Assessing Suitability and Acceptability of Development Plan and Town

2019 WORLD BANK CONFERENCE ON LAND AND POVERTY

Priyanshu Sharma CEPT University, Ahmedabad, India

Guided by: Prof. Rutool Sharma • Urbanisation in India • Urban land model • Classification of urban • Issues in Urban centre • Site selection

planning • GTPUD Act, 1976 • Stakeholder • Conclusion • Preparation of Identification • Recommendations Development Plan • Data collection • Preparation of Town • Inferences from data Planning Scheme collected. Urban Population Urbanisation Census Year (in million) rate 1991 217.18 25.72% 2001 286.12 27.81% 2011 377.10 32.16% Source: Trends in Urbanisation in India (1991-2011), Census reports

Defines 18 new tasks in the functional domain of the Urban Local Bodies, out which two are stated below:

- Urban Planning including town planning. - Regulation of land use and construction of building.

Source: smarter cities (IBM) Source: www.nrdms.gov.in/74th_ammendment.asp Plans approved by the States/union territory govt. All states and UTs 879 Gujarat 106 Maharashtra 230 Haryana 36 Delhi 1 Source: A Report - Master Plan Approach Efficacy and Alternatives by Town and Country Planning Organization, 1998

Land acquisition Negotiated Land Land Pooling method,1984 Acquistion,1984 Model

Delhi Haryana Maharashtra & Gujarat Source referred: - News article: Issues related to implementation of Urban development plan.

Source: Desh Gujarat: http://deshgujarat.com/2015/06/22/himmatnagar-bandh-call-against-huda-evokes-good-response/ Times of India: http://timesofindia.indiatimes.com/city/rajkot/Agitated-villagers-clash-with-police-over-Himmatnagar-draft-plan/articleshow/47784927.cms Counterview: http://www.counterview.net/2015/10/gujarat-farmers-gear-up-for-fresh.html

Villages opposing for merging into urban authority

City Year No. of villages Status

Himmatnagar 2014 8 Cancelled

Local protest; Junagadh 2015 42 hence pending

Opposition to Urban development in Gujarat Local protests; Surat 2016 101 300 hence pending

Local protests; 250 Morbi-vankaner 2016 34 hence pending 200 Local protests; Bardoli 2016 34 150 hence pending

Local protest; 100 Navsari 2016 92

No. of Villages of No. hence pending 50 Local protest Dholera 2016 22 0 against smart city 2014 2015 2016 No. of Villages 92 42 283 Total 417

Source: Counterview: http://www.counterview.net/2016/05/gujarats-417-villages-oppose.html • Is the Development Plan and Town Planning Scheme development model really benefiting and suitable to small and medium towns? • What are the challenges faced by small and medium towns while implementation of development plan and Town Planning Schemes?

To evaluate the suitability and acceptability of the current urban development mechanism for the small and medium towns.

• To review the GTPUD Act and identify the provision related to small and medium towns. • To understand preparation process of Development Plan and Town planning Scheme and issues related to it. • To understand the issues raised by the different stakeholder w.r.t plan because of which the plan and authority was agitated. • To find out the possible option through which these plans can be made suitable and acceptable to stakeholder. Literature study to scheme plan process To towns related and To it review . understand identify . and to Objectives and small of the Town issues the Development and GTPUD preparation provision planning medium related Act are and of To in planning preparation To development the understand defined ADAs) understand state scheme . and of of Gujarat the how area, and Development the provision the . development Motive current time small related status frame and plan authority medium of to process DP declaration and and (UDAs towns Town TPS of - - - - - towns agitation News planning Development UNHabitat Land and (according Delineation GTPUD Urban researcher) . readjustment articles land Act, Source Referred Source scheme) in 1976 to models small referred definition of (Preparation Plan . urban in and and w Gujarat . of r . medium t census recent areas Town by of Conclusion Data Collection and Analysis and because stakeholder raised To To understand authority find Objectives by of out which the was the w the possible . r agitated . t the different issues plan plan option . - - - Methodology through and whether readjusted Identify process Analysis act preparation intention The . medium approach which . the this of adopted to plots these data of towns land TP capture is DP model and by more Motive plans for . value and concluding the identify can TPS qualitative the really of analysis be as original time worked the made per the : gaps process based the suitable plots argument in GTPUD in small with and the of and acceptable - - - - - involved respective The Social Local TPVD Municipality Development data in has people department activist Source Referred Source the to sites been stakeholder process Authorities group and collected : . stakeholders . . from the • Classification of urban areas • History of Town planning in Gujarat • GTPUD act, 1976 • Preparation of Development Plan • Preparation of Town Planning Scheme • Status of Urban Development Plans and Town Planning Schemes in Gujarat. Source referred: - Census definition - URDPFI guidelines - Definition given by different researchers Acc. to Census: Acc. to URDPFI: Classification Population Size Class Population Population Population (UA/City/Town) Classification Small Town I 5,000 – 20,000 Small Town II 20,000 – 50,000 Class I 1,00,000 and above Metropolitan Centre 10,00,000 and above Medium Town I 50,000 – 1,00,000 Class II 50,000 – 99,999 Urban Centre 1,00,000 – 9,99,999 Medium Town II 1 lakh – 5 lakhs Class III 20,000 – 49,999 Large City 5 Lakhs to 10 Lakhs Class IV 10,000 – 19,999 Semi-Urban Centre 10,000 – 99,999 Metropolitan City I 10 lakhs to 50 lakhs

Class V 5,000 – 9,999 Metropolitan City II 50 lakhs to 1 crore Class VI Less than 5,000 Rural Centre Up to 9,999 Megapolis More than 1 Crore

Acc. to Dhaliwal: Small towns with a population of 5,00,000 Medium towns with a population of 5,00,000 to 10,00,000

Source:Bhuvaneswari Raman, M. P.-A.-H. (2015). SELECTED READINGS ON SMALL TOWN DYNAMICS IN INDIA, Centre for human science. SUBURBIN Papers Series - 2 (Working Papers Series - 7), 12. Acc. to Census: Acc. to URDPFI: Classification Population Size Class Population Population Population (UA/City/Town) Classification Small Town I 5,000 – 20,000 Small Town II 20,000 – 50,000 Class I 1,00,000 and above Metropolitan Centre 10,00,000 and above Medium Town I 50,000 – 1,00,000 Class II 50,000 – 99,999 Urban Centre 1,00,000 – 9,99,999 Medium Town II 1 lakh – 5 lakhs Class III 20,000 – 49,999 Large City 5 Lakhs to 10 Lakhs Class IV 10,000 – 19,999 Semi-Urban Centre 10,000 – 99,999 Metropolitan City I 10 lakhs to 50 lakhs

Class V 5,000 – 9,999 Metropolitan City II 50 lakhs to 1 crore Class VI Less than 5,000 Rural Centre Up to 9,999 Megapolis More than 1 Crore

Acc. to Dhaliwal: Small towns with a population of 5,00,000 This study focuses on the towns with a Medium towns with a population of 5,00,000 to population of 1 lakh to 10 lakhs. 10,00,000

Provision of Town Planning Provision of Town Under this act provision of Scheme Planning Scheme Planning the Urban Development Area/ Authority Provision of Development Plan added later.

