valuation tp scheme

VALUATION TOWN PLANNING SCHEME: THALTEJ – I , II

KUSHAL JAIN [1004], MAULIK PANCHAL [1303], IMRAN MANSURI [1204], HARSH PANCHAL [1906], MANU NARENDRAN [1606], NIRAV PATEL [2606] SBST. CEPT UNIVERSITY 1

Source: AMC and AUDA, JNNURM, City Development Plan, Ahmedabad, 2006-2012

1. Growth of The City: An Overview

In the year 1411 AD, Sultan Ahmed Shah built citadel and encouraged development of trade and commerce.

In 1456 AD, an enclosing wall was constructed defining a periphery to the city-limits. The city within this

wall got structured into wards, organized by 12 main roads each terminating at a gate in the wall.

With the advent of railways in the 1860, development began to spill over (beyond the city-limits) towards

the northeast and southeast of the walled city. This led to the industrial and residential development across

the western side of Sabarmati River. The construction of the five bridges accelerated the process of

spreading. The city municipality was given the status of Municipal Corporation in 1950 when the city

started growing rapidly eastwards and southwards. In the later part of the century, the western part has

developed rapidly. Western Ahmedabad has grown faster than eastern Ahmedabad, especially the

peripheral areas.

Over the years, rapid urbanization has led to spillover of population outside the city limits. This has

resulted in the increased development of high rise structures which have led to tremendous pressure on

the infrastructure facilities. In the year 1971, the city of Ahmedabad covered 90 square kilometers. In 1981,

it increased to 130 square kilometers; in 1991 it increased to 250 square kilometers and in 2001 it became

350 square kilometers respectively. In response, the jurisdictional limit of Ahmedabad Municipality

Corporation has been increased to 450 square kilometers. With trends continuing, by 2011, the city is likely

to accommodate 60 lakh people.

As urban areas crossed over the city limits, the erstwhile village of Thaltej was integrated into the city in the

year 1991. As the village came under the pressures of urbanization, the entire area gradually got

transformed from agricultural lands to residential and commercial areas.

Integrated land-use planning and regulation of building activities, taking into account the mutual

interaction of land use and urban services, is essential for fostering functional efficiency and orderly growth

of urban areas. In order to have planned growth, planning mechanisms under the Gujarat Town Planning

and Urban Development Act (1976) was established. As a result, the entire area was re-aligned with the

help of Town Planning Schemes (T. P. S). The objective was to convert original agricultural plots into urban

plots with proper shape, size and access. Provisions are kept for roads, public amenities, EWS, open spaces

and social infrastructure. The Jawaharlal Nehru National Urban Renewal Mission launched in 2005-06 has

opened up an avenue for funding that allows for speedier implementation of schemes such as the Town

Planning Scheme (TPS) of Gujarat, which has achieved city expansion with minimal displacement of people

and active participation of landowners in urban planning, while also contributing towards financing of

infrastructure investment. Thaltej saw the drafting of 5 T. P schemes, namely, T. P. Scheme 1, 2, 37, 38 and

39.

However, as development spread across the erstwhile village moving towards the west, the advantages of

urbanization seemed to have bypassed the Gamtal. The Gamtal on observation showed duality in terms of

retaining its rural essence while adapting certain urban characteristics. As a result, the Gamtal stuck out as

a sore thumb amidst the bungalows and apartments. Hence, an attempt to propose a development plan to

preserve the Gamtal and merge it with the surrounding areas has been done.

The growth of Ahmedabad has been mapped from 1972 till 1996 in Map 1.1, in which Thaltej was

integrated within the Ahmedabad Municipal Boundary in 1991. This happened during the last phase of

expansion in Ahmedabad.

2. Location and Demography of the Erstwhile Village of Thaltej

2.1. Location of Thaltej

Thaltej Erstwhile Village is located in the New West Zone of Ahmedabad City. It is located at a distance of 12

kms from the Ahmedabad Airport. The nearest railway station is the Ambli Railway station. The population

of the entire village is 42,713. The sex ratio is 891 and the number of households is 9336.

Map 1.1 Growth of Ahmedabad 1972-1996



Development Plan of Ahmedabad Location and Connectivity of Thaltej

Point A shows the location of Thaltej. The S.G. Highway is a major artery connecting Ahmedabad City with

the Thaltej area. The S.P. Ring road connects it with Shilaj, Science City and other areas beyond it.

