and dialogue are poor and the
documents not easily available during the period.
The suggestion and objection to the London Plan and the Master Plan of Delhi goes through an
exclusive panel public hearing where all the objection and suggestion are considered and a report
is sent to the concern authority for reflection. The Exclusive panel in case of London is appointed
by the elected Government (democratic), while in Delhi it is appointed by the Delhi development
Authority. In case of Ahmedabad Development Plan no such panel is appointed. The London plan
preparation process is more sensitive towards environment and is more participatory than the Delhi
and Ahmedabad Master/ Development Plan.

Environmental Consideration in the Development Plan
Environment, sustainability and green cities are very common word used in formulating the
objective of a Development Plan. In case of environmental consideration in the plans, both the
London and Delhi Plans have tried to incorporate their environmental objective in the Plan. While in
Table 2. Summary of the Preparation Process of the Development Plans


14
case of Ahmedabad it is just another common word. The environmental objective of the Plan, is no
where reflected in the Plan, except for some provision in the GDCR. As mention earlier the
environmental attitude in Ahmedabad have not changed much over a decade, the same
environmental essay of 1981 have been repeated in the plan prepared in 1997 with minor language
modifications. This actually portrays the attitude of the Ahmedabad Urban Development Authority
towards environment. The London and Delhi Plans are much more sensitive towards environment
than the Ahmedabad Development Plan. The levels of the environmental consideration in the plans
are given below in the table 3.
Table 3. Environmental Components in the Plans

Plan 2011
To accommodate Londons
growth within its boundaries
without encroaching on open
spaces and to make London a
more attractive, well-designed
and green city
Creation of a sustainable
physical and social environment
for improving quality of life
To create good environment
and to minimize the
environment pollution
Support the establishment of
green Industries and green
practices
Spell out norms for industries
based on environmental
consideration
No major environmental
consideration except for
regulation to control effluent
disposal
Reduction of waste, Municipal
solid waste mangemnent
stratergy for the area, spatial
policies, criteria for selection
of sites for waste management
and disposal, waste produced
and disposal method.
Recycling of solid waste,
alternative to landfills like-
vermiculture, fossilisation and
composting, constitution of
Waste Minimization Circles and
implementation and monitoring
of Bio-Medical Wastes(
Handling & Management) Rules
1998
Waste is of least concern, no
study of soild waste situation
and no proposal for
management.
Better use of aggregates, re-
use of construction and
demolition waste
No policy for Minerals No policy for Minerals
Stratergies for -integration of
land use and transport policy,
promoting sustainable design
and construction, air quality
assessments at planning
stage, promoting cleaner
transport fuels, modelling of
scenarious, monitoring plan
Source of pollution, Stress on
public transportation poilicy,
control of designated industries.
Mention of Air pollution, DCR
mentions that competent
authority may stipulate
conditions for controlling air
pollution.
Promoting Energy efficiency
and renewable energy, zero
carbon development,
technology and design. Energy
assessment of proposed major
developments
Concept of energy efficieny in
buildings, Zero-fossil
Development and Energy Audit.
Promoting use of renewable
energy as an madotory
requirement in buildings like use
of Solar energy
Only mention of agency
dealing with power supply.
E
n
v
i
r
o
n
m
e
n
t
a
l

C
o
m
p
o
n
e
n
t

C
o
n
s
i
d
e
r
e
d
Objective considering Environment
Planning for Waste
Planning for Minerals
Industries
Air
Energy


