PLANNING PROCESS & STANDARDS

( Group - 4 )

Anshu agarwal
Parishi ogriwala
Princy soneji
Rajdeep singh
Reena dewangan
Khushi shah
Jainam taswala
VARIOUS GUIDELINES BY TOWN & COUNTRY
PLANNING ORGANIZATION (TCPO)
( 1 ) Model Building Bye-Laws (MBBL) - 2016
Building Bye-Laws are legal tools used to regulate coverage, height, building bulk, and architectural design and
construction aspects of buildings so as to achieve orderly development of an area.
The salient features of MBBL- 2016 are given as under -
• Safety and security : includes Structural Safety, Disaster management and BIS Codes including Structural Design Basis
Report (SDBR) for various building types. Prevention measures against “Soft Storeys” in multi-storeyed buildings and
Proof Checking of Structural Design for buildings.
• Barrier Free Environment : Provisions for Differently abled, Elderly and Children including Site development, Access
Path/ Walk Way, Parking, Building requirements, Stair, Lifts, Toilets, Drinking Water, Refuge and signage.
• Environmental Concerns : Incorporates for Green Buildings and Sustainability provisions, Rainwater Harvesting,
Wastewater Reuse and Recycle and installation of Solar Roof Top PV norms.
• Adoption for Modern Construction Technology : Incorporates Definitions, Structural Safety and other provisions for
Highrise Building regulations with Parking, Peripheral Open Spaces including set-backs. Disaster Management & Fire
Safety.
• Swachh Bharat Mission : Revised Norms for adequate toilet facilities for women and Public Conveniences in Public
Buildings and Mandatory Provisions for Segregated toilet facilities for visitors in Public Buildings.
• Ease of Doing Business : Includes Provision for Online Building plan approval process adopting automated systems of
plan scrutiny, generation of reports/approvals and integrated systems of intimation of approval, Compliance report
from drawings for automatic generation of Completion certificate and integration of various clearances at Master
Plan levels and introduction of Integrating “Single Window” process, Empowering Architects, Outsourcing non
discretionary verification jobs and formulation of Citizen’s Charter.
• Rain Water Harvesting : Indicative Provisions for harvesting in various types of buildings along with responsibility of
ULBs for RWH in public spaces, provisions for Enforcement and Monitoring.
• Effects of Communication Technology : Draft Guidelines for mitigation of Electro Magnetic Radiations in built spaces
by identifying emission appliances/ sources. Guidelines for safe spacing of indoor and outdoor appliances and
equipment.

( 2 ) Harmonized Guidelines and Space Standards for barrier Free Built Environment for
Persons with Disability
These Guidelines explicitly covers universal accessibility standards and responds to the varying needs of all users
including those with reduced mobility. The Guidelines are effective tool for the executing agencies, planners, designers,
contractors, civic agencies, development authorities and urban local bodies, etc. to pave the way for inclusive and
accessible built environment.

( 3 ) Standard Operating Procedures for mitigating Urban Flooding - 2016

• Standard Operating Procedure (SOP) is a predefined set of directives. It is widely used concept by different
organization to guarantee the expected outcome without any error.
• In general terms SOPs can be defined as “A set of directives, covering those features of operations that lend
themselves to a definite or standardized procedure”.
• Such procedures are applicable unless prescribed otherwise in a particular case. Thus, the flexibility necessary in
special situations is retained without the loss of its effectiveness.”
• Standard Operating Policies and Procedures can be effective catalysts to drive performance improvement and
improving organizational results. Every good quality system is based on its standard operating procedures (SOPs).
• In terms of disaster management, a Standard Operating Procedure (SOP) is a set of written instructions that is to be
followed by an organization to mitigate and manage any disastrous event.

