Introduction To Town Planning

S.
Rengasamy Madurai Institute of Social Sciences

S.Rengasamy – Madurai Institute of Social Sciences – Introduction to Town Planning
Town Planning
No urban area will prosper unless it attracts those who can choose to live where
ver they wish.
My interest is in the future, because I am going to spend the rest of my life th
ere.
2
Content
Urban India Box: How India’s Urban Settlements are administered Town Panchayats /
Municipalities / Corporations Box: Basic Feature and Pattern of India s Urbaniza
tion Table: No of towns and percentage of urban population by size class Table:
Million Plus Cities in India Box: Town Panchayats (Nagar Palikas) in India – The c
ase of Tamilnadu Box: Municipal Administration in India: The case of Tamilnadu B
ox: Some Definitions Box: Town Planning Explanations & Definitions Box: If town
planning is not there Box: Planning –Definitions Obstacles identified in the optim
um development of urban centers Social and economic aims of town planning Box: C
omponents of town planning Box: Basics of Town Planning Meaning and Components o
f Town Planning Box: Urban Facts Characteristics of successful Town Planning Civ
ic Design Urban Planning Picture: Growth of a city Box: Objectives of Town Plann
ing
Box: Background factors and problems in Town Planning
Individual control of small parcels of urban land Arbitrary political boundaries
Irregularity of the environmental site Heritage of past construction Anticipati
on of future change Methods of Town Planning: Major aspects of the master plan
General land use pattern Table: Percentage of land use Spatial locations for var
ious functions Pic: Contrasting Urban Scenario Industrial location Commercial lo
cation Residential location; Streets and transportation facilities Urban plannin
g education
Legislative frame work for urban planning Challenges in urban planning for local
bodies in India Box: Problems of Urban Local Bodies [ULBs] Box: The rationale t
o use Town Planning: Advantages Long history Democratic and participatory: Fair
Respects property Non-coercive and non-authoritarian Win-win proposition Transpa
rent Tested in law courts Making development pay for the cost of infrastructure
Box: Limitations of Town Planning Lengthy time frames Inadequate attention to su
bstantial issues No asset management framework is in place Centralized processes
Disconnect with the city budgeting process Box: Potentials of Town Planning TPS
as an infrastructure financing tool TPS as a tool to introduce innovative plann
ing concepts TPS as a tool to build accurate maps and land records for the city
Box: Rural Urban Relationship Box: Responsibilities assigned to Rural local gove
rnment 11th schedule-243G Box: Responsibilities assigned Urban local government
12th schedule- 243w Issues in Urban Planning The Master plan Approach – Concepts,
Objectives and Functions The functions of the Master Plan / Development plan Cri
tique of the Master Plan Approach 16 Points Modifications suggested in Master Pl
an 17 Points
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Urban India
In India out of the total population of 1027 million as on 1st March, 2001, abou
t 742 million live in rural areas and 285 million in urban areas. The net additi
on of population in rural areas during 1991-2001 has been to the tune of 113 mil
lion while in urban areas it is 6 million. The percentage decadal growth of popu
lation in rural and urban areas during the decade is 17.9 and 31.2 percent respe
ctively. The percentage of urban population to the total population of the count
ry stands at 27.8. The percentage of urban population to total population in the
1991 Census (including interpolated population of Jammu & Kashmir where Census
could not be conducted in 1991) was 25.7 percent. Thus, there has been an increa
se on 2.1 percentage points in the proportion of urban population in the country
during 1991 – 2001 Level of Urbanization urban Population of India Persons Males
Females 102,70,15247 53,12,77078 49,57,38169 27.8% 74,16,60293 38,11,41184 36,05
,19109 28,53,54954 15,01,35894 13,52,19060 Population Size No.of Towns Class I 1
,00,000 & above 393 Class II 50,000 - 99,999 401 Class III 20,000 - 49,999 1,151
Class IV 10,000 - 19,999 1,344 Class V 5,000 - 9,999 888 Class VI Less than 5,0
00 191 Unclassified 10* All classes 4378 Class
Total Rural Urban
Among all the States and Union territories, the National Capital Territory of De
lhi is most urbanized with 93 percent urban population followed by Union territo
ry of Chandigarh (89.8 percent) and Pondicherry (66.6 percent). Among the major
States, Tamil Nadu is the most urbanized state with 43.9 percent of the populati
on living in urban areas followed by Maharashtra (42.4 percent) and Gujarat (37.
4 percent). The proportion of urban population is the lowest in Himachal Pradesh
with 9.8% followed by Bihar with 10.5 percent, Assam (12.7 percent) and Orissa
(14.9 percent). In terms of absolute number of persons living in urban areas, Ma
harashtra leads with 41 million persons which is 14 percent of the total populat
ion of the country. Uttar Pradesh accounts for about 35 million followed by Tami
l Nadu 27 million. The number of towns and cities have increased to 4378, as det
ailed in the above table: The number of metropolitan cities having million plus
population has increased to 35 as per 2001 census. The names of such cities are
given in the following table:
Indian Cities having million (+) Population in 2001
Rank 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 Urban Agglomeration/City Greater
Mumbai Kolkata Delhi Chennai Bangalore Hyderabad Ahmedabad Pune Surat Kanpur Jai
pur Lucknow Nagpur Patna Indore Vadodara Bhopal Population (Lakhs) 163.7 132.2 1
27.9 64.2 56.9 55.3 45.2 37.5 28.1 26.9 23.2 22.7 21.2 17.1 16.4 14.9 14.5 Rank
18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 Urban Agglomeration/City Coim
batore Ludhiana Kochi Visakhapatnam Agra Varanasi Madurai Meerut Nashik Jabalpur
Jamshedpur Asansol Dhanbad Faridabad Allahabad Amritsar Vijaywada Rajkot Popula
tion (Lakhs) 14.5 14.0 13.5 13.3 13.2 12.1 11.9 11.7 11.5 11.2 11.0 10.9 10.6 10
.5 10.5 10.1 10.1 10.0
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How India’s Urban Settlements are administered
After the 74th Amendment was enacted there are only three categories of Urban Lo
cal Bodies: 1.Nagar Panchayat (Town Panchayat) 2.Nagar Palika (Municipality) 3.N
agar Nigam (Municipal Corporation) Town Panchayat - Nagar Panchayat A Town Panch
ayat (Nagar Panchayat) is a form of an urban body in India comparable to a Munic
ipality.A town panchayat means an urban centre with more than 30,000 and less th
an 100,000 inhabitants is classified as a Nagar Panchayat. However, there are so
me exceptions. All the previous Town Area Committees (Urban centers with a total
population of more than 5,000 and less than 20,000) are reclassified as Nagar P
anchayat. Nagar Panchayat have a chairman with ward members. It consists of a mi
nimum of 10 elected ward members and three nominated members. Municipality / Nag
ar Palika In India a Nagar Palika, / Municipality is a Urban Local Body that adm
