LAP Manual

Manual for Preparation of
Local Area Plans
GUJARAT REAL ESTATE REGULATORY AUTHORITY

G O V E R N M ENT OF G UJARAT
Page Intentionally Left Blank
Manual for Preparation of
Local Area Plans
Feburary 2022
GUJARAT REAL ESTATE REGULATORY AUTHORITY

G O V E R N M ENT OF G UJARAT
Manual for Preparation of Local Area Plans
Preface
In line with the global trends, the Urban population of India is likely to go up to 70 crores by 2050. It will be double
that of the current urban population and 2.5 times the present population of the USA. Experts estimate a need
for 500 cities to accommodate this humungous growth in urban population. Recent data from the southern
and western States shows that there is a clear linkage between urbanization, population growth and economic
prosperity. These States have a high level of urbanization ranging from 33.4% to 48.4% and considerably higher
per capita GDP ranging from (Rs.1.86 to 2.05 lacs) as compared to the national average of 1.32 lacs, indicating
relative prosperity. The Gross Enrolment Ratio (GER) in higher education in the range of 20.1 to 48.6 and lower
Total Fertility Rate (TFR) as well as better care of every child in these states reflect a superior quality of life. The
experience of south Korea is also instructive. Its urban population rose from 28.8% in 1966 to 85.7% in 1999, while
its economy went from low income to upper middle-income status during this phase. Cities have been centres of
growth, innovation and creativity. GDP of New York as well as that of Tokyo is at par, with that of India!
If India has to achieve the Prime Minister’s vision of becoming a 5 trillion-dollar economy by 2024, its cities and
towns must play a crucial role of becoming the engines of growth and development. The state and cities must
facilitate the demands of the future through innovations in spatial planning regime, & facilitating greater efficacy
in achieving the vision for Indian cities in the 21st century.
The state of Gujarat, as one of the front runners contributing greatly to this economic growth of the country,
has already risen to achieve this vision and is committed to attracting investments. The Vibrant Gujarat Global
Summits have paved the way for this. The Urban Development and Urban Housing Departments (UD & UHD) has
been playing a key role in facilitating this growth and development, and working closely with other departments
and authorities including Gujarat Real Estate Regulatory Authority (Guj-RERA) to achieve the vision.
Gujarat is known for its planning and urban development, especially its much appreciated two-tier, DP-TP
planning mechanism. While the Development Plans (DP), as a macro planning tool provides a broader vision
for the Development Authority area, the T P Scheme mechanism, as a micro-planning tool for implementing
DP proposals has been widely appreciated nationally. However, as the cities have continued to grow under the
planning frameworks for over a century by developing newer Greenfield areas, the older, inner city areas and
developed suburbs were left to their own fate as they continued to become congested and deteriorate over
time. Therefore, there is a continued need felt for improving and revitalizing these inner city areas through
careful examining and planning. Over the years, various Development Authorities in the state have envisioned
such urban regeneration transformation and conservation of inner city areas through zoning and regulatory
tools while preparing DP. Additionally, the central government through the Ministry of Housing and Urban Affairs
(MoHUA) has continuously supported this vision by undertaking various Missions, Policies as well as extending
Fiscal support under the AMRUT Mission, Area Based Development (ABD) under the Smart Cities Mission,
National Transit Oriented Development (TOD) policy, National Metro Rail Policy, 2017 etc.
The Government of Gujarat realized the need for an effective, sustainable and implementable micro-planning
mechanism to materialize such vision on ground and amended the Gujarat Town Planning and Urban Development
Act (GTPUDA) 1976 in 2014 to include “Special provisions for Local Area Plans” under section 76-A. The addition
of LAP as a statutory urban planning tool clearly reflects the progressive nature of the state where urban
planning mechanisms have continuously evolved by virtue of such amendments ever since the inception of its
first planning Act in 1915. Various Development Authorities have also welcomed the amendments by initiating
preparation of several LAPs. The department is also strengthening its human resources by recruiting new urban
planners and officers. Simultaneously, Gujarat- RERA has undertaken preparation of “Manual for Preparation
of Local Area Plans” to facilitate this noble mission. This manual has been conceptualized with help of highly
experienced planners and practitioners.
The core team instrumental in preparing the manual includes Shri V. K. Phatak (Former Dean, Faculty of Planning,
CEPT University, and Former Principal Chief, Town and Country Planning Division, MMRDA), Shri Jignesh Mehta
(Urban Planner and Program Chair, Master of Urban Planning, CEPT University), Shri Utkarsh Patel (Urban
IV
Planner & Domain Expert) and other experts from CEPT university. Shri Vatsal Patel (Technical officer, Guj-
RERA, Former Chief City Planner, AMC) ably coordinated the whole effort. The successive drafts were reviewed
by senior experts Shri P.L. Sharma (former Chief Town Planner, Govt of Gujarat), Shri P. K. Ghosh, IAS (R)
(Former Municipal Commissioner, AMC), Shri N. K. Patel (Urban Planning and Development Domain Expert),
Shri M. M. Bhaumik (Former Senior Town Planner), Shri U. S. Mehta and other senior planners and professionals
involved in planning and implementation of Development Plans. The final draft was reviewed by Shri R. Shrinivas
(Town and Country Planner, TCPO, MoHUA, Govt of India), who provided valuable inputs, which have been duly
incorporated.
The manual has become even more relevant in light of the Union Budget 2022-23, which focuses on bringing in
the reforms in urban sector policies, capacity building, planning and implementation, where Development Plans
become crucial to guide the growth through preparation of TP Schemes and Local Area Plans. We are delighted
that TCPO has circulated advance copies of the manual to all states, as a base document for providing guidance
and support for formulation of LAPs and TP schemes under the scheme of Amrut.
We do hope that the manual will be found useful by the states in preparing effective implementable Local Area
Plans (LAP) and in the process provide guidance to the young new generation planners.
We welcome any suggestions to further refine the manual.
Dr. Amarjit Singh IAS (R)

