ERES Conference, 2009, Stockholm
Real Estate Development and ManagementKey Concerns of Spatial Planning
Quest for Sustainability of Urban Settlements:
A case Study of Haryana Sub-region
of
National Capital Region, Delhi, India
K. Surjit Singh
Secretary General-cum-Director General
Institute for Spatial Planning and Environment Research, India, Panchkula(Chandigarh)
1
Urban Planning- AS we Understand
• A means of guiding the design and regulation of the
uses of urban space, location of different activities
with a focus on physical form, economic functions,
and social impacts of urban environment.
• Since urban planning draws upon engineering,
architecture, social and political concerns, variously
it is:
• An endeavour involving political will, public
participation,
• A technical profession,
• And academic discipline.
2
Urban Planning requires understanding of
• In Urban Planning important to understand are:
i . the
geographic
environment,
social
composition/ stratification and economy.
ii. Based
on
this
trinity
ruling
human
settlement, great service of Art and
Architecture in
personification of human
imaginations and the engineering are
providing a great service to the planned
settlement and its sustainability.
• To achieve and maintain order or discipline in urban
regime, planning legislation plays a vital role.
3
Urban Planning Concerns
Issues especially concern:
1. The recognition of inviolative public interest
2. And how to determine:
• Physical and Social character of the city,
• Possibility of achieving change in accordance with
consciously determined goals,
• The extent to which consensus on goals is
attainable through communication,
• The role of citizens versus public officials and
private investors in shaping the city,
• And a methodology for “rational model” of decision
making.
4
Urban Planning – A Participatory Approach
• Extent to which planning involves public participation
reflects the degree of democracy enjoyed; Where
Government is authoritarian so is Spatial Planning.
• In a more participatory framework, role of planner changes
from expert to that of mediator among different groups, or
“stakeholders.”
• Planners responsible for economic development behave
much like business executives engaged in marketing.
• They promote their cities to potential investors and
evaluate physical development in terms of its
attractiveness to investments and its potential to create
jobs, rather than by its healthfulness or conformity to a
futuristic Master Plan.
• Such planners work to achieve Development Agreements
with builders and firms that will contribute to local
economy.
5
Planning and Sustainability - Dilemma
Urban human settlement like human body is
complex in form, structure and functions so
is its planning, intricate in manifestations
difficult to go with the system of planned
development under the given frame of law,
enacted from time to time, dominance of
vested interest over the public interest and
given to new the Government, the lever of
review each time. (quest will continue…..)
6
Urban Planning an Art: As we Understand
• Lord Justice Scott observed “Town Planning is
an Art of which Geography is the Science”.
• An Art
of intertwining all conditions,
circumstances and influences that make a
human settlement to grow and sustain and
interlacing these factors to provide earth as
base offering opportunities to different players
of
urban development
and prospective
investors.
7
Formation of National Capital Region (NCR):
Germane of Master Plan Delhi
• Delhi experienced phenomenal decennial population growth
since 1951 recording 52.44%, 52.91%, 52.98%, 51.45% and
47.03% during 1951-61, 1961-71, 1971-81 and 1991-2001,
respectively.
• However, post independence, it was observed that if Delhi
continues to grow unabated, problems of land, housing,
transportation and management of essential infrastructure would
become more acute. It was this concern, the need for planning
Delhi in regional context was felt.
1956: Interim General Plan suggested that serious consideration
should be given to a planned decentralization to areas even
outside Delhi region.
1961: A High Powered Board was set up under Union Minister for
Home Affairs.
1962: Delhi Master Plan was published that emphasized Planning
of Delhi in regional context.
8
Formation of National Capital Region:
Germane of Master Plan Delhi
• 1973: High Powered Board reconstituted under Union Minister for
Works and Housing
• 1985: Enactment of the National Capital Region Planning Board Act by
the Union Parliament, with the concurrence of the participating
States of Haryana, Rajasthan and Uttar Pradesh, NCR Planning
Board was constituted.
• With continuing population growth trends, the projected population of
National Capital Territory, Delhi by 2011 and 2021 would be 18.20
million and 22.50 million persons, respectively.
• To maintain the sustainable growth of Delhi, NCR is the base for future
investment opportunities.
9
Master Plan Delhi And NCRPB Act, 1985
• Vision-2021: Master Plan is to make Delhi a global
metropolis and a world-class city, where all people
would be engaged in productive work with a better
quality of life, living in a sustainable environment.