inisters a city of population 200,000 or less. Under the Panchayati Raj system,
it interacts directly with the state government, though it is administratively p
art of the district it is located in. Generally smaller district cities and bigg
er towns have a Nagar Palika. The members of the Nagar Palika are elected repres
entatives for a term of five years. The town is divided into wards according to
its population and representatives are elected from each ward. The members elect
a president among themselves to preside over and conduct meetings. A chief offi
cer, along with officers like an engineer, sanitary inspector, health officer an
d education officer who come from the state public service are appointed by the
state government to control the administrative affairs of the Nagar Palika. Muni
cipal Corporation / Nagar Nigam Nagar Nigams a.k.a (Municipal Corporations) in I
ndia are state government formed departments that works for the development of a
city, which has a population of more than 1 Million. The growing population and
urbanization in various cities of India were in need of a local governing body
that can work for providing necessary community services like health centers, ed
ucational institutes and housing and property tax. They are formed under the Cor
porations Act of 1835 of Panchayati Raj system which mainly deals in providing e
ssential services in every small town as well as village of a district/city. The
ir elections are held once in five year and the people choose the candidates. Th
e largest corporations are in the four metropolitan cities of India, namely Delh
i, Mumbai, Kolkatta and Chennai. These cities not only have a large population,
but are also the administrative as well as commercial centers of the country. Ba
sic Feature and Pattern of India s Urbanization Basic feature of urbanization in
India can be highlighted as: 1 Lopsided urbanization induces growth of class I
cities 2 Urbanization occurs without industrialization and strong economic base
3 Urbanization is mainly a product of demographic explosion and poverty induced
rural - urban migration. 4 Rapid urbanization leads to massive growth of slum fo
llowed by misery, poverty, unemployment, exploitation, inequalities, degradation
in the quality of urban life. 5 Urbanization occurs not due to urban pull but d
ue to rural push. 6 Poor quality of rural-urban migration leads to poor quality
of Urbanization (Bhagat,1992). 7 Distress migration initiates urban decay
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6
To get more details visit: http://www.tn.gov.in/dtp/
Tamil Nadu is the first State to have introduced a classification in the status
of local bodies as ‘Town Panchayat’, which was planned as a transitional body betwee
n Rural and Urban Local Bodies. The Town Panchayats were conferred with individu
al administrative powers and unique functional characters have been in existence
for over a century. The Town Panchayats adopt well devised accounting and audit
ing procedures and the service delivery to the public has been better. Town Panc
hayats are under the administrative control Municipal Administration and Water S
upply Department, at Govt. level. The Town Panchayats are places of importance s
uch as Division / Taluk headquarters, Tourist Spots, Pilgrim Centers and Commerc
ial/Industrial towns. This has necessitated special attention to the civic needs
of the Town Panchayats. District Municipalities Act The Town Panchayats are gov
erned by Tamil Nadu District Municipalities Act 1920. There are 561 Town Panchay
ats in the state which are classified into four grades, based on the income crit
eria: Grade No of TP Income Criteria Special Grade 13 Above Rs. 20 Lakhs Selecti
on Grade 245 Above Rs. 16 Lakhs Grade I 221 Above Rs. 8 Lakhs Grade II 32 Above
Rs. 4 Lakhs Total 561 Town Panchayats Administration Executive Officer is the Ex
ecutive authority of the Town Panchayat. He is assisted by Head Clerk, Junior As
sistant, Bill Collector, Typist for the maintenance of records, Collection of ta
xes, maintenance of assets and in ensuring the publicity and propaganda and in i
mplementation of Government Programmes. Functions of Town Panchayats The Town Pa
nchayats are responsible in delivery of the following civic services: • Providing
Basic Amenities o Roads Street Lights Water Supply Public Health Drainage • Granti
ng of Building Licenses • Levying of Taxes o Property Tax Vacant Land Tax Professi
on Tax Non Tax Water Charges • Issuing Birth & Death Certificates • Issuing Dangerou
s & Offensive Trade Licenses • Implementation of State / Central Schemes Sources o
f Revenue of Town Panchayats The revenue of the Town Panchayats is derived from
the sources as below: Property Tax Professional Tax License Fees, Rents and othe
r charges such as water charges Surcharge on Stamp duty Devolution grants from t
he Government Other miscellaneous incomes such as interest on deposits Programs
/Schemes in Town Panchayats 1. Anaithu Peruratchi Anna Marumalarchi Thittam 2. U
rban Infrastructure Development Scheme for Small and Medium Towns (UIDSSMT) 3. J
awaharlal Nehru National Urban Renewal Mission 4. Integrated Housing and Slum De
velopment Programme (IHSDP) & Basic Service 5. Part II Schemes 6. Infrastructure
gap filling fund 7. Solid Waste Management 8. 12th Finance Commission Grants 9.
Swarna Jayanthi Shahari Rozgar Yojana (SJSRY) 10. Supply of Computers and Soft
wares 11. Human Resources Development
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Municipal / Urban Administration in Tamilnadu
The Municipalities in Tamilnadu are classified into five grades based on the ann
ual income /population. under the Tamil Nadu Municipalities (Norms for Classific
ation of Municipalities) Rules2008.,. The current status of the ULBs is given in
the table Grade Annual Income (Rs. In No. of crores) Municipalities Special Gra
de Above 10.00 20 Selection Grade 6.00 - 10.00 29 Grade I 4.00 - 6.00 29 Grade I
I Below 4.00 21 Grade III Population exceeding 30000 49 Total 148 Municipal Corp
orations in TN 1. Chennai Corporation 2. Madurai Corporation 3. Coimbatore Corpo
ration 4. Salem Corporation 5. Trichy Corporation 6. Tirunelveli Corporation 7.
Erode Corporation 8. Tiruppur Corporation 9. Vellore Corporation 10.Thoothukudi
Corporation
SOME DEFINITIONS Urban. Settlements or localities defined as “urban” by national sta
tistical agencies. Urbanization. The process of transition from a rural to a mor
e urban society. Statistically, urbanization reflects an increasing proportion o
f the population living in settlements defined as urban, primarily through net r
ural to urban migration. The level of urbanization is the percentage of the tota
l population living in towns and cities while the rate of urbanization is the ra
te at which it grows. Urban growth. The increase in the number of people who liv
e in towns and cities, measured either in relative or absolute terms. Natural in
crease. The difference between the number of births and number of deaths in a gi
ven population. The urban transition. The passage from a predominantly rural to
a predominantly urban society.