Chairman
Gujarat Real Estate Regulatory Authority
V
Letter from Town and Country Planning Organization, Ministry of Housing and Urban Affairs,
Government of India
Town and Country Planning Organization

Government of India
Ministry of Housing and Urban Affairs
E-Block, Vikas Bhawan , Indraprastha Estate

New Delhi – 110 002
Telefax: 011 – 23370837
Email: srinimetro@gmail.com
F.No. 19-1/2016/TCPO/MUT (203) Dated: 24th January , 2022
To all the State/UT Chief Town Planners/Director

Town and Country Planning Department
Subject: Manuals on Formulation on Local Area Plan Plans and Town Planning Scheme
prepared by Gujarat RERA
Sir/Madam
As you are aware that this Ministry has been administering the sub scheme of
Formulation of Local Area Plans and Town Planning Scheme in 25 cities and the same shall
continue under the AMRUT 2.0 and more cities will be covered depending on the requests of
the State Government and Union Territories. In this regard, a DO of even number dated 17th
January has already been sent.
It is informed that Gujarat Real Estate Regulatory Authority (GRERA) has brought out
two important documents viz., Manuals on Formulation on Local Area Plan Plans and Town
Planning Scheme. The documents provide step- by- step methodology to prepare both the
plans and are ideal guide to Town Planners working in State Town and Country Planning
Departments/Urban Development Authorities/Urban Local Bodies. The documents can be
downloaded from the following link:
https://gujrera.gujarat.gov.in/resources/staticpage/attachments/Manual_for_Preparation_of_
Local_Area_Plans.pdf
https://gujrera.gujarat.gov.in/resources/staticpage/attachments/Manual_for_Preparation_of_
Town_Planning_Schemes.pdf
This may kindly be circulated to all the district offices of State /UT Town and Country
Planning Department.
Yours faithfully
(R. Srinivas)
Town and Country Planner
VI
Note:
1. This manual is NOT a Statutory document, and in no form should it be understood or construed as one. The main
purpose of this manual is only to provide additional guidance to support, facilitate and improve the preparation of
Local Area Plan in the state of Gujarat and to make the process more efficient.
2. T
his manual is based on multiple discussions, suggestions and recommendations identified during various meetings
with various experts from relevant departments in the State Government and practitioners in the field identified by
Guj-RERA.
3. I t is important to note that this manual must be used in conjunction with the Gujarat Town Planning and Urban
Development Act 1976 and the rules published by the Government, and not as standalone document.
4. While this manual has been based on the GTPUD Act, 1976, the other states interested in preparation and
implementation of Local Area Plans (LAP) should customize their planning acts by adding/ modifying the relevant
sections according to their state specific needs and requirements.
5. B
eyond the current conventional practice this Manual also makes recommendations to carry out some improvements
either in the process or in the institutional framework by the authority and/or the government (without requiring
amendments in the act). All such recommended improvements are indicated with BROWN colored text in this
manual.
VII
VIII
Acknowledgments:
The following individuals graciously contributed to the reviews, discussions and decisions taken during the
process of preparing the manuals.
Team of Experts, Reviewers and Contributors