• As a follow up of the Regional Plan-2021 published in
2005 and in consonance with Section 17 of the
National Capital Region Planning Board (NCRPB)
Act, 1985, a Sub- Regional Plan for Delhi is to be
prepared by Government of NCT-Delhi and other
constituents and states.
10
Applicability of NCRPB Act, 1985
CHAPTER VII (MISCELLANEOUS)
• 27. Act to have overriding effect.
The provisions of this Act shall have effect
notwithstanding anything inconsistent therewith
contained in any other law for the time being in force
or in any instrument having effect by virtue of any law
other than this Act; or in any decree or order of any
court, tribunal or other authority.
• 28.Power of the Central Government to give directions
The Central Government may, from time to time, give
such directions to the Board as it may think fit for the
efficient administration of this Act and when any such
direction is given, the Board shall carry out such
directions.
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National Capital Region-Delhi
Haryana Sub-Region
India
Delhi
Haryana
National Capital Region
12
13
14
15
Policy Zones and Development Parameters
• These Zones are the out come of the Aim to
promote growth and balanced development of NCR
as laid down in Section 10 of NCRPB Act, 1985.
• To achieve the aim Regional Plan 2021 the listed
seven parameters:
i. Promoting growth and balanced development of
the whole region through providing economic
base in the identified major settlements (Metro
Centres/Regional Centres) for absorbing
economic development impulse of Delhi
Contd…
16
Policy Zones and Development Parameters
ii.
Providing efficient and economic rail and road
based transportation network integrated with land
use patterns.
iii. Minimizing the adverse environmental impact that
may occur in the process of development.
iv. Developing selected urban settlements with urban
infrastructure comparable with Delhi.
v. Providing a rational land use pattern in order to
protect and preserve good agriculture land.
vi. Promoting sustainable development and quality of
life.
vii. Improving efficiency of existing methods of resource
mobilization & facilitate, attract, and guide private
investments in desired directions.
17
Development Through Four Policy Zones
1. NCT Delhi,
2. Central National Capital Region,
3. Highway Corridor Zone,
4. Rest of NCR
For Haryana Three Zones
1. Central National Capital Region this terminology is a
2.
3.
substitution of DMA and includes the Controlled areas of
Gurgaon–Manesar Complex , Faridabad-Ballabgarh complex,
Bahadurgarh, Sonipat- Kundli Multi-Functional Complex and
extension of the ridge.
Highway Corridor Zone that includes all the national Highways
and State Highways with green buffer of 500 mtr along NH and
300 mtr along state highway.
Rest of NCR that is Excluding the area of CNCR and Highway
Corridor Zone
18
19
Proposed Six Tier Hierarchy of Settlements
i
Metro Center
1 million
Faridabad-Ballabgarh, (25.00)
Gurgaon-Manesar(16.537.00)
Sonipat-Kundli (10.00)
ii
Regional Center
0.3 to1 million
Bahadurgarh,panipat,Rohtak,
Palwal,Rewari-DharuheraBawal
iii
Sub-regional Center
50,000 to
300,000
These to be part of the Subregional Plan
iv
Service center
10,000 to
50,000
Their identification and role to
be
v
Central Village
5, 000 to
10,000
spelt out in the Sub regional
Plan
vi
Basic Village
Below 5000
20
Class
Total
No.
SubRegion
Rest of
State
I
19
08
11
II
06
Nil
06
III
24
06
18
IV
32
14
18
V
14
04
10
VI
01
01
Nil
GT
96
33
63
21
SEZ Act, 2005 – An Invasion
3. (1) A Special Economic Zone may be established under this Act,
either jointly or severally by the Central Government, State
Government, or any person for manufacture of goods or rendering
services or for both or as a Free Trade and Warehousing Zone.
(2) Any person, who intends to set up a Special Economic Zone,
may, after identifying the area, make a proposal to the State
Government concerned for the purpose of setting up the Special
Economic Zone.
(3)
Notwithstanding anything contained in sub-section (2), any
person, who intends to set up a Special Economic Zone, may,
after identifying the area, at his option, make a proposal directly to
the Board for the purpose of setting up the Special Economic
Zone:
• Provided that where such a proposal has been received directly from a
person under sub-section 3, the Board may grant approval and after
receipt of such approval, the person concerned shall obtain the
concurrence of the State Government within the period, as may be
prescribed.
22
SEZ Act, 2005 – An Overriding Act
• 51. (1) Act to have overriding effect.