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TOWN PLANNING EXPLANATIONS:
Town Planning - Definitions
City planning is a process of planning for the improvement of urban centers in o
rder to provide healthy and safe living conditions, efficient transport and comm
unication, adequate public facilities, and aesthetic surroundings. Planning that
also includes outlying communities and highways is termed regional planning.Col
umbia Encyclopedia Urban, city / town planning is the integration of the discipl
ines of land use planning and transport planning, to explore a very wide range o
f aspects of the built and social environments of urbanized municipalities and c
ommunities. Regional planning deals with a still larger environment, at a less d
etailed level- Wikipedia Town planning means determining and drawing up plans fo
r the future physical arrangement and condition of a community Town planning mea
ns the physical, social and economic planning of an urban environment (such as a
town) Urban planning is a mixture of science and art. It encompasses many diffe
rent disciplines and brings them all under a single umbrella. The simplest defin
ition of urban planning is that it is the organization of all elements of a town
or other urban environment. However, when one thinks about all the elements tha
t make up a town, urban planning suddenly seems complicated - and it is. Town pl
anning includes village planning, town planning, city planning, metropolitan pla
nning, regional planning and national physical planning. This wider aspect is ig
nored and town planning became synonymous with plan for streets, houses and civi
c amenities. In its actual practice town planning may seem to take away the land
of somebody, deprive somebody of building a house, or place restrictions on the
number of storey to built etc. The new emerging concept of City Development Pla
n (CDP) is an action plan for equitable growth in a city, developed and sustaine
d through public participation to improve the quality of life for all citizens. ‘A
City Development Plan (CDP) is both a perspective and a vision for the future d
evelopment of a city. It presents the current stage of the city’s development – wher
e is the city now? It sets out the directions of change – where does the city want
to go? It identifies the thrust areas — what does the city need to address on a p
riority basis? It also suggests alternative routes, strategies, and intervention
s for bringing about the change – what interventions should be made in order to at
tain the vision? It provides a framework and vision within which projects need t
o be identified and implemented. It establishes a logical and consistent framewo
rk for evaluation of investment decisions. The basic framework outlining the met
hodology for preparation of CDPs is given in The CDP is therefore the crucial li
nk that weaves together the three basic elements of the mission - namely integra
ted development of infrastructure, basic services for the poor and adoption of u
rban sector reforms, into an integrated whole. It lays the foundation from which
would follow DPRs not only for the mission period but also for the near future
(say next decade or so). The quality of the CDP, therefore, is one of the most i
mperative links on which the success of the mission would depend. It may also be
used by the city to promote itself to potential investors. If town planning is
not there 1. Industries may spring up with less regard to social convenience and
before roads are built 2. Houses may be constructed and occupied even before wa
ter supply and drainage facilities are provided 3. Schools may be located in tot
al disregard of the population which uses that school 4. Roads may be widened wi
thout long lasting effect.
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Planning Is... Planning defined: "Planning" means the scientific, aesthetic, and
orderly disposition of land, resources, facilities and services with a view to
securing the physical, economic and social efficiency, health and well-being of
urban and rural communities. Responsible planning has always been vital to the s
ustainability of safe, healthy, and secure urban environments. Canada s populati
on is growing and, with more people migrating from rural to urban areas, the pla
nning profession must increasingly deal with urbanization issues, such as: 1. Co
nversion of land from natural habitats to urban built areas, 2. Maintenance and
use of natural resources and habitats, 3. Development of transportation related
infrastructure, 4.Ensuring environmental protection. Not only do planners deal w
ith land use, but also: 1. Planning social and community services, 3. Managing c
ultural and heritage resources, 2. Creating economic capacity in local communiti
es, 4.Addressing transportation and infrastructure,
Obstacles identified in the optimum development of urban centers: 1. High percen
tage of undeveloped or vacant land within the corporate limit. 2. Unbalanced, co
mpeting and deleterious use of land. 3. Lack of common facilities like transport
ation system, housing, water supply, sanitation and adequate open spaces etc. 4.
Lack of strong and wide economic space. 5. Uncontrolled peripheral development.
6. High cost of land and development further aggravated by the speculative elem
ent. Other obstacles noted: 1. Agglomeration in large size towns of both industr
y and other work opportunities thus attracting larger population movements towar
ds them. 2. Lack of incentives and resources for small towns to develop; most of
them being overgrown villages at present with a sizeable percentage of working
force engaged in agriculture. 3. Because of the low economic level of the migran
t labour, generally unskilled, creation of slums in urban areas. 4. Because of t
he low literacy and economic level, the social characteristics of migrant popula
tion tend to be incompatible with urban ways of life. Social and economic aims t
own planning; 1. Socially successful planning tends to make people’s life happier,
because it results in physical environment which is conducive to health; facili
tates social intercourse and gives visual attractiveness 2. It increases wealth,
by efficiently arranging communication routes to carry out human activities in
a more efficient and less wasteful manner through proper spatial arrangement.
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Basics of Urban Planning
Urban Planning Basics The goal of planning is to guide the development of a city
or town so that it furthers the welfare of its current and future residents by
creating convenient, equitable, healthful, efficient and attractive environments
. Most urban planners work in existing communities, but some help develop commun
ities -- known as new towns, new cities or planned communities -- from scratch.
Either way, urban planners must consider three key aspects of a city as they map
out their programs: The physical environment: A city s physical environment inc
ludes its location, its climate and its proximity to sources of food and water.
