Urbanization in India:

Implications and
Development Perspectives
Ved Mittal
Consultant – UNDP
Ex Chief Architect & Town Planner
UP Development Authorities
 Urbanization in India: Implications and
Development Perspectives
 India is the second most populous
country.. The average growth rate is
country
almost 2% per annum annum.. The total
population in 1981 was about 683 million
which has reached over 1000 million by
the year 2001
2001..

 Urban Population growth is much faster

owing to natural increase and migration
migration..
 Urban growth has for exceeded the growth in
Industry and other economic activities resulting
in urban rural
rural--Dichotomy
Dichotomy..

 Cities and Towns are engines of growth with

industrialization, productivity, employment
generation and improvement and increase in
incomes, change in life style, superior quality of
services and amenities for large population
population..
However, when it takes place in an uncontrolled
and unplanned manner, it has severe effects on
inhabitants and environment
environment..
 Urban Population in India
Year Total Urban P.C. Urban
population population to total
(Millions)
1981 683 159 23.34

1991 844 217 25.72

2001 1006 365 36.30

2011 1164 530 45.5

2021 1290 689 53.3

 The Urban population in increasing at
faster rate of 3-3.5% per annum
annum..

 Degree of urbanization was 1717..29 in

1951,, 23
1951 23..34 in 1981
1981.. Increased to
36..30
36 30%
% in 2001 and expected that
50%
50 % of the population would reside
in urban areas by 2021
2021..
 STATE WISE LEVEL OF URBANIZATION
States Percentage of Urban
Population
Maharashtra 38.69
Gujrat 34.50
Tamil Nadu 34.16
Karnataka 30.92
Punjab 29.54
West Bengal 27.48
Andhra Pradesh 26.90
Kerala 26.39
Haryana 24.61
Madhya Pradesh 23.18
Rajasthan 22.88
Uttar Pradesh 19.85
Orissa 13.36
Bihar 13.14
Assam 11.11
MILLION PLUS CITIES IN INDIA

Year No. of cities Areas in the

year
1951 5 Calcutta, Bombay,
Delhi, Madras
1961 +2 Ahmedabad, Banglore

1971 +2 Kanpur, Poona

1981 +3 Lucknow, Nagpur,

Jaipur
1991 11 Surat, Kochi,
Vadodra, indore.
Coimbotore, Patna,
Madrai, Bhopal,
Vishakapatnam,
Ludhiana and Varansi
 Small towns are not growing but are
declining..
declining
 Migration is to bigger cities from rural
areas as well as small towns
towns..
 Urban Policy has been
a) Restrict the growth of large cities
b) Reduce migration to urban centers
c) Achieve a balanced urban pattern
 The concept has been of growth
poles, growth centers and growth
points for a balanced Regional
Development..
Development
 VISION OF URBAN INDIA
 MAKE EVERY URBAN SETTLEMENT A SAFE,
HEALTHY, PRODUCTIVE AND SUSTAINABLE PLACE
PLACE..
 WITH ADEQUATE SHELTER, BASIC SERVICES,
SOCIALLY DESIRABLE QUALITY OF LIFE WITH
ADEQUATE EMPLOYMENT OPPORTUNITIES
OPPORTUNITIES..
 BY PROVIDING INSTITUTIONAL, LEGISLATIVE AND
FINANCIAL INSTITUTIONS
INSTITUTIONS.. TO WORK AS OPEN,
TRANSPARENT & EFFICIENT LINKS BETWEEN
SOCIETY..
SOCIETY

TO ACHIEVE THIS VISION, NOT ONLY GOOD URBAN

GOVERNANCE BUT THE EFFECTIVE, PRACTICAL &
RATIONAL DEVELOPMENT PLANS ARE REQUIRED
REQUIRED..
 OBJECTIVE

 Prime objective is planned development of

an urban area as per Vision

 Need a Legal Framework for

Plan Formulation,
Implementation and
Enforcement
 LEGISLATIONS AND AGENCIES FOR
PLANNED DEVELOPMENT
 TOWN PLANNING & URBAN DEVELOPMENT ARE
STATE SUBJECTS

 Town & Country Planning Acts

Acts--In States are

Based on
 Model Town & Country Planning Act, 1960
 Model Regional & Town Planning & Development Law,
1985
 Urban Development Plans Formulation &
Implementation Guidelines, 1996
 WITHIN THE BROAD INVESTMENT &
DEVELOPMENT POLICY OF THE STATES
Perspective plans at State level
Broad Structure plan

— At Regional level
— District level
— Metropolitan level

Specific Development plan/Master plan

At city Level
Zonal level/sector plan
Area plan/ward plan
Layout plans/development schemes
 (B) LAND VIZ-À-VIZ DENSITY

 LAND IS LIMITED AND SCARE RESOURCE.