GTPUD Act: 2 stage process

Development Plan Town Planning Scheme (Macro level planning) (Micro level planning)

Draft Scheme Preliminary Scheme Final Scheme Source:GTPUDA,1976 Stages Overview

- Definition of terminologies like agriculture, development plan, development Preliminary Section Stage I authority, owner, etc.

Demarcation of development area and - Declaration of Urban development area. Stage II constitution of UDAs and ADAs - Defined the stages of development plan - Provision of land acquisition, verification and revision of DP. Declaration of Urban development areas and - Constitution of UDAs and ADAs, defining their powers and functions of authority. Stage III constitution of Urban Development Authorities. - Expenses of UDAs

- Restriction on development after publication of draft DP. Control of Development and use of Land - Application of permission for development. Stage IV included in Development Plan. - Grant or refusal of permission. - Powers to require removal of unauthorised development use.

- Under this chapter, the act emphasis on the process & implementation of TPS Town Planning Schemes Stage V mechanism

- Focuses on the costing aspects and compensation of property which is affected Stage VI Finance by the scheme and also prepare the annual budget reports of the authority.

Levy, assessment and recovery of development - Assessment of development charges, rates of development charges are specified Stage VII charges. - Constitution of tribunal act and with the specific provision for appeal & revision. - Description of property rights and provision of land acquisition for TP scheme or DP. Stage VIII Miscellaneous - Power of entry, to make rule, regulation, and controls of State government. - Dissolution of appropriate authority. Acc. to GTPUD Act, "development plan" means a plan for the development or redevelopment or improvement of a development area ; Stages Overview

Stage I Declaration of development area and constitution of development authorities.

Stage II Preparation of Development plan (as per clause 9) and draft development plan to be open for public hearing.

• Land Development- Land Use zoning and DCR’s. Stage III • Proposal for the reservation of land for public purposes such educational institution, public health institution and places for entertainment. (contents of • Proposed road network. development • City level open space and green areas. plan) • Preservation, conversation and development of areas of natural landscape. • Construction of City level infrastructure or any other city level project.

Publication of draft development plan and inviting suggestions or objections from any person with respect to the Stage IV development plan within a period of two months from the date of its publication. (as per clause 13)

Modification are made after publication of draft development plan and submitted to the state government for Stage V sanctioning.

Stage VI The draft development plan together with the regulations so sanctioned shall be called the final development plan.

Stage VII Extension and reduction of development plan.

Stage VIII Revision of development plan: at least once in 10 yrs from the date on which a final development plan comes into force. Urban Population: .

Constituted Urban Development Authorities

Constituted Area Development Authorities

AUDA Designated Area GUDA Development Authorities

JADA Status of Development plans VUDA Number Percentage RUDA in Gujarat No. of DPs in force 20 15.27 BADA No. of DPs need to be revised 35 26.72 JUDA Submitted to SG for sanctioned as on march 2010/ pending 32 24.43 SUDA approval No. of DPs / RDPs under preparation (principal / varied 43 32.82 revisions) No. of DPs rejected by the 1 0.76 State government No. of UDA/ ADAs 131 100 Source: SUPPLY OF LAND FOR DEVELOPMENT: LAND READJUSTMENT EXPERIENCE IN GUJARAT, INDIA Shirley Ballaney and UD&UHD (Ballaney, 2013) Stages Procedure

Stage I Surveying, preparing the base map, planning and establishing bonafide ownership of surveying area.

Stage II Establishing the boundaries of TPS. (This is stage where authority have to inform the landowners).

Stage III Marking Original plots on the base map.

Stage IV Planning road; as DP already have major roads which are passing through the TPS area.

Stage V Carved out the plots for public use.

Stage I Stage II Stage IV Stage V Stage III 24 m 24 m Public Use

Source: Using the ‘Development Plan—Town Planning Scheme’ Mechanism to Appropriate Land and Build Urban Infrastructure. India Infrastructure Report 2009. Stages Procedure

Stage VI Tabulating ownership and original plot details. In this stage ‘F form’ is filled for each land parcel and estimates it original plot value.

Stage VII Delineating the final plots and estimating the semi-final values and compensation for the land Establishing cost of infrastructure and the TPS. Furthermore, estimating the value of Final Plots and Stage VIII betterment charges. Meeting of landowners and modification of TPS are done by appropriating the land for roads. At this Stage IX stage, it is referred as ‘Draft TPS’. Appointing the Town Planning Officer, who is responsible for modifying the TPS and finalising it Stage X through the public hearing from the land owner. Once the draft TPS is sanctioned and readjustment are done accordingly, then TPS gets finalised.