2.2. Demographic Details of Erstwhile Thaltej Village

The erstwhile village of Thaltej earlier consisted of five different villages. However, as the Ahmedabad

Municipal Corporation boundaries crossed over the Thaltej ward, the erstwhile village of Thaltej was

The data related to the existing population, the total area, density of the entire erstwhile village, density of

the Gamtal, the growth rate, number of households and sex ratio of the years 1971, 1981, 1991 and 2001

are shown in the table below.

For the years 1971 and 1981, there was no development in the entire erstwhile village apart from the

Gamtal. Hence for these years the population figures indicate the population of the Gamtal. For 1991 and

2001 development had begun in the areas around the Gamtal, and so the population figures indicate the

population of the erstwhile village. There has been tremendous growth in the number of households as well

as the population from the year 1991 to 2001.

2.3. Sex Ratio of Thaltej

The sex ratio i.e. the number of females per 1000

males has shown a decrease from 1971 to 1981 and

then it has increased to 899. In 2001 it fell to 891.

Several reasons could be attributed to this trend.

Increase in sex ratio could be caused by a sudden out

migration in the male population. Compared to India’s

sex ratio (933), the sex ratio of Thaltej is quite low.

Year Population Area in

hectares

Density

(Persons

per

hectare)

Density

of the

Gamtal

(persons

per

hectare)

Growth

Rate

No. of

Households

Male Female Sex

ratio

1971 2856 851 3 95 -- 538 1513 1343 887

1981 7325 851 8 244 157 1093 3953 3372 853

1991 11181 851 13 300 53 2345 5887 5294 899

2001 42,713 851 50 450 282 9336 22586 20127 891

Demography of the Erstwhile Village of Thaltej

887.64

853

899

891

830

840

850

860

870

880

890

900

910

1971 1981 1991 2001

Sex

Ra

tio

Year

Sex Ratio



2.4. Growth in the Number of Household

There has been maximum increase in the number of

households from 1991 to 2001 i.e from 2345

households to 9336 households. This could be

attributed to the influx of high income groups into

the erstwhile village.

3. Existing Situation Analysis

3.1. Thaltej Revenue Village

Thaltej Revenue Village falls in three different zones namely R1, R2 and R3.

Residential zone-I the density is 175 persons per hectare

o Under an area of 176 hectares, the total proposed population for the R-1 zone is 30,800

persons

Residential Zone –II the density is 125 persons per hectare

o Under an area of 607 hectares, the total proposed population for the R-2 zone is 75,875

persons

Residential Zone-III, the density is 50 persons per hectare

o Under an area of 50 hectares, the total proposed population is 3450 persons

According to the Proposed Town Planning Schemes (T. P. S) undertaken by AUDA:

• There were 5 T. P. Schemes implemented in Thaltej namely 1,2, 37, 38 and 39

• The draft T. P. S-1 and T. P. S-2 were sanctioned in the years 1981 and 1978 respectively

• The T.P.S-1 and T.P.S-2 were implemented in the year 1993

• For the T. P. Schemes 37, 38 and 39, the preliminary drafts have been sanctioned but the final

drafts have not yet been sanctioned.

As seen from the existing land use, a very small portion of the T. P. Schemes has been implemented

so far. When the two maps are compared it is seen that development has not occurred the way the

T. P. Schemes were drafted. Large areas of land are either open or undeveloped. Hence there is

immense potential in the area to grow.

5381093

2345

9336

0

2000

4000

6000

8000

10000

1971 1981 1991 2001

No. of

Hou

seh

old

s

Years

Growth in Household Number

Map 5.2 Existing Land Use of Erstwhile Village of Thaltej

R3

R1 R2

Thaltej Village showing R 1, 2 and 3 zones



Commercial

0.65%Residential

28.24%

Mixed

0.44%

Public

Amenities

0.40%

Roads

12.88%

Non-Built

57.39%

Existing Land Use for the Thaltej Village

Commercial

Residential

Mixed

Public Amenities

Roads

Non-Built

Assessment of all the Five T.P. Schemes of Thaltej Erstwhile Village

3.2. Existing Land-Use of the Thaltej

For T.P Scheme 2 in

Thaltej

As per TPS

in hectares

Commercial 7.86

Residential(50%) 64.59

Recreational(5%) 4.32

Public Amenities(5%) 5.43

Roads(15%) 17.8

For T.P Scheme 1 in

Thaltej

As per TPS in

hectares

Commercial Not proposed

in this scheme



Public

Amenities(5%)