• The provisions of this act shall have effect
notwithstanding anything inconsistent
therewith contained in any other law for
the time being in force or in any
instrument having effect by virtue of any
law other than this act.
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Impact of SEZ Act, 2005
• After having put in about 7 years’ hard work in finalizing NCR
Plan 2021, SEZ Act 2005, having precedence over all other
connected enactments of Parliament or of the state legislatures
has finished the relevance of Regional Plan, 2021.
• Being in continuity of the National capital and having investment
potentials in real Estate Development, Haryana Sub-Region and
NCT Delhi are the Worst hit by this Act of Parliament so far as
integrated futuristic sustainable planning is concerned.
• No concern has been shown to the resource assessments
reflected in the Regional Plan and environmental deterioration
on account of resultant resource crunch and traffic congestions
that will be generated in the national capital
• SEZs within NCR will not only strangulate NCT Delhi will also
catapult all proposals, projections and plan approvals , 2021.
24
Creation of New Investment Centres
After the Publication of Regional Plan-2021
• A 135.6 KM long Access Controlled KMP Expressway
opened up as a Global Corridor and areas for theme
parks and Industrial Model Townships identified
enroute.
• Realty developers, at strategic locations, became
hyper active in property transactions as future
investments.
• This PPP project was awarded in 2005 and to be
completed by Sept. 2009, hardly 20% of the total works
is completed and is locked in legal battle.
25
NCR : Haryana Sub-region
New Investment Opportunities
1. Education City (2024 Hectares)
2. Sampla Township(5558 Hectares)
3. Cyber City (226 Hectares)
4. Bio-Sciences City( 1083 Hectares)
5. Medi City (378 Hectares)
NCT DELHI
6. Jahangirpur-Badli Township (6073 Hectares)
7. Fashion City (550 Hectares)
8. Entertainment City (755 Hectares)
9. World Trade City (263 Hectares)
11. Leather City (202 Hectares
12. Leisure City (759 Hectares)
PALWAL
DLF
10. Dry Port City (291 Hectares)
PALWAL
KUNDLI-MANESAR-PALWAL EXPRESSWAY
GRAND TOTAL 18162 Hectares
26
Realty Development and Management
Law and the Policy
•
•
•
•
•
•
•
The earth as a base has always been a bone of contention concerning its
title, right to hold, acquire or sold.
Public sector draws strength from the Land Acquisition Act, 1894 to
acquire private property for a public purpose,
The policy says if the land is held before the issue of notification
declaring the intent of acquiring the land, the land holder is eligible to
seek development and estate management licence.
Land development policy permits Collaboration Agreement between the
developer and the land holder for jointly seeking land development
licence.
Since land is held by the owner before the notification of intent, it is the
easiest way of procuring land at a rate higher than the rate assessed by
the Collector.
A nexus is build between the realtor and the land holder to scuttle public
interest and permit the vested interest to prevail.
In any growing economy where a sizeable section of society is below
poverty line such a nexus is a disservice to the nation by advocating
private initiative or involving private sector in infrastructure development
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in this manner.
Opportunities Galore – A must careful Choice:
The summing Up
• Dr. Gurdev Singh Gosal Emeritus Professor of Geography
has aptly observed,
• “After all, historical events do not take place in the air,
their base is always the earth. For proper understanding
of history, therefore, the base, that is the earth, must be
known closely. The physical earth and the man living on
it in their full, multi-dimensional relationships constitute
the reality of the earth. There is no doubt that human
ingenuity, innovations, technological capabilities and
aspirations are very potent factors in shaping and
reshaping places and regions, as also in giving rise to
new events, but the physical environmental base has its
own role to play”.
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Some Issues of concern
• Is it advisable, after having finally published the Regional
Plan dovetailing on the development programmes of the
constituent states by 2021 in the year 2005, the new
investment opportunities at places not figuring in
Regional Plan 2021?
• Will the new investments in real estate sustain in a state
that has no perennial water resources for drinking water
supply and outsources hydropower from power
generating states?
• Will it be advisable to divert canal based agricultural
irrigation water for urban use by a state second largest
contributor of food grains to the central pool after
Punjab?
29
Sustainability Crave Support of
• A responsive public sector and responsible
private developer and the vice-versa,
• A careful restrain of the prospective investors
where new opportunities are generated for
investment in a regime of land uses
documented, published and frozen after hearing
public objections and suggestions,
• Public interest with precedence over the vested
interest to ward off pressure of individuals.
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THANK YOU
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