 POPULATION IS INCREASING

YEAR POPULATION LAND MAN RATIO

(CRORES)

1951 36 0.90 HAC/PERSON

2001 100 0.32 HAC/PERSON

2051 173 0.20 HAC/PERSON

(PROJECTED)

 AS PER TRENDS – NEARLY 10 MILLION HACTARES OF GOOD

AGRICULTURAL LAND WOULD BE EATEN BY SETTLEMENTS EXPANSION
AND LINKAGES IN TWO TO THREE DECADES.
• FOOD REQUIREMENT WOULD INCREASE AS PER INCREASE IN
POPULATION WHEREAS LAND PER CAPITA WOULD DECREASE
DECREASE..

• 5 MILLION TONS OF WHEAT IS BEING IMPORTED THIS YEAR

YEAR..

• WHAT WILL HAPPEN IN FUTURE? SITUATION IS ALARMING?

• PLAN CITY EXPANSION ON HIGHER AND HIGHEST DENSITY –

WHERE INFRASTRUCTURE PROVISION IS POSSIBLE
POSSIBLE.. HIGHEST
DENSITY UPTO SAY 500 – 600 PPH OR EVEN MORE BE PLANNED
TO CONSERVE LAND
LAND..

• HAVE A RELOOK FOR THE PROPOSED DENSITY ON THE NEW

FRINGE AREAS STILL TO BE DEVELOPED. AMENDMENT BE
EFFECTED IN THE M.P.

• POLICY TO BE FRAMED AT GOVT. LEVEL,SO THAT MP OF ANY

CITY MAY FOLLOW
 (C) UNAUTHORISED COLONIES
 LARGE PARCELS OF LAND HAS BEEN SUB
SUB--DIVIDED ILLEGALLY
AND SOLD TO POOR PEOPLE – MEERUT ROAD – DUNDEHERA
AREA..
AREA

 WHY THIS GOES UNABATED IN SPITE OF THE PROVISIONS OF

LAW::
LAW
 U.P. ROADSIDE LAND CONTROL ACT
ACT..
 U.P.U.D.P. ACT
 URBAN LAND CEILING ACT
ACT..
 LAND HOLDINGS UNDER UPZLR ACT
 RESTRICTION OF FRAGMENTATION
FRAGMENTATION..
 NAGAR MAHAPALIKA ADHINIYAM
ADHINIYAM..
 NATIONAL HIGHWAY ACT
 SPECIAL AREA DEVELOPMENT ACT
ACT..
 INDUSTRIAL DEVELOPMENT ACT
ACT..


 ONLY REASON
BUT OF – OWNERSHIP OF LAND
NO AVAIL?
 (D) PREVENTIVE MEASURES

 LAND CONSOLIDATION IN URBAN VILLAGES FALLING WITHIN

DEVELOPMENT AREAS ON HARYANA PATTERN
PATTERN..

 RESTRICTION ON FRAGMENTATION AND SALE/TRANSFER OF

SUCH DIVIDED PORTION UNDER UPZLR ACT
ACT,, 1950
1950..

 PARALLEL PROVISION AS PER SECTION 7 – A OF HARYANA

DEVELOPMENT AND REGULATION OF URBAN AREAS ACT, 1975.
 SECTION 7 A OF THE HARYANA DEVELOPMENT &
REGULATION OF URBAN AREAS ACT, 1975:

REGISTRATION OF CERTAIN DOCUMENTS

 TRANSFER OF ANY VACANT LAND LESS THAN 1

HECTARE IN ANY URBAN AREA WILL NOT BE
REGISTERED BY THE REGISTRAR UNLESS THE
TRANSFEROR PRODUCES NOC FROM DIRECTOR, TOWN
PLANNING..
PLANNING

 NOC TO BE ISSUED – UPTO AN AREA OF 1000 SQ.MTR.

– 30 DAYS AND BETWEEN 1000 AND 10000 – 90 DAYS.

 DEEMED NOC, IF NOT DECISION IS TAKEN WITHIN THE

TIME LIMIT.
 URBAN HOUSING POLICY IN U.P.

 GOVT. OF UTTAR PRADESH HAS FORMULATED AN URBAN

GOVT.
HOUSING POLICY
POLICY..
 THE ROLE OF AUTHORITIES AS FACILITATOR
FACILITATOR..
 PRIVATE PARTICIPATION IN HOUSING SCHEMES AND
INFRASTRUCTURAL DEVELOPMENT
DEVELOPMENT..
 ENCOURAGEMENT OF PRIVATE INVESTMENT
INVESTMENT..
 GOVT.. TO ACCORD PRIORITY, FACILITY AND CREATE
GOVT
CONDUCEIVE ENVIRONMENT FOR INVESTMENT
INVESTMENT..
 TO MAKE AVAILABLE AFFORDABLE HOUSING TO ALL
SECTIONS OF SOCIETY
SOCIETY..
 EMPHASIS IS ON FOR EWS AND LIG HOUSING ON A
PREDETERMINED RATE
RATE..
 TWO SCHEMES