15
Table 3. Environmental Component in the Plans (Continued)

Plan 2011
Demand for Water supplies,
Water quality and strategies,
maximizing rainwater
harvesting opportunities,
using grey water recycling
systems, repair or
replacement of water supply
infrastructure
Demand for water supplies,
promoting rainwater harvesting
at building level and site level,
concept of "Zero run-off
drainage" protecting the ecology
of aquifers, guidelines for site
planning to promote ground
water recharge, waste water
recycling.
Demand for water supplies,
need to investigate sources of
supply, existing water supply
coverage, GDCR provides for
provision of percolation well for
building unit exceeding 1500 sq.
mtrs for promoting ground water
recharge. Mentions about
proposal for developing
Talav/lakes
Improving the present
infrastructure in order to
have safe, reliable system
and minimizes
environmental damage
Provision of low cost sanitation
system where regular system is
not available, Decentralization of
STP's at sub city level and
mentions possibility of
recovering energy/ gas as fuel
from sewerage
Existing problems, need to
redesign, enlarge and extend
the present sewerage system
Sustainable Drainage, flood
plain and flood defence,
Design guidelines
Source of pollution, identication
of measures for rejuvenation of
the river.
Source of pollution, mentions
proposal for river front
development
spatial Stratergies,
transportation stratergies
Permissible limits,
implementation of Noise
pollution (level) rules 2000,
measures to prevent noise
pollution
Mention about the problem of
noise pollution in some areas-
no details provided.
Impacts of climate change
and stratergies
issue not considered issue not considered
Stratergies dealing with
Hazardous substances
Location and storage based on
the disaster mangement plan.
No consideration
Affordable housing,
Imrpoving comditions for
walking and cycling, design
consideration for disabled,
children and old people,
developing the open spaces
and recreational area,
conserving the built heritage/
historic environment and
protecting the view. social
infrastructure (health, sport,
security and education)
Housing for poor, planning
norms for recreational and
green areas, deliantion of
heritage zones, conservation of
built heritage, social
infrastructure provision
standards(health, education,
sport, security and education)
Social infrastructure provision
standards(health, education,
sport, security and education)
based on Delhi master plan,
Provision for physically hadicap
in building design used by them,
compulsary provision of trees
during building approval, Slum
up gradation, conditions for site
construction based on
environmental consideration,
proposes to introduce special
heritage conservation regulation
Hazardous substance
Sewerage system
Living Environment
Water
River
Noise
Climate change
E
n
v
i
r
o
n
m
e
n
t
a
l

C
o
m
p
o
n
e
n
t

C
o
n
s
i
d
e
r
e
d


16
Environment is a major force driving London and hence the Plan proposes to use resource
efficiently, hence it proposes to accommodate growth without encroaching on green space,
while Delhi and Ahmedabad are increasing their spread of the cities and hence loosing out
the green space for development.
London Plan proposes to use natural resources more efficiently, increase its re-use of
resources and reduce levels of waste and environmental degradation, while no such
concern are shown in Ahmedabad Development Plan, while Delhi master plan attempts to
re-use resource it water resource.
The London Plan gives an opportunity to plan growth in ways that make better use of key
resources such as land, buildings and construction materials, water, energy and waste, it
proposes policies for land utilization, re-use of construction material, use of grey water and
harvesting rainwater, use of renewable energy and Energy assessment of building and
waste management. While incase of Ahmedabad no such attempts are made. While Delhi
master plan provides for rainwater harvesting, recycle of waste waster, use of non
renewable energy, energy assessment of buildings and solid waste with innovative
methods to prevent the need of landfills.
Ambient noise and Air quality along with biodiversity is considered in the London Plan.
Ahmedabad development plan has a mentioned about the air and noise pollution problem
but no effective remedies have been proposed. Delhi is still trying to reduce the Air
pollution and try to reduce Noise pollution through development policies.
The London Plan as well as the Delhi Master Plan has given enough thought about
disaster management while Ahmedabad has to yet evolve a strategy.
The London Plan gives enough consideration for housing affordability, housing deficits and
culture and ethnic composition of the population and provides policies for it. While in Delhi
the housing requirement is calculated along with the composition of housing but lack
consideration for affordability of housing and the culture of the people. Ahmedabad is an
extreme case where it gives details of vacant houses, slum and housing deficits, but it
doesnt consider affordability of housing and culture. The plan proposes only to deal with
25% of the slum population and it does not give the detail composition of the housing type
proposed.

Other issues influencing Environment
The Population - existing population and projected population figure are very important to
determine the level of services the city should provide today and in future. Resources like land,
water are scare; population beyond holding capacity will lead to deterioration of over all
environment. The whole concept of population projection need to questioned, since all the
estimation of infrastructure, amenities and other services are solely based on it.
Land use- most of the land use decisions are dominated by economic criterias, the land suitability
study focuses mostly on potential of developing the land. Land use decision plays the most
important role for protecting and improving the overall environment. The land use classification
also needs to be consistent in order to understand the kind of land use changes proposed.
Flood hazards, Earthquake and Disaster management- the Development Plan of Ahmedabad give
no consideration for disaster management. The attitudes towards such disasters are re-active, after
the disaster certain changes were made in the GDCR. The Ahmedabad D.P is yet to give a
comprehensive pro-active thought for a disaster management.

