Chapter 3 parth urdpfi (1)

A Presentation on
URDPFI Guideline
Subject : Sustainable Urban Planning(IF504)
PRESENTED BY :- PARTH R. DESAI (19IF808)
P.G.Section
INFRASTRUCTURE ENGINEERING AND TECHNOLOGY
(Structural Engineering Department)
Birla Vishvakarma Mahavidyalaya
Engineering College
VallabhVidhyanagar
(An Autonomous Institution)

 Main resources: Land , Finance, Manpower
 These resources should helps in achieving an optical level of
economic efficiency with inclusion and equity
 As a general policy on resource mobilization, it is desirable of
having both public and private participation in the
development of public infrastructure
 This chapter focuses on the fiscal resource mobilization, land
resource mobilization , good governance and manpower
resources mobilization strategies for development.

 Land is a basic medium to human settlement and
infrastructure facilities.
3.2.1:Land as a Resource:
 The National Land Utilization Policy, 2013 states that land
is required for development of essential infrastructure and
for urbanization, while at the same time there is also a need
to protect land under environmentally sensitive zones and
land which provides ecosystem services.
 It is, most essential to ensure that utilization of the available
land is judicious and in the best interest of the community
through the instrument of Development Plans.

3.2.2:Land Economics:
• Land value depends on demand and supply of land.
• The value increases as the demand exceeds the supply.
• The Right to Fair Compensation and Transparency in Land
Acquisition, Rehabilitation and Resettlement Act, 2013,
defines “land”
- so as to include the benefits that arise out of land, and
things attached to the earth or permanently fastened to
anything attached to the earth.
• The Act also requires that the market value of land be
calculated as the minimum land value specified under the
Indian Stamp Act, 1899.

 It is to be ascertained from 50% of the sale deeds registered
during the preceding three years, where higher price has
been paid-market value of land for acquisition.
 The Land Acquisition Act of 1894 enables the government
to procure privately held land for the purpose of developing
public infrastructure and also for companies.
 After 120 years, this Act was replaced by the RFCTLARR
Act,2013.

3.2.3: Land Assembly:
• Achieving optimum social use of urban land and to ensure
adequate availability of land to public authority and
individuals.
The various mechanisms to assemble/develop land are :
 Land Acquisition
 Land Pooling
 Land Reservations
 Transferable Development Rights
 Guided Land Development

3.2.3.1: Land Acquisition:
 Models of land acquisition are as follows:
1. Bulk land acquisition method as a State Initiative
2. Bulk land acquisition method with Private Initiative
3. Haryana Guided Land Development Model
4. Ghaziabad Joint Venture Model
5. Hyderabad Differential Compensation Models
6. CIDCO Model

3.2.3.2:Land Pooling:
 Land pooling approach and redistribution scheme, popularly
known as Town Planning schemes.
 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 appreciated
model of land assembly.
The town planning scheme is referred as ‘land acquisition
without tears’ and has the following key advantages:
 Infrastructure is provided in coordinated way.
 Partial cost is recovered through betterment charges.
 Land for public and community purposes including green & open
spaces is acquired without direct expanses.
 Community benefits through unified planning.
 Land‐owner shares the project cost and benefits by increased
property prices.

Difficulties faced:
 Delay in process of preparation, approval, arbitration and
implementation, mainly due to litigations.
 There are issues related to cost recovery.
 There is also inadequate public participation in such
schemes. To overcome the drawbacks of TP scheme, some
suggestions are enlisted below:
 Division of scheme into planning and financial part, which
has been done in the Gujarat model.
 Appointment of an arbitrator and a project planner by local
authority to modify the plan after initial preparation, who
would undertake active consultation with original
stakeholders pre and post plan preparation.

 The contribution, which is based upon the estimated value
of land assuming full development as per the scheme,
should be replaced by estimated cost of the scheme.
 Provision of Transferable Development Rights in lieu of
compensation to original plot holders can be considered.
 Land pooling schemes to be prepared only for the areas
included in current development plan.
3.2.3.3: Land Reservations:
 The concept of Accommodation Reservation allows the
land‐owners to develop the sites reserved for an amenity in
the development plan using full permissible Floor Space
Index (FSI)/Floor Area Ratio (FAR) on the plot, subject to
agreeing to entrust and hand over the built‐up area of such
amenity to the local authority free of all encumbrances and
accept full FAR/FSI as compensation in lieu thereof.

