THANE MUNICIPAL CORPORATIONTHANE

March, 2009

DEVELOPMENT PLAN IMPLEMENTATION

STATUS REPORT

THANE MUNICIPAL CORPORATIONTHANE

March, 2009

DEVELOPMENT PLAN IMPLEMENTATION

STATUS REPORT

THANE MUNICIPAL CORPORATION, THANEAll rights reserved

Compiled & Prepared byD.P. Implementation CellThane Municipal Corporation,Dr. Almeida Road,Panchpakhadi, Thane – 400 602

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CONTENTS

1.0 THANE DEVELOPMENT PLAN AT A GLANCE..................................1

1.1 Development plan of Thane City ................................................1

1.2 The salient features of the sanctioned development plan ..........1

1.3 Broad zoning ..............................................................................2

1.4 Status of Reserved Sites ...........................................................2

1.5 Issues and Concerns in D.P. Implementation.............................4

2.0 LAND ACQUISITION...........................................................................5

3.0 MAJOR POLICY DECISION .............................................................13

4.0 MODIFICATIONS TO DCR & DP .....................................................17

5.0 RESERVATION DEVELOPMENT PROGRAMME ............................19

6.0 AMENTITY / R.G. DEVELOPMENT PROGRAMME.........................23

7.0 AREA IMPROVEMENT SCHEMES & MISSING LINKS ...................27

8.0 RECOVERY OF DEVELOPMENT CHARGES .................................29

9.0 OTHER ACHIVEMENTS...................................................................31

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ABBRIVATIONS

BPAMS - Building Plan Approval Management System

Cl - Clause

Cr. - Crores

CRZ - Costal Regulation Zone

DCR - Development Control Regulation

DDP - Draft Development Plan

DP - Development Plan

ELU - Existing land use

Enchr - Encroachment

HA - Hector

LDZ - Low Density Zone

MR & TP Act. - Maharashtra Regional & Town Planning Act

NUIS - National Urban Information System

NDZ - No Development Zone

P.G. - Play Ground

PPP - Public Private Partnership

PWD - Public Works Department

R.G. - Recreational Ground

RR - Ready reckoner

STP - Sewerage Treatment Plant

TDO - Town Development Office

TDR - Transferable Development Rights

TMC - Thane Municipal Corporation

TPS - Town Planning Scheme

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1.0 THANE DEVELOPMENT PLAN AT A GLANCE

1.1 Development plan of Thane City

1.2 The salient features of the sanctioned development plan

After the formation of Thane Municipal Corporation, TMC initiated the

process of preparing the existing land use (ELU) map as first step in

preparation of development plan for the entire corporation limit. The

process of preparation of draft D.P was initiated in the year 1986.The Draft

Development plan (DDP) was published in the year 1991. After complying

with all legal formalities the Revised Draft D.P. was submitted for the

approval of the State Govt. in the year1996. The Govt of Maharashtra after

making necessary enquiry and consulting with Director, Town planning of

Maharashtra state sanctioned the development plan with some

modifications partly on 4 October. 1999. The excluded part (E.P.) where

sanctioned by Government on 3 April, 2003. Thus the Development Plan

for Thane Municipal Corporation Jurisdiction came in to force from 14 May,

2003.

i. The sanctioned development plan as per the details mentioned in

above covers the total area of 12823 Ha. The Planning authority for

the said plan is Thane Municipal Corporation and as per the MR & TP

Act, 1966, Section 42, implementation of the development plan is

obligatory duty of the TMC. The validity of the said DP is for 20 years

from the date of final sanction of this plan

The total area of corporation is 12823 Ha. The broad categorization

shows that 5930 Ha. is developable, 3682 Ha is non developable

while 3211 Ha. is under green zone.

There are 11 planning sectors where 804 are total reserved sites

covering area of 1267.65 Ha.

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The area under road shown in the development plan is 742.97 Ha.

The area under residential zone is 2665.61 Ha, while that under

industrial zone is 1254 Ha.