( 4 ) Urban Greening Guidelines - 2014

• Urban Greening Guidelines is the outcome of blatant and random concretization of pavements in Indian cities.
• Of late, a number of Urban Development Authorities and Urban Local Bodies have undertaken large scale
concretization of pavements which has resulted in destruction of a large number of trees by first rendering those
weak and reducing their lives and consequently most of them falling down on account of moderate winds and
storms.
• In 2000, Ministry of Urban Affairs and Employment had published Guidelines for Greening of Urban Areas and
Landscaping. Prior to this, in 1980, TCPO had published Guide on Plant Materials for Landscaping in India.
• While preparing the Urban Greening Guidelines, both the documents have been extensively referred in the context
of integrating urban greens in the overall planning and development scenario.
• The Guidelines suggests steps for protection of trees and enhancing their lives while undertaking concretization of
pavements.
• The Metropolitan and UT Division of Town and Country Planning Organization has done commendable work in
bringing out the Guidelines, which will prove useful for State Town and Country Planning Departments, Urban
Development Authorities, Urban Local Bodies, Academicians, Researchers and students as reference material.
( 5 ) Sub-Scheme on Formulation of GIS based Master Plan
for AMRUT Cities - 2015
Formulation of GIS-Based Master Plan for AMRUT Cities is one of the important
reforms under Atal Mission for Rejuvenation and Urban Transformation (AMRUT),
which has been approved as a 100% Centrally funded subscheme on November
2015. The sub-scheme is envisaged as a State-driven programme with funding from
the Administrative & Office Expenses (A&OE) head of the Central Government with
an outlay of Rs. 515 crores.
Use of geospatial technologies is expected to contribute to AMRUT cities in the
following ways:
•  Formulate a master plan for decision-making;
•  Effective land use management and utilization;
•  Spatial growth management;
•  Enable project planning and
•  Urban management.
These GIS-based Master Plans will help in different types of urban planning
exercises, e.g. preparation of master plan, development plan, zonal plan, utility plan,
infrastructure plan, etc. to be simplified by using IT tools. The National Remote
Sensing Centre (NRSC) provides Q-GIS on Bhuvan Portal, which is open source
software and tools to prepare different types of plans. This will be made available
for all AMRUT cities on the Bhuvan Portal.
( 6 ) Design & Standard document for application of Drone/ UAV Technology for
formulation of GIS based Master Plan for Small and Medium
• The Government of India, in the year 1979-80, initiated a scheme for Integrated Development of Small & Medium
Towns (IDSMT). The main objectives of the Scheme were Improving infrastructural facilities and helping in the
creation of durable public assets in small and medium towns; Decentralizing economic growth and employment
opportunities and promoting dispersed urbanization; Increasing the availability of serviced sites for housing,
commercial and industrial uses; Integrating spatial and socio-economic planning; and Promoting resource generating
schemes for the urban local bodies to improve their overall financial position.
• The Guidelines were revised in the year 1995 (MoUAE, 1995). The Scheme was continued with timely amendments
and modifications up to the year 2004-2005.
• Later, in December 2005, the Scheme was subsumed in Urban Infrastructure Development Scheme for Small and
Medium Towns (UIDSSMT) Scheme.
• It was envisaged that the investment in the development of small and medium urban centres would help in reducing
migration to large cities and support the growth of surrounding rural areas, as well.
• The focus, in the subsequent years shifted towards the large and metropolitan cities. The Smart Cities Mission and
the Atal Mission for Rejuvenation and Urban Transformation (AMRUT) saw the attention diversified to a variety of
size class of towns and cities.
• These missions also saw a clear shift on providing the technical support to the process of Master Planning, with the
Geo-Spatial technologies, i.e., the Remote Sensing and GIS.
• Continuing in the same spirit, the Ministry of Housing and Urban Affairs (MoHUA), in October 2020, launched the
‘Design and Standards for Application of Drone/ UAV Technology for Formulation of GIS based Master Plans for Small
and Medium Towns’ (TCPO and SoI, 2020).
( 7 ) Urban Development Plans Formulation & Implementation (UDPFI) Guidelines -
1996
• UDPFI Guidelines, 1996 provided a framework for plan preparation and implementation process. Since 1996,
many developments have taken place in the field of urban planning, especially in view of emerging needs and
requirements of urban settlements due to rapid population growth, globalization of economy and phenomenal
advances in information and communication technologies.
• The towns and cities have become more dynamic in nature and are subject to unprecedented changes in terms of
requirements of infrastructure and other basic services/ amenities.
• Besides, new emerging aspects like regional development, inclusive planning, sustainable habitat, land use and
transport integration at planning stage, Service Level Benchmarks, disaster management concepts, and governance
reforms have given a new dimension to the planning process.
• To address these emerging aspects, it was felt that the revision of the UDPFI Guidelines should be taken up.
The ‘Urban and Regional Development Plans Formulation and Implementation Guidelines (URDPFI)’ were
conceptualized as the outcome of widespread consultations with the planning peers in the various Ministries,
Experts, Professional and Academic Institutions and other stakeholders.