Because drinking water is so crucial, many cities are founded at the head of a r
iver or at the fall line, the point where rivers descend from the regions of old
er, harder rocks toward the softer sediments of the coastal plain. The rapids th
at often form at the fall line mark ideal locations for towns and villages to ev
olve. Coastal cities also have a great advantage in that their accessibility pos
itions them to become important trading centers. Coastal cities, enjoy certain a
dvantages by having access to the ocean. They also face certain challenges, incl
uding exposure to hurricanes. The social environment: The social environment inc
ludes the groups to which a city s residents belong, the neighborhoods in which
they live, the organization of its workplaces, and the policies created to impos
e order. One of the biggest issues in most cities is the inequitable distributio
n of resources. For example, more than 50 percent of the population of Mumbai an
d New Delhi (cities in India) live in slums, while in Lagos and Nairobi (cities
in Africa), more than 60 percent of households aren t connected to water [source
: United Nations Human Settlements Program]. As a result, the social environment
can be a risk factor for disease and mortality as much as individual risk facto
rs. Planners work with local authorities to make sure residents are not excluded
from the benefits of urbanization as a result of physical, social or economic b
arriers. The economic environment: All cities work hard to support the retention
and expansion of existing local businesses. Primary employers, such as manufact
uring as well as research and development companies, retail businesses, universi
ties, federal labs, local government, cultural institutions, and departments of
tourism all play strong roles in a city s economy. The programs of an urban plan
ner should encourage partnerships among public agencies, private companies and n
onprofit organizations; foster innovation and competitiveness; provide developme
nt opportunities and resources to small businesses; and nurture, preserve and pr
omote local arts and creative industries in order to sustain a city s cultural v
itality. As you can imagine, urban planners must do a great deal of research and
analysis to fully understand how the physical, social and economic aspects of a
city interact. Before they ever put pen to paper, they study: * The current use
of land for residential, business and community purposes * The locations and ca
pacity of streets, highways, airports, water and sewer
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Meaning and Components of Town Planning; Town and country planning might be desc
ribed as the art and science of ordering the use of land and the character and s
iting of buildings and communication routes, so as to secure the maximum practic
able degree of economy, convenience and beauty.
Urban Facts
The year 2007 marks the first time in the history of mankind when the number of
people residing in cities has overtaken those staying in villages. India s 300 m
illion city dwellers contribute a significant one-tenth of the world s urban pop
ulation. Some facts garnered from the study by Urban Age were that Greater Mumba
i has a density of 27,348 people packed in each square kilometer, as against Kol
kata s 24,454, Bangalore s 19,040 and Delhi s 9,340. In its peak density area,
Mumbai can boast, or bemoan, 101,066 people packed in a single square kilometer
- more than any other of the nine cities globally included in this study. Yet,
as she houses 12 million inhabitants in an area half the size of Berlin, less th
an half of Greater Mumbai is covered by built-up land and infrastructure. The gr
eater half includes a national park and open areas, coastal wetlands, mangroves,
agricultural land and even beaches. Population growth in India s urban areas ha
s been no less dramatic. Between 1950, 2007 and 2020 (projected), Mumbai has bal
looned from 2.8 million to 18.9 million and will touch 23.9 million. Some believ
e it could cross Tokyo as the most populated city globally. Delhi has zoomed fro
m 1.4 million to 16.6 million to reach 23.7 million and Kolkata from 4.5 million
to 14.8 million and 18.7 million. Bangalore s growth moved from .7 million to 6
.9 million at present and is estimated to touch 9.5 million by 2020. Keeping the
se projections in mind, Mumbai and Delhi would be among the most populous in the
world by 2020, followed by Mexico City (22.1 million), New York (20.3 million),
Kolkata (18.7 million), and Shanghai (18.4 million). Compounding Greater Mumbai
s extremely high population is traffic congestion, loss of wetlands, flooding a
nd critical housing issues. Delhi s problems are said to arise from a rapid popu
lation growth and large unplanned urbanization. Besides this, add stretched-out
infrastructure, unaffordable housing, growing slums, traffic congestion and "sig
nificant ecological degradation". Kolkata s bowl of woes includes the loss of ci
ty wetlands, frequent floods, traffic congestion, inadequate infrastructure and
pollution. The Garden City Bangalore ails from rapid urbanization, pollution, wa
ste disposal and sewerage and sanitation problems, loss of its tree cover, and h
igh traffic congestion. Coming to city commutation, around 55.5 percent Mumbaite
s walk, 21.9 percent go by train, 14.4 percent opt for the bus, and only 1.6 per
cent takes their car. Rickshaw and taxi, two-wheelers and cycles are used by onl
y a small number of people. Surprisingly, Mumbai has the lowest level of car own
ership with 29 cars per 1,000 residents, a stark contrast to Mexico City s 383.
Kolkata and Bangalore have the highest number of cars per kilometer among Indian
cities. With 1,421 cars per kilometer, Kolkata s car density beats even than of
Berlin. Someone living in Mumbai has a life expectancy of 68.1 years as against
79.2 years in London or 75.9 years in Mexico City. Looking at the brighter side
of life, Indian cities have relatively low murder rates, similar to London and
Shanghai.
Characteristics of successful Town Planning; Promotion of accessibility Employme
nt of resources as economically as possible The separation of incompatible land
uses from each other and association of compatible or mutually helpful uses. Car
rying out of all developments in a visually pleasant and practical manner The pr
incipal of good neighborliness—the right to do what they like with their property
subject to the limitation that their action should not be harmful, either to the
mselves or to the neighborhood— This neighborliness recognizes the need for planni
ng legislation.
12
In the beginning civic designs through planning provided colour and texture of t
he fabric of environment. With the gradual diffusion of ownership of land, such
planning has given place to building codes and legislative measures to assemble
diffused ownership as a unified whole amenable for development/redevelopment At
macro level—a tool for appropriate assembly of land as optimal planning units Civi
c design At micro level—detailed design of the buildings as well as their spatial
relationship Good neighborliness and civic design form the warp and resource all
ocation the weft of the fabric of planning. Planning legislation will then the l
oom on which the fabric is woven and the administration the salesman. Urban Plan
ning Control within the city Urban planning refers to those activities by which
a metropolis systematically undertakes to control its spatial functional pattern
Growth of a City
300 years before
150 years before
Today
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Background factors and problems in Town Planning Some important factors that com
plicate the tasks of planning for a metropolis are discussed under 5 headings In
dividual control of small parcels of urban land. Arbitrary political boundaries.
Irregularity of environmental sites. Heritage of past construction. Anticipatio
n of future change 1. Individual control of small parcels of urban land: Within
the city both govt. and private citizens own parts of land area. Private Citizen
s own 55% & govt. owns about 45% of the urban land (i.e. public—streets, parks, pl
ay grounds & govt. buildings). Private ownership (i.e. Residences, stores, facto
ries, commercial, recreation) Why municipal legislation is necessary to control
the undesirable consequences of private ownership of small parcels of urban land
1. A owner may build a store or factory in an residential area thereby decreasi
ng the value of nearby houses. 2. In a deteriorated urban neighborhood, remodeli
ng of old houses or to build a new one depends upon the neighbors willingness ie
. Ready to do the same 3. A owner who owns single strategic plot may either bloc
k a development effort or may delay it by demanding a price considerably higher
than the ordinary market value. (So municipal regulation is necessary to control
this) 2. Arbitrary political boundaries; An adequate urban plan covers not only
the built up area of the city but also such parts of the unoccupied hinterland
as need to be controlled in order to secure both orderly future growth of the me
tropolis and reasonable protection of its residences. Lack of control over the p
eripheral land may result in During a real estate boom, private owners in variou
s sub divisions may break up tracts of farm land into town sized building plots.