As per 1991 prices, the cost of acquisition of entire land under

reservation was worked out as Rs. 209 Crores.

The broad zoning of sanctioned development plan summarily given in the

following chart.

There are 804 sites reserved for various public purposes. The sector wise

distribution of these sites has been given in following table. The TMC is

development authority for 737 reserved sites whereas for the remaining 67

sites are expected to be developed by the Govt. & other authorities.

1.3 Broad zoning

Table 1.3.1 - Broad zoning as per sanctioned D.P

1.4 Status of Reserved Sites

Sr. No. Zoning Area in Ha.

1 Area under Residential Zone 2665.61

2 Area under Industrial Zone 1254.00

3 Area under Reservation 1267.65

4 Area under Road 742.97

5 Defense Area 122.00

6 Forest Area 3560.00

7 Green Zone Area 3211.77

12823.00

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Table 1.4.1 - Sector wise distribution of reserved sites.

Table 1.4.2 - Sector wise status of reserved sites – (Upgraded as in March 2009)

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1.5 Issues and Concerns in D.P. Implementation

Land is a constant instrument that cannot be increased in any case if the

territorial jurisdiction of the city remains unchanged. Therefore if the

present development is analyzed from the point of view of availability of

land, then following issues & concerns alarm the situation.

Present sanctioned development plan shows 3682 Ha. of land falls

under forest and defense purpose & which is not available for

development.

The area under green zone and water bodies is around 3212Ha. As

per the present sanctioned DP and development control regulations,

this land is also not available for development.

About 268 reserved sites and the roads have been encroached and

this situation needs to be tackled by adopting appropriate policy.

About 115 reserved sites and some major roads are affected by the

CRZ stipulations. These site needs to be relocated in the appropriate

area of the corresponding sector.

The Government land under development plan reservation need to be

transferred to the Corporation without any delay.

The present land acquisition process is tedious and time consuming.

Inordinate delays in land acquisition defeat the very purpose of it.

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2.0 LAND ACQUISITION

2.1 The majority of land shown under the various reserved sites & D.P. Roads

belongs to private owner. The sanctioned Development Plan of the city

shows 1267.65 ha. of land under reserved sites while 742.97 ha. under

the D.P. roads. Besides the vast magnitude, there is the multiplicity of

ownership. Some moderate size of reservations has 30 to 50 different

owners where as land acquisition of large size reservations is more

complex due to very high number of owners.

Keeping a side the magnitude and ownership issue the major hurdle in the

acquisition of land is the financial constraints. The D.P. reports has

estimated the cost of acquiring the entire land under reservation as per

ready reckoner of 1991 was @ Rs. 209 Cr. while the cost of acquiring 300

prioritized reservations comes out to be @ Rs. 6000 Cr. as per current RR.

The Financial constraint along with the magnitude of area & Multiple

ownership badly affects the acquisition program. This has forced the

corporation to undertake other available tools of acquisition and

development. The available tools as per the DCR for acquisition &

development –

1. Compulsory land acquisition & development

2. Undertaking town planning scheme

3. Private negotiations with the land owners

4. Acquisition and development by way of TDR

5. Public Private Participation

6. Transfer of reserved land under Development Proposals.

The corporation has tried different tools for requiring the land under

reservation & roads depending upon the situation, necessity &

effusiveness of the tool. The comparative determent of the land

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acquisition is summarized here below along with the detailed backup

tables.

Table 2.1.1 - Comparative Statement of LandAcquisition

Table - 2.1.2 Details of Acquired Reservations

Area in Ha.

Area in Ha.

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Table 2.1.4 - Major Land Acquisition proposals forwardedunder Land Acquisition Act

Table 2.1.3 - Details of Acquisition of D. P. RoadArea in Ha.

Area in Ha.