Meeting ORIGINAL PLOTS (OP) FINAL PLOTS (FP) Landowners OP Price at OP Price at land Plot Area Land jantri market FP Price at FP Price at deduction no. (sq.m) Owner (200/- per (4000/- per jantri market (30-35%) sq.m) sq.m) Brijesh 1 30,366 60,73,250 1214,65,000 21,256 116,91,006 1169,10,063 Any Patel modifications

Source: Using the ‘Development Plan—Town Planning Scheme’ Mechanism to Appropriate Land and Build Urban Infrastructure. India Infrastructure Report 2009. Stages Time Duration Making and publishing draft TP scheme from the date of intent 9 months declaration Extension that may be given 3 months

Submission of scheme after publish 3 months

Sanction of draft scheme by state 3 months government

Appointment of TPO 1 months

Making the preliminary and final 12 months scheme Extension that may be given 6 months

Sanction of preliminary final scheme 2 to 3 months

Scheme to come into force 1 months

Approximate Time for finalisation of 49 months (4 year 1 TPS month)

Source: Using the ‘Development Plan—Town Planning Scheme’ Mechanism to Appropriate Land and Build Urban Infrastructure. India Infrastructure Report 2009. Time Duration Status of town planning schemes in Stages Number Percentage Gujarat Making and publishing draft TP scheme from the date of intent 9 months Decision to prepare TPS (Consultation) 1 0.15 declaration Preparation of Draft TPS 143 21.50 Extension that may be given 3 months (Declaration of Intention, Owners meeting, Publication, Draft Submission 17 2.56 Submission of scheme after publish 3 months to SG) Sanction of draft scheme by state 3 months government Sanction of Draft TPS 191 28.72

Appointment of TPO 1 months Appointment/ Entry of TPO 31 4.66 Making the preliminary and final 12 months scheme Preparation of Preliminary TPS 25 3.76

Extension that may be given 6 months Sanction of Preliminary TPS 43 6.47

Sanction of preliminary final scheme 2 to 3 months Preparation of final TPS 207 31.13

Scheme to come into force 1 months Sanction of Final TPS 7 1.05 Approximate Time for finalisation of 49 months (4 year 1 Off the total schemes prepared in TPS month) Gujarat are prepared for AHMEDABAD.

Source: Using the ‘Development Plan—Town Planning Scheme’ Mechanism to Appropriate Land and Build Urban Infrastructure. India Infrastructure Report 2009. • This process is complex and involves intensive public participation and consultation at several stages.

• The process of preparing the TP Scheme took very long and still there are some issues evolved in the process, as physical plan and the financial proposal issues need to be looked upon prior to implementation.

• In fact, implementation of 74th amendment, which empowers the local authority. But somehow this TPS mechanism is still centralised; as power is vested in the state government to approve and sanction the DPs and TPS.

• There is still a loophole in this process, as there is no clear linkage of the DPs and TPS with city budgeting process. | HIMMATNAGAR | NADIAD | JUNAGADH |

Criteria of Site Selection: - Population Criteria mentioned in literature study - Recent agitation of Development Plan and Town Planning Scheme Overview of the Motive Stakeholder questionnaire • • • Junagadh) and Nadiad (Himmatnagar, • • • • • all during What under as Preparation status Past Palika Nagar CorporationMunicipal Authorities,Development preparation process To during TPS current To were per and capture attempts GTPUD are of understand the timeline the involved status DP what the process and process of during Act, of issues DP and are the of TPS plans . 196 prescribed DP and and . issues current . . time faced and the the who TPS • • • • • • against DP and TPS TPS DP and against the oppositionbehind the reason To understand ADAs). UDAs, under included are which (villages as changes Did consultation draft Did development know When Villagers Panchayat Village per the the the did DP authority or suggestions authority about modify they Plan for . came put the public made . the the DP to • • • • • • • plan plan suitable. approach to make these What can be the alternative plans in Gujarat. Status of development formulation of ADAs, UDAs. What are the criteria for the TPVD. What are the functions of (TPVD) Department Valuation Townand Planning in Gujarat and situation UDAs, ADAs To understand the criteria bodies. assistance to urban local provide technical as advisory bodyand TPVD department works • • • • • • (JAAG): KhetSamiti(JAAG): Andolan Jameen plan. with any compensation Did the authority came who all were involved. How itwas started and for the opposition What are the reasons the process. activist group during opinion of social To understand the the land rights struggle. JAAG associated with was formed named Local protestor group Adhikar Gujarat Stakeholder: - Himmatnagar Urban Development Authority (HUDA)

- Himmatnagar Nagar Palika

- Village Panchayat and residents City Profile

Settlement growth starts from the centre i.e. Gamtal. The Population in 1991: 51,461 Hathmati river passes through Himmatnagar dividing the city.

Towards Udaipur

Source: Google Imaginary City Profile

Settlement growth starts from the centre i.e. Gamtal. The Population in 1991: 51,461 Hathmati river passes through Himmatnagar dividing the city.

Later city started growing Population in 2001: 56,464 along the NH8 and on the Increase in population: 5,003 (0.97%) bank of river Hathmati. The city municipal area comprises of 8.82 sq.km area.

Towards Udaipur

Source: Google Imaginary City Profile

Settlement growth starts from the centre i.e. Gamtal. The Population in 1991: 51,461 Hathmati river passes through Himmatnagar dividing the city.

Later city started growing Population in 2001: 56,464 along the NH8 and on the Increase in population: 5,003 (9.7%) bank of river Hathmati. The city municipal area comprises of 8.82 sq.km area.

Population in 2011: 81,137 Towards Udaipur Increase in population: 24,673 (4.3%) Currently, city spread over the Himmatnagar municipal 2012 HUDA was constituted boundary. And started growing towards eastern side of the city.. Source: Google Imaginary District: Sabarkantha City: Himmatnagar (Municipality area: HADA (Himmatnagar Area 81,137 development authority Population: (HUDA area which includes 11 villages) 1,19,924 And the population of 11 villages is around 38,157.

Urban Development Area: HADA: 8.82 sq.km HUDA: 89.17 sq.km

No. of governing bodies involved 1 municipality and 11 village panchayat

Declaration of development area 3-10- 2012

When was the development authority 3-10-2012 constituted No. of DPs: 3 Sanctioned Date of effect (1978, 1996, 2012) Principal (prepared by HADA) 18th September 1978 20th Nov 1978 First revised 25th June 1996 26th July 1996 (prepared by HADA) Second revised Plan was prepared by HUDA in 2012 but got cancelled. Later plan prepared by HADA was considered.

Source: HUDA office First development revised development plan: 1996

Development plan of Himmatnagar in 1996 Source: HUDA office First development revised development plan: 1996 Second development revised development plan: 2011 Prepared for the municipality area: HADA (8.89 sq.km)

Development plan of Himmatnagar in 1996 Development plan of Himmatnagar in 2011 Source: HUDA office First development revised development plan: 1996 Second development revised development plan: 2011 Prepared for the municipality area: HADA (8.89 sq.km)

In 2012, HUDA was constituted

The development was prepared by private consultancy in 2012 which covers the area of 89.17 sq.km

HUDA area includes: - Municipality and; - 11 surrounding villages.