Such sub dividing activity distorts local land values and interferes with ordin
ary urban growth. Houses built in unzoned area, may later surrounded by cheaply
constructed homes or hedged in by objectionable factories and other buildings. T
raditional political boundaries make difficult, the control of haphazard urban g
rowth in the unincorporated fringe area of the metropolis. 3. Irregularity of th
e environmental site: Every urban site has its own unique features Underlying so
il and terrain conditions has different advantages and disadvantages for various
kinds of buildings. Topography affects the routes of transportation. Transporta
tion in turn influences the location of factories, stores and residences. Breaks
transportation eg. Land to water vice versa. Some parts of the city provide bet
ter amenities than other eg. Beach—exceptional view. 4. Heritage of past construct
ion: Town planning activity may be limited or modified by the heritage of past c
onstruction. Unfortunately, the heritage of the past does not always satisfy con
temporary needs. Eg. Narrow streets were enough for horse and buggy days. Cannot
handle the huge volume of today’s motor traffic. Factories once properly located
finds themselves surrounded by residences. Cost factor inhibits remodeling of th
e built up area e.g. widening of the narrow streets So the urban planners leave
this condition as it is and effect changes slowly. 5. Anticipation of future cha
nge: Emergence of real estate mafias and increasing the land value not affordabl
e for the poor and middle class
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Methods of Town Planning:
Major aspects of the master plan: The master plan deals with the natural city as
a whole. It offers a broad picture of the projected spatial pattern.. Three asp
ects of the master plan are:1. City beautification as emphasized by the architec
ts. 2. Transportation and safety as stressed by the engineers 3. Land use patter
n as emphasized by economists, geographers and human ecologists. General land us
e pattern; Planning for effective land use within the city involves decisions ab
out; The various types of utilization that requires distinctive sub areas. The p
ercentage of total occupied space that should be apportioned to each types and g
rade of utilization. The proper location for each type of functional area.
Wholesale Stores Retail Storage and switching facility Light Factorie s Private
land use Heavy Nuisance Low Residences Medium High
Public Land Use
Parks Playgrounds Civic centers Roads
Percentage of land use; (Bartholeama study) Occupied urban space was split among
various functions as follows
Residences
(Single family: 36%, Two family: 2%, ultiple:1%)
Average
Stores & other commercial Utilization Industry Rail roads Streets Parks & play g
rounds Other public and semi- Public facilities
39 % 2% 6% 5% 34 % 6% 8%
27-59 % 01-04 % 03-11 % 03- 08 % 21-59 % 01-19 % 01-15%
**The percentage may vary according to the function performed by the city
15
Percentage of land utilized by various functions exhibited considerable regulari
ty and that suggests that urban planners may employ them as rough guidelines in
apportioning percentages urban land to various categories of utilization
An ideal master plan places every sub area of a city in a location so related to
every other, thereby The total cost of moving men and material from place to pl
ace is minimized. Safety and beauty are maximized. Constructive social contracts
are streamlined. Even though a planner must begin with the existing pattern, he
has numerous divisions to make regarding future changes. 1. What additional ind
ustrial sites will be required and where should they be located? 2. What changes
should be made in the number and size of commercial areas? 3. What existing res
idential areas should be altered in type or grade? 4. How much additional vacant
space will be needed for residences and where? 5. What provisions should be mad
e in various areas for playgrounds, parks, public and semi public places?
Contrasting Urban Scenario
Industrial location Where –near the central business district? Along lines of tran
sportation? At periphery or near by hinterland? Care has to be taken to 1. Preve
nt loss of property values by wrongly intermixing industries and residences. 2.
Clustering of independent industries 3. To provide heavy transportation services
to industries 4. To prepare for the expansion and migration of industries withi
n the city it self Commercial location What? –Major shopping and luxury goods. Sho
pping goods and convenience goods. Parking facility Commercial areas for each re
sidential area.
16
Residential location; The other functions performed by these locations should be
taken care of. ie. Education, Worship and Recreation. Streets and transportatio
n facilities; The major function of urban transportation is that of connecting o
ne area with another area, so that men and materials can move with greater safet
y and at less cost Railroads . Bus line Facilities which link city with Truck li
ne hinterland and foreign areas Private vehicles Air lines Wire, Cables, Radio &
TV Local streets Water pipes Facilities which link various parts Sewers of the
city Telephone & power lines Rail lines Types: Multi purpose main highways High
speed expressways By-pass routes Streets Neighborhood streets Scenic parkways Th
ree aspects of effective street use; Traffic counts and calculation of street re
quirement Elimination of bottle necks and dangerous intersections. Special high
& speed express ways and by-pass routes. City Beautification; Federal Buildings
Architecture State Buildings Parks Slum Elimination Preplanned peripheral areas
Modification of built up area
Urban planning education; **As the urban societies grew more complex, the respon
sibilities of urban planners whose task is to guide the changing urban area, bec
omes ominous. **The urban planner’s task is not confined to only “preparing and carr
ying out a plan for the use and development of land. It also includes giving pre
sent and future generation a chance of satisfying living. **The initial period o
f planning was cast within the concept of “city beautiful” syndrome largely arising
out of the concerns of the professional architects. Urban planning then was syno
nymous with the physical development of the urban centers.
17
**Urban planning profession gained legitimacy through various statutory provisio
ns concerning the preparation of master plans and the institutionalization plann
ing as a govt. activity. The famous triad of beauty, health and convenience defi
ned the planner’s task. **There is a growing school of thought in the west that vi
ews the structure of the city including its land use and activity patterns, as t
he result of capital in pursuit of profit. Planning in this framework is conside
red “as a historically specific and socially necessary response to the self disorg
anizing tendencies of privatized capitalist, social and the property relations a
s they appear in the urban space. **Three major orientations in urban planning – 1
. Traditional role of physical development; 2. Analyst role of understanding the
complex socio-economic urban system; 3. Advocate role of working with and for t
he people, particularly the poor. Legislative frame work for urban planning: Whe
ther state legislations are competent to make a town planning law? (Maneklal & M
akwana ). The answer is “Yes”. Array of legislations relating to town planning & dev
elopment. Municipal Acts. Improve Trusts Act. Development Authority Act.--------
-------------- acts created Slum Clearance and Authority Act.--------------- for
some Housing Board Acts.-------------------------------- special Peripheral / R
ibbon Development Control Act. purpose Water Supply & Sewerage Boards Acts. Poll
ution Acts. Urban Land Ceiling Acts. Urban Arts Commission Acts. Town Planning i
n Tamilnadu; Tamilnadu Town and Country Planning Act.1971, provisions to prepare
hierarchy of development plans at three different levels. Regional plans. Urban
(Master) Plans. Local (Detailed Development ) Plans Tamilnadu is divided in to
eight panning regions-ie. Regional planning areas. District Collector –Chairmen Re
gional Deputy Director of Town and Country Planning.—Member Secretary. They graft
plans after wide public discussion. Zoning; Zoning is the division of community
in to different zones or districts according to present and potential use of pro
perties for the purpose of controlling and directing the use and development of
these properties. It is concerned primarily with the use of land and buildings,
the height and bulk of the buildings, proportion of a lot which buildings may co
ver, and the diversity of the population of the given area. Zoning is an instrum
ent of of plan implementation, deals primarily with use and development of priva
tely owned land and buildings rather than with public land buildings and facilit
ies.