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Table 2.2 - Prominent Reserved Sites acquired – In lieu of TDR

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2.3. Governments Land Under Reserved Sites

Table 2.3.1 - Demand of Government Land affected by

Reserved Sites of Development Plan

There is substantial land belongs to government and is with District

Revenue Authority which is affected by reserved sites of development

plan. As per preliminary survey there is about 12 Ha. Government land

affected by 15 reserved sites. Corporation is demanding this much land

and continuously in follow up with the district authority since November,

2000. This land needs to be transferred to the Corporation at the earliest.

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Stadium Site at Kausa

Stadium Site at Kausa

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Hospital Site at Kausa

R.G. 5, Site at Kausa

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3.0 MAJOR POLICY DECISIONS

3.1 The Development plan and the Development control Regulations for the

City of Thane are sanctioned in 1995 & 2003 respectively. In order to

achieve the planned development good these documents shall not be

used as “rigid documents”. These documents shall have to be dynamic

and must be in harmony with the overall environment of the city. In order to

make these documents dynamic Thane Municipal Corporation has

carried out proposed number of modifications to the Development plan &

the Development control regulations. In addition to this for effective

implementation of the development plan, following policy decision are

progressed and approved by the corporation. Based on there policy

decisions corporation has undertaken line bound development progress

and area improvement scheme -

The entire area within the Corporation is divided in 11 planning

sectors and accordingly the sites and roads are shown for the

public purposes on the sanctioned development plan of the city.

The first and prime important step in undertaking the D. P.

implementation program is to asses the status of the reserved sites

and to asses the need and necessity. Corporation has prioritize the

reserved sites by taking in to consideration all these aspects. This

prioritization also includes the time bound development program of

the reservations.

Corporation has carried out extensive survey work on the field and

demand based studies before framing the policy & strategy for D.

P. implementation. This facilitates the Corporation in exploring the

various tools available for the acquisition & development of the

sites. Thus yearly targets per option have been set for every

i. Prioritization of Reservations

ii. D. P. Implementation policy & strategy

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planning sector. This insures in achieving the desired goal of

development.

Thane Municipal Corporation has taken policy decision to grant

26000 sq.mt. plot to Mumbai University for development of

University Sub center in Thane. This is the landmark decision

which will definitely impact on the development of education sector

in Thane. Considering the importance of the situation, Corporation

has resolved the education policy in the month of November, 2008

for development & distribution of reserved sites & amenities of

education purpose. This policy will facilitate Corporation in

developing appropriate & quality educational institutions in

association with private sector.

The development charges for any type of development proposal in

the corporation jurisdiction have been stipulated in the

Maharashtra Regional & Town Planning Act, 1966. These charges

stipulated in the act are uniform for all the Corporations in the state.

The act gives freedom to the Corporation to levy the development

charges within the lower & upper limit prescribed by the act. Thane

is contiguous to Mumbai and the land cost and real estate prizes in

both the cities are somewhere identical. This fact has not

considered in the act and therefore corporation looses substantial

revenue on account of development charges. Considering this

aspect corporation has taken a policy decision to enhance the

development charges in line with suburbs of Mumbai and proposal

to carry out amendment in the act is forwarded to the Govt.

iii. Education Policy

iv. Enhancing Development charges

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The development control regulations of the city permits

transferable development rights (TDR) in equivalent with the FSI

permissible in that zone. The substantial reserved sites and D.P.

roads have come under green zone where permissible FSI is

0.05/0.025, whereas that for other zones is equivalent to the

affected area. Because of this provision the land owners of green

zone are not ready to handover the reserve area in lieu of TDR.

Considering this difficulty and its impact on the D. P.

implementation corporation has taken policy decision to grant

equivalent FSI for the reserve sites and roads in green zone and

same is forwarded for the approval of the State Government.

