History of Town Planning

Contemporary Planning Process

28th April, 2022

Swara Shah
COA, SVIT, Vasad
 Planning Concepts in Ancient India
1. Indus Valley civilization –

• Settlements following a
hierarchy of cities, villages and outposts.

• Size - 1 sq. kms

• Population -23000 and 40000,
• Density - 90 to 160 people per acre
• Zoning- Residential , Commercial,
recreational
• Streets- north south orientation
• A central market place and a small wall
surrounded the city.

Housing –
• Linked to a main drain, with regular
inspection holes for maintenance.
• Two storey were built on plinths
• Brick stairs leading to upper floors or the roof
• Open to sky court with entrance from side
lanes
• No windows and opening on to main streets.
 Planning Concepts in Ancient India
2. Vedic Civilizations-

1. New trade routes

2. Knowledge guilds
3. New coastal cities

Nandvatra
Each of these types differs from the other in their shape, method of street planning
and location of activities based on size and principal purpose of settlement.

• Fortified kingdoms - the nucleus with subgroups based on occupation and caste

• Framework of strict rules and regulations - Hindu Shastras and Puranas.

• Zones - political and religious hierarchy

• Sites - Royal Palaces, the council hall, market places, streets and lanes, gardens,
temples, wells, reservoirs
 Planning Concepts in Ancient India

2. Vedic Civilizations-
• Minimum plot size and height of the
buildings were
• Front yard as wide as 1/3rd of the plot.

• Fixed measurements of lengths and heights

• Houses - verandahs and stairs Prastara

• Faced the royal roads

• Rear narrow lanes for services were provided.

• A footpath both sides of the street was provided.

• Drains of sufficient slope and length were constructed from each house to the main
drain.
 Town Planning in India
3. Mughal Period -
1. Administrative (Delhi, Lahore),
2. Religious (Varanasi, Mathura),
3. Military/ Strategic (Asirgarh)
4. Trade (Patna, Ahmedabad).
• A separate department existed for the construction
and development work

• Sensibility and symmetry to planning by introducing

gardens, courtyards and water channels into the
planning of public and private spaces.

• Well-fortified capital cities.

• Narrow streets

• The fort and city walls dominated the skyline of

towns
 Town Planning in India
4. British Period
Planning approach: to serve the economic needs of their mother land
Towns in three categories-

1. Cantonments – Permanent army camps

• Wide roads in a grid pattern,
• Low density housing laid out strictly according to ranks,
• Parade grounds and other facilities for the use of army personnel.
• Bangalore, Dehradun, Kasauli, Firozpur

2. Provincial capitals- Administrative and commercial centers

• Separated residential area of the Britishers - better with regard to the layout and
amenities.
• Chennai , Mumbai, Kolkatta, Allahabad, Lahore and Nagpur

3. Hill stations- British officials spend their summer months

• Spacious bungalows, gardens and wide roads and avenues.
• The residential areas for the native population were at the lower levels with very
little amount of planning and infrastructural services.
• Simla, Dalhousie, Nainital, Darjeeling, Kodaikanal
 Evolution of Planning Legislation
PRE INDEPENDENCE- SCENARIO

Planning Legislation confined to Building Bylaws, & Building Regulation

▪ Need for Town Planning Legislation
▪ Preparation of Comprehensive Plan

TOWN PLANNING ACTS

The Bombay Town Planning Act- 1915
 The Bombay Town Planning Act- 1915
Empowered local authorities for controlled land use and development
Responded to rectify the chaotic and unhealthy environment created by
the industrialization
Orderly development of the area

Problem:
The voluntary act and depended on the initiative of the urban local body
(ULB)
Unable to solve the problem of suburban development
Required of Comprehensive and integrated plans for the cities based on
surveys & analysis (physical, social and economic conditions)

POST INDEPENDENCE- SCENARIO

❖ The 1915 Act was replaced by Bombay Town Planning 1954 Act,
❖ The concept of DP was first introduced with this Act.
Issue:
Unplanned & unattended development in periphery/fringe
 Town planning and urban development Acts
POST INDEPENDENCE- SCENARIO
TOWN AND COUNTRY PLANNING ACTS
Maharashtra Regional and Town planning Act 1966
Gujarat Town planning and urban development Act -1976
(GTPUD Act 1976)