• The URDPFI Guidelines, 2014 have been framed to incorporate the provisions of the legal and policy guidelines of the
line Ministries, best practices of the States and the planning systems in vogue.
• A participatory consultative approach has been followed in order to revise the guidelines to holistically understand
and proactively involve the Government of India Ministries/Agencies and State Governments for guiding
Urbanization.
( 8 ) Urban and Regional
Development Plans Formulation
& Implementation (URDPFI)
Guidelines - 2014
Urban and Regional Development Plan
formulation and Implementation – 2014 is
modified and upgraded version UDPFI
Guidelines-1996 for framework for Urban
Development and Plan formulation.
Primarily meant for the guidance of State
Town and Country Planning Departments,
Urban Development Authorities and Urban
Local Bodies for preparation of Master
Plans / Development Plans and formulating
Norms / Standards thereof in order to
ensure planned development of towns and
cities.
Structure of the URDPFI Guidelines are as
given in the table -
RELEVANCE OF STANDARDS IN PLANNING AS PER
URDPFI GUIDELINES PREPARED BY TCPO
• Norms and standards are integral part of the planning process. No physical planning of any area, place, community
and city can be made rational, unless supported and based on the rational, realistic, effective and efficient system of
well-defined and well-articulated norms and standards, related to various amenities and facilities to be provided.
• These norms and standards try to bring objectivity by avoiding subjectivity driven by whims and fancies of planners
and other stakeholders.
• They are also known to promote optimum utilization, cost-effectiveness and efficiency of the available resources by
avoiding over and under-provision of basic essentials for any project.
• They remain demand driven, catering to basic human needs of the residents.
• These norms and standards remain valuable for serving the public interest and making sure that development
remains relevant to the purpose of making human settlements, sustainable, equitable, inclusive and people centric.
• These standards are used while carrying out the planning, sub-division of land and preparing layout of any area or
defining the future fabric of the city.
• They are in the form of codes or regulations put in place by statutory authorities, pertaining to defining space
requirement, population served, usages permitted, facilities to be provided etc.
• They generally remain population, area and location specific.
• They form integral part of the legal system/framework, regulating and guiding the development of the area so that
communities residing in the area remain self-contained and self-sufficient in the basic day-to day human needs.
• They are defined following a hierarchy of facilities to be provided in the city and remain relevant to the levels; they
are supposed to serve.
• Providing access to basic services and promoting social well-being, remains the primary and essential duty of every
physical planner, engaged in undertaking the planning of any area.
• No social well-being can be ensured and achieved without making adequate provision of supportive facilities,
amenities and infrastructure in the human settlements.
• Norms and Standards, defining the essentials for human living in that physical space, remain relevant for improved
performance and quality of life in the area besides providing measurement for the provision of social services and
public facilities.
• They also serve as a guide to planners, promoters and developers by defining amenities and services to be provided
and included besides serving as a ready-reckoner for the authorities for evaluating any planning proposal, with
regard to adequacy of amenities and services in the area proposed for development, before granting statutory
approvals.
• The study of URDPFI norms and standards is needed to evolve
i. System that is dynamic, flexible and efficient
ii. Process that is less time consuming
iii. Innovative ideas of land assembly and fiscal resource mobilization
iv. Simple & effective form of laws, rules and regulations.
• The main objective of this planning norms and standards remain centric to;
i. Facilitating urban designers, planners and policy makers to identify and forecast essential infrastructure needs
of an urban area; as well as help prepare rational and realistic urban plans and programs.
ii. Enriching understanding of urban form and land use and create synergy and balance between them.
iii. Guiding the development and management of physical, social and economic infrastructure services in a
planned manners.
iv. Working as a tool for standardizing the planning of urban development projects.
v. Defining, qualitatively and quantitively, norms and standards for land use, physical, economic, social,
environmental infrastructures.
vi. Ensuring conformity of planning with specified standards of development
vii. Acting like a control mechanism to make physical development process compliant with the needs of population
of the area.
viii. Making planning people and community centric.
ix. Ensure safety, security, health, comfort, quality of life to the community served and quality of environment.
x. Ensuring adequate provision of the physical, social and economic infrastructure and services on the prescribed
and specified norms.
xi. Ensuring equity-based access to even the poorest of the poor of the citizens to the basic and essential services
and amenities.
Plan Formulation
1 Planning Process
Spatial development planning is a continuous, time‐oriented, cyclic process and should be seen and practised as a process where planning,
implementation, monitoring, review and plan updating go on as a dynamic process. In this process, the decision to prepare a plan is outside the cycle
of planning process. The following diagram portrays the general process of planning.