4.02

Roads(15%) 33.17

For T.P Scheme

38 in Thaltej

As per TPS in

hectares

Commercial 8.1



Public

Amenities(5%)

4.5

Roads(15%) 18.9

For T.P Scheme 37

in Thaltej

As per TPS in

hectares

Commercial 7.9



Public

Amenities(5%)

3.9

Roads(15%) 16.55

For T.P Scheme 39

in Thaltej

As per TPS in

hectares

Commercial 5.69



Public

Amenities(5%)

3.65

Roads(15%) 17.84



Residential

33%

Commercial

3%

Mixed

5%Public

Amenities

2%

Roads

19%

Non-built

38%

Land-use of the Gamtal

Residential

Commercial

Mixed

Public

AmenitiesRoads

18%

82%

Built-Open Relationship for Erstwhile Revenue

Village

Built Up Area

Open Area

43.39

56.61

Built-Open Relationship at Gamtal level

Built up

Area

Open Area

Public Spaces in the Gamtal

3.3. Existing Land-Use of the Gamtal

The area of the Gamtal is 30 hectares, which is 3.5% of the area of the Erstwhile Village of Thaltej.

There are no vacant lands in the Gamtal. The non-built up part comprises of chowks, playgrounds and

community spaces.

The pie chart shows the percentage of residential (33%), commercial (3%), roads (19%) and non-built

(38%) respectively in the Gamtal area. The non-built areas are the chowks and spaces for social interaction.

3.4. Built- Open Relationship for Thaltej Erstwhile Village and the

Gamtal

The built up and open percentages help

us to understand the proportion of

vacant lands in the village which have

scope for development. 18% of the area

is built up while 82% is open area.

18% of the area is built up while 82% is open area.

When compared to the Gamtal, it

can be observed that the built up

percentage is much higher at

43.39%, whereas, the open space

accounts for 56.61%. This can be

attributed to the high density of

people in the Gamtal and the high

proportion of built up structures.

The only available open spaces are

chowks and parking lots within the

Gamtal. These have multi-purpose

uses, as the usage of the same place

is used for parking, congregation and sleeping at night.

3.5. Hierarchy of Open Spaces in the Gamtal

The Gamtal has several open spaces which act as

chowks or spaces of social interaction. These chowks

have are multi-purpose in nature. Their usage varies

at different times of the day from the morning till at

night. Due to lack of space, most children play in the

chowk or remain at home. Many complained about

not having sufficient open space. Although the AUDA

Gardens may be just across the S G Highway, however, the highway acts as a barrier restricting the

movement across the highway to the gardens.

Land Use Area in hectaresh

Total Area 851

30.24

Residential 9.99

Commercial 0.97

Mixed 1.52

Public

Amenities

0.51

Roads 5.84

Non-built 11.41

Landuse of the Gamtal

Built up Vs. Open in Erstwhile Village of Thaltej

Built-Up Vs Open Land in the Gamtal



12%4%

68%

16%

Occupational Structure in the Gamtal

Primary Sector

Secondary Sector

Tertiary Sector

Informal Sector

3.6. Social Amenities and Infrastructure in the Erstwhile Village

It is essential to study the infrastructural amenities available to the residents of the Gamtal as well as the

erstwhile village to understand the present situation. This table represents the various amenities available

to the erstwhile village.

Availability of Infrastructure

Amenities Supplier Duration

Electricity Ahmedabad Municipal Corporation (AMC) 24 hours

Water Narmada Bore- AMC 2 hours in the morning

Drainage AMC Not Applicable

The frequency of power cuts and water logging are either rare or very rare. However, water logging still

remains a problem when there is a torrential downpour.

The following table represents the schools and hospitals catering to the erstwhile village of Thaltej.

Availability of social infrastructure denoted the pressure the area can bear when there is an increase in the

density of people.

Available Social Amenities in the Erstwhile Village

Amenities Distance from Gamtal

(mts or kms.)