• Dr. Amarjit Singh, IAS, Chairman, Guj-RERA
• Shri P. L. Sharma, Former Chief Town Planner, TPVD, Govt. of Gujarat
• Shri P. K. Datta, Officer on Special Duty (OSD), UD & UHD, Govt. of Gujarat
• Shri R. Srinivas, Town and Country Planner, TCPO, MoHUA, Govt. of India
• Shri K. D. Sagathiya, Senior Town Planner (Legal), TPVD, Govt. of Gujarat
• Shri P. K. Ghosh, IAS(R), Former Municipal Comissioner, Expert Advisor, Urban Planning
• Shri V. K. Phatak, Project Mentor, Domain Expert, CUPP, CRDF, CEPT University
• Shri Utpal Sharma, Expert Advisor, Urban Planning
• Shri P.J. Patel, Member-1, Guj-RERA
• Shri D.P. Joshi Member-2, Guj-RERA
• Dr. Vatsal Patel, Technical Officer, Guj-RERA
• Shri Rajesh Rawal, Senior Town Planner, AUDA
• Shri Rajesh Patel, T.D.O., Ahmedabad Municipal Corporation
• Shri Bihag Angreji, Asst.Technical Officer, Guj-RERA
• Shri Vaishvik Brahmbhatt, Asst. Technical Officer, Guj-RERA
• Shri M.M. Bhaumik, Expert Advisor, Urban Planning
• Shri U.S. Mehta, Expert Advisor, Urban Planning
• Shri N.K. Patel, Expert Advisor, Urban Planning
• Shri B. H. Rupani, Expert Advisor, Senior Town Planner (Retd.)
• Shri Deepa Dave, Expert Advisor, Town Planner, AMC
Key Contributors
• Shri V. K. Phatak, Project Mentor, Domain Expert, CUPP, CRDF, CEPT University
• Shri Jignesh Mehta, Project Leader, Domain Expert, CUPP, CRDF, CEPT University
• Shri Utkarsh Patel, Domain Expert, CUPP, CRDF, CEPT University
• Dr. Rutul Joshi, Domain Expert, CEPT University
• Shri Amit Gotecha, Domain Expert, CUPP, CRDF, CEPT University
• Shri Rohit Raina, Urban Planner, CUPP, CRDF, CEPT University
• Shri Shashank Trivedi, Urban Designer, CUPP, CRDF, CEPT University
IX
X
Contents
Chapter 1: Introduction. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 01
1.1 Why this manual? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 02
1.2 What does it provide? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 03
1.3 How is the Manual Structured? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 03
Chapter 2: Purpose and Background of Local Area Plan. . . . . . . . . . . . . . 05

2.1 Background. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 06
2.1.1 What is Local Area Plan? . . . . . . . . . . . . . . . . . . . . . . . . . . . 06
2.1.2 Why LAP mechanism?. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 07
2.1.3 Understanding History and Background of LAP Mechanism in India
and abroad . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 08
2.2 Main Provisions in the GTPUDA, 1976 for preparation of LAP. . . . . . . . . . . . . . . . . . 13
2.3 Current LAP Mechanism . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
2.4 Recommended Improvements in LAP Mechanism . . . . . . . . . . . . . . . . . . . . . . . . 17
2.4.1 Recommended improvements in LAP Process . . . . . . . . . . . . . . . . 17
Chapter 3: Components of Improved LAP. . . . . . . . . . . . . . . . . . . . . . 23

3.1 LAP Report . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
3.2 LAP Maps . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
3.3 Forms. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
3.3.1 Owner’s Contribution Form. . . . . . . . . . . . . . . . . . . . . . . . . . 27
3.3.2 Cost Estimation Form . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
3.3.3 Revenue Generation Estimation Form . . . . . . . . . . . . . . . . . . . . 28
3.4 Development Regulations for LAP . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
STAGE 1: PUBLICATION OF LAP BOUNDARY

Chapter 4: Identification and delineation of area for Local Area Plan. . . . . . 31
4.1 Identifying purpose of LAP. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .32
4.2 When & Where to locate LAP . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .33
4.3 Considerations for delineating LAP Boundaries. . . . . . . . . . . . . . . . . . . . . . . . . .33
Chapter 5: Base Map Preparation and Publication of LAP Boundary. . . . . . . 35

5.1 Physical Features Survey. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .36
5.2 Preparation of Base Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .38
5.2.1 Reconciliation (Melavni). . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
5.2.2 Review of Draft Base Map . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
5.3 Finalizing the Base Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39
5.3.1 Publication of Draft Base Map and Receiving Objections
and Suggestions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39
5.3.2 Preparation of Final Base Map . . . . . . . . . . . . . . . . . . . . . . . . 39
5.4 Publication of LAP Boundary. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39
XI
STAGE 2: PREPARATION OF DRAFT LAP