• Comprehensive legislative act

• Responded to the local challenges of growth
• An act to consolidate and amend the law relating to the making of DP &TPS
in state
• Extends to whole of the state

• The act awards power to the Area/ Urban Development Authority

constituted under it
• To prepare DP /TPS for its area of jurisdiction
• Control the development of city as well as fringe area
 Urban Development

• The state Town Planning Acts mandates the creation of a special planning
authority— Urban Development Authority /Area Development Authority

• Task of undertaking planning within the delineated Development Area

• Urban planning in Gujarat is a two-step process and is prescribed in the act and its
Rules.

• The first step is to prepare a “Development Plan” (DP) for the entire city or
development area.

• The second step is to prepare “Town Planning Schemes” (TPSs) for smaller portions
of the development area for which the Development Plan is prepared.

In Gujarat – 16 UDA and 113 ADA

 Gujarat Town Planning & Urban Development Act (GTPUDA), 1976

Gujarat has a fairly good and strong legislative framework for urban planning
as compared to other states in India.

The Gujarat Town Planning and Urban Development Act (GTPUDA), enacted
in 1976 by the parliament.

GTPUD Act – the Under which the urban planning

legislative framework of process practiced in Gujarat
Gujarat

Aim of the Act –

To achieve health, wealth and convenience for the people by large, by
guiding and controlling development with some set of sections and rules.

Act to guide orderly planed development of cities.

 Gujarat Town Planning & Urban Development Act (GTPUDA), 1976

• It commands the delineation of a “Development Area” around a city for

planning purposes.

• It encompasses a much larger area around the city or town that is likely to see
development.

• It ensures and allows for better planning and for guiding the development in
the area.

• The GTPUDA also directs the creation of a special planning authority— the
Urban/Area Development Authority (UDA/ADA)—which is charged with the
task of undertaking planning within the delineated Development Area.

• It gives a two-step process for urban planning in Gujarat:

First step: To prepare a “Development Plan” (DP) for the entire city or development
area.

Second step: To prepare “Town Planning Schemes” (TPs) for smaller portions of the
development area for which the Development Plan is prepared.
 Definitions
1. Development:
The carrying out of any building, engineering, mining, or other operations in, or
over, or under land or the making of any material change in any building or land or
in the use of any building or land, and includes layout and sub-division of any land.

2. Local Authority: Urban local body (ULB)

Municipal corporation constituted under the Bombay Provincial Municipal
Corporation Act, 1949 as in force in the State of Gujarat. Or a Municipality
constituted under the Gujarat Municipality Act, 1963.

3. Planning Authority:
The GTPUDA directs the creation of a special planning authority— the Urban/Area
Development Authority (UDA/ADA)—which is charged with the task of
undertaking planning within the delineated Development Area.

3. Development area:
With the objective of proper development or redevelopment of any urban area or
group of urban areas, the State Government may, declare it to be an urban
development area.
 Urban Development Authority – Functions
Section 23: The Powers and functions of urban development authority

1. To prepare and execute TPs under the provisions of GTPUD Act.

2. To carry out surveys in the UDA for the preparation of DP or TPs.

3. To guide, direct and assist the local authorities and other statutory
authorities functioning in matters related to the planning, development
and use of urban land.

4. To control the development activities in accordance with the development

plan

5. To execute works in connection with water supply, disposal and provision

of services and amenities
 Urban Development Authority – Functions

6. To acquire, hold, manage and dispose of property, movable or

immovable, as necessary

7. To enter into contracts, agreements with any local authority/organization

as UDA consider necessary for performing its functions

8. To carry any development works in UDA as assigned by the State

Government

9. To exercise powers and perform functions as are supplemental,

incidental or consequential to any of the foregoing powers and functions
or as directed by the State Government.
 Urban Local Body (ULB) – Functions (As per Article- 243 W)
1. Urban planning, including town planning.

