THANE MUNICIPAL CORPORATION THANE

DEVELOPMENT PLAN IMPLEMENTATION

STATUS REPORT

March, 2009

THANE MUNICIPAL CORPORATION THANE

DEVELOPMENT PLAN IMPLEMENTATION

STATUS REPORT

March, 2009

THANE MUNICIPAL CORPORATION, THANE All rights reserved

Compiled & Prepared by D.P. Implementation Cell Thane Municipal Corporation, Dr. Almeida Road, Panchpakhadi, Thane – 400 602

CONTENTS

1.0

THANE DEVELOPMENT PLAN AT A GLANCE..................................1 1.1 1.2 1.3 1.4 1.5 Development plan of Thane City ................................................1 The salient features of the sanctioned development plan ..........1 Broad zoning ..............................................................................2 Status of Reserved Sites ...........................................................2 Issues and Concerns in D.P. Implementation.............................4

2.0 3.0 4.0 5.0 6.0 7.0 8.0 9.0

LAND ACQUISITION...........................................................................5 MAJOR POLICY DECISION .............................................................13 MODIFICATIONS TO DCR & DP .....................................................17 RESERVATION DEVELOPMENT PROGRAMME ............................19 AMENTITY / R.G. DEVELOPMENT PROGRAMME.........................23 AREA IMPROVEMENT SCHEMES & MISSING LINKS ...................27 RECOVERY OF DEVELOPMENT CHARGES .................................29 OTHER ACHIVEMENTS ...................................................................31

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ABBRIVATIONS

BPAMS Cl Cr. CRZ DCR DDP DP ELU Enchr HA LDZ MR & TP Act. NUIS NDZ P.G. PPP PWD R.G. RR STP TDO TDR TMC TPS

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Building Plan Approval Management System Clause Crores Costal Regulation Zone Development Control Regulation Draft Development Plan Development Plan Existing land use Encroachment Hector Low Density Zone Maharashtra Regional & Town Planning Act National Urban Information System No Development Zone Play Ground Public Private Partnership Public Works Department Recreational Ground Ready reckoner Sewerage Treatment Plant Town Development Office Transferable Development Rights Thane Municipal Corporation Town Planning Scheme

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1.0 THANE DEVELOPMENT PLAN AT A GLANCE

1.1 Development plan of Thane City 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 4th October. 1999. The excluded part (E.P.) where sanctioned by Government on 3rd April, 2003. Thus the Development Plan for Thane Municipal Corporation Jurisdiction came in to force from 14th 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 1.2 The salient features of the sanctioned development plan o 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. o There are 11 planning sectors where 804 are total reserved sites covering area of 1267.65 Ha. 1

o o

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.

o

As per 1991 prices, the cost of acquisition of entire land under reservation was worked out as Rs. 209 Crores.

1.3 Broad zoning The broad zoning of sanctioned development plan summarily given in the following chart. Table 1.3.1 - Broad zoning as per sanctioned D.P
Sr. No. 1 2 3 4 5 6 7 Zoning Area under Residential Zone Area under Industrial Zone Area under Reservation Area under Road Defense Area Forest Area Green Zone Area Area in Ha. 2665.61 1254.00 1267.65 742.97 122.00 3560.00 3211.77 12823.00

1.4 Status of Reserved Sites 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.

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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. o Present sanctioned development plan shows 3682 Ha. of land falls under forest and defense purpose & which is not available for development. o 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. o About 268 reserved sites and the roads have been encroached and this situation needs to be tackled by adopting appropriate policy. o 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. o The Government land under development plan reservation need to be transferred to the Corporation without any delay. o 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. 2. 3. 4. 5. 6. Compulsory land acquisition & development Undertaking town planning scheme Private negotiations with the land owners Acquisition and development by way of TDR Public Private Participation 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 Land Acquisition
Area in Ha.

Table - 2.1.2 Details of Acquired Reservations
Area in Ha.

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Table 2.1.3 - Details of Acquisition of D. P. Road
Area in Ha.

Table 2.1.4 - Major Land Acquisition proposals forwarded under Land Acquisition Act

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 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.

Table 2.3.1 - Demand of Government Land affected by Reserved Sites of Development Plan

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10

Stadium Site at Kausa

Stadium Site at Kausa

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R.G. 5, Site at Kausa

Hospital 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 i. Prioritization of Reservations 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. ii. D. P. Implementation policy & strategy 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

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planning sector. This insures in achieving the desired goal of development. iii. Education Policy 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. iv. Enhancing Development charges 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.

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v.

Acquisition of Land under Reserved sites in Green Zone 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.

vi.

Acquisition of Land under development proposals 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.

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Boriwade-Bhayanderpada Area Improvement Scheme

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 MRTP Act, 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. Table 5.1 - RESERVATION DEVELOPMENT PROGRAM – (PPP BASIS)

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.

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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'). 21

Medical Student's Hostel at Khopat

School for Adiwasi Children at Kokanipada

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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 26th 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

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 – · · · · Kausa Area Improvement Scheme Manpada Area Improvement Scheme Kavesar-Vadavali Area Improvement Scheme Borivade-Bhyanderpada Area 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. Table 8.1 - Development Charges
Rs. In Crores

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.

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Shopping Center at Rutu Park - Work in Progress

Central Library at Vartaknagar - 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 – · BPAMS – 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 1st 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. · Asset Register – 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. · NUIS – 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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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. · Satellite imagery and creation of base map – 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. · City Map – 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. · City Survey – 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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Kausa Area Improvement Scheme

Garden at Vadavali - Work in Progress

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

Dr. Almeida Road, Panchpakhadi, Thane – 400 602 Email – tmcmc@thanemahapalika.com www.thanemahapalika.com