18
CHALLENGES IN URBAN PLANNING FOR LOCAL BODIES IN INDIA
In India out of the total population of 1027 million as on 1st March, 2001, abou
t 742 million live in rural areas and 285 million in urban areas. The net additi
on of population in rural areas during 1991-2001 has been to the tune of 113 mil
lion while in urban areas it is 6 million. The percentage decadal growth of popu
lation in rural and urban areas during the decade is 17.9 and 31.2 percent respe
ctively. As a result, most urban settlements are characterized by shortfalls in
housing and water supply, inadequate sewerage, traffic congestion, pollution, po
verty and social unrest making urban governance a difficult task. The Constituti
onal Amendment Act 74 The CAA74 mandates compulsory reconstitution of municipal
bodies within a stipulated time frame, thus ensuring continuity of local represe
ntatives. The twelfth schedule of the CAA74 has listed 18 functions and responsi
bilities to local bodies. Importantly the CAA74 expressly recognizes a role for
the ULBs within the constitutional framework and provides for devolution of fina
ncial powers from the state government for strengthening of municipal finances.
The CAA74 also provides for constitution of Ward Committees in municipalities wi
th a population of more than 3 lakh, Metropolitan Planning Committees and Distri
ct Planning Committees for consolidation and preparation of plans of spatial, ec
onomic and social development. From a "top down” approach, the emphasis has thus s
hifted to the" bottom up" approach. In view of the challenges facing by ULBs the
planners have to prepare themselves for a new role and much wider responsibilit
ies. As a bridge between the civil society and the politico-economic structure,
the planners have to perform the role of the catalysts of change. With the ongoi
ng globalization, economic liberalization and devolution of power to local bodie
s, gone are the days of armchair professionals. In the context of decentralizati
on of power from Central / State Governments to local levels, there is a clear n
eed to strengthen the Urban Local Bodies and endowing them with the finances, co
mmensurate with their assigned responsibility. The experience indicates that the
first and foremost priority should be to strengthen the local bodies and improv
e their performances that have the primary responsibility to provide urban servi
ces. Problems of Urban Local Bodies [ULBs] Urban Local Bodies [ULBs] which are s
tatutorily responsible for provision and maintenance of basic infrastructure and
services in cities and towns are under fiscal stress. To even operate and maint
ain existing services, let alone augment them, would be difficult. There has bee
n little or no increase in their revenue base; user charges continue to be low o
r non-existent. ULBs are becoming increasingly dependent on the higher levels of
government for their operation and maintenance requirements. Many ULBs have acc
umulated ‘large’ debts and face serious problems in servicing them. Other problems R
estriction to a small resource base poor planning process, lack of periodical re
vision of municipal tax rates / user charges, and poor information system and re
cords management are some of the basic weaknesses in the present municipal admin
istration.
19
The rationale to use Town Planning: Advantages • Long history: The process has a l
ong history—it was introduced in 1915 by legislation, and since then the legislati
on has been continuously improved to make the process more responsive to the cha
nging context of development. • Democratic and participatory: The process is democ
ratic and participatory, with a built-in mechanism for dispute resolution—the land
owners are involved in the process of planning and have ample opportunity to pre
sent their views on the proposals and place on record their objections. • Fair: Th
e process is fair, as all owners loose the same proportion of land. • Equitable an
d inclusive development: The process facilitates equitable and inclusive develop
ment; a portion of land is appropriated for accommodating urban poor. • Respects p
roperty rights and is non-disruptive: The process respects property rights and i
s nondisruptive; the landowners are not thrown off their lands and are given a b
etter-shaped land parcel, usually very close to the original land parcel. • Non-co
ercive and non-authoritarian: The process is non-coercive and non-authoritarian;
the proposals are reviewed at several stages that are formally prescribed in th
e act. • Win-win proposition: The process has been a “win-win” proposition for both th
e landowners and the planning agencies—both gain from the appreciation in the land
values • Transparent: The process is transparent: it is very clearly described in
legislation, planners have mastered it, and people understand and accept it. • Te
sted in law courts: It is tested in law courts; it has been challenged in law co
urts and has withstood the challenges successfully. • Making development pay for t
he cost of infrastructure: The cost of infrastructure is in a sense paid for by
the owners directly, and the planning agency and development authority is not re
quired to make huge investments up-front. Limitations of Town Planning Despite t
he TPS mechanism being well articulated and widely accepted, there are a few sho
rtcomings, which result in the growth not being managed in time, renewal of area
s, although possible, becomes difficult and development occurs before the provis
ion of infrastructure in some instances. The following are a few of the limitati
ons: • Lengthy time frames: The timelines proposed in the regulatory framework-fou
r years—are far too long. The State Government actually takes much longer to appro
ve the various stages. The TPSs thus take far too long to prepare and implement.
These time frames were determined when computerization was nonexistent, communi
cation technologies were cumbersome, and there was virtually no private sector i
n place to assist the public sector. In view of changes in technology, the timel
ines can be easily reduced. • Inadequate attention to substantial issues: Substant
ial issues are dealt with in an inadequate manner. These need to be supported by
preparing manuals and guidelines. • No asset management framework is in place: Th
e significant land assets generated by the local authority are not managed in an
appropriate manner. Most local authorities or development authorities do not ev
en have a comprehensive list of all such land assets created. • Centralized proces
ses: The processes are far too centralized—too much power is vested in the State G
overnment to approve and sanction the DPs and TPS. The State Government is respo
nsible for undertaking both substantial reviews and procedural reviews of each a
nd every DP (there are about 150 urban areas) and for innumerable TPSs. There ar
e no limits on the time it takes for this and there is a tremendous amount of co
rruption that takes place at this stage. Inadequate capacities in terms of lack
of staff and qualified planners add to the problem. • Disconnect with the city bud
geting process: At the moment, there is no clear linkage of the DPs and TPS with
the city budgeting process.