2. Regulation of land-use and construction of buildings.

3. Planning for economic and social development

4. Roads and bridges.

5. Water supply - domestic, industrial and commercial

6. Public health, sanitation, conservancy and solid waste man.

7. Fire services.

8. Urban forestry, protection of the environment and promotion of

ecological aspects.

9. Safeguarding the interests of weaker sections of society, including the

handicapped and mentally retarded.
 Urban Local Body (ULB) – Functions (As per Article- 243 W)
10. Slum improvement and up gradation.

11. Urban poverty alleviation.

12. Provision of urban amenities and facilities such as parks, gardens,

playgrounds.

10. Promotion of cultural, educational and aesthetic aspect.

11. Burials and burial grounds; cremations, cremation grounds and electric
crematoriums.

12. Cattle ponds; prevention of cruelty to animals.

13. Vital statistics, including registration of births and deaths.

14. Public amenities, including street lighting, parking lots, bus stops and
public conveniences.

15. Regulation of slaughterhouses and tanneries.

 Different type of Development Authorities.
Urban Governance

Constitution of India

Government of India Various State Governments

Direct Control
No control only guidance,
financial assistance
Urban Local Governments Rural Local Governments

Municipal Corporation District Panchayat

Municipal Council Taluka Panchayat

Nagar Panchayat Villege Panchayat

In Gujarat- 8 Municipal corporations and 162 Municipalities

 Different type of Development Authorities.

Census and Municipal Law classification is not

co-terminus
Municipal Corporation–above 3 lacs population
Municipal Councils –
• A or I class – 1 to 3 lacs population
• B or II class – 50000 to 1 lacs population
• C or III class – 25000 to 50000 population
• D or IV class – 10000 to 25000 population
Nagar Panchayats – 5000 to 10000 population
 Development Plan ( Section 9 to 21 , Rule 3 to 7, GTPUD ACT 1976)
Objectives of Development Plan:
• The DP is a macro strategic plan document.

• DP defines the direction of growth and envisions the city wide infrastructure for the
entire development area.

• It is a comprehensive document that looks at all components of development

and makes specific proposals with respect to each.

These include the following:

1. Land development—land use zoning, areas to be opened up for new growth,

development control regulations (which determine the built form), and allocation
for public uses
2. Road network and transportation
3. Water supply
4. Sewerage
5. Storm water drainage
6. Open spaces, green areas
7. Environment and pollution control
8. Reclamation of areas
 Development Plan

Stages of Development Plan:

The process also includes limited public participation—

1. After a draft DP is prepared by the Development Authority it is published and kept

open for public inspection for a period of two months and objections and
suggestions are invited.

2. Each objection and suggestion is responded to and, if required, the DP is modified.

It is published again to invite further objections and suggestions.

3. These are again taken into account and the DP is modified.

4. It is then sent to the State Government of Gujarat for approval and oversight.

5. The State Government may suggest modifications, keeping the overall public good
in view if required, before approving the DP.

6. Revised every 10 years and is updated in the interim whenever a need arises to
respond to the changing context
 Development Plan

Data required for Development Plan:

A development plan indicates the manner in which the use of land in the area covered
shall be regulated and the manner in which the development shall be carried out.

Following data is required for the preparation of DP:

1. Existing use of land in the development area-

Residential, industrial, commercial, agricultural and recreational purposes;
reservation of land for public purposes, such as schools, colleges, and other
educational institutions, medical and public health institutions, markets, social
welfare and cultural institutions, theatres and places for public entertainment,
public assembly, museums, art galleries, religious buildings, play-grounds, stadium,
open spaces, dairies; gardens, green belts, natural reserves and sanctuaries;
community facilities and services;

2. Existing facilities of Transport and communications and the future needs-

Roads, highways, parkways, railways, waterways, canals and airport, including their
extension and development
 Development Plan

Data required for Development Plan:

3. Existing services and their future needs –

Water supply, drainage, sewage disposal, other public utility amenities and
services including supply of electricity and gas

4. Economic development of area-

Trends of service industries, industrial estates and any other industrial
development on an extensive scale

5. Existing structures –
Places of historical, natural, architectural or scientific interest and of educational
value
 Town planning Scheme ( Section 40-49 , Rule 16-23, GTPUD ACT 1976)
Town Planning Scheme:
Definition:
A Town Planning Scheme is prepared under the GTPUD act 1976, and includes plans
with the descriptive matter.