Development Plan prepared by private consultancy in 2012 Source: HUDA office (HUDA area which includes 11 villages) And the population of 11 villages is around 38,157.

Name of village Population Area (in ha)

Hadiyol 3905 1442.36

Balvantpura 8368 232.53

Nava 2615 648.98

Dhandha 1012 242.43

Savgadh 2767 922

Parabada 1256 622

Katwad 1281 199.91

Piplodi 850 289.78

Berna 3573 1744.93

Boriya Khurad 1001 281.25

Kanknol 11529 1409.19

Village included in HUDA boundary Source: HUDA office Timeline prescribed for the Development Plan As per the GTPUD act Actual Time Taken

Preparation of DP and 3 years 2 years submission to the state govt.

Submission to draft DP to state Does the preparation of 6 months 6 months development plan govt. follows up the timeline Not sanctioned due the opposition 12 months without modification as per GTPUD act by local people Sanction of DP by state govt. Plan got cancelled because 24 months with modification authority included 11 villages.

Any extension or HUDA plan included surrounding 11 villages later when the plan got cancelled. Then the plan made by reduction of DP HADA (by Nagar palika) is considered which includes only Municipal area.

Any objection and As per HUDA office information (there are about 16000 objections against the DP and out which 12000 suggestion on draft DP objection is to remove HUDA authority). Source: Times of India and Desh Gujarat During the demarcation of HUDA boundary they have consider area within the radius 5 km from the city which in result, 11 villages falls under the HUDA boundary

Villages falls within the radius of 5-6 km from the city centre During the demarcation of HUDA boundary they have consider area within the radius 5 km from the city which in result, 11 villages falls under the HUDA boundary

Proposed plan have a 60 – 40m wide passing through agricultural land

Proposed Major Road passing through the city (40 - 60m wide) Photograph of agricultural land while approaching towards Hadiyol village Reason for opposition from villages. Stakeholder Village Panchayat and local people. Villages Balvantpura Kankrol Hadiyol

Only few people in the village came to No, public consultation was done during Did the authority put the draft DP Yes, villager came to know through know the preparation of DP as plan was for public consultation HUDA regarding DP and some people are displayed at HUDA but no copies were unaware of the procedure. sent to the village panchayat.

If yes, are there any objection and Yes, they want to remove the authority. suggestion by people for DP

Did the authority made changes or Local people filed the suggestion modify the DP as per the but HUDA never came up with - No changes were made. suggestions revised plan.

Other reason people don’t want DP because of Tax increment, once  Existing road were not consider and the HUDA delineate the boundary A lot of wide road were proposed new road were proposed directly Any other reason then municipality will govern over which cutting through the agricultural referring through the google. 11 villages and collect more tax on land.  Old record were not referred during basic services which they are the existing study (mapping) already getting from panchayat.

Source: Primary Survey Stakeholder: - Nadiad Municipality (Town planning Department).

- Local people

- Town planning and valuation department (TPVD), Gandhinagar. City Profile

Settlement growth starts from the centre i.e. Gamtal. In 19th century when the railway line laid down Population in 1991: 1,67,051 between Ahmedabad and Bombay the settlement starts growing along the eastern side of the railway.

Source: Google Imaginary City Profile

When the affluent class moved out Population in 2001: 1,96,763 of the city centre, than the growth Increase in population: 29,712 (17.7%) start taking on western side of the railway.

Source: Google Imaginary City Profile

When the affluent class moved out Population in 2001: 1,96,763 of the city centre, than the growth Increase in population: 29,712 (17.7%) start taking on western side of the railway.

The growth towards south eastern side (Uttarshanda) which trigger the Population in 2011: 2,18,095 development pattern because of Increase in population: 21,332 (10.8%) city level institutional facilities and amenities are already being setup. Source: Google Imaginary First development revised development plan: 1981 Second development revised development plan: 1996

Total area: 45sq.km

Development plan of Nadiad in 1996 Source: Nadiad Municipality office First development revised development plan: 1981 Second development revised development plan: 1996

Total area: 45sq.km

Again development plan got revised for Nadiad municipality area in 2013

There was no extension or change in the development area boundary as per the development plan of 1996.

Development plan of Nadiad in 2013 Source: Nadiad Municipality office Change in land use zoning from 1996 to 2013

The eastern side of the city and few portion on the lower western side has been changed from agricultural to residential purpose.

Source: Nadiad Municipality office Timeline prescribed for the Development Plan As per the GTPUD act Actual Time Taken Preparation of DP and 3 years submission to the state govt. Submission to draft DP to state 6 months Does the preparation of development govt. plan follows up the timeline as per No information 12 months without GTPUD act modification Sanction of DP by state govt. 24 months with modification Plan boundary has not been changed since the first plan sanctioned in 1996. The Any extension or reduction of DP Development area is limited within municipality area. Only the Zoning has changed over the period of time.

Any objection and suggestion on draft Since, development plan boundary remain same over last 20-30 years. As such there is DP no major issues encountered during the implementation of DP.

Any other reason But TP Scheme of the area where zoning has changed had faced some issues

Source: Primary Survey Stakeholder: - Khet Bhavan (Jameen adikar andolan Gujarat: JAAG), Ahmedabad

- Junagadh urban development authority (JUDA)

- Junagadh municipal corporation

- Villagers City Profile

Earlier city was bounded by fort wall. Later it started Population in 1991: 1,30,484 spreading outside the walled city with the establishment major institution.

Source: Google Imaginary City Profile

Earlier city was bounded by fort wall. Later it started Population in 1991: 1,30,484 spreading outside the walled city with the establishment major institution.

Population in 2001: 1,68,515 Due to the topographical Increase in population: 38,031 (2.9%) constrain city started growing toward western side. 2002 Municipal corporation was constituted

Source: Google Imaginary City Profile

Earlier city was bounded by fort wall. Later it started Population in 1991: 1,30,484 spreading outside the walled city with the establishment major institution.

Population in 2001: 1,68,515 Due to the topographical Increase in population: 38,031 (29%) constrain city started growing toward western side. 2002 Municipal corporation was constituted

City expanded over the Population in 2011: 3,19,462 Junagadh municipal boundary. Increase in population: 150,947 City has linear growth along the national and state 2008 JUDA was constituted highway and rest of the area is surrounded by the agricultural Source: Google Imaginary land. Status of Development Plan District: Junagadh City: Junagadh city 3,19,462 Municipality corporation (includes 9 villages)

Population: (JUDA area which includes 51 villages) 4,90,872 And the population of 42 villages is around 1, 71,410.