Implementation and Monitoring
Implementation and monitoring are the most important component of the Development Plan, what
is the use of the Development Plan document if the proposal and the strategies are not


17
implemented. The past experience of the previous Development Plan of Ahmedabad reveals that
there has been little practical convergence between the Development Plan and the actual
development. The Delhi Master Plan and the Ahmedabad D.P only prescribe development control
norms, which are apparently and frequently violated leading to growing variation between the plan
and the actual city of the ground. In case of London Plan, it prescribes annual phasing plan for
phasing the London plan proposals and it also identifies the stakeholders and their contribution,
which is very much lacking in Ahmedabad and Delhi Plan. Apart from implementation monitoring of
the plan is very essential.
Incase London Plan lays down objective-wise performance indicator for the plan monitoring and
published an annual monitoring report, based on the report suitable changes are made in the plan,
this kind of mechanism are presently absent in Master Plan of Delhi and Development Plan of
Ahmedabad. But Master plan Delhi at least has Monitoring framework and there are attempts made
to setup a monitoring unit (Table 4. gives the summary of the implementation and monitoring
programme of each plan).

Table 4. Implementation and Monitoring
London Plan 2004 Delhi Master Plan 2021 Ahmedabad Development Plan
2011
Indicative average annual phasing
of growth in jobs and homes,
Phasing of public transport
capacity increases and main
stakeholders and their contribution
Development code Development Control Regulation,
Formulation of Draft T.P. Scheme,
stakeholders involvement.
objective-wise London Plan
performance measuring indicators,
publish annual monitoring report-
state of strategic planning in
London and set priorities for the
coming year
Monitoring framework for
development, monitoring unit
Mentions about the need for a
monitoring framework
Monitoring
Implementation

Conclusions
Over time with the increasing environmental problem in cities, various attempts were made to
protect and prevent environmental deterioration. In India, today there are about 200 legislation,
policies and regulation to protect environment and many more yet to come. Even after existence of
all these planning and protective laws, the environment of cities in India is deteriorating. City like
Ahmedabad have been preparing Development Plan for past two decades and hence the
development plans contribution towards its environment is becoming a concern. From the study it is
unmistakably evident that lack of environmental consideration in the statutory Development Plan is
partly responsible for the environmental deterioration in the Ahmedabad.
The London Plan and Delhi Master Plan have tried their best to incorporate their respective
environmental issues in the Plan, while the Development Plan of Ahmedabad only talks about the
environment as a part of its aim, but this aim doesnt reflect much in the Development Plan; apart to
it concern about air and water pollution. Around the globe the environmental emphasis has
changed because of the realization that environmental considerations should not be limited to
concerns about just pollution control but should be more positive in aiming to create more
comfortable, pleasant and stimulating surroundings natural and manmade environments.
All the Plans considered for the study were prepared in different point of time, the Ahmedabad
Development Plan was prepared in 1997, London Plan in 2004 and Delhi Master Plan in 2005,