 HIGH
HIGH--TECH TOWNSHIPS
 INTEGRATED TOWNSHIPS

 SALIENT FEATURES

 HIGH--TECH TOWNSHIPS
HIGH
 CRITERION..
 750 CRORES MINIMUM PRIVATE CAPITAL INVESTMENT
 MINIMUM 1500 ACRES – MAXIMUM 5000 ACRES
ACRES..
 NO L.A. COST (10
10%% REBATE)
 NO STAMP DUITY ON INITIAL PURCHASE OR TRANSFER
TRANSFER..
 TO BE GIVEN ON LEASE HOLD FOR 90 YEARS
 MINIMUM 60
60%% TO BE ASSEMBLED
ASSEMBLED..
 BALANCE CAN BE ACQUIRED BY GOVERNMENT
GOVERNMENT..
 SUBSEQUENTLY 12
12%% FREEHOLD CHARGES AND STAMP DUTY
DUTY..
 G.S. LAND TO BE RESERVED AND TRANSFERRED
 CONVERSION OF LAND USES @ 100 SQ
SQ..M.
 ..CRITERION

 EDC @ 400 SQ
SQ..M.
 CITY WIDE DEVELOPMENT CHARGES @ RS 37
37// SQ M
 LOW DENSITY OF 150 – 200 PPH
PPH..
 PREVAILING DENSITY NORMS NOT FOR EWS/LIG CATEGORY
CATEGORY..
 DPR IN 180 DAYS AND APPLY IN 30 DAYS
DAYS..
 FIVE YEAR COMPLETION
COMPLETION..
 10% EWS AND 10
10% 10%
% LIG AT PREDETERMINED PRICE AND
ALLOTMENT BY DC OR VC
VC..
 PUBLIC FACILITY LAND E.G. PS/FS/PO/TELEPHONE EXCHANGE
TO BE TRANSFERED FREE OF COST
COST..
 NO MUNICIPAL TAXES TILL HANDING OVER
OVER..
 RIGHT TO RECOVER MAINTENANCE CHARGES
CHARGES..
 INTEGRATED TOWNSHIP DEVELOPMENT
 PRIVATE DEVELOPERS ARE TO BE REGISTERED WITH THE AUTHORITYAUTHORITY..
 BASED ON THE CRITERION OF TURNOVER IN REAL ESTATE DEVELOPMENT
(Rs.. 20 CRORES, Rs
(Rs Rs.. 10 CRORES AND RsRs.. 5 CRORES PER YEAR FOR THE LAST
THREE YEARS) CATAGORIES A, B AND C TO BE DECIDEDDECIDED..
 TWO MODELS
 BULK LAND ALLOTMENT MODEL
 LICENCE MODEL
 LAND IS EITHER TO BE ALLOTTED BY DEVELOPMENT AUTHORITY
AUTHORITY..
 PD TO PURCHASE LAND DIRECTLY
DIRECTLY..
 FOR CATEGORY A – UPTO 500 ACRES, B-UPTO 100 ACRES AND C-UPTO 25
ACRES..
ACRES
 PRIVATE DEVELOPER WILL ASSEMBLE LAND UPTO 25 25% % FOR GETTING
LICENCE..
LICENCE
 LICENCE VALID FOR 2 YEARS
YEARS..
 LICENCEE TO PURCHASE 60 60%
% LAND
LAND.. BALANCE CAN BE ACQUIRED BY THE DA
FOR THE LICENSEE
LICENSEE..
 PD SHALL BEAR THE COST OF STAMP DUTY AND ANY ENHANCEMENT IN THE
RATES..
RATES
 PROPOSED FACILITIES IN M.P. AND FALLING IN THE LICENSEE’S AREA HAS
TO BE COMPLETED BY PD PD..
 CASE OF NATIONAL CAPITAL REGION

Total area = 30242 sq. km

Union territory of Delhi - 1483 sq. km
UP - 10853 sq. km
Haryana - 13413 sq. km
Rajasthan - 4493 sq. km

NCR Regional Plan

Sub Regional plan
Uttar Pradesh
Haryana
Delhi
Rajasthan
 Within the policy of balanced Regional
Development
DMA Town
- Ghaziabad
- Noida/Greater Noida
- Gurgaon

Priority Towns Counter Management Towns

Sub Regional Centres — Bareilly
— Hissar
Service Centres
— Kota
Villages — Patiala (Punjab)
— Gwalior (MP)
 MASTER PLAN OR DEVELOPMENT PLAN
Definition
 Master plan is an instrument to direct and regulate the physical
development of an urban area keeping in view the sociosocio--economic
conditions of the society
society..
 Master plan is a tool to guide the process of urban development

Master Plan or Development Plan ?