It is a complex system used to reorganize land parcels or plots, provide access to each
land parcel or plot, set aside land for public uses by taking a portion from each
landholding, and appropriate increments in land values for infrastructure
development.

Detailed infrastructure is designed and cost estimates are prepared. The process
involves intensive public participation and consultation at several stages.
 Town planning Scheme ( Section 40-49 , Rule 16-23, GTPUD ACT 1976)
The main objective of the Scheme - Interest of General public is more important than interest
of individual. Includes:
(1) Socio-Economic Planning , (2) Physical Planning, (3) Public health & safety

Objectives / Importance of Town Planning Scheme:

1) Self sufficient development of an area around one sq.km.
2) Orderly planned development as per planning norms.
3) Socialization of land. Up to 10% of the scheme area distributed in all corners shall reserved
for Housing for Socially and Economically Weaker Section of People.
4) To implement proposals of Development plan.

5) To provide accessibility to all plots including plots allotted to the Appropriate Authority.

6) To reconstitute the land in proper shape for optimum use.

7) To provide primary facilities like water-supply, Drainage, Street light, Roads etc. to all plots.

8) Provision of saleable plots.

Town planning Scheme ( Section 40-49 , Rule 16-23, GTPUD ACT 1976)

Data required for preparation of Town Planning scheme:

1. Revenue records showing ownership and land holding

2. Land records
1. City survey
2. Data Interpretation and Logical Reasoning (DILR)

3. Land survey as per site conditions including existing road network

4. Development Plan proposals

5. The road network and scheme proposals of the adjacent scheme prepared
 Stages of Town Planning scheme:
Draft Town Planning Scheme
• Two times Public Participation
• Submission of Draft Town Planning Scheme
The Scheme is divided in to three stages-

Stage-I Draft Scheme sanction

• Appointment of Town Planning Officer
• land under roads vests to the Appropriate authority without any encumbrances.
• lands required for W/S and Drainage vests to the Appropriate Authority.
• Split the Scheme into Preliminary and Final Scheme
Stage-II The preliminary scheme comes in to force (Contains Physical Planning)
• Personal Hearing to every individual land owners / affected persons
• Land allotted to Appropriate Authority vest to it.
• Reconstitution of plots is final.
• Final Decisions by the Town Planning Officers in terms of Physical Planning
• Submission of the Preliminary Scheme to the State Govt.
Town planning Scheme ( Section 40-49 , Rule 16-23, GTPUD ACT 1976)

Stage-III Final Scheme comes in to force. (Contains Fiscal Planning)

• Personal Hearing to every individual land owners / affected persons

• Final Decisions by the Town Planning Officers in terms of Fiscal Planning

Compensation of land can’t be challenged in the court of law.

• Incremental value of the land only can be challenged.

• As per the provisions of the Act, the reconstitution, the percentage deduction of
land cannot challenged in any court of law.

• Submission of the Preliminary Scheme to the State Govt.

 Need of GDCR

• Urban development management – Complex process

Interaction between Users and providers – decides the quality of urban
life

• Users- Population, industries and commercial establishments

• Providers- Policy makers, planners and authorities

• Development is not guided in particular direction – results unwanted

development by certain public and private developers

• Development plans are made to remove these irregularities

• Development controls are an integral part of these development plans

• Purpose of development controls- regulating development in

accordance with land use in a compatible manner
 Role of GDCR in urban development
Development control-
It’s a process through which development carried out by many agencies. Both by public
and private is checked in the benefit of whole society.
Regulations
• A process of the enforcement and monitoring of rules, established by legislation.
• A written instrument containing rules having the force of law.
• Regulation creates, limits, or constrains a right and allocates a responsibility.