Chapter 6: Existing Situation Assessment . . . . . . . . . . . . . . . . . . . . . 41
6.1 Analysis of Existing Land Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42
6.2 Analysis of Land ownership . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42
6.2.1 Land records/ Property owners’ surveys . . . . . . . . . . . . . . . . . . 42
6.3 Analysis of Building use and Building condition . . . . . . . . . . . . . . . . . . . . . . . . . .43
6.4 Analysis of Transport Network . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
6.5 Analysis of Infrastructure (physical & social). . . . . . . . . . . . . . . . . . . . . . . . . . . 44
6.6 Analysis of Topography, Environmental Features. . . . . . . . . . . . . . . . . . . . . . . . . 45
6.7 Analysis of informal activities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .46
6.8 Property Rates – Jantri & Market. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .46
Chapter 7: Planning and Design of LAP . . . . . . . . . . . . . . . . . . . . . . . 47

7.1 Stakeholder Consultation for Preparing Vision and Concept of LAP . . . . . . . . . . . . . 48
7.2 Identifying Purpose and Vision for LAP . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48
7.3 Identifying Key Planning and Design Principles for LAP . . . . . . . . . . . . . . . . . . . . 50
7.4 Preparation of Schematic Layout. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 51
7.5 Envisioning Areas with different Urban Character and Built Form. . . . . . . . . . . . . . .53
7.6 Guidelines for Street Network Planning and Design . . . . . . . . . . . . . . . . . . . . . . . 54
7.6.1 Key Considerations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54
7.6.2 Guidelines to Improve the Street Network . . . . . . . . . . . . . . . . . 57
7.6.3 Guidelines to integrate street design. . . . . . . . . . . . . . . . . . . . 60
7.7 Guidelines for Integrating Informal Activities and Settlements. . . . . . . . . . . . . . . . .63
7.8 Guidelines for Preparing Parking Management . . . . . . . . . . . . . . . . . . . . . . . . . .65
7.9 Guidelines for Providing Physical Infrastructure. . . . . . . . . . . . . . . . . . . . . . . . . .67
7.10 Guidelines for Open Spaces, Network of Green Spaces and Water bodies. . . . . . . . .69
7.11 Guidelines for Locating Social Amenities. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71
Chapter 8: Regulations and Guidelines for LAP . . . . . . . . . . . . . . . . . . 73

8.1 Regulations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74
8.1.1 Background. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74
8.1.2 Conventional Approach vs Form-Based Approach . . . . . . . . . . . . . 74
8.2 Components of Form Based Regulations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . .75
8.2.1 Form Based Zoning Plan (Map). . . . . . . . . . . . . . . . . . . . . . . . . 75
8.2.2 Form Based Regulations . . . . . . . . . . . . . . . . . . . . . . . . . . . . 76
8.2.3 Types of regulations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 76
8.3 Guidelines for development of streets and public areas. . . . . . . . . . . . . . . . . . . . .79
Chapter 9: Compensation, Contribution, Cost and Revenue for

Implementation of LAP. . . . . . . . . . . . . . . . . . . . . . . . . . 81
9.1 Land Contribution and FSI Compensation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 82
9.2 Cost of Preparation & Implementation of LAP Works. . . . . . . . . . . . . . . . . . . . . . .84
9.2.1 Cost of Infrastructure Works for LAP . . . . . . . . . . . . . . . . . . . . 84
9.2.2 Cost of Preparation of LAP . . . . . . . . . . . . . . . . . . . . . . . . . . 86
9.3 Revenue Generation & Finance. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .86
9.3.1 Revenue Generation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 86
9.3.2 Finance Management . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 87
XII
STAGE 3: PUBLICATION and sanction of lap

Chapter 10: Publication, Modification and Submission of Draft LAP. . . . . . . 89
10.1 Meeting of Persons affected by LAP & Receiving Suggestions and Objections. . . . . . 90
10.2 Considering Objections and Suggestions and Improving the LAP . . . . . . . . . . . . . . 90
10.3 Publishing of LAP in the Official Gazette and Inviting Objections and Suggestions . . . . 91
10.4 Considering Objections and Suggestions, Modifications and Submitting the LAP to State
Government . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 91
10.5 Sanctioning of LAP . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .92
Chapter 11: Recommended Improvements in Institutional Framework, Roles

and Responsibilities. . . . . . . . . . . . . . . . . . . . . . . . . . . 93
11.1 Appointment of Cadre Post of DILR for Updating Land Records for Base Map . . . . . . .94
11.2 Appointment of Advisors or Domain Experts during Preparation of Draft LAP. . . . . . .95
11.3 Appointment of Expert Review Committee (ERC) . . . . . . . . . . . . . . . . . . . . . . . . 96
11.4 Appointment of Local Area Plan Coordinator (LAP Coordinator) . . . . . . . . . . . . . . . 96
Chapter 12: Implementation of LAP and Cash Flow Management . . . . . . . . 101