Time taken

(on foot)

Users

Hospitals

• Private Clinics 500 meters 5 – 10 mins Gamtal and Slum

Areas

• Primary Health Care

Centre

700 meters 15 mins Gamtal and Slum

Areas

• Sal Hospital 1 ½ kms 20 – 25 mins High Income Groups

• Sanjeevni Hospital 4 kms 45 mins High/Middle Income

Groups

Schools

• Bhavin School 600 meters 10 – 15 mins Gamtal

• Vishwabharati 600 – 700 meters 10 – 15 mins Gamtal

• Udgam School 1 km 20 mins High/Middle Income

Groups

• Obera School 500 meters 5 – 10 mins Slum Population

• Municipal School 600 meters 10 – 15 mins Gamtal and Slum

3.7. Household Survey at the Gamtal Level

To understand the issues at the Gamtal

level, the sample size decided was 80. Within

this 80 households, an average of 10

households were questioned from the eight

caste pockets residing in the Gamtal.

Questions were multiple choice and open

ended questions.

The occupational structure in the Gamtal



Nuclear

45%Joint

55%

Family Types in the Gamtal

shows a high dependence on the tertiary sector at 68%, while the secondary sector is the least at 4%. There

is still 12% of the sample size (80) which is still involved in the primary sector, which includes farming and

livestock rearing. Another large sector is the informal sector which accounts for 13% of the total work

force. This includes vendors, daily labourers, drivers etc.

Hence it can be inferred that the Gamtal is attaining an urban character as major portion of its population is

involved in the tertiary sector. However, formalization of the informal sector is required.

Ownership of the houses in the Gamtal is primarily self-

owned. Most residents have sold their agricultural lands

and settled in the Gamtal. Out of a sample size of 80, self

owned houses accounted for 56 which is 70% whereas,

houses on rent accounted for 24 which is 30%. When

further questioning was conducted, it was found that

most houses that were on rent were by people who had

moved into the Gamtal 10 to 15 years before. Majority,

that is, 70% were self owned houses, which were owned by people whose ancestors used to live in the

Gamtal. Most houses were renovated to conform to the new requirements however, the land had been

owned by them over 60 years. Yet, As development proceeds it has been observed that most residents

migrate out of the Gamtal and rent their houses out to bachelors, students and low income groups.

In the sample size of 80, 55% were joint families while

45% were nuclear families. It can be inferred that a

higher percentage lives in joint families. In most cases,

the families include grandparents. In some cases,

brothers with their wives were found to be staying

together. This is a traditional character. However, the

Gamtal has developed urban characteristics as well.

Nuclear families can be attributed to 45% in the

Gamtal, which is close to half. Hence, it can be said that more and more joint families are breaking into

nuclear families. It could be inferred that the impact of urbanism has been felt in the Gamtal.

The mode of cooking in the Gamtal brings forward this distinctive angle. 63% out of entire questionnaire

survey accounted for cooking using gas, while 7% used chulahs only. However, 30% accounted for utilizing

both. According to the residents, chapati’s were cooked in the chulahs while other dishes were cooked on

the gas.

4. Factors affecting Valuation of Properties in Erstwhile Village

4.1. Malai Talao

Malai Talao is slum formed around the peripheral areas of the Malai Talav Lake. The lake no longer exists

and there is only haphazard scattering of the squatter settlements around that particular area. The

residents here are primarily labors and most of them work in bungalows in the neighborhood to earn a

living. People are emotionally attached with the piece of land they possess.

There are a number of problems faced by the people living in this particular area. There is no provision of a

proper drainage and sewage disposal system here. Water logging problems are very much prevalent in this

area during monsoons. Due to this, the houses in this area are flooded with water. Vehicles get stuck up due

to the flooding of water all around.

There are no proper roads for people to travel. Most of them are demolished for the laying of sewage pipes.

Own

House

70%

Rented

House

30%

House Ownership Types in the Gamtal



The water table here is polluted and tube wells contain water which is not fit for drinking. Municipality

does not provide water supply in this particular area. The people here have no proper garbage disposal

system and hence dump garbage all around the area which has polluted the neighbourhood lake.

4.2. Elite colony / Bungalows

The elite colony are scattered all around the entire erstwhile village in huge pockets. These include the

higher income group and the upper middle income group. There are societies of particular income group.

The problems and issues are taken care of within the society itself.

These societies have 12-15 feet high walls along the roads. These walls separate the pedestrians from the

residents physically as well as visually. These people do not interact with the rest of the community.