General Process of Planning

1.1 Aims and Objectives
The aims and objectives formulation exercise comprises the following steps:
1. Identification of values cherished by and needs of various stakeholders including citizens, administrators, professionals, politicians, and other group of people.
2. Identification of aims incorporating the values.
3. Identification of criteria that further defines each aim to form basis for formulation of objectives.
4. Formulation of objectives, which could be further defined as design objectives and implementation objectives.

1.2 Identification of Site Needs

The report  of  the Working Group  on Urban Strategic Planning  (12th  Five  year plan),  states  that  due  to ‘Lack of Comprehensive Planning Approach, haphazard growth and
proliferation of slums around industrial locations, peri-­urban areas and randomly located new developments such as SEZs and township has taken place’.
The planning process, the site needs should be identified based on the  typology of urban development‐ such as port city, old city, industrial townships, peri‐
urban areas, corridor development, regional development and accordingly the vision  needs  to  be  prepared.

Site Specific Needs of Few City Types
The stage of identification of site needs should be  taken as baseline study phase. As  this  stage  has  implications  on  the  following  stages,  a  broad‐based  study  should  be  done 
for identification and incorporation of as much as elements that are specific  to  the  settlement  and  are  likely  to  have  impact  on  the  future  development  of  the 
settlements to prepare sound proposals. 
1.3 Identification of Projected Needs
After  identification  of  site  needs,  the  next  stage  in  the  process  of  planning  is  identification  of  projected  requirements  of  various  activities,  supporting  infrastructure  and 
land  as  the  basic  input  for  plan  formulation.  It  is  this  stage  of  planning which would require most of  the  time. Thus,  there is need  to minimise  the  time  taken  at  this  stage. 
In  this  context,  it  is  emphasised  that  primary  surveys  and  studies should be rationally chosen so that it saves time and minimises delays in the 
process. The choice of technique of surveys, analysis, synthesis and projections should  also  be  such  that  it  is  effective  and  time  saving

Identification of project requirement

1.4 Planning Formulation
Based on planning techniques, planning theories/principles, norms and standards ‐ multiple alternatives of urban planning concepts must be
prepared. This level of plan formulation also requires vision development. At all scales of planning, land and transport integration is suggested at this
stage of planning, wherein a Comprehensive Mobility Plan (CMP) is to be formulated. All transportation surveys and studies should be undertaken
independently by the transport department or jointly under JnNURM or other schemes before this stage.