12.1 Budgetary Provision for Development Works . . . . . . . . . . . . . . . . . . . . . . . . . . 102
12.2 What should be Implemented When? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 102
12.3 Who should Implement What? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 103
APPENDIX
Appendix 1: Data Collection from Various Departments . . . . . . . . . . . . . 105
Appendix 2: Guidance for Appointment of Consultants for Survey and
other Assistance.. . . . . . . . . . . . . . . . . . . . . . . . . . . 109
Appendix 3: Guidance for Survey Methods. . . . . . . . . . . . . . . . . . . . . 111
3.1 Total Station Survey. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 112
3.2 Drone Survey . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 114
Appendix 4: Case Studies of Various Local Area Plan Mechanisms . . . . . . . 117

4.1 Ireland. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 118
4.1 Bhutan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 122
4.3 Maharashtra. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 125
4.3.1 Development of Bandra Kurla Complex . . . . . . . . . . . . . . . . . . . 126
4.3.2 Plans for Comprehensive Development in Maharashtra. . . . . . . . . . 129
4.4 Delhi . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 131
4.5 Madhya Pradesh . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 134
4.6 Kerala. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 136
Appendix 5: Contents of Different types of LAP Reports. . . . . . . . . . . . 137

5.1 LAP for Transit Oriented Zones . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 138
5.2 LAP for Heritage Precincts. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 139
Appendix 6: Recommended Guidelines for Preparation and

Implementation of LAP. . . . . . . . . . . . . . . . . . . . . . . . 141
6.1 Background . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 142
6.2 Recommended Guidelines for Enabling LAP Mechanism through Statutory Provisions . 143
XIII
List of Flow Charts