20
Potentials of Town Planning The TPS has tremendous potential that needs to be de
monstrated effectively to the planners practicing in the public sector. This wil
l considerably reinvigorate the urban planning system that is so critically requ
ired at this stage to transform Indian cities. • TPS as an infrastructure financin
g tool: Although several TPSs have been done and a land bank is being built up w
ith the planning authorities, there is no systematic asset management framework
in place. As a consequence, valuable land parcels created are not efficiently le
veraged to finance infrastructure in cities. The present manner in which land va
luation is done needs to be overhauled and made more systematic and rational so
that it is realistic and in sync with the market prices. At present, land valuat
ion is dictated by the concern to match the revenue in the form of betterment ch
arges to the expenditure incurred by the Development Authority to develop the in
frastructure and compensation. • TPS as a tool to introduce innovative planning co
ncepts: Until now, the task of preparation of DPs has been restricted to land us
e zoning and the arterial road network structure. The TPSs have until now been t
reated as mechanical exercises in reconstituting land parcels, and not enough at
tention has been paid to planning concerns, be it in terms of the road network o
r responding to special site features. Three dimensional aspects are not address
ed. Further, the manner in which the land for public uses is appropriated is hig
hly fragmented. The TPS tool offers and opportunity to consolidate public lands.
This has happened partly because this potential has never been demonstrated and
partly because, the technical capacities of the town planning staff are severel
y constrained. • TPS as a tool to build accurate maps and land records for the cit
y: No city in India does have an accurate surveyed map of the city after 60 year
s of independence. While a DP is prepared, the first task is to prepare a base m
ap. When the TPSs are prepared, very accurate cadastral maps and landownership d
etails are developed.
21
RESPONSIBILITIES ASSIGNED TO RURAL LOCAL GOVERNMENT ELEVENTH SCHEDULE (Article 2
43G) 1. Agriculture, including agricultural extension. 2. Land improvement, impl
ementation land reforms, land consolidation and soil conservation. 3. Minor irri
gation, water management and watershed development. 4. Animal husbandry, dairyin
g and poultry. 5. Fisheries. 6. Social forestry and farm forestry. 7. Minor fore
st produce. 8. Small scale industries, including food processing industries. 9.
Khadi, village and cottage industries. 10. Rural housing. 11. Drinking water. 12
. Fuel and fodder. 13. Roads, culverts, bridges, ferries, waterways and other me
ans of communication. 14. Rural electrification, including distribution of elect
ricity. 15. Non-conventional energy sources. 16. Poverty alleviation programme.
17. Education, including primary and secondary schools. 18. Technical training a
nd vocational education. 19. Adult and non-formal education. 20. Libraries. 21.
Cultural activities. 22. Markets and fairs. 23. Health and sanitation, including
hospitals, primary health centers and dispensaries. 24. Family welfare. 25. Wom
en and child development. 26. Social welfare, including welfare of the handicapp
ed and mentally retarded. 27. Welfare of the weaker sections, and in particular,
of the Scheduled Castes and the Scheduled Tribes. 28. Public distribution syste
m. 29. Maintenance of community assets.
RESPONSIBILITIES ASSIGNED URBAN LOCAL GOVERNMENT TWELFTH SCHEDULE (Article 243W)
1. Urban planning including town planning. 2. Regulation of land-use and constr
uction of buildings. 3. Planning for economic and social development. 4. Roads a
nd bridges. 5. Water supply for domestic, industrial and commercial purposes. 6.
Public health, sanitation conservancy and solid waste management. 7. Fire servi
ces. 8. Urban forestry, protection of the environment and promotion of ecologica
l aspects. 9. Safeguarding the interests of weaker sections of society, includin
g the handicapped and mentally retarded. 10. Slum improvement and upgradation. 1
1. Urban poverty alleviation. 12. Provision of urban amenities and facilities su
ch as parks, gardens, playgrounds. 13. Promotion of cultural, educational and ae
sthetic aspects. 14. Burials and burial grounds; cremations, cremation grounds a
nd electric crematoriums. 15. Cattle pounds; prevention of cruelty to animals. 1
6. Vital statistics including registration of births and deaths. 17. Public amen
ities including street lighting, parking lots, bus stops and public conveniences
. 18. Regulation of slaughter houses and tanneries.
22
Issues in Urban Planning It is now being recognized that cities are the engines
of growth at both regional and national level. To facilitate and sustain this gr
owth, cities have to provide both a high quality of life and an efficient infras
tructure for economic activities. Urban planning is basically resource generatio
n, resource development and resource management exercise. The efficiency of urba
n settlements largely depends upon how well they are planned, how economically t
hey are developed and how efficiently they are managed. Planning inputs largely
govern the efficiency level of human settlements. There is a widely held view th
at the Master planning methods adopted over the last few decades have not produc
ed a satisfactory physical environment. The urban development planning process i
n the past has been unduly long and has been largely confined to the detailing o
f land use aspects. The plans have paid inadequate attention to the provision of
trunk infrastructure, environmental conservation and financing issues. They hav
e been unrealistic and have not been accompanied by investment programs and capi
tal budgets. Integrated urban development planning approach, taking into account
regional, state and national strategies, and spatial, functional and other link
ages between human settlements, has not been given much recognition. The Master
plan Approach – Concepts, Objectives and Functions The master plan, which was perc
eived to be a process rather than a conclusive statement, provides guidelines fo
r the physical development of the city and guides people in locating their inves
tments in the city. In short, Master Plan is a design for the physical, social,
economic and political frame work for the city, which greatly improves the quali
ty of Urban Governance also. The functions of the Master Plan / Development plan
: 1. To guide development of a city is an orderly manner so as to improve the qu
ality of life of the people 2. Organize and coordinate the complex relationships
between urban land uses 3. Chart a course for growth and change, be responsive
to change and maintain its validity over time and space, and be subject to conti
nual review 4. Direct the physical development of the city in relation to its so
cial and economic characteristics based on comprehensive surveys and studies on
the present status and the future growth prospects; and 5. Provide a resource mo
bilization plan for the proposed development works. Critique of the Master Plan
Approach There is a widely held view that the Master Planning methods adopted ov
er the last few decades have not produced a satisfactory physical environment. T
he urban development planning process in the past has been unduly long and has b
een largely confined to the dealing of land use aspects. The major criticisms of
the Master Plan approach adopted in the country are as follows: 1. Plan Prepara
tion Techniques: The Master plan details out the urbanized and urbanisable areas
under its jurisdiction and suggests land use up to the neighborhood level. The
tendency to over-plan the urban environment, with minute detailing, has resulted
in lack of flexibility and has hindered individual self-expression. 2. Plan per
spective: The plan projects and ’end state’ scenario for 20-25 years and is not deta
iled enough for short and medium-terms actions.