The private land owners and developers submit the proposal for

the development in accordance of the development control

regulations and D.P. provisions of the City. Many times there

proposal consist the area affected by reserved sites and roads. But

in the absences of standing orders and procedures these areas get

neglected and ultimately corporation could not those areas in time

for development. Considering this regulaty corporation has policy

decision to make mandatory submission of registered declaration

before commencement certificate and handing over of such areas

in the name of Thane Municipal Corporations in 7/12 extracts

before the plinth certificate in that proposal. This insures timely

handing over of land affected by reserve sites & road to the

corporation.

v. Acquisition of Land under Reserved sites in Green Zone

vi. Acquisition of Land under development proposals

Boriwade-Bhayanderpada Area Improvement Scheme

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4.0 MODIFICATIONS TO DCR & DP

In order to make development control regulations and development plan more

dynamic corporation has initiated the action under section 37 of MRTPAct, 1966

for effecting modifications in both of these planning documents. The major

modifications initiated are enlisted herein after.

Table 4.1 - Modification proposed in the development control regulations

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Table 4.2 - Major Modifications proposed in the development plan

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5.0 RESERVATION DEVELOPMENT PROGRAM

Corporation has undertaken reservation development program as per the policy

& strategy for D. P. implementation. The reserved sites acquired by the

Corporation are either developed by the P.W.D. or by TDO under the provision

appendix 'W'. In the resent period the prominent sites undertaken for the

development and there status is enlisted herein after.

The Corporation has developed only 67 reserved sites uptill year 2005. Then

corporation resolved the policy & strategy of DP implementation. In the Policy &

strategy of D.P. implementation in the year 2006. Which proves fruitful and

therefore corporation succeeded in developing 29 Reservation uptil March 2009.

Thus 96 No. of reserved site have developed till March 2009.

Table 5.1 - RESERVATION DEVELOPMENT PROGRAM – (PPP BASIS)

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In addition to above corporation has also undertaken reservation development

program as per the provisions of Appendix 'P' i.e. the accommodation

reservation policy. In the recent period the prominent sites undertaken for the

development and there status is enlisted herein after.

Table 5.2 - RESERVATION DEVELOPMENT PROGRAM

Accommodation Reservation (App. 'P')

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The Corporation has developed only 5 reserved sites upto the year 2005. While

thereafter corporation succeed in developing additional 15 sites by utilizing the

provision of accommodation reservation (Appendix 'P').

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School for Adiwasi Children at Kokanipada

Medical Student's Hostel at Khopat

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6.0 AMENTITY / R.G. DEVELOPMENT PROGRAM

Corporation has undertaken reservation development program as enlisted in the

Table 5.1 & 5.2. In addition to this corporation has also undertaken amenity /

R.G. development program. In recent period the prominent sites undertaken for

the development and there status is enlisted herein after.

Table 6.1 - Amenity / R.G. Development Program

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The development plan implementation strategy & policy facilitated the

corporation to undertake above mentioned various projects. Some of these

projects are completed while others are at various stages of development.

Recently on 26 February, 2009 Thane Art Gallery at Kapurbawadi has been

opened for public which is the land mark development in history of Thane. Some

of the ongoing projects like Auditorium, central library, Nursing College & Hostel,

Art Center will definitely leave positive impact in the development of Thane

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KAVESAR, OWALE - AREA IMPROVEMENT SCHEME

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7.0 AREA IMPROVEMENT SCHEMES & MISSING LINKS

In addition to reservation and amenity / R.G. development program Corporation

has also concentrated on specific developing areas. Four such areas have been

identified. Integrated development approach has been planned to develop the D.

P. roads, Missing links & the reservations in such areas. The areas identified for

area improvement schemes are –

KausaArea Improvement Scheme

ManpadaArea Improvement Scheme

Kavesar-VadavaliArea Improvement Scheme

Borivade-BhyanderpadaArea Improvement Scheme

The land under D.P. Road, Missing links & reserved sites in above areas is being

acquired on priority basis. To expedite the process of acquisition the ownership

record in those area have been taken from the respective authority. The major

amenities particularly of social sector are planned on PPP basis in those areas.

The status of acquired land has already been given in the table 2.2.