Flow Chart 1: Existing Local Area Plan Process. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
Flow Chart 2: Recommended Local Area Plan Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 99
List of Figures
Figure 3_1: LAP Report . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
Figure 3_2: Base Map (existing situation survey map). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
Figure 3_3: LAP Map_Revised Street Network and ROWs. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
Figure 3_4: Urban Design Regulations Map_Building Unit. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
Figure 3_5: Urban Design Regulations Map_Builtform Features . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
Figure 3_6: Owner’s Contribution Form for LAP (TOD LAP_BRDS). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
Figure 3_7: Draft Regulations for CBD-LAP. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
Figure 4_1:LAP zones along TOD Corridors of Ahmedabad City . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
Figure 4_2: Shivranjani TOD-LAP . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
Figure 4_3: WADAJ TOD - LAP & Slum Redevelopment. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
Figure 5_1: Existing Situation Analysis . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
Figure 5_2: Process of reconciliation (Melavni) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
Figure 6_1: Existing Land Use Map. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42
Figure 6_2: Existing Land Ownership Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42
Figure 6_3: Existing Building Use Map. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
Figure 6_4: Existing Building Condition Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
Figure 6_5: Existing Transport Network Map (AMTS,BRTS,MRTS) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
Figure 6_6: Existing Social Amenities (Parks and Garden) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
Figure 6_7: Existing Social Amenities (Public Purpose Plots) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
Figure 6_8: Existing Informal Activities Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
Figure 7_1: Stakeholder’s Consultation on proposed LAP Layout. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48
Figure 7_2: Stakeholder’s Consultation on LAP. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48
Figure 7_3: 3d Visulisation of CBD’s Vision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48
Figure 7_4: Identifying CBD as Special Provision/Project in DP . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49
Figure 7_5: Urban Form Visulisation for TOD Corridor. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49
Figure 7_6: Schematic Layout of Proposed LAP . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 51
Figure 7_9: Example of Envisioned Builtform for the LAP area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 53
Figure 7_7: Example of Envisioned Urban Character for the LAP area. . . . . . . . . . . . . . . . . . . . . . . . . . . . 53
Figure 7_8: Example of Envisioned Builtform & Public Spaces for the LAP area . . . . . . . . . . . . . . . . . . . . . . . 53
Figure 7_10 : Examples of Walkable Urban Block and Street Network . . . . . . . . . . . . . . . . . . . . . . . . . . . . 55
Figure 7_11: Comparative Diagram for Different Block sizes corresponding to different uses . . . . . . . . . . . . . . . 56
Figure 7_12: Examples of Multimodal Street . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57
Figure 7_13: Steps(1-6) to improve the walkability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59
Figure 7_15: Street priority pyramid. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60
Figure 7_16: A Sample of Complete street design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60
Figure 7_17: A typical 9 mt. Pedestrian ROW Section . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60
Figure 7_18: A typical 12 mt. ROW Section . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60
Figure 7_19: A Typical 18 mts. ROW Section . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61
Figure 7_20: A Typical 24 mts. ROW Section. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61
Figure 7_21: A typical 30 mts. ROW Section. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61
Figure 7_22(a): Proposed Road Intersection must be between 90°-60° angle. . . . . . . . . . . . . . . . . . . . . . . 62
Figure 7_22(b): Road intersection of less than60° angle must be avoided. . . . . . . . . . . . . . . . . . . . . . . . . . 62
Figure 7_22(c): Minimum Distance between two intersections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
Figure 7_22(d): Corner Plot Radius . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
Figure 7_23: Incorporating Informal vending in street design. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63
Figure 7_24: Linear Informal vending zones along the street are a better option Example Market at Law garden,
Ahmedabad.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63
Figure 7_25: Concentrated Informal vending on dedicated plots are generally not successful in the long-run. . . . . . 63
Figure 7_26: Area Based Development for redevelopment of Slums in Ahmadabad . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 64
Figure 7_27: On Street Parking without system . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 65
Figure 7_28: Paid Parking along major commercial street, Ahmedabad. . . . . . . . . . . . . . . . . . . . . . . . . . . 66
Figure 7_29: Parking Management Zones- Key Plan. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66
Figure 7_30: Parking Management Zones 5- Strategy Map. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66
Figure 7_31: Provision of Underground Utilities based on the street type and context . . . . . . . . . . . . . . . . . . . 67
XIV
Figure 7_32: Networking storm water drains to rain water recharge wells in Vastrapur lake- a case of good practice. 68
Figure 7_33: Present condition- no dedicated space provided for waste collection at neighborhood level. . . . . . . 68
Figure 7_34: Proposed dedicated waste collection area allocated at neighborhood level. . . . . . . . . . . . . . . . 68
Figure 7_35: Continuity of Natural drains and streams . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
Figure 7_36: Incorporating Sensitive Environment Features in LAP . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
Figure 7_37: Creating a network of open spaces (Green) and Natural (Blue) in the LAP . . . . . . . . . . . . . . . . . . 70
Figure 7_38: Different Scales of Open Spaces, Gardens and Parks. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70
Figure 7_39: Locating Fire Station on narrow road should be avoided. . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
Figure 7_40: Fire station situated on 120 feet road. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
Figure 7_41: Fire station access through a major street. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
Figure 7_42: School on 12 m road causes traffic congestion during opening and closing hours. . . . . . . . . . . . . . 72
Figure 7_43 School situated on well connected major road . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
Figure 7_44: On ground scenario of a School situated on well connected major road. . . . . . . . . . . . . . . . . . . 72
Figure 8_1: Envisioning Built form for LAP . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 75