23
3. Static Plan: The plan is mostly static and not amendable to quick mid-course
corrections. 4. Delays: Inordinate delays in Master Plan preparation and approva
l and, in addition, difficulty in obtaining possession of land sought to be acqu
ired for the purpose is one of the main handicaps in the speedy and successful i
mplementation of the Master Plan. 5. Growth of the City: The efficacy of the mas
ter Plan is adversely effected by the divergence between the precept and practic
es concerning the preparation of the Master Plan and its implementation. 6. Inef
fective Public Participation: The mechanism for public participation is ineffect
ive in the process of development planning, in both its preparation and implemen
tation. It is more top-down than a bottom-up approach. 7. Weak information Base:
Master Plan preparation is undertaken with a very weak information base especia
lly on socioeconomic parameters, housing and environment. 8. Impractical Physica
l standards: The plans prescribe impractical densities and layout high standards
in an effort to improve the quality of life in a city. These are generally high
er than what the city population, particularly the poor, can afford. 9. Lack of
Financing Plan: Estimates of financial outlay do not match the development works
envisaged in the Master Plan. The strategies for raising resources required for
plan implementation are never an integral part of the plan. 10. Spatial Plannin
g vis-à-vis Development Planning: Urban planning in India has been totally over-sh
adowed by its spatial content instead of realization of social and economic obje
ctives. Town planning exercises have tended to concentrate on physical order and
environmental quality of city, and have been isolated from the mainstream of de
velopment planning, decision-making and implementation strategies. 11. Land Poli
cy and Management: The absence of machinery for systematic and continuous collec
tion of data on the movement of land and tenement prices undermines the implemen
tation of the master Plan. 12. Private Sector Participation: Through a significa
nt portion of the development is due to the initiative of the private sector, th
is factor is not recognized in the Plan. 13. People’s Needs: The Master Plan does
not incorporate the exact needs and priorities of the people. Instead of reflect
ing the aspirations of the community at large, the plan more or less reflects th
e values of the administrators and planners. 14. Regulatory mechanism: The regul
atory mechanisms in the Master Plan are to enable better management of the city.
However, development control mechanisms are observed more in breach than in com
pliance. 15. Plan Implementation: The root-cause of the urban maladies has been
the divorcing of the plan preparation from plan implementation. 16. Ineffective
plan Monitoring: An Institutional and information system does not, generally, ex
ist for plan monitoring. Since the budgetary system does not explicitly take int
o account the requirement of plan implementation, problem of resources are not p
eriodically highlighted.
24
For a more dynamic urban planning exercise, the following modifications in the p
lanning approach are recommended: i.Flexibility: Plans must have flexibility to
provide for ever-growing and ever-expanding city boundaries and provide quality
of life to all inhabitants. The plan should be flexible to respond not only to t
he present needs but, also, the changing conditions in foreseeable, future. ii.R
ole of Actors: People’s participation in preparation of policies, perspective plan
, development plan and annual plans should be ensured through elected representa
tives in the municipal council / corporation and ward committees. iii.Informatio
n system: A well maintained information system can make possible the fine-tuning
of the plan proposals at the various stages of implementation of the plan accor
ding to the changing urban scenario. iv.Urbanisable Areas: The development poten
tial may be assessed for the areas located in the periphery of the developed are
as. A profile of the development potential and the possibility of optimizing the
existing infrastructure should determine the prioritization of development of t
hese areas. v.Growth Centers: Given the paucity of resources, it would be more f
easible and desirable to promote strategic development initiatives in the select
ed secondary cities, growth center and their hinterlands. In the growth centers,
the location of infrastructural and environmental services could form the ‘core’ of
the Development Plan. vi.Policy Guidelines: Policy guidelines notified under la
w, can help in identifying priority areas, subsequent modifications in the plans
and administration, in general. vii.Mixed Land Use: With a view to provide for
development, the zoning regulations need to be simplified. The land use package
should not be allowed to be changed by any authority, except as a part of the re
view of the Development Plan at the city / town level. viii.Financial Planning:
Land development and infrastructure investment need to be coordinated through in
tegration of physical, financial and investment planning. There is the need to l
ink spatial development plan with resource mobilization plan focusing on credit
enhancement mechanisms. ix.Services and Environment: City plans which provide fo
r up-gradation of the services for greater equity in the availability of water,
sewerage and sanitation throughout the city, would have a higher probability of
success. x.Needs of the informal sector: The plan must provide for and cater to
the needs of the informal sector so as to make them as an integral part of the c
ity development process. xi.Land Policy and Management: As opposed to the proces
s of compulsory land acquisition, and the related issue of low compensation rate
s, the ULBs should adopt collaborative approaches within the existing legal fram
ework. xii.Legal Framework: Plan implementation would call for a legal framework
so as to make it enforceable and mandatory. The legal framework has to be suppo
rted by an effective and efficient machinery which would see that no distortion
of master plan proposals take place at the ground level.
25
xiii.Standards: Plot sizes, layout and social overheads need to be designed to r
educe costs aligned to the affordability of different income groups and also the
sale price for lower income groups can be reduced by differential pricing. xiv.
Building Bye-laws: Building bye laws and zoning regulations for the city / town
should match the local needs. However, the existing bye-laws need to be simplifi
ed and transparent, and there should not be an aliment of discretion. Adequate p
rovision for parking facilities should be made. xv.Database at Metropolitan, dis
trict and state levels: The planning exercise need continuous data collection, a
nalysis interpretation and updating of data. A computer-generated data base and
information system in GIS environment should be developed at various levels whic
h would provide support to planners in development planning. xvi.Simplification
of measure and Procedures: The preparation of Development plans should be comple
ted within a period of 12 months and should be approved within 3 months after th
e plan approval and the total period for preparation and approval should not exc
eed 18 months. The approval authority of Development plans should be the ULB, in
consultation with the Director of Town planning departments. The perspective pl
an could also be approved by the state Government through Directorate of Town Pl
anning. xvii.Strengthening Planning Mechanism and Institution: The Town and Coun
try planning acts need to be modified to enable the formulation of inter-elated
plans by specifying the definition, scope and contents of various plans. The adm
inistrative, technical, managerial and financial capacities of the ULBs need to
be strengthened. The ULBs and the town planning departments should work under th
e same state department for better coordination. The cost recovery procedures an
d revenue collection methods of ULBs need to be strengthened
26

Introduction To Town Planning

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Rengasamy Madurai Institute of Social Sciences

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