Urban Development Area: Municipal corporation: 53.4 sq.km JUDA: 396.59 sq.km

No. of governing bodies involved 1 municipality and 42 village panchayat

Declaration of development area 07-07-2008

When was the development authority 07-07-2008 constituted No. of DPs: three Sanctioned Date of effect Principal 20th July 1964 21st Aug 1964 First revised 16th March 1988 18th April 1988

Plan was prepared by JUDA in 2014 but got cancelled. And state government reduce the Second revised development area which is still under process

Source: Junagadh Municipal Corporation First development plan prepared in 1964

The first development plan was revised in 1988

The Plan includes only Junagadh municipality area.

Since 1988, no planning attempts were made from1988 till 2014 in Junagadh.

Development plan of Junagadh in 1988 Source: JUDA office First development plan prepared in 1964

The first development plan was revised in 1988

The Plan includes only Junagadh municipality area.

Since 1988, no planning attempts were made from1988 till 2014 in Junagadh.

In 2002, municipal corporation was established

In 2004, municipal corporation area got extended which includes 9 villages.

Later, in 2008 JUDA was constituted

In 2014, the plan was prepared by private consultancy which faced lot of opposition from local farmers.

Development Plan prepared by private consultancy in 2014 Source: JUDA office Timeline prescribed for the Development Plan As per the GTPUD act Actual Time Taken

Preparation of DP As preparation starts in 2014. And and submission to 3 years authority was constituted in 2008 the state govt.

Does the preparation of Submission to draft development plan follows up the 6 months 6 months DP to state govt. timeline as per GTPUD act

Not sanctioned due the opposition by local 12 months without modification Sanction of DP by people state govt. Plan got cancelled because authority 24 months with modification included 42 villages.

JUDA plan included surrounding 42 villages later when the plan was opposed by local people then state Any extension or reduction of DP government have reduce the urban development boundary by excluding 15-20 villages from JUDA.

Any objection and suggestion on The opposition was mainly from the land owners, because they were not getting any benefits. draft DP

Source: JUDA office According to the information by JAAG: around 6,500 farmers protest against the authority and development plan.

Source: JAAG office One of major issues which identified in the development plan is zoning, as the plan prepared by the private consultancy demarcated industrial zone near Girnar mount which is declared as eco-sensitive

Industrial Zone Highlighted along the Girnar Mount Source: JAAG office Proposal of 45-60m wide road in the proposed development plan have affected a lot of farmers

Proposed Major Road (40m – 60m) in JUDA Source: JAAG office RTI application was filed by local protestor against Junagadh urban Development authority (JUDA

Authority doesn't have any information on the expenses and on the preparation of development plan

And Authority has spent 59 lakhs (5.9 million) on the preparation of development plan

Information obtained from the Under the RTI, the information they asked for: No involvement of gram panchayat or authority: No survey was carried out in the local people while preparing the Village wise dates of visit, inspection of land, villages before preparation of development plan survey, level of compiling above notification development plan Work of development of all village as per the No information available notification will be completed No such form of calculation and Year wise total expense for development data prepared by the authority. Source: JAAG office Reason for opposition from villages. Stakeholder Village Panchayat and local people. Villages Vadla Umatwada

Did the authority put the Only few people in the village came to know draft DP for public Yes, but people were not aware about the plan regarding DP and some people are unaware of the consultation procedure.

If yes, are there any objection and suggestion by people for Yes, lot of farmer protest against the development plan. DP

Did the authority made changes or Currently, the authority has excluded around 20 villages from JUDA but the plan is not updated and still under modify the DP as per the process. suggestions

Another reason people don’t want DP because the village they have included in JUDA boundary are A lot of wide road were proposed which cutting through Any other reason quite far (around 15-20 km from the city centre) the agricultural land. and they totally dependent on agricultural land.

Source: Primary Survey Objection was filed against Junagadh urban Development authority (JUDA

As they practice multi-cropping in same piece of land. And such plans will affect they agricultural land and their livelihood.

The compensation given to the owner are comparatively very low as per the market rate

Villagers want the compensation as per norms of “THE RIGHT TO FAIR COMPENSATION AND TRANSPARENCY IN LAND ACQUISITION, REHABILITATION AND RESETTLEMENT ACT, 2013”

Objection form by villagers Source: JAAG office Authority again revised the plan where they have excluded 20 villages but preparation of plan is still under preparation

Ivanagar Virpur Khahilpur Dungarpur Luvarsar

Sagdividi Sukhpur Vijapur Dhandhusar Selra

Palasva Chokli Sodvadar Umatwada Ghudvadar

Padariya Bamanyam Patapur Nandarkhi Raypur

Vadal Dervan Khadiya Koyli Sonardi

Makhiyala Galiyavada Intala Balot Dhanfuliya

Majevdi Vadhavi Salatha Navlakhi Sukhpur

Patrapsar Taliyadhar Anandpur Vadla Vanthali

Shapur villages which are included in JUDA after the agitation

Village excluded from JUDA are highlighted Source: JAAG office Himmatnagar Junagadh Nadiad HADA: 8.89 sq.km HUDA: 89.19 sq.km (plan Junagadh municipal corporation: 56 sq.km Urban development area Include only AMC area: 45sq.km got cancelled) JUDA: 396.59 sq.km No of development Plan Three (1978, 1996, 2012) Three (1964, 1988, 2014) Three (1981, 1996, 2013) No. of Villagers included in Development plan prepared for Nadiad 11 42 UDAs/ADAs municipality Preparation of Development plan Preparation does follow the timeline as per Delays for six years No information available as GTPUD act GTPUD Act As boundary remains the same but the zoning Proposal of Industrial zone near eco sensitive Zoning - have changed over the time and due to this area TPS scheme faced some issues. There are about 16000 objections against the Around 6,500 farmers from surrounding 42 Objection and suggestion on DP DP and out which 12000 objection is to villages opposed the proposed development - remove HUDA authority plan. Only the villages which are close to the city, knows about the proposed plan. But the No public consultation or involvement of local Public consultation villages which are far from the city, forced - body while preparing the DP. authority to displayed the draft plan for public consultation Once the village comes under UDAs area then municipality will be the governing body and collect more taxes on basic services and villager knew that they hardly get the benefit as - panchayat has already provided basic services. Common issues People in the village are still dependent on agricultural land. Once the land falls under DP and TPS, then they will lose 40% of the land which has huge impact on their livelihood. A lot of wide road (40 -60m) were proposed which cutting through the agricultural land. Stakeholder: - Himmatnagar Urban Development Authority (HUDA)