18
hence it is not actually desirable to compare London Plan and Delhi Plan with Ahmedabad D.P.
But after comparing the last two Development Plans of Ahmedabad (1981 and 1997), it can be
concluded that the attitude towards environment in Ahmedabad have not changed for more than a
decade. Planning is a continuous process, with time new issues emerge and new legislations are
enacted to protect environment. The development plan is a long term plan and hence it cant afford
to be static and rigid, it needs to be continues process where there should be timely incorporation
of the emerging issues and the new legislations in the Development Plan.
The development planning process of Ahmedabad needs to be more democratic, like the case of
London Plan. Ahmedabad Development Plan needs to incorporate the public consultancy
mechanism before preparing the Plan. The public consultancy will help the development authority
to make the whole planning process more participatory and will help to understand the citizens
aspiration towards the city. Through the consultancy process a vision of the city can be proposed
with public and authorities co-operation. Apart from this, the duration two month for public
inspection of the development plan is inadequate to serve the purpose within the mention time,
while the citizens of London and Delhi get a period of 3 month for public inspection, in order to raise
objection and suggest changes.
The content of the Draft Development Plan in town planning act needs to be review since there are
certain changes required as pointed in it. The environmental components should be given more
importance in the content, which will help to preserve and protect the environment of the area.
Although a significant amount of time and resource are spent, AUDA still does not have a
comprehensive, up to-date database, environmental components are not addressed explicitly and
study maps do not cover all ecological characteristics. The whole planning process is affected due
to lack of up-to-date base maps, and limitations of data create difficulties in quantifying and
assessing the existing situation. Hence there is a need to build a good accurate and reliable data
base for the city. Apart from building good accurate database and maps, there is also a need to
address the current environmental issues in the Development Plan. This would help in making the
Development Plan more sensitive towards the environment and will protect and enhance the
environment of the Ahmedabad.
Preparing an environmental sensitive Development Plan is the first step, but there is also required
that the development plan is properly implemented within the plan period. Like the areas proposed
to be developed as open space in the development plan 1987 have not been implemented and thus
have now been encroached upon by unauthorized development often leading to uncontrolled and
haphazard development. This is due to either lack of will shown by the authority to implement the
plan or due to financial constrain. There is a need to set up a monitoring unit to monitor both the
implementation of the plan and the functioning of the authority and publishes a performance review,
which would help in making timely adjustment in the plan. There are even problems in caused due
to delay in sanctioned development plan/ town planning schemes by government. Like the
Development Plan prepared in 1997 was sanctioned in May 2002. Sanctioning of the Plan is a
political issue and looking at the present political system it a difficult proposition to expect any
speedy sanction. Even the Town Planning Scheme which is considered by the development plan
as an important instrument for implementing the plan are delayed, since time limit is specified in
1976 town planning act for publication of draft schemes but there is no time limit for Town planning
officer to complete the scheme.
Development Plan is an important mechanism for development, but in real life development is
taking place on it own without any concern for the plan. Hence the development plan remains a
costly piece of document which doesnt consider environment and the need of the area and the
people. Hence present environmental problem of Ahmedabad is partly due to lacuna in the
development planning system. Based on the lacunas identified in the study, an attempt is made to
prepare a framework for preparing an environmentally sensitive Development Plan.



19
Proposal
Based on the finding of the study, an attempt is made to prepare a framework which would help in
conceiving an environmental sensitive development plan for Ahmedabad. This framework is divided
into three major heads, that is -
The Plan Preparation
The Development Plan Document and its Components
Implementation, Monitoring and Review
The Plan Preparation
Delineation of Development Area
Delineation of development area is a political issue. The present odd shape of the Ahmedabad
development area is a product of a political decision, which includes town as far as 30 km away
and ignores developing area 6km away. There is an urgent need to re-define the boundary of the
Ahmedabad urban development area, and the decision should be based on a scientific study and
not political interest.
Vision
The presently the vision of Ahmedabad is not apparent in the Development Plan document. Before
the Plan is prepared, there should be a public consultancy process carried out. The public
consultancy will help the development authority to make the whole planning process more
participatory and will help to understand the citizens aspiration towards the city. Apart from public
participation there is also a need of involving the state government, the local bodies, other
authorities and department functioning in the development area, together they can develop a vision
for the development area. The vision should also consider the state and national level policies.
Identifying and Prioritizing the Issues
Presently the development authority identify the issues, the process can be made more
participatory involving public, the local bodies, other authorities and public institutions functioning
within the development area. Through this process the issues should be clearly identified as
general and issues of environmental importance and further they can be given priority.

The Town planning and Urban Development Act
Content of the Development Plan
The environmental components should be given more importance in the content, which will help to
preserve and protect the environment of the area. The environmental component observed are-
The content of the development specifies the use of land in the area, but there is also need
to specify the use of water bodies and the river or rivulets. And apart from preventing water
pollution, it should also include preservation of such water bodies from encroachment.
There is need for reservation of land in the development plan for economically backward
class of people or the urban poor who dwell in the slums.
The development plan provides for supply of water, it also needs provision to control the
ground water extraction which is a major concern in Gujarat.
There is a need for preservation of areas of social, religious or sentimental value.
The development plan should have provision to identify the riot prone or vulnerable places
which caused major loss in term of life and property to the cities like the riots of 2002.
The Inspection by Public
The duration two month for public inspection of the development plan is inadequate to serve the
purpose within the mention time, while the citizens of London and Delhi get a period of 3 month for
public inspection, in order to raise objection and suggest changes. There is a need either to


20
increase the time frame to 3 month or improve the facilities for public inspection, like making the
plan available on time, making the plan available online and copies for all local bodies functioning
within the area. Apart from this there is also a need for appointing an exclusive panel for hearing
the suggestion and objection towards the plan and this panel will submit a report to the authority
about the changes required in the development plan. This process will help in making the process
more participatory and democratic.