 Master plan appears to be too rigid whereas Development Plan

appears to be flexible, dynamic & for development aspirations of the
people
 The other terms used are :

 Perspective Development Plan

 Integrated Development Plan

 Comprehensive Development Plan

Plan..
 MASTER PLAN /
DEVELOPMENT PLAN
 Is a legal document
 Formulated under the provision of Town Planning Acts
Acts..
Or
 Development Area Acts
 Like – DDA or other Development Authorities in various
States
 As a case in Uttar Pradesh
 UP Regulations of Building Operation Act, 1958
 UP Urban Planning & Development Act, 1973
 UP Industrial Area Development Act, 1976
 UP Special Area Development Act, 1986
 CONTENTS OF MASTER PLAN

 Development policies
 Futuristic population projection
 Land requirement for different land uses

— Residential
— Commercial
— Industrial
— Public & Semi Public
— Parks & Open Space
— Circulation/Traffic and Transport

 Urban land policy

 Social & physical infrastructure
 Planning norms & standards & development controls
 Zoning regulations
 IMPLEMENTATION OF MASTER PLAN

• At Master Plan level

• Divisional Plan/Zonal Plan level

• Layout plan/subdivision plan (Houses /

Premises )
 ZONAL DEVELOPMENT PLAN
 Second level to detail out policies of Master Plan
 Link between layout plan & master plan
 Zonal Plan further sub divides land uses into
— Use premises
— Use activities

 Gross density & net densities

 Zoning Regulations

— Legal tools for guiding the use of land and protection

of public health, welfare and safety
— Use of property both horizontal and vertical and
limitation to shape, size, and type of building
 DEVELOPMENT CONTROL
REGULATIONS
TO DIRECT & REGULATE DEVELOPMENT AT LAYOUT
LEVEL AND BUILDING LEVEL

 Land use controls

 Sub division control
 Height control
 Plot coverage control
 Floor Area Ratio
 Set backs
 Number of dwelling units on a plot
 Parking Requirement
 Building bye-
bye-laws
 Provide for health & fire safety including
structural safety in buildings
 Buildings bye
bye--laws provide
 Size and height of habitable rooms, toilets,
bathrooms, WC, store, kitchen
 Size of porch, balconies

 Chajjas, projection, cup boards, lifts, ramps

staircases etc
 MASTER PLAN / DEVELOPMENT PLAN

Preparation

Physical
Usage of remote sensing Social Secondary Information
Obtain satellite imageries Economic
Usage of GIS techniques

Continued….
Exiting land use map
Under ground water potential ,propensities and quality
Natural Hazard Prone Areas
Flood prone
Land slide prone
Soil structure mapping
Land capability mapping
Singly crop/double crop
Land for pastures/forest
Contouring & slope
Water bodies, rivers, drains, ponds
Rain temperature, wind
Quality of Air…
Socio-economic data , charts etc

Analysis & Interpretation of data

Projections for next 20 years

 Individuals common
citizens ethnic
Govt. Bodies Peoples groups
Implementation agencies Participation
Enforcement agencies
Maintenance agencies Business &
Advisory agencies entrepreneurs

Other stake holders

Draft proposal for MP

Politician
NGO
Media
Welfare/social groups
Professionals
 Approval of Authority

Invite public suggestions & objections

Hearing & Decisions

Final Draft Master Plan

Govt. Approval

Notification
 TECHNO-LEGAL REGIME - ACTION REQUIRED

 Amendment in Town & Country Planning Act

 To include consideration of Natural Hazards

 Amendments in Master Plan

 Identification of Natural Hazard prone areas
 Regulations for Land Use Zoning
 Development Control Regulations

 Amendment in Bye-laws
 To enforce-earthquake resistant designs and construction
of buildings including the extension/modifications in the
existing buildings.
 Tools to implement Development Plans

Land as a resource

Rapidly decreasing land availability

1901 1.28 Hac/persons
1951 0.9 Hac
2001 0.32 Hac
2051 0.19 Hac (Expected)
Abuse / misuse /disuse be avoided
optimum use be encouraged
Transfer of Development Right

Instead of acquiring land & payment of compensation

Extra floor area is permitted in lieu of land transferred
free of cost

Accommodation Reservation
Potential of plot in the form of built space is offered to
plot owner in lieu of any social amenity which the owner
would built at his cost on his land & transfer free of cost
to the local authority
authority..

Land pooling & land readjustment schemes

Town Planning Schemes

Statutory provisions to stop unauthorized sub

sub--
division of land – case of Haryana

Provision that any land less than one hectare can not be
registered by the Registrar, of properties unless NOC
from the Director, Town Planning is obtained
obtained..

Slum Rehabilitation Scheme

Public & private partnership

Joint Venture Model etc
Revenue Sharing Models
Models..
THANK YOU