The opportunities for Transit Oriented Development and multi modal mobility need to be taken into account. Use of non‐motorized traffic options and
public transport are to be optimised. The role of Intelligent Traffic System (ITS) and Electronic Road Pricing (ERP) has to be introduced. To a large
extent these issues will define future development potential and the quality of life in cities.
1.4.1 Visioning Exercise
The  focus  of  the  plan  preparation  exercise  should  be  on  ensuring  adequate 
stakeholder participation to arrive at a shared vision for the settlements, with regard 
to economic development and quality of life.  The vision thus arrived should form the  guiding  principle  for  the  Regional  or  Development  plan.  These 
would  include  inter  alia:

• Economic  Development  Objectives  (Increase  in  GDP,  Income,  Employment  and  such others) 

• Transportation Objectives 

• Utility Services (levels and coverage) Objectives

• Social Infrastructure Objectives

• Safety and security of the citizens

• Growth Pattern/Design Objectives

• Investment Program/ Sustainability Objectives 
Plan Formulation Process
1.5 Decentralisation of Plan Approval Process
Following  the  spirit  of  the  74th  CAA  and  also  recognising  the  fact  that  the  current  process  of  approval  of  urban  development  plans  is  time 
consuming  resulting  into  delays, it is recommended that the plan approval process be decentralised as follows:  

Decentralised Plan Approval Process

Once the authority approves the Draft Plan, it can be put in public domain as per the  State Town & Country Planning Act 
for inviting objections and suggestions  from  the  public and various stakeholders.
1.6 People’s Participation
The approach of planning should be shifted from top‐down to bottom‐up approach to  make  planning  process  more  inclusive,  comprehensive,  and 
sustainable.  Greater  public  acceptability  is  desirable,  to  ensure  that  plans  are  relevant.  People  can 
participate in the development process in the following realms: 

• Pre‐plan participation in decision making in vision development, for identification  of development priorities.

• Post‐plan  participation  before  finalisation  and  implementation  of  development  programmes and priorities.

• Participation during implementation and evaluation of development programmes  and project.

• Participation and sharing the benefits of development, managing the assets etc. 

e‐Platform  and  crowd  sourcing  are  coming  up  as  new modes  of  obtaining  feedback  speedily.   

Taking into account  the interest, attitude and behaviour of  the people, role of urban  development  professionals  and  obligations  of  local  authority,  a 
system  of  participatory plan approach has been suggested as under:

Participatory Planning Approach
1.7 Plan Modification
Once  the  plan is  formulated, a  draft is  to  be  submitted  to  the  State Government  for 
comments. After incorporating comments in the plan, Draft Plan is published to invite  Objections  and  Suggestions  (O&S)  from  the  public.  The  process  of 
inviting  O&S  leading  to  final  notification  should  be  based  on  the  provisions  of  the  State  Town &  Country Planning Act. 

1.7.1 In between the period of Plan formulation to finalisation
Currently  there  is  no  legal  provision  by  many  of  the  States  to  control  or  record  landuse  change  in  the  period  between  preparation  of  Existing 
landuse  map  and  Gazette  Notification  of  the  approved  Proposed  landuse  plan.  The  conversion  of  the  land use is done according  to 
the provisions of Town and Country Planning Act and  Urban  Development  Act  of  States.  The  process  and  time  frame  varies  from  State  to  State. 
The State of Kerala has provision to monitor landuse change between the mentioned  periods  of  planning.  According  to  the  Kerala  T&CP  Ordinance, 
2013,  Interim  Development  Order  may  be  published  by  the  local  authority  with  the  objective  to  control 
the interim development of land included in any planning area notified. The 
expression ‘Interim Development’ means development during the period between the  date  of  notification  of  intention  to  prepare  a  plan  and  the  date 
of  coming  into  operation  of  the  plan.    Such  orders must  be  approved  by DPC  or  MPC.  Further,  the 
plan preparation time should be adequate to support Interim Development order.
Plan Modification Process
1.7.2 Review and Monitoring of Plans
A Regulatory body (Urban/ Regional Planning & Development Regulatory Authority) at State level should be established to regulate and monitor the
functioning of Urban and Regional Development Authorities/ Agencies. This regulatory body should assess and monitor planning, observe and
evaluate impacts of planning, quicken the process of approval of plans in the States.