Ahmedabad Urban Development
Area
Existing
Delineation of the
Development Area
The State
Government
Based on a
Scientific Study
Development
Authority
Political Decision
Vision
Existing Policies-
State / Central
Public
Participation
Identify and Prioritize
Issues
In General
Environmental

The Town Planning & Urban
Development Act
The Content of the
Development Plan
Addition in the Act
Inspection by
Public 2- Months
Local bodies,
other Authorities
and public
Institutions
Option 2- Improve the Facilities for
Public inspection
Exclusive Panel hearing required to
make the process more participatory
Objection & suggestion considered
by the Development Authority
Development Plan
Existing
Proposed
Additions
Proposed
Additions
Option 1- Inspection by Public 3
Months
Figure 3. Proposed Framework for Plan Preparation


21
The Development Plan Document and its Components
Figure 4. Framework for the Development Plan Document

Database and Studies
Although a significant amount of time and resource are spent, AUDA still does not have a
comprehensive, up to-date database, environmental components are not addressed explicitly and
study maps do not cover all ecological characteristics. Hence there is a need to build a good
accurate and reliable database for the city. The kind of database the authority should build and
update is given below.
Demographic: population size, population distribution in relation to holding capacity, age
sex structure, household size, rate of migration, causes of migration and Education level.
Accurate base map of the development area.
Existing Landuse map including computation of FSI consumed.
Topography, soil, slope details (contour map) and climate data.
Existing levels of infrastructure road, water supply, sewerage, storm water drainage,
power supply, communication networks.
Details of proposed and ongoing city level projects and their implementation status (both
public and private)
Environment: Air quality, Water potential and quality (surface water, ground water and
piped water supply) and noise level (mapped within the Development area), access of
population to safe drinking water, access to sanitation, removal of solid waste.
Transport: traffic volume, model split, trip length, trip purpose, vehicle ownership, vehicle
population, age of vehicles, public transport
Housing: Slum and squatter settlements, housing type and composition, distribution of
households by income, vacancy rate and housing stress areas.
Economic Aspects: occupation, Income distribution, Employment, Participation rate,
Employment in different sectors and shifting pattern.
Industries: Type and scale of industries
Social infrastructure: level and distribution of Health facilities, distribution of police and fire
services, distribution of recreational facilities and level and distribution education facilities.
Natural Disasters: Floods intensity areas & effected population, Earthquake and any other
natural disasters etc.
Studies required in Ahmedabad
The various kinds of studies which would help in conceiving the development plan are given below.
Develop an accurate and reliable
database and conduct relevant studies
Environment components to be
considered
Acts, regulation and Policies to be
integrated in the Development Plan
(Refer Urban Planning and Environment
Section)
Development Plan


22
Land Suitability Study- based on environmental consideration and anticipation
environmental impact.
Holding Capacity of the city based on its natural resource.
Detailed hydro geological study is required to access the utilization and developmental
potential of the groundwater system quantitatively in the AUDA area.
A systematic survey involving collection of groundwater sample for quality analysis is
required to access the potential of the water precisely.