- Himmatnagar Nagar Palika No. of TPS Three Draft Scheme Three Preliminary Scheme TPO level process are continue Final Scheme - Timeline prescribed for Town Planning Scheme As per the GTPUD act Actual time taken Any extension Making and 9 months publishing the draft TP Took 2 yrs. Extension of 1 year Submission of Scheme 3 months after publish Does the preparation of TPs follows up the Sanction of draft timeline as per GTPUD act scheme by state 3 months 2 months - government Making the preliminary 12 months - - and final scheme Sanction of preliminary 2-3 months - - scheme Reasons Who all were involved TP scheme are prepare for that area which is Issues faced during the process already 80-90% developed. So, it is difficult to Existing property holders and villagers implement the TP because existing structure have to be demolished.

Source: Primary Survey TP scheme no. 4

TP scheme no. 2 TP scheme no. 3

Source: Himmatnagar Nagar Palika Reason for opposition from villages City like Ahmedabad has market and people wants that TP scheme should be implemented as Stakeholder Village Panchayat and local people. they will get the serviced plots which will shoot Villages Balvantpura Kankrol Hadiyol up their land prices

Are the No, because 40% of provision of TP their land getting No, plan was not really No deducted after the made appropriately. benefiting to Major issue is Himmatnagar city area is almost final TP the villagers 70-80% built, and it is difficult to make TP for the area which already developed

According to HUDA DP, the private Villages close to city Compensation at What are the consultancy proposed area have suffered a Jantri rate will not reasons for the lot of wide road in lot because of the nullify the original They will be not getting any better infrastructure objection and short intervals. And existing houses and market price as the who all were many new roads has built plot which will facilities as other than road nothing is going to villagers are still involved in been proposed on get affected through change. dependent on this process agricultural land the road widening agricultural land. without considering plan. the existing road.

Source: Primary Survey Assumptions: Land Deduction: 30% Jantri Rate (2007): Rs 200/- per sq.mt Market Price (2007): Rs 4000/- per sq.mt

Jantri Rate (2011): Rs 550/- per sq.mt Market Price (2011): Rs 5500/- per sq.mt OP Area (in sq.mt): 30,366 Jantri Price (2007): Rs 0.60 crore Market Price (2007): Rs 12 crore

Proposal of 60m road as per DP

Assumptions: Land Deduction: 30% Jantri Rate (2007): Rs 200/- per sq.mt Market Price (2007): Rs 4000/- per sq.mt

Jantri Rate (2011): Rs 550/- per sq.mt Market Price (2011): Rs 5500/- per sq.mt OP Area (in sq.mt): 30,366 Jantri Price (2007): Rs 0.60 crore Market Price (2007): Rs 12 crore (120 million)

Proposal of 60m road as per DP

FP Area (in sq.mt): 21,256 Jantri Price (2011): Rs 1.16 crore Assumptions: Market Price (2011): Rs 11.69 crore Land Deduction: 30% (116.9 million) Jantri Rate (2007): Rs 200/- per sq.mt Market Price (2007): Rs 4000/- per sq.mt

Jantri Rate (2011): Rs 550/- per sq.mt Reconstituted land parcel after the Market Price (2011): Rs 5500/- per sq.mt implementation of TP Scheme Effective loss of 0.45 crore (4.5 million) Stakeholder: - Nadiad Municipality (Town planning Department).

- Local people

- Town planning and valuation department (TPVD), Gandhinagar. Status of Town Planning Scheme No. of TPS 11 Draft Scheme TP no. 7,8,11 Preliminary Scheme TP no. 4,5,6 Final Scheme TP no. 1,2,3 Timeline prescribed for Town Planning Scheme As per the GTPUD act Actual time taken Any extension For TP scheme no. 1,2,3 Only preparation of Making and 9 months (timeline does follow as TP no. 6 was publishing the draft TP per the GTPUD act) extended to 1 year Submission of Scheme 3 months 2 months - Does the preparation of TPs after publish follows up the timeline as per Sanction of draft GTPUD act scheme by state 3 months 2 months - government Making the preliminary 12 months - - and final scheme Sanction of preliminary 2-3 months Within 2 months - scheme Reasons Who all were involved Issues faced during the process TP no. 1,2,3 are finalised but TP no. 6-11 facing Local people issues in the preparation and implementation Source: Primary Survey Authority TP scheme Issues (if any) responsible Prepared by TP no. 1,2,3 Finalised and Implemented Town planning department

Final scheme

Source: Primary Survey Authority TP scheme Issues (if any) responsible

TP no. 1,2,3 Finalised and Implemented Prepared by Town planning At the preliminary stage as no issue TP no. 4,5 department during the preparation of TP scheme

Final scheme Preliminary scheme

Source: Primary Survey Authority TP scheme Issues (if any) responsible

TP no. 1,2,3 Finalised and Implemented Prepared by Town planning At the preliminary stage as no issue TP no. 4,5 department during the preparation of TP scheme

Currently at TPO level, but initially TP no. 6 extended to 1 year due to land ownership issue According to the TPVD department, the draft was submitted to state government but the preparation of Prepared TP scheme took a very long time and Municipality and was not according to the provision private of GTPUD act. So state govt. sent consultancy TP no. 7,8,11 back the TP to rectify

And local people also opposed as the TP has the proposal of the wider road and the area where these TP are made for still having agricultural land.. Final scheme Preliminary scheme

Draft scheme Source: Primary Survey Authority TP scheme Issues (if any) responsible

TP no. 1,2,3 Finalised and Implemented Prepared by Town planning At the preliminary stage as no issue TP no. 4,5 department during the preparation of TP scheme

And local people also opposed as the TP has the proposal of the wider road and the area where these TP are made for still having agricultural land..

Final scheme Preliminary scheme TP no. 9,10 Preparation has not started yet

Draft scheme Preparation not started Source: Primary Survey TP scheme no. 7,8,11: Was not prepared according to provision of GTPUD act, 1976.