3.2.3.4:Transferable Development Rights (TDR):
 It allows the owner to sell the development rights of a
particular parcel of land to another.
 Used for redevelopment of inner city zones and for
reconstruction/ re‐development and has been tried out in
numerous cities/ States including Bengaluru, Chennai,etc.
3.2.3.5:Guided Land Development:
 It uses the provision of infrastructure as instrument to guide
urban development.
 Less costly than outright land acquisition and more
equitable than land banking.
 The principle behind guided land sub‐division is that the
government agency proactively selects the direction where it
feels urban development should take place and provides
infrastructure in those areas.

3.2.4:Inclusive Land Development:
 Slums are legal but substandard settlements, with a lack of
adequate services and overcrowding.
 Squatter are settlements where land has been occupied
illegally.
 Illegal settlements are planned and organized.
3.2.4.1:Inclusion of Poor into the Formal Land /
Housing Market:
 To bring the poor into the formal land and housing markets
needs a two pronged strategy: increasing the choices
available on the supply side and increasing affordability on
the demand side.

Increasing supply of Land
Sites and
Services
Illegal
settlements
Land sharing
Sites without
services-
incremental
development
Reservation for
service
population
Increasing affordability on
the demand side
 Community
organization
 Increasing savings and
providing access to
finance
 Improving income
opportunities

3.3 Fiscal Resource Mobilisation

3.3.1:Traditional and Innovative approaches For
Fiscal Resource Mobilisation:
Sources of financing projects:
 Taxes
 Charges and Fees
 Grants and Subsidies
 Public Private Partnership
 Loans form Financial Institutions
 Funding by Bilateral and Multilateral Agencies
 Foreign District Investment
 PFDF Scheme
 Municipal Bonds and Debentures

3.3.1.2:Charges and Fees:
The Municipality can levy user charges for following services
provided in the urban areas:
 Provision of water‐supply, drainage and sewerage
 Solid Waste Management
 Parking of different types of vehicles in different areas and
for different periods
 Stacking of materials or rubbish on public streets for
construction, alteration, repair or demolition work of any
type
 Other specific services rendered

3.3.1.3:Grant‐in‐aid and Subsidies:
 Central Finance Commission (CFC) evolves a
comprehensive framework for the distribution of the
grants‐in‐aid between states, including those for the local
bodies
 The 13th Finance Commission has introduced other grants
namely, general basic grant, general performance grant and
special area basic grant
 A capital grant is usually utilized for capital expenditure like
purchase of land, building, equipment, facilities, etc.

3.3.1.4:Public Private Partnership (PPP):
 Public Private Partnership is such arrangement between a
government / statutory entity / government owned entity on
one side and a private sector entity on the other.
3.3.1.5:Loans from Financial Institution(s):
 A financial institution is either in public and private sector
which brings funds from the public and puts them in
financial assets rather than physical property.
 IDFC, NHB, HUDCO and IL&FS, ICICI, LIC,etc
 The better the credit rating for repayment of principal and
interest, lower is the rate of interest
 Banks also provide finance but for short duration

3.3.1.6:Funding by Bi‐lateral & Multi‐lateral
agencies:
 Bilateral organizations: Government agencies or non‐profit
organizations of a country that provide aid to other countries
Like,
 US Agency for International Development (USAID)
 Department for International Development (DFID; UK)
 Japan Bank for International Cooperation (JBIC)
 Japan International Cooperation Agency (JICA)
 Australian Aid Agency (Aus Aid)

 Multilateral organizations: international organizations
whose membership comprises member governments, who
collectively govern the organization and are the primary
source of funds, while the loans/grants‐in‐aid are provided
for projects in various countries.
Like,
 Various United Nation (UN) bodies
 World Bank
 Organisation for Economic Cooperation and Development
(OECD)
 Asian Development Bank (ADB)

3.3.1.7:Foreign Direct Investment:
 Funds from Foreign Direct Investment (FDI) have emerged
as a major source of funds in infrastructural projects in India
– Japan’s FDI support in developing the Delhi Mumbai
Industrial Corridor (DMIC).
 Under FDI Policy 2013, almost all the sectors have been
opened for 100 per cent FDI except agriculture, mining and
petroleum and natural gas, manufacturing, service sector
and financial services.
3.3.1.8:Pooled Finance Development Fund scheme
by GoI:
 It enables local bodies to accessing market funds for their
infrastructure projects.