Environment Components to be considered
The present level of environmental deterioration is because of lack of Environmental concerns in
the Development Plan. The study have tried to identify the lacuna in the present Development Plan
and thereby proposing the environmental components that need to be integrated in the
development plan. The following component are listed below, there is also an attempt made to list
down some new environmental concept in their respective components.
Industries: Integrate Green practices, integrating eco-industrial estate development,
development norm should consider environment, clearly spelling out strategies for
managing industrial pollution and waste, integrate the rule the Environment (Siting for
Industrial Projects) Rules, 1999 relating to planning industrial area and integrate the Acts
dealing with industrial pollution.
Planning for Waste: the Development Plan should assess the waste generated and
develop waste reduction, management and handling strategies. Promote recycling of
waste, Identify the site for safe disposal of waste and even alternative to landfills can be
developed like vermiculture, fossilation and composting. The waste should be handled and
managed according to Hazardous Wastes (Management and Handling) rules, 2000,
Municipal Solid Waste (Management and Handling) Rules, 2000, and Bio-Medical Waste
(Management and Handling) rules, 2003.
Planning for Minerals: with the development of cities there is increase in demand for
construction material. Since most of the construction materials are derived from nature.
There is a need of timely intervention before the resources get exhausted. The
development plan can promote the better use of aggregates, re-use of construction and
demolition waste.
Air: there is a need of integration of land use and transportation policy. Identify the pollution
sources and carry out air quality assessment, promote cleaner transportation fuels, prepare
a Monitoring Plan and integrate the Air (Prevention and Control of Pollution) Act, 1981.
Energy: assess the demand for power, promote energy efficiency and renewable energy;
introduce concepts like energy efficiency in building, zero-fossil development and energy
audit. Promoting use of renewable energy (solar energy) through development code.
Requirement for energy assessment of proposed development.
Water: assess the demand for water supplies, maximizing rainwater harvesting
opportunities, guidelines to promote ground water recharge, waste water recycling and
integrating The Water (Prevention and Control of Pollution) Act, 1974
Sewerage: installing reliable system and prevent untreated disposal, decentralization of
STPs can be an option.
Noise: spatial strategies to reduce noise pollution, implementation of Noise Pollution
(Regulation and Control) Rules, 2000
Living environment: provision of affordable housing and improving condition for pedestrian
and cyclist. Design consideration for disabled, children and old people. Protection and
development of open spaces and recreational area. Delineation and conservation of
heritage / historic environment and standards for social infrastructure provision.


23
Disaster Management: along with Development Plan, prepare a disaster management plan
for Ahmedabad.
Plan for natural and Man-made Hazards.

Implementation, Monitoring and Review
Figure 5. Framework for Implementation, Monitoring and Review

Implementation
Preparing an environmental sensitive Development Plan is the first step, but there is also required
that the development plan is properly implemented within the plan period. To achieve timely
implementation an annual phasing plan of each component of the development plan can be
formulated and prioritizes can be decided. Along with phasing plan all the main stakeholders and
the implementation agency should identified and their role in the implementing the development
Plan needs to be specified. The Town Planning Scheme or Land Acquisition are the instrument
available for implementation of the Development Plan, but the choice of the instrument for
implementing a particular development project or any component of the project should be specified
in the Development Plan. Apart from all these, the Development Plan will also propose a detailed
development code, which is commonly known as General Development Control Regulation in
Gujarat. The relevant Acts, Regulation and Policies mentioned earlier should also be integrated in
the development codes.

Annual Phasing Plan
Development Plan
Stakeholders and
Implementation Agency
The implementation
Instrument
Development Code
Relevant Acts, Regulation and
Policies
Monitoring Framework
Performance Measurement AUDA D.P
Annual Monitoring Report
Adjustment in the Development Plan


24
Monitoring and Review
The Development Authority will prepare a Monitoring framework for the components of the
development plan and specify the period for monitoring. The relevant Acts, Regulation and Policies
mentioned earlier in the section 6.2.2 should also be integrated in the monitoring framework, to
prevent violation of the legislations. Apart from this an annul Monitoring report will be prepared by
the authority and suitable adjustment made to the development plan based on the annual report
published. To assess the credibility of the Authority and the Development Plan, an exclusive panel
should be appointed by the state Govt. to measure their performance. This process will help in
carrying out timely adjustment in the development planning process and prevent damage to the
environment.

Acknowledgement
I take this opportunity to express my deep gratitude to my guide Dr. Shrawan K. Archarya. I would
also like to express my sincere thank to the following officials, offices and Individual for helping me
in their best possible capacities with access to information/data, which proved invaluable in
completing this study. Mr. Hansal Shukla, Town Planner, AUDA, Mr. H. N. Thakker, Deputy Town
Planner, AUDA, Mr. N. M. Baleva, City Planner, AMC, Mr. R. J. Rawal, Planner, AMC and the
Entire staff of AMC and AUDA. Finally, I would like to express sincere thanks to my parents for
their moral support and more importantly in terms of their consistent hard work and commitment to
provide me every possible support for my education so that I can complete my studies without
much of constraints

About the Author
Rohit Nadkarni is a student of School of Planning, Centre for Environmental Planning and
Technology (CEPT) University, Ahmedabad. He has a specialization in Environmetal Planning. He
has an undergraduate degree in Architecture from the Goa College of Architecture, Goa University,
References
AUDA. (1997), Revised Draft Development Plan of AUDA 2011 AD part 1 survey, studies
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