Later, state government gave notice as per the sub section 43(1) to the authority and establish the separate authority which is responsible to carried out the process of TP scheme.

According to section 43 of GTPUD Act,1976 which states that: “Power of state govt. to require appropriate authority to make scheme”.

Source: TPVD department, Gandhinagar The land deduction rate of each plot is varying in “F-Form” and in some plots the value of Final Plots (FP) is increasing which is very uncommon.

Source: TPVD department, Gandhinagar Assumptions: Land Deduction: 30% Jantri Rate (2007): Rs 200/- per sq.mt Market Price (2007): Rs 5400/- per sq.mt

Jantri Rate (2011): Rs 570/- per sq.mt Market Price (2011): Rs 7000/- per sq.mt OP Area (in sq.mt): 30,366 Jantri Price (2007): Rs 0.60 crore Market Price (2007): Rs 16.3 crore

Proposal of 60m road as per DP

Assumptions: Land Deduction: 30% Jantri Rate (2007): Rs 200/- per sq.mt Market Price (2007): Rs 5400/- per sq.mt

Jantri Rate (2011): Rs 570/- per sq.mt Market Price (2011): Rs 7000/- per sq.mt OP Area (in sq.mt): 30,366 Jantri Price (2007): Rs 0.60 crore Market Price (2007): Rs 16.3 crore (163 million)

Proposal of 60m road as per DP

FP Area (in sq.mt): 21,256 Jantri Price (2011): Rs 1.2 crore Assumptions: Market Price (2011): Rs 14.8 crore Land Deduction: 30% (148 million) Jantri Rate (2007): Rs 200/- per sq.mt Market Price (2007): Rs 5400/- per sq.mt

Jantri Rate (2011): Rs 570/- per sq.mt Reconstituted land parcel after the Market Price (2011): Rs 7000/- per sq.mt implementation of TP Scheme Effective loss of 1.5 crore (15 million) Stakeholder: - Junagadh urban development authority (JUDA)

- Junagadh municipal corporation No. of TPS Two Draft Scheme Preliminary Scheme Not applicable Final Scheme Timeline prescribed for Town Planning Scheme Actual time Any As per the GTPUD act taken extension Making and publishing the 9 months draft TP Submission of Scheme after 3 months Does the preparation of publish TPs follows up the Only Two TP scheme has Sanction of draft timeline as per GTPUD been prepared in 1988 which scheme by state 3 months act does follow up the timeline government as per the GTPUD act Making the preliminary and 12 months final scheme Sanction of preliminary 2-3 months scheme Reasons Who all were involved Issues faced during the No issues were observed as the process - TP include only city area TP scheme prepared for Junagadh in 1988 Source: Primary Survey Assumptions: Land Deduction: 30% Jantri Rate (2007): Rs 180/- per sq.mt Market Price (2007): Rs 1150/- per sq.mt

Jantri Rate (2011): Rs 280/- per sq.mt Market Price (2011): Rs 1500/- per sq.mt OP Area (in sq.mt): 30,366 Jantri Price (2007): Rs 0.54 crore Market Price (2007): Rs 3.49 crore

Proposal of 60m road as per DP

Assumptions: Land Deduction: 30% Jantri Rate (2007): Rs 180/- per sq.mt Market Price (2007): Rs 1150/- per sq.mt

Jantri Rate (2011): Rs 280/- per sq.mt Market Price (2011): Rs 1500/- per sq.mt OP Area (in sq.mt): 30,366 Jantri Price (2007): Rs 0.54 crore Market Price (2007): Rs 3.49 crore (34.9 million)

Proposal of 60m road as per DP

FP Area (in sq.mt): 21,256 Jantri Price (2011): Rs 0.59 crore Assumptions: Market Price (2011): Rs 3.18 crore Land Deduction: 30% (31.8 million) Jantri Rate (2007): Rs 180/- per sq.mt Market Price (2007): Rs 1150/- per sq.mt

Jantri Rate (2011): Rs 280/- per sq.mt Reconstituted land parcel after the Market Price (2011): Rs 1500/- per sq.mt implementation of TP Scheme Effective loss of 0.31 crore (3.1 million) Assumptions: Land Deduction: 30% Jantri Rate (2007): Rs 1,500/- per sq.mt Market Price (2007): Rs 15,000/- per sq.mt

Jantri Rate (2011): Rs 6,500/- per sq.mt Market Price (2011): Rs 25,000/- per sq.mt OP Area (in sq.mt): 30,366 Jantri Price (2007): Rs 4.55 crore Market Price (2007): Rs 45.5 crore

Proposal of 60m road as per DP

Assumptions: Land Deduction: 30% Jantri Rate (2007): Rs 1,500/- per sq.mt Market Price (2007): Rs 15,000/- per sq.mt

Jantri Rate (2011): Rs 6,500/- per sq.mt Market Price (2011): Rs 25,000/- per sq.mt OP Area (in sq.mt): 30,366 Jantri Price (2007): Rs 4.55 crore Market Price (2007): Rs 45.5 crore (455 million)

Proposal of 60m road as per DP

FP Area (in sq.mt): 21,256 Jantri Price (2011): Rs 13.81 crore Assumptions: Market Price (2011): Rs 53.14 crore Land Deduction: 30% (531.4 million) Jantri Rate (2007): Rs 1,500/- per sq.mt Market Price (2007): Rs 15,000/- per sq.mt

Jantri Rate (2011): Rs 6,500/- per sq.mt Reconstituted land parcel after the Market Price (2011): Rs 25,000/- per sq.mt implementation of TP Scheme Effective profit of 7.6 crore (76 million) Plot no. Himmatnagar Nadiad Junagadh Ahmedabad

1 -3.75 -9.26 -8.70 16.67 If percentage of land deduction under TP Scheme is. 30-35% 2 -1.00 -6.67 -6.09 20.00 Profit based on the market rate (in %) 3 1.80 -4.03 -3.44 23.39 30.00