Figure 8_2: Form Based Regulations- Regulating Plan. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .76
Figure 8_3: Example of Form Based Regulations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 78
Figure 9_1: Additional Floor space can be consumed on the same plot . . . . . . . . . . . . . . . . . . . . . . . . . . . 83
Figure 9_2: Additional Floor space can be availed as TDR. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 83
Figure 9_3: After Amalgamation with neighbouring plot, Additional Floor space can be availed as TDR. . . . . . . . . 83
Figure 9_4: TDR of full plot area. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 83
Figure 9_5: Conditions of Compensations for the persons affected by the LAP . . . . . . . . . . . . . . . . . . . . . . 84
Figure 10_1: Meeting of Persons Affected By LAP . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 91
Figure A3_1: Various Stages of Total Station Surveying. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 113
Figure A3_2: Various Stages of Total Station Surveying . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 114
Figure A3_3: Aerial Triangulation in Drones. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 115
Figure A3_4: High resolution drone image for mapping of large areas . . . . . . . . . . . . . . . . . . . . . . . . . . . 115
Figure A3_5: Ortho-photo-mosaics image. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 115
Figure A3_6: layers for image processing in drone . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 116
Figure A4_1: Planning framework of Ireland . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 119
Figure A4_2: LAP Guidelines for Planning Authority Document . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 119
Figure A4_3: Statutory Provisison of LAP in Planning and Development Act, 2000 of Ireland . . . . . . . . . . . . . . 120
Figure A4_4: Indicative Time Frame for Preparation (to coming into the force) of LAP . . . . . . . . . . . . . . . . . . 121
Figure A4_5: Example of LAP: Masterplan of Southdocks LAP, City of cork, Ireland, . . . . . . . . . . . . . . . . . . . 122
Figure A4_6: Planning framework of Bhutan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 123
Figure A4_7: Urbanisation Management Control Area Concept of Bhutan . . . . . . . . . . . . . . . . . . . . . . . . . 123
Figure A4_8: Process and Stages of Bhutan Land Pooling Mechanism . . . . . . . . . . . . . . . . . . . . . . . . . . . 123
Figure A4_9: The Local Government Act of Bhutan, 2009 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 124
Figure A4_10: Example of LAP in Bhutan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 125
Figure A4_11: Sample Drawings of LAP in Bhutan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 125
Figure A4_12: Planning framework of Maharastra . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 126
Figure A4_13: Proposed Landuse Plan of BKC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 128
Figure A4_14: Implimentation of Projects in BKC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 129
Figure A4_15: Statutory Provisison of Plans for comprehensive Development in M R &T P Act, 1966 of Maharastra. . 130
Figure A4_16: Section 33, Statutory Provisison of Plans for comprehensive Development in M R &T P Act, 1966
of Maharastra. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 130
Figure A4_17: E-News Paper Reporting on LAP in Mumbai_1. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 131
Figure A4_18: E-News Paper Reporting on LAP in Mumbai_2. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 131
Figure A4_19: MPD-2021 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 132
Figure A4_20: key Highlights of MPD-2021 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 132
Figure A4_21: Statutory Provision on MPD -2021 for sanctioning LAP. . . . . . . . . . . . . . . . . . . . . . . . . . . . 133
Figure A4_22: Example of Ward Level Planning (LAP) studies conducted by DUAC. . . . . . . . . . . . . . . . . . . . 133
Figure A4_23: E-News Paper Reporting on status of LAP in Delhi_1. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 134
Figure A4_24: E-News Paper Reporting on status of LAP in Delhi_2 . . . . . . . . . . . . . . . . . . . . . . . . . . . . 134
Figure A4_25: Planning framework of Madhya Pradesh. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 135
Figure A4_26: Statutory Provisison of constitution of special areas in M.P.T.&C.P. ACT, 1973. . . . . . . . . . . . . . . 135
Figure A4_27: ABD Master Plan Report for Indore Smart City . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 136
Figure A4_28: RAJWADA - ABD Master Plan for Indore Smart City . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 136
Figure A4_29: Planning framework of Kerala. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 137
Figure A4_30: Statutory Definition of LPAs in KTCP Act, 2016. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 137
Figure A5_1: Dhal ni Pol - A LAP for Heritage Precincts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 140
General Note: Image credits are as cited under the respective Image. CRDF may be the source of all images without citation
XV
List of Table
Table 2_1: Provisions in the GTPUDA, 1976 for preparation of LAP. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
Table 7_1: Corner plot Radius . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
Table 9_1: Sample OWNER’S CONTRIBUTION FORM to calculate the compensation to the plot owners. . . . . . . . . 84
Table 9_2: Abstract Sheet for Cost of Works. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 85
Table 9_3: Cost Estimation Form and its components. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 85
Table 9_4: Revenue Generation Estimation Form and its components . . . . . . . . . . . . . . . . . . . . . . . . . . . . 87
Table A1: Maps and Layoutsto be collected from the authority. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 106
Table A2: Special Planning Areas under MMRDA. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 125
List of Abbreviations
ABD: Area Based Development (component of the Smart Cities Mission of the Government of India
ACTP: Additional Chief Town planner
ADA: Area Development Authority
AG: Advisory Group
AMRUT: The Atal Mission for Rejuvenation and Urban Transformation
AUDA: Ahmedabad Urban Development Authority
BRTS: Bus Rapid Transit System
CBD: Central/ Commercial Business District
CDP: City Development plan
CIT: City improvement Trust
CMP: City mobility plan
Co.Op: Co-operative Housing society
CPHEEO: Central Public Health and Environmental Engineering Organization
CSO: City Survey officer
CTP: Chief Town planner
DCR: Development Control regulations
DILR: District Inspector of Land Records
DP: Development Plan
DSO: District Survey Officer
ERC: Expert Review Committee
EWS: Economically Weaker Sections
FBR: Form Based Regulations
FGD: Focused Group Discussion
FP: Final Plot
FSI: Floor Space Index
GIDC: Gujarat Industrial Development Corporation
GoG: Government of Gujarat
GOVT: Government
GTPUDA: The Gujarat Town Planning and Urban Development Act 1976
GTPUDR: The Gujarat Town Planning and Urban Development Rules 1979
Guj.: The state of Gujarat in India
HRIDAY: The Heritage City Development and Augmentation Yojana
HT: High tension (lines)
ILR: Inspector of Land Records
IPT: Intermediate Public transport
IRC: Indian Roads Congress
JTP: Junior Town Planner
KJP: kami Jasti Patrak
LAP: Local Area Plan
LPA: Local planning Area
LRO: Land record Officer
LVC: Land Value Capture
XVI
MoHUA: Ministry of Housing and Urban Affairs