4.3. Development of Lake and its Precincts

The lake which could have been a place of interaction for

the people of all the communities has been polluted to a

great extent. Slums have formed in the areas around the

lake and these people have contributed to a great extent

in polluting the lake.

The peripheral areas around the lake have become a place

for dumping garbage. As a result of poor public amenities

in the slums, the slum dwellers use certain areas along the periphery as excretion ground.

The waste and sewage water from the neighborhood is dumped and channelized into the lake causing

environmental degradation which has ultimately led to degradation of aquastrine organism, such as death

of fish.

4.4. Minor Issues in Gamtal

The village still has distinct character in terms of

tradition, culture and quality of spaces. Residents of the

gamtal are happy with what they are and what they

have.

There is no pasture ground for cows and hence the

movement of livestock intermingles with vehicular and

pedestrian movement creating traffic problems. There

are some roads where the pavement provided is not

functional. The pavers are not fixed properly- taken

away by residents as per their need.

People residing in the Gamtal are superstitious and have rigid customs, such as child marriage which has

resulted due to lack of awareness amongst the people. There is problem of dumping of garbage along the

roads. Even though a tractor comes to collect the wastes once a day in the morning, it is not sufficient.

4.5. Roads and Junctions

There are problem of bottleneck where the width of the road becomes very thin

resulting in traffic congestion. The pedestrian movement and vehicular

movement not segregated. There is unrestricted movement of live stock on the

streets which makes the roads very dirty. There is encroachment of pavement



by vendors and hawkers which also creates traffic congestion. There has been an informal growth around

trees. The spaces besides the roads have been used as place for dumping garbage.

4.6. Slums

The slums have been formed along the periphery of the lake.

Slums constitute both tax payers as well as non tax payers.

All of the households have electric meters in their houses.

Dwellers live on municipal land which as per development

plan is a part of the lake.

There is problem of water logging during monsoons. People

living in slums have a very poor sanitation, no sewage and

garbage disposal system. There is no drainage system in this particular area. Poor hygiene has resulted in

the outbreak of diseases, such as, malaria, dengue, diarrhea and skin diseases.

The slums have been known to have bred the ills of

society, namely, the sale of local liquor.

There is a rift that exists between the tax payers and

non tax payers. The tax payers are emotionally

attached with the space and is not willing to shift

whereas, the non tax payers are willing to shift if

proper housing is provided.

5. Area wise rates from Statement of annual rates – 2006 [Jantri]

Unit Rate - T. P. Scheme 1 : Zone 1

Sr. No. Type of Property Unit Rate/ Sq. mtr. In Rs.

RATE OF DEVELOPED LAND

1 Open land 5000

RATE OF LAND AND CONSTRUCTION

3 Residential 5500

4 Office 8000

5 Shop 20000

RATE OF OPEN LAND OF INDUSTRIES 4000

RATE OF AGRICULTURAL LAND 4000




1 Open land 7000


3 Residential 6500

4 Office 10000

5 Shop 30000






1 Open land 6500


3 Residential 6000

4 Office 9000

5 Shop 25000



0

5000

10000

15000

20000

25000

30000

35000

Zone 1 Zone 2

Land

Residential

Commercial






1 Open land 7000


3 Residential 6500

4 Office 10000

5 Shop 30000






1 Open land 7000


3 Residential 6500

4 Office 10000

5 Shop 30000



6. Area wise rates from Survey taken




1 Open land 7000


3 Residential 7700

4 Office 11200

5 Shop 28000






1 Open land 9800


3 Residential 9100

4 Office 14000

5 Shop 42000



0

5000

10000

15000

20000

25000

30000

35000

Zone 1 Zone 2 Zone 3

Land

Residential

Commercial






1 Open land 9100


3 Residential 8400

4 Office 12600

5 Shop 35000






1 Open land 9800


3 Residential 9100

4 Office 14000

5 Shop 42000






1 Open land 9800


3 Residential 9100

4 Office 14000

5 Shop 42000



0

5000

10000

15000

20000

25000

30000

35000

Zone 1 Zone 2

Land

Residential

Commercial

0

5000

10000

15000

20000

25000

30000

35000

40000

45000

Zone 1 Zone 2 Zone 3

Land

Residential

Commercial

valuation tp scheme

Documents

city of ahmedabad

city limits

city municipality

walled city

urban development act

square kilometers

urban plots

residential development