Town Planning Schemes in PMRDA

 

Town Planning Schemes

 

                     Town Planning is of paramount importance for the urban development. Since long back town planning was being done as provisions in The Bombay Town Planning Act, 1915. This act provides guidelines for preparation of Town Planning schemes for the portion of towns is the course of development. The Act was amended as “The Bombay Town Planning Act, 1954” which enabled preparation of Development Plans; Town Planning Schemes were now prepared within the content of citywide Development Plans. The provision for preparation of Town Planning Schemes was retained. The Act was further ‍amended and “The Maharashtra Regional and Town Planning Act, 1966” introduced yet another level for physical planning viz. Regional Planning. The provisions for the preparation of Town Planning Schemes were once again retained. Whereas, the Government of Maharashtra has introduced some reforms in Maharashtra Regional and Town Planning Act, 1966 in the year 2014 to speed up Town Planning Schemes with time bound programme.  Town Planning Schemes (TPS) are prepared under Maharashtra Regional and Town Planning Act, 1966 and Maharashtra Town Planning Scheme Rules, 1974 in Maharashtra.

 

TPS for better Urban Development-

 

           Town Planning Scheme is one of the land pooling techniques. Lands are acquired to provide roads and various amenities to the public without monetary compensation. The monetary compensation for land acquisition for civic utilities through Land Acquisition Act is becoming very much costly affair now days and also not good for the landlords. Instead, the benefits of participation of land owner in town planning and development are giving great appreciation in terms of price of their lands. The participatory approach of the land owners in the Town Planning Schemes.is the most essential part of TPS. This may be one of the reasons for the Planning Authority to implement a Town Planning Scheme and hence, can also lead to planned development in the selected area under T.P.Scheme. Town Planning schemes are implemented in proposals of Development Plan/Regional Plan or areas under course of development.

 

TPS in PMRDA –

 

              Pune Metropolitan Region Development Authority has intended to develop the Ring Road proposed under Approved Regional Plan through Town Planning Schemes. The amount of area of each landowner is deducted equally and Roads, amenities, utilities etc. are provided and in turn the land values of landowners are appreciated. Additional FSI in turn of deducted area is allotted to landowners which is as same as on original plot area. So, landowners do not have to bear any loss during the town development. Basic FSI allotted for TPS under PMRDA is 2.5 irrespective of road width. Thereafter, Premium FSI of 0.2 and TDR as per road width is permissible for development. Landowners do not need to pay any premium for Zone conversion of area and need not to wait for Development Plan (DP) approval. The Development authority does not need to pay any monitory compensation to the landowners in TPS. The Town Planning schemes are financially self-sufficient as the cost of infrastructure to be provided is met through sale of Authority plots. PMRDA proposed majority of TPS in Proposed Development Plan for getting land for Proposed Ring Road. TPS is time bound process, Fast fair and faithful process of land pooling & Speedy Development works within short period of time. 

 

Infrastructure and amenity development in TPS: -

 

              Roads under town planning scheme are designed considering the Topographical Survey of Area. Typical cross sections are prepared considering the purpose for which the road will be used and proposed road widths. Now a day PMRDA had purchased two Ninja Drones for accurate survey of the land needed for any development work in PMR region. Drone images are found very useful for better planning of TPS in PMR region. 

 

               Bridges for providing passage over the physical obstacle i.e. – water body, valley etc.  Culverts for providing cross drainage under roadways. Used for water flow in Controlled way. Primary Infrastructure facilities such as Storm Water Drain, Sewer Networks & Treatment Plants, Potable Recycled Water Supply with Overhead Tanks, Power & ITC Ducts, Roadside Infrastructure & Street Lighting will be provided as per of development under TPS by the Planning Authority. Social Infrastructure such as Primary School & High School, Hospital & Maternity Home, Vegetable & Informal Markets, Community Centers, etc. will be provided to the expected population in TPS. Amenities & Utilities such as Sewage Treatment Plant, Solid Waste Conveyance points, Sewer Networks, etc. will be provided for overall Sanitation for the project.

Open spaces like gardens, Children Playgrounds, River front areas, green belts will be developed by planning authority. Lands within the Red & Blue lines marked by irrigation department nearby the all water bodies are protected as green belt or Green Zone. PMRDA is also going to provide area up to the extent of 10% of total area under TPS for purpose of housing for Dispossessed people or Economical Weaker Section / Lower Income Group.

 

 

 

 

 

 

Town Planning Scheme carried out by PMRDA: -

 

 Land for 65 mt Ring road of lengths 5.6 kms  will be pooled  under TP scheme carried out by PMRDA

Ø FSI of final plot =

 

 

LEGAL PROVISION UNDER M.R. & T.P. ACT, 1966

•        Appointment of Arbitrator u/s 72(1) by the State Government within one month from sanctioned draft scheme.

•        Contents of Preliminary and Final T.P.S

•        Preliminary Town Planning Scheme

•        Preparing the layout, plan, deciding the ownership considering the other aspects such as tenure, litigations if any, etc.

Final Town Planning Scheme

•        It consists of the Valuation of land and buildings/structures etc. if any.

•        Valuation of land is done for Original Plots (O.P.), Semi-final Plots (S.F.P.) and Final plots (F.P.)

The scheme is undertaken only if it is financially viable. Thus, the scheme should be self-sufficient in terms of Finance for implementation.

 

 

SECT.	CONTENTS	PROVISION
72(3)	ARBITRATOR’S DUTY TO SPLIT UP SCHEME	ARBITRATOR HAS TO DIVIDE SANCTIONED DRAFT SANCTION SCHEME INTO  PRELIMINARY SCHEME  AND FINAL SCHEME
72(4)	PREPARATION OF PRELIMINARY SCHEME & FINAL SCHEME	PREPARATION OF PRELIMINARY SCHEME WITHIN 9 MONTHS AND PREPARATION FINAL SCHEME WITHIN THE   18 MONTHS FROM APPOINTMENT OF ARBITRATOR
72(5)	SUBMISSION OF PRELIMINARY  & FINAL SCHEMES FOR SANCTION	SUBMISSION OF PRELIMINARY AND FINAL SCHEMES SEPARATELY FOR SANCTION.

As per Sanctioned Preliminary T.P.S. : -

Sr.No.	Particulars	Unit	No.
1	Total area of the Scheme	Ha	250.50
2	Total number of Final Plots	Nos.	460
	a)       Total number of Final Plots allotted to Owners	Nos.	350
	a)       Total number of Final Plots allotted to PMRDA (Authority Plots, Amenities & Open Spaces)	Nos.	110
3	Total number of interested persons	Nos.	5800

 

Present Status of Scheme-

Preliminary T.P. Scheme has been sanctioned by Government on Dt.02/12/2019

Final T.P. Scheme has been drawn by Arbitrator on Dt.14/02/2020.

Arbitrator has informed the State Govt. for appointment of Tribunal of Appeal on the TPS