[Manish Jain]

The Gujarat Town Planning and Urban Development Act, 1976 has also been modified to allow appropriation of land to create a land bank. Development Authority is allowed to sell such land bank or use the same to raise the resources to implement T.P. Schemes. As such now Authority need not wait for the finalization and approval of the scheme and to implement Scheme. Success of Town Planning scheme can be assessed from the fact that in Gujarat as many as about 150 Town Planning Scheme are in operation and T.P. Schemes have become a very useful tool for implementing Development Plan proposals.

The T.P. Schemes has successfully tried in Ahmedabad and other large cities of Gujarat and Maharashtra. With the help of public awareness programme it can also be implemented smoothly in various small and medium towns. All such land-pooling scheme if prepared within the framework of development plan would reduce drastically the time taken during the process of approval.

Development Plan Formulation and Implementation (UDPFI) Guidelines prepared by the Ministry of Urban Development and Poverty Alleviation, the T.P. Scheme termed as Land Pooling Scheme has been included as a technique for assembling land for planning and development. A separate chapter on Land Pooling Scheme has also been included in the Model Urban and Regional Planning and Development Law. It envisages that every planning and development authority shall for the purpose of implementation of the plan proposals contained in the plan, prepare one or more land pooling schemes for any part of the area within its jurisdiction. It also provides time frame and procedure for preparation, approval and implementation of land Pooling Scheme.
• Land Pooling and Land Reconstitution is a very versatile and effective planning, plan implementation and plan financing mechanism that has been used in Gujarat since many decades
• Land Pooling and Reconstitution mechanism is known as the Town Planning Scheme mechanism in Gujarat
• This presentation shows how the Town Planning Scheme mechanism is used to address some urban challenges
• Some challenges city administrators face in making cities more livable, healthy, comfortable, equitable, just, productive, efficient, safe, memorable……. • widening streets • providing roads, parks, public amenities • providing infrastructure – water supply, drainage • redeveloping older areas of cities • managing peripheral urban growth • providing housing for the poor • finding money (or land) to do all of the above • regularizing illegal construction • curbing nuisances and regulating private development


• Managing peripheral urban growth requires: reshaping plots providing access providing infrastructure providing amenities paying for all of the above! getting all owners to agree!! regulating private development
• Managing peripheral urban growth requires a sound system for planning, financing and implementing the transformation of agricultural land to land suitable for urban use


You have to register as member and login to see above images [img] attached in the forum post 

[soniya]

The concept of land readjustment is to assemble small rural land parcels into a large land parcel, provide it with infrastructure in a planned manner and return the reconstituted land to the owners, after deducting the cost of the provision of infrastructure and public spaces by the sale of some of serviced land

Land Pooling Steps
The main steps and stages in carrying out a typical pooling project can be listed as follows:
1. Identification of the group of adjoining landholdings for pooling which is then designated as the land pooling area;
2. Assessment of the value of each landholding in order to calculate each landowner’s share in the project;
3. Preparation of a draft pooling scheme (and supporting financial plan) in consultation with the landowners and the relevant government authorities (the highway, public utility, etc. authorities);
4. Public exhibition, review and amendment of the draft scheme followed by central government approval of the final scheme and its publication;
5. Preparation of engineering works designs;
6. Compulsory acquisition and consolidation of the landholdings, roads, etc. in the designated pooling area;
7. Raising of short-term loan for working capital;
8. Carrying out of land servicing and subdivision works by contractors and relevant government authorities;
9. Physical and legal subdivision of land into streets, parkland and sites for buildings;
10. Sale of some of the building sites to recover costs and repay the loan;
11. Distribution of the other sites to the landowners; and
12. Final cash adjustments to achieve each landowner’s precise share of the project.
In Town Planning or Plot Reconstitution Scheme, the land is pooled and its development is financed with the involvement of landowners without compulsorily acquiring land. This land assembly technique helps to provide plots with basic services in a planned layout from the original haphazard arrangement. Costs incurred by developmental authority for development and provision of infrastructure are recovered from the sale of the final land plots reserved by the authority and charges levied on landowners.

The land pooling technique is a mechanism for temporary pooling of different land for a unified planning and thereafter sub-dividing and collecting betterment charges to finance the infrastructure works. In addition, the local authority can secure land free of cost for public purposes and EWS housing after returning part of the developed land to original landowners. The reconstituted plots are allotted to the land owners in proportion to their original land holdings.
The scheme was first introduced in the Maharashtra Regional and Town Planning Act, 1966 and later in Gujarat Town Planning & Urban Development Act, 1976 and is now widely accepted model of land assembly. Another deviation of the land pooling mechanism has been recently introduced by the Delhi Development Authority (DDA).