Plan evaluation after every five years must be built in as permanent process and be mandatorily done at the completion of the planning period. The
parameters for evaluation of plan must be predefined in the early stages so as to have a set of parameters as benchmarks towards the end of plan
period. The basic parameters are provided in Table, besides these, other specific predefined plan related evaluation parameters could be added.

Parameters for the Evaluation of Plans
The  basic  objective  of  the  review/  evaluation  would  be  to  assess  the  progress  and  identify  area  of  success,  failure  and  conflicts  to  guide/correct 
the  future  course  of  action. This is an important step in the dynamic planning process, which hitherto has  not  been  effectively  utilised.  This  activity 
should  be  made  mandatory  under  the  respective T&CP Acts. 
1.7.3 Plan Monitoring Parameters
The plan monitoring parameters should be standardised by Urban/ Regional Planning  Development Regulatory Authority  for 
third party evaluation and monitoring report  to  be  submitted annually. The  key aspects  of monitoring  (apart from Table2.4) are  suggested as: 

• Institutional set­up of the authority in place (parameter may include adequate  staff and required qualifications, health & safety norms followed) 

• Change in jurisdiction of the planned area (parameter may include extent of the  area)

• Change in density (parameters may include population density, built‐up density)

• Infrastructure development (parameter  may  include  actual  infrastructure  works vis a vis the proposed targets or benchmarks)

• Decongestion (parameter may include reduced travel time) 

• Investments (parameter may include proposed investments under various heads  and actuals)

• Public Participation (parameters  may  include  formulation  of  citizens’  charter  and its functioning)  

• Indicators of success and indicators of failures

1.7.4 Evaluation & Revision of Plans
The  Perspective  Plan,  Regional  Plan,  Development  Plan,  Local  Area  Plan,  Special 
Purpose Plan including the Comprehensive Mobility Plan and City Sanitation Plan are  prepared usually  for duration of 20  years, 
though some States have attempted even  for  30  years.  However,  in  the  context  of  fast  evolving  social,  economic  and 
technological developments, it would be desirable to review these plans regularly, at 
the interval of 5 years or so. Such reviews should also incorporate the changes in legal 
framework and government policies, as are notified from time to time. However, care 
should be taken that the process of revision does not take too long and is completed  within 6 to 10 months.
As regards Annual Plans, there would normally be no need to undertake any review per se. However, a review of previous year’s annual plan should
be included in the exercise of annual plan preparation. Performance of the projects/schemes implemented by the local authority, as contained in the
annual plan of the previous year should be reviewed in terms of achievements of the physical and fiscal targets. This would ensure a continuous
monitoring and review of actions taken by local authority. Results of the review should provide input for perpetration of next annual plan. The
monitoring of the plans/projects should be regular so that time taken in review and formulation of annual plan is minimised.

The Projects / Research should be reviewed even during the project/research period, to ensure that the data sources, research methodology and
analysis are realistic and do not suffer from infirmities.
2. Contents of Plans
The  approved  plan  should  consist  of  a  report,  supplemented  by  the  existing  and  proposed landuse plans. The Report  should include list  of  tables, list 
of illustrations  and annexures which should be appropriately referenced. More importantly, the aims  and  objectives,  scope 
of work, limitations and methodological  framework  should  be  highlighted.  The contents of various plans could be as follows:
2.1 Development Plan
a development plan is written text and a map which guides the future use and development of land. It consists of a report of survey, written statement,
providing a short summary of the main proposal and detailed maps at various scales (Cullingworth & Nadin,2006). The maps indicated development proposal
for the targeted period and the intended pattern of land use. It is prepared in consultation with the public and interested groups and organisations.