Aim of development controls-

Implementation of provisions of Development Plan
( Aimed development and direction of development)

1. Guides developments or the use of land and preserve other sites against the
intrusion of undesirable development.

2. Controls misuse of land so that it will not injuriously affected the interests of the
community

3. Regulates the non use or misuse of land

 Role of GDCR in urban development
Objectives of development control-

1. It sets certain trends in the frame work of development process which indirectly
help in improving the total environment

2. It provides for a quantitative and qualitative measure of demand in a changing

pattern of land use

3. It helps to secure coordinated development.

Requirements of Development controls-

• They are made to meet relatively static situations and generally become too rigid in
nature.

• They must cope with the increase in the population and the complex need of urban
society.

• It must be dictated more by social requirements of the community.

• This tool is available for betterment of the environment, for the community

• The success of development control system depends more upon the cooperation
and understanding between government and private enterprise.
 Formulation of Comprehencive GDCR

Section A: Preamble
Applicability

Section B: Procedure regulation (will be same in state of Gujarat)

1. Development permission and building use permission
2. responsibilities of owner and/or developer and persons on record
3. procedure for obtaining, revising and revalidating a development permission
4. procedure during construction
5. procedure for obtaining a building use permission

Section C: Planning regulations (made by the local authorities as per the need)
1. General planning regulations
2. Common development requirements
3. Core walled city
4. Gamtal area
5. Gamtal extension
6. Development requirement
7. Residential affordable housing
 Formulation of GDCR
8. Transit oriented zone
9. Central business district
10. Agricultural zones
11. Special buildings
12. Fuelling stations
13. Advertisi ng, display & communication infrastructure Not in detail
14. Special regulations

Section D: Performance regulations

1. Buildings and infrastructure
2. Fire prevention and safety
3. Special buildings performance regulations
4. Structural safety
5. Environmental management Not in detail
6. Pollution control
7. Maintenance
8. Conformity to other acts and regulations
9. Quality control and inspection.

Section E: Definitions

Section F: Schedules, forms and annexure Not in detail

 Definitions
Built-up area
Means the areas covered by a building on all floors including the
cantilevered portions, if any, including walls and columns.

Building unit
Means the areas covered by a unit on within a building including the
cantilevered portions, if any.

Built-to-line

Means a line with which the exterior wall of

a building in a development is required to
coincide. Some percent of the road side
façade area of the ground or more floors in
buildings with more than one floor, may
extend to the road-side property line so that
the building visually reinforces the building
façade line of the street.
 Definitions
Ground Coverage
Means the ground area covered by a building including cantilevered portion on any
floor, excluding margins, common plot, cut-out (open-to-sky) if any.
Carpet area
Means the net area within a unit of a building
excluding walls or columns, service areas
such as washrooms, kitchen and pantry,
semi-open spaces such as verandah or
balcony, and staircase, lift, corridors or
passages.

Plinth
Means the solid or hollow volume below the
floor which is immediately above the ground
level.

Hollow plinth
Means the space provided below the floor
which is on stilts immediately above the
Ground Level for the purpose of parking and
other permissible uses.
 Definitions
Margins or setback
Means the space adjacent to boundary of Building-unit, buildings, or common plot that
should be kept fully open-to-sky. No built-up area shall be permitted in marginal space
except specifically permitted under these Regulations.
1.Road Side Margin
Means the space provided from the road-side
edge of the Building-unit.
2.Side Margin
Means the space provided from the sides of
the Building-unit.
3.Rear Margin
Means the space provided from the rear edge
of the Building-unit.
 Definitions
FSI/ FAR: Floor Space Index
Means the measure of the ratio of the combined gross built-up area of all floors, to
the total area of the Building-unit.

1. Permissible FSI
Means the basic FSI permitted by the Competent Authority as a matter of right.
2. Base FSI
Means the base FSI permitted in a Base Zone by the Competent Authority as a matter
of right.
3. Chargeable FSI
Means the FSI available by payment.
4. Maximum Permissible FSI
Means the maximum permissible FSI which includes permissible FSI and Chargeable
FSI.
5. Utilized Chargeable FSI
Means the amount of FSI used that is paid for and purchased by the applicant.
6. Total Utilized FSI
Means the total Utilized FSI