3.3.1.9:Municipal bonds/debentures:
 Urban Local Bodies and Infrastructure funds, issue
municipal bonds and debentures to general public or
specific institutions at fixed rate of interest and are
redeemable after a specific period
Some national success cases:
 Municipal Bonds by Ahmedabad Municipal Corporation
(AMC) for water supply and sewerage program, 1998
 Tamil Nadu Urban Development Fund (TNUDF), 2003
 Greater Bangalore Water & Sewerage Project (8 ULBs),
2005

3.3.1.10:Possible Sources of Funding For Projects:

3.3.2:Alternative Financial Avenues by Private
Sector Participation:
 PPP is a long term contractual agreement between a public
agency and a private sector entity for providing a public
asset or service in which the private party bears significant
risk and management responsibility.
 Private sectorincludes consultancy firms, developers,
builders and promoters, cooperative societies,
Non‐Governmental Organisations (NGOs) and Community
Based Organisations (CBOs), cooperative bodies,
industrialists and businessmen

3.3.2.1:Conditions/Situations for PPP Selection:
 Enhance the supply of much‐needed services
 Does not require any immediate cash spending
 Provide relief from the burden of the costs of design and
construction
 Transfer of many project risks to the private sector
 Promise better project design, choice of technology,
construction, operation and service delivery
 PPP projects are viable essentially when robust business
models can be developed

3.3.2.2:Systems of Participation:
 Depending upon type of project and requirements of public
entity any single or combinations could be selected.
The models vary mainly by:
 Ownership of capital assets
 Responsibility for investment
 Assumption of risks
 Duration of contract

3.3.2.3:Toolkits for Decision Making for PPPs:
 Toolkits for decision making are available to identify,
assess, develop, procure and monitor the PPP projects
Some of these are as follows:
 PPP Family Indicator
 PPP Mode Validation Tool
 The PPP Suitability Filter
 Financial Viability Indicator Model
 Value for money-Indicator Tool
 Readiness Filters

3.3.3:Existing Trend of Expenditure Pattern:

 In ULBs of India, as given in the table below, majority of
expenditure goes into Establishment and Administration
expenditure head.
 In fact, expenditure in O& M of existing infrastructure is higher
than for new infrastructure.

3.3.4:Effective Finance Management:
3.3.4.1:Uniformity of accounting system:
Under the JnNURM, MoUD decided to provide financial resources
to states and ULBs that agree to undertake following modern
accounting reforms:
1. Budgeting, accounting, internal controls and auditing.
2. Re‐engineering business processes to align with accrual‐based
accounting system.
3. Integrate financial management systems with financial
accounting system.
4. Staff and building financial management capacity
 Ministry of Urban Development, developed a National Municipal
Accounts Manual.
 The Manual details the accounting policies, procedures,
guidelines designed to ensure correct, complete and timely
recording of municipal transactions and produce accurate and
relevant financial reports.

3.3.5:City Infrastructure Fund:
Sources of funding:
 Stamp Duty on transaction of real‐estate property,
 Capital gain tax on real‐estate property,
 Land use conversion fee,
 Entry tax on vehicles in special areas (inner city, CBD etc.)
of cities,
 Part of the TDS on real‐estate transactions valued over 50
Lakh (now mooted by the Finance Ministry),
 Vacant tax on Municipal FAR rather than vacant land,
 Toll tax,
 Part of funds raised through auction of strategic plots,

 Cess on purchase of luxury vehicles say costing above 10
lakh,
 Betterment levy on special zones (transport corridors etc.).
 Cess on electricity bill is imposed to cover the cost street
lighting,
 Urban Infrastructure Bonds,
 Use idle funds (Provident Fund, various Trusts etcetera) to
subscribe to the Bonds.
 Leverage Urban Infrastructure Bonds with long term loans
from multilateral development banks.
 Land‐based financing sources along Transport Corridors
tapped through Betterment charges, Development charges,
Impact fees, Pricing of Floor Space Index (FSI) above a
certain limit.