 Proposed Zoning for Town of Dryden, NY

2.1.1 Contents of Development Plan
A Developmental Plan is to be prepared for  a period of 20‐30 years. While preparing Development Plan, special attention must be 
paid on safety, security and participation of women, the elderly, and other segments  of society requiring special needs. 
The Development plan should contain the following major heads: 
1. Existing Conditions and Development Issues 
2. Assessment of Deficiencies and Projected Requirements 
3. Vision and Mission 
4. Development Proposals 
5. Implementation Plan 

2.1.2 Purpose of Development Plan
the purpose of development plan is to establish a policy framework within which more detailed plans (such as local area plans or plans for architectural
conservation areas) can be drawn up for specific parts of the planning authority’s area. Development plan also provides guidance to a range of other
responsibilities of local government and other agencies in framing development proposals and to the planning authority in assessing such proposals.\

In addition, development plan functions as a tool to show the direction of a city will grow. It will determine either the area need to be protected or preserved as
well as it needs to be zoned for industry, commercial or residential. For example, if developer wants to develop a commercial area on a land which meant for
agriculture, he must seek permission from the local authority before the development started. It is because the development plan already gazetted the land for
agriculture. Thus, the permission from the local authority is required for developing the area. Besides, development plan is also an important tool in
controlling the development(Cullingworth & Nadin, 2006). It controls the development through the establishment
of policy. For instance, there are certain laws and regulations which need to be followed in developing an area which falls under environmentally sensitive
area. If the land to be developed for housing development project and the land is more than 50 hectares, it must go
through the Environmental Impact Assessment (“EIA”, n.d). This is one of ways that
development plan can control the development.
 Next, the purpose of development plan is to protect and enhance the amenities of the area (Scottish Borders Council, 2010). After all, the purpose of
development plan is to serve community at best. It can help to improve the life quality of the community. Since development plan is a document which sets out
the proposal for the future development, it can help to provide a good living environment to the community by enhancing the public facilities and amenities .
By having development plan, it ensures the provision of essential infrastructure is coordinated with the land development. It also ensures coordination and
compatibility between plans at different spatial scales. It provides a clear framework for development control decisions and some certainty to those seeking
planning permission and those seeking to maintain their local environment.

2.1.3 Weakness of Development Plan
The main problem of the development plan system was the failure to tackle issues lying at the boundaries between authorities and between policy sectors .
There are also other problems such as the unwillingness of politicians and communities to accept new development (Cullingworth & Nadin, 2006).
Occasionally, some of the politicians and communities who did not have much knowledge about the planning will merely reject the proposal without
considering the benefits that they will get by having a new development. Therefore, the rejections from the community will slower the development process .
Moreover, the poor management will also become the weakness of the development plan. This is the problem form the local authority
themselves. Sometimes, the development plan is not being managed prudently. Therefore, it will affect the effectiveness of the development plan . Even
though there are several weaknesses and problems in development plan process , eventually most of the development plan will show the positive results. 
3.1 Land-use Plan
Integrated land-use planning (called “land-use planning” here) involves the allocation of land to different uses across a landscape in a way
that balances economic, social and environmental values. Its purpose is to identify, in a given landscape, the combination of land uses
that is best able to meet the needs of stakeholders while safeguarding resources for the future. Effective land-use planning provides
direction on the manner in which land-use activities should take place and encourages synergies between different uses. It requires the
coordination of planning and management across the (often) many sectors concerned with land use and land resources in a particular
region.
In forestry, land-use planning involves the systematic assessment of forestland and its potential for various land uses, a consideration of
the desirability of those land uses, and an understanding of economic, social and environmental conditions to enable the identification
and adoption of the best land-use options in a forested (or partly forested) landscape. Land-use planning is driven by the need for (i)
improved management and (ii) a different pattern of land use, as dictated by changing circumstances.

Conceptual land use plan

3.1.1 Benefits of land-use planning
Land-use planning is often carried out in a highly polarized public context in which decisions on land allocation and use are a source of
conflict and tension. Land-use planning can help manage such conflicts, ease tensions, and bring about the more effective and efficient
use of land and its natural resources. By examining all land uses in an integrated manner, land-use planning identifies the most efficient
tradeoffs between land-use options and links social and economic development with environmental protection and enhancement, thus
helping to achieve sustainable land management.
When carried out effectively, land-use planning increases certainty for stakeholders. For example, it can help assure the timber industry
of the long-term availability of timber resources so it can invest capital with confidence.