The Corporation has developed various D.P. roads as per the requirement of the

time. Some roads are developed to its fullest width and length while some are

partially developed depending upon the trends of development in those areas.

Now considering present and future growth for improving connectivity & mobility

of the developed areas corporation has identified some missing links for

prioritizing the road development work. Some of the important missing links are

enlisted herein under.

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Table 7.1 - Area improvement Schemes & Missing Link

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8.0 RECOVERY OF DEVELOPMENT CHARGES

Corporation has made systematic effort for enhancing the own revenue. Town

Development Department is one of the revenue generating department of the

corporation. In addition to improvements in the service delivery by channelizing

building plan approval process the department has bring various other aspects

like Podium charges, Free area premium, Regularization charges etc. in the

revenue net in order to enhance the revenue collection. The comparative

revenue generation statement given herein after shows the quantum of

increased revenue in the recent past.

Since the financial year 2005-06 the collection of development charges has

substantively increased. In the recent financial year in spite of recession Period

Corporation succeeded in collecting Rs. 74.37 Cr. towards development charges

which are about 25% more than the allotted target of Rs. 60 Cr.

Table 8.1 - Development ChargesRs. In Crores

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Central Library at Vartaknagar - Work in Progress

Shopping Center at Rutu Park - Work in Progress

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9.0 OTHER ACHIVEMENTS

In the recent past corporation has made systematic efforts to increase the plant

development of the city. Various policy decisions have been taken in order to

stream line the Building plan approval process and acquisition of land in lieu of

TDR. In addition to this efforts Town Development Department has also carried

out innovative reforms to enhance the performance and transparency in working.

Some of such initiatives are enlisted herein after –

Corporation has installed and implemented building plan

approval software customized by M/s. Softtech. In order to carry out

building plan approval process by using this software the entire hardware

part and networking part has also been carried out. This system has been

commissioned since 1 2008. In the last financial year total 135 proposals

were received through this system of which 64 proposals are sanctioned.

This system is becoming more user friendly with every pass of time. This

system also eliminate the probable human error and also reduced the

time of scrutiny.

The Town Development Department is mainly

responsible in acquiring the land under development plan reservations,

roads and amenity / R.G. The various tools are used for acquiring those

lands. The land bank thus created must be recorded in the standard

formats and such information must be up-dated from time to time. The

Department has prepared Asset Registers of this land bank by using

customized software. This facilitates in getting information in different

formats.

Thane is one of the city included in the National Urban Information

System, program initiated by Govt. of India. The department through there

representative attended various workshops & seminars in this regards.

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BPAMS –

Asset Register –

NUIS –

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The Department has also created data bank as per the guidelines of

NUIS. This data bank includes the information and statistics of various

departments pertaining to Thane City. This information is very much

useful in the planning, developing and monitoring city affairs.

This department is

responsible is for procuring satellite imagery of the City in 2005 and 2006.

The latest imagery of 2008 has also been ordered from NRSAC,

Hyderabad. The base map of the city has been created by MRSAC,

Nagpur. Some important layers of slum, road etc. are also developed.

Department has prepared consolidated city map under the

guidance of Hon. Municipal Commissioner. There are D.P. Sheets

available in the Department but consolidated single city map was not

developed till 2007. Now due to the systematic efforts & guidance of Hon.

Municipal Commissioner handy single city map is ready to use for every

stakeholder.

Thane Municipal Corporation was established by merging

32 villages to the then Municipal Council Area. Therefore Corporation has

undertaken city survey in those 32 villages. This exercise is on the verge

of completion excluding 14 villages of Sector 10 & 11.

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Satellite imagery and creation of base map –

City Map –

City Survey –

Kausa Area Improvement Scheme

Thane Municipal Corporation,TOWN PLANNING DEPARTMENT - D. P. IMPLEMENTATION CELL

Dr. Almeida Road, Panchpakhadi, Thane – 400 602

Email – tmcmc@thanemahapalika.com

www.thanemahapalika.com

Garden at Vadavali - Work in Progress