4 -1.01 -6.67 -6.09 19.99 25.00

5 -3.75 -9.26 -8.70 16.67 20.00 6 -6.60 -11.95 -11.40 13.21 15.00 7 -3.75 -9.26 -8.70 16.67 10.00 8 0.36 -5.34 -4.75 21.71 5.00 9 -1.03 -6.69 -6.11 19.97 0.00 10 -3.75 -9.26 -8.70 16.67 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 -5.00 11 -6.50 -11.86 -11.31 13.33 12 -3.75 -9.26 -8.70 16.67 -10.00 13 -3.75 -9.26 -8.70 16.67 -15.00 14 -6.50 -11.85 -11.31 13.33 Himmatnagar Nadiad Junagadh Ahmedabad 15 -3.75 -9.26 -8.70 16.67 16 -1.01 -6.67 -6.09 19.99

Average -2.98 -8.53 -7.97 17.6 Himmatnagar Junagadh Nadiad No. of TP scheme 3 2 11 Preparation of TP no. 6 was extended to 1 Preparation of TPS as per GTPUD Act Extension of 1 year - year 6 TPS still under process as the authority TPS Under process All three TPS are under TPO level. - does not prepare the TPS as per GTPUD act Only two TPS has been prepared and TPS Implemented - Only 3 TPS has been implemented implemented in 1988. TP Scheme are prepare for that area which is Lot of wide road will take away the land from already 80-90% developed. So, it is difficult to TP Scheme was not made appropriately Objection and suggestion on TPS owner as they are still dependent on implement the TP because existing structure because of land ownership disputes. agricultural land. have to be demolished. Difference between market rates of final plots showing negative rate in terms of profit which means the owner will not be benefitted Change in actual property price because in these cities land market value has not changed drastically over time. Compensation not even bothered them, because they don’t have any other source of income other than farming. And no subsidy Compensation according to jantri will not Compensation on plot reduction or compensation plan given by authorities. - compensate the market value of land Also, they want compensation according to new land acquisition and compensation act,2013 The increase in the tax rate causes a lot of issues as once their land falls under the municipality limits then govt. will charge higher rates for the providing the infrastructure. Due to this people oppose for the TP Scheme Common issues People in the village are still dependent on agricultural land. Once the land falls under DP and TPS, then they will lose 40% of the land which has huge impact on their livelihood. • Currently, there is no criteria defined for establishment of UDAs and ADAs as per the Act, due to which each town has been considered for the development without knowing their current demographic and socio economic background. However, there should be some provision on basis of population criteria or according to class size for declaring the UDAs and ADAs.

• Municipality should prepare the plan according to the requirement of the city and power of decision should be given to ULBs. This will maintain the tax rate and improve the services which are being provided in the city. City really don’t need separate authority to prepare plan. Hence setting up the separate cell will increase the expenses for these cities. • These plan can be made suitable if the land deduction under TP scheme mechanism is defined for the small and medium towns, because these cities don’t require such large plans and taking away the land from owners at same ratio which is followed by large cities can affect their livelihood.

Plot no. Himmatnagar Nadiad Junagadh Ahmedabad If the percentage of land deduction under TP Scheme in 1 10.0 3.7 4.3 16.67 Ahmedabad is same as earlier i.e. 30-35% is, but for the other 2 7.3 1.1 1.7 20.00 three towns it is 20-25%. 3 7.3 1.1 1.7 23.39 4 7.3 1.1 1.7 19.99 Profit based on the market rate (in %) 5 10.0 3.7 4.3 16.67 25.0 6 7.3 1.1 1.7 13.21 7 8.6 2.4 3.0 16.67 20.0 8 10.0 3.7 4.3 21.71 15.0 9 10.0 3.7 4.3 19.97 10 10.0 3.7 4.3 16.67 10.0 11 8.6 2.4 3.0 13.33 12 8.6 2.4 3.0 16.67 5.0 13 7.3 1.1 1.7 16.67

14 7.3 1.1 1.7 13.33 0.0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 15 7.3 1.1 1.7 16.67 16 8.6 2.4 3.0 19.99 Himmatnagar Nadiad Junagadh Ahmedabad Average 8.5 2.2 2.9 17.6 • If the city needs wider roads, than it can be acquired as per the provisions of:

“THE RIGHT TO FAIR COMPENSATION AND TRANSPARENCY IN LAND ACQUISITION, REHABILITATION AND RESETTLEMENT ACT, 2013”

According to this act: - Social impact assessment study should be done before acquiring the land for public purpose.

- After the proper consent should be obtained which means land can be acquired only if after 70% of affected families is obtained.

- Compensation factor for urban areas is 2 times of the actual price and for the rural areas its four time of the actual price.

- Act has defined the time period within which compensation need to be provided to the owner.

- The affected families will be provided with 3000/- per month for 12 months as pension References: (2015, October 6). Retrieved from Counterview : http://www.counterview.net/2015/10/gujarat-farmers-gear-up-for-fresh.htm Ballaney, S. (2008). The Town Planning Scheme Mechanism in Gujarat, India. World Bank Institute. Ballaney, S. (2013). SUPPLY OF LAND FOR DEVELOPMENT: LAND READJUSTMENT EXPERIENCE IN GUJARAT, INDIA. UN Habitat. Bhuvaneswari Raman, M. P.-A.-H. (2015). SELECTED READINGS ON SMALL TOWN DYNAMICS IN INDIA, Centre for human science. SUBURBIN Papers Series - 2 (Working Papers Series - 7), 12. D.S. MESHRAM, F. C. (2006). INTERFACE BETWEEN CITY DEVELOPMENT PLANS AND MASTER PLANS. ITPI Journal , 9. DeshGujarat. (2015, June 22). Retrieved from DeshGujarat: http://deshgujarat.com/2015/06/22/himmatnagar-bandh-call-against-huda-evokes-good-response/ Gujarat, G. o. (2000). The Gujarat Town Planning And Urban Development Act, 1976. Government of Gujarat. India, C. (2011). Census of India 2011, Provisional Population Totals and Urban Agglomerations and Cities. Census India. India, T. o. (2015, june 23). Times of India. Retrieved from Times of India: http://timesofindia.indiatimes.com/city/rajkot/Agitated-villagers-clash-with-police over- Himmatnagar-draft-plan/articleshow/47784927.cms Patel, S. B. (2009). Using the ‘Development Plan—Town Planning Scheme’ Mechanism to Appropriate Land and Build Urban Infrastructure. IIR research paper. Tripathi, S. (March 2013). An overview of India’s Urbanization, Urban Economic Growth and Urban Equity. Bangalore: Institute for Social and Economic Change.