3.1.2 Scale and regulatory framework

Land-use planning can be carried out at different scales, such as local, landscape, subnational, national or regional. Land-use planning
tends to be strategic at larger scales and more operational at the local or landscape scale. Land-use planning generally takes place within
a framework of laws, policies and customary norms that guide the uses to which forestland may be allocated.
3.1 Town Planning Scheme as a Technique for Urban Land Management in India
Land acquisition and development is one of the techniques used in India for urban land management. It is extensively used in some parts of the country,
particularly Delhi . But this system has not achieved some of the basic objectives of urban land policy such as keeping land prices down and providing
serviced plots for low-income households. A recent report of Task Force on Urban Development appointed by Planning Commission has also raised questions
about effectiveness of this technique for meeting wide ranging planning objectives. Itis clear that this technique must be evaluated very carefully and is no
easy remedy to urban land problems. In view of various limitations of land acquisition and development technique, several innovative methods of urban land
development have been suggested. One such approach is “ Land Readjustment Schemes ”. Land Readjustment (or pooling) is a land management technique
for carrying out the unified sub-division of separate land holdings for urban development. It has been successfully used in Japan, South Korea and Taiwan. The
experience with this technique in these countries has shown its value as a positive land management technique for achieving timely sub-division of land
holdings for planned pattern of urban development and for financing the cost of providing the roads and public utility networks out of the related land value
increase . It can also be used to ensure an adequate supply of land for housing development. One method of urban land management used in some states of
India for a very long time is similar to Land Readjustment technique and is known as Town Planning Schemes

3.1.1 MANAGEMENT ASPECTS

The management of planning and implementation of TP schemes can be divided into three phases: (a) preparation of draft scheme, (b) preparation of
preliminary/final scheme . Different agencies responsible for these three phases are:

(a)In case of large cities, the draft scheme is prepared by the urban local bodies. Small and medium urban centres to do not have technical staff for preparing
the schemes . Therefore, the drafts schemes for small and medium towns are, generally, prepared with the help of State Town Planning and Valuation
Department.
(b)The preliminary/final scheme is prepared by the Town Planning Officer (Arbitrator)appointed by the State Town Planning Department. The procedure is
small for small, medium and large urban centres.
(c)Implementation of TP scheme for small, medium and large centres is undertaken by respective urban local bodies.
ORGANISATION STRUCTURE FOR PLANNING OF
TPSCHEMES FOR A LARGE CITY IN GUJARAT
3.1.2 Use of T.P Schemes
Most of the TP schemes are undertaken by the urban local bodies. It is worthwhile to analyse use of this technique by different sizes of urban centres. There
are 253 urban centres in Gujarat state and out of them 91 centres are covered by urban development authorities. Among these 91 centres only 31 centres have
undertaken TP schemes. A total number of 159 TP schemes have been undertaken in the state and 106 of them are concentrated in four large cities(population
size above 4 lacs). Ahmedabad has undertaken as many as 55 TP schemes, 33 within city municipal corporation limits and 22 outside the corporation limits.
Among the 78 small and medium towns (population below one lac), only 19 centres have undertaken TP schemes. In Maharashtra state, there are 301 centres
and only 29 centres have sanctioned TP schemes. A total number of 77 schemes have been sanctioned in the state and 42 of them are concentrated in 3 large
cities. As in case of Gujarat, most of the TP schemes are concentrated in one large city. Bombay accounts for as many as 31 schemes. The small and medium
towns in these two states have made little use of TP Scheme technique. It is interesting to note here that even in South Korea Land Readjustment procedure has
been more successful in large cities than  in smaller urban centres.
In Japan, during 1970 to 1977, 42 per cent of land recovered by LR scheme was concentrated in three large metropolitan areas. In India, TP schemes are
generally used for residential development for upper and middle-income groups, In Japan, Land Readjustment technique is also used for urban redevelopment,
main line infrastructure such as roads and railways, and New Town Development. For example , Kazoji New Town, which has approximately 850 ha. of area
located on outskirts of Nagoya was developed by adopting this technique.