 State of Odisha has developed Odisha Urban Infrastructure
Development Fund (OUIDF) to strengthen revenue
buoyancy at ULB level.
Institutional framework of OUIDF consists of:
1. Urban Loan Fund.
2. Grant Fund.
3. Project Development Fund
 Various sectors/ projects includes water supply
improvement scheme, underground sewerage scheme, etc

3.4. Governance
 Good governance is responsive and responsible governance.
3.4.1:Characteristics of Good Governance:

3.4.2:E‐Governance Reforms:
 Application of ICT in delivery of services to public by
government.
Vision of NeGP is to make all Government services
accessible to the common man in his locality,
 through common service delivery outlets and
 ensure efficiency,transparency & reliability of such services
at affordable costs
 to realise the basic needs of the common man.

3.5. Institutional Set‐Up
 Planning function is a
continuous process
 Planning Department’s
work continues from
plan preparation to
plan processing,
enforcement,
implementation, plan
detailing, review and
then plan formulation
and so on.
3.5.1:Town and
Country Planning
Departments: State
Levels:

3.5.2:District Planning Committee:
 These committees are to be responsible for the preparation
of District Development Plan
3.5.3:Urban Local Bodies (Municipality,
Development Authority,MPC):
 Metropolitan Planning Committees was assessed to be
around 1,200.

 It was normated that for every 5 lakh population,1 town
planner is required at metropolitan planning area.
 About 79,000 planners will be required in small and
medium cities alone( Census,2011-3984 Census towns)

3.5.4:Team Requirement for Plan Formulation:
3.5.4:Team Requirement:
Core Planners’ team for cities and regions should consist of:
 Urban planner and/or regional planner,
 Environmental planner,
 Transport planners and
 Infrastructure planner.

Certain experts as per the requirement, such as,
 Urban designer,
 Legal expert,
 Economist,
 Geographers & Demographer,
 Sociologist/Anthropologist,
 Expert in housing and good governance,
 Heritage conversation expert,
 Tourism expert,
 Urban policy expert,
 Development planner,
 Water & Sanitation expert and others,
 Architectural draftsman / GIS expert or associate.

3.5.4.2:Qualified Planner:
 A member of ITPI
 Draft Town & Country Planners Registration Bill, 2012 has
been prepared by the TCPO
 The Bill has defined "Town and Country Planning" as the
profession responsible for planned development of urban
and rural areas and the process concerned with control of
the use of land so as to guide and ensure planned and
orderly development.
3.5.4.3:Policy Options of Manpower Mobilization:
 Requirement-85000, Currently registered-3700 planners

It is therefore suggested that:
 Statewise Planning School(N‐E States, Bihar, Haryana,
Himachal Pradesh, J&K, Orissa and Uttar Pradesh)
 Capacity building, to include training programmes, such as:
1. Training /awareness programmes to ULB staff and elected
representatives, with special emphasis on the women elected
representatives.
2. Skill development trainings to ULB/parastatal functionaries
to plan and implement development projects.
3. Technical and sectoral training programmes for ULB/
parastatal staff in water supply, solid waste management,
roads & bridges, urban transport, sewerage, environment,
and other sectors related to urban development /
management.
 to strengthen the arrangements for training and capacity
enhancement of town planners and urban designers in
non‐government sectors

3.6. Institutional Reforms
3.6.1:Regulatory Body at State Level:
 A Regulatory body ‘Urban‐ Regional Planning and
Development Regulatory Authority’ at State level should be
established through statutory support
Role:
 Should be to regulate and monitor the functioning of
development bodies and
 Regulate Urban and Regional Development Authorities/
Bodies / Agencies
Objectives:
 Assess and Monitor the overall Urban / Regional Planning
in the State.

 Environment and Social & Balanced Regional
Development.
 Quicken the process of approval of Plans coupled with
transparency.
 Promote and direct FDI in Real Estate Sector.
 Prepare Standard monitoring plan and evaluation parameters
 To serve as a Centralised Single Window for clearance and
 Authority to exam the plan modification request and permit
(mid‐term) landuse changes in the plan which may be
guided by large developments, social interest and need for
all.

3.6.2:Grievance Redressal System:
 A decentralized grievance redress system should be
established in every state upto the level of local
development authority, to provide redress for complaints.
 To ensure obligation of transparent modification of schemes,
including the updated progress Local Area Planning level,
the method of public participation should be utilised.

Chapter 3 parth urdpfi (1)

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