MRTP: the Maharashtra Regional and Town Planning Act of 1966
NBC: National Building code
NMT: Non-motorized transport
OFC: Optical Fibre cable
ONGC: Oil and Natural Gas Corporation
OP: Original Plot
PPP: Public Private Partnership
RERA: Real Estate Regulatory Authority
ROW: Right of Way
SEWS: Socially and Economically Weaker Sections
SFP: Semi-Final Plot
SIR: Special Investment Region
SOR: Schedule of Rates
SPRR: Sardar Patel Ring Road in Ahmedabad, India
SPA: Special planning authorities
STP: Sewage Treatment Plant
T P S: Town Planning Scheme
TDR: Transferable Development Rights
TOD: Transit oriented Development
TOZ: Transit Oriented Zone
TPO: Town Planning Officer
TPVD: Town Planning and Valuation Department
UD&UHD: Urban Development and Urban Housing Development department of GoG.
UDA: Urban Development Authority
XVII
01.
Introduction
1.1 Why this Manual?

1.2 What does it Provide?
1.3 How is the manual structured?
Highlights
oo The main purpose of this manual is to provide stage-by-stage guidance for preparation of local area
plans to the new generation planners and professionals in simplified terms and illustrative format, without
much legal jargon.
oo The manual draws upon the deep knowledge, experience and learnings of senior planners in government
and practitioners in the field, with objectives to simplify and expedite the process of urban spatial
planning, to bring everyone on the same platform and to facilitate organized development on ground.
oo The manual is not a statutory document. It should be used in conjunction with GTPUD Act 1976 and the
GTPUD Rules 1979. The Act, the Rules and the extant GoG orders must be the final reference in case of
any confusion, inconsistency or discrepancy in interpretation of any part of this manual.
1.1 Why this manual?

The Local Area Plan (LAP) mechanism has been recently
adopted by the Government of Gujarat (GoG) as part
of its statutory urban planning framework in 2014. The
addition of section 76-A in the Gujarat Town Planning
and Urban Development Act (GTPUDA) 1976, in 2014 and
a subsequent amendment in 2017 was done to include
“Special provisions for Local Area Plan”. The addition of LAP
mechanism as part of the already established and much
appreciated DP-TP mechanism has further strengthened
the overall statutory framework of the state. The addition
of LAP as part of the statutory urban planning regime falls
perfectly in line with the progressive nature of the state
where urban planning mechanisms have continuously
evolved by the virtue of such amendments ever since the
inception of its first planning act in 1915.
In spirit of continuing this evolution the main purpose of

this manual is three-fold:
•
To provide clear stage-by-stage guidance for
preparation of Local Area Plans to the new generation
urban planners, urban designers and allied
professionals within the government authorities and
also as consultants undertaking the preparation of
Local Area Plans within the State of Gujarat.
• T
o explain the process in simple terms and in
illustrative format without much of legal jargon to
bring everyone on the same platform
• T
o simplify and expedite the process of urban spatial
planning, and facilitate organized, sustainable and
livable development on ground.
For this, the manual draws upon the deep knowledge,

experience and learnings of senior planners within the
government authorities, practitioners in the field and
academia involved in researching best practices around
the globe. The process of preparing this manual is
undertaken with the objectives to simplify and expedite
the process of urban spatial planning, to bring everyone
on the same platform and to facilitate organized
development on ground.
The manual is NOT a statutory document, but its main

purpose is to provide guidance and support to facilitate
and improve the preparation of LAP. In this context,
this manual can also be a good reference for planners
and professionals from other states looking for learning
this innovative and progressive planning mechanism of
Gujarat.
02 | Chapter 01
1.2 What does it provide?

To achieve the aforementioned purpose, this manual
provides detailed, stage-by-stage guidance to everyone
involved in preparing LAP under GTPUDA, and brings
everyone on the same platform by providing the same
consistent information and guidance to all. This manual
provides clear guidance regarding:
• Overall LAP preparation process at all stages.
• Surveys and analysis of existing situation
• E
ngagement of land owners, beneficiaries and
stakeholders
• D
eriving purpose, vision and principles and preparing
schematic layout of LAP
• Planning and design of LAP
• C
ompensation to the land owners contributing
towards LAP
• Cost estimation & Revenue Generation
• R
oles and responsibilities of authority and
government etc.
1.3 How is the Manual Structured?

Sections & chapters: The manual is structured in
the same order as the various stages of LAP process
currently practiced within the government authorities
under provisions of the GTPUDA 1976. The chapters
are organized to provide step-by-step guidance for the
tasks to be carried out under each stage starting from
delineating LAP Boundary and Base Map preparation, to
Publication of LAP Boundary, to Draft LAP and sanction
of LAP. These stages and are organized in three such
sections clearly titled based on the stages of LAP: as
indicated below;
• Stage 1: Publication of LAP boundary
• Stage 2: Preparation of Draft LAP
• Stage 3: Publication and Sanction of LAP
These stages and steps thereunder are also clearly

identified in flow-chart no .1, showing current LAP
mechanism under chapter 2.3.
Beyond this, under the section titled General Guidance this

manual provides detailed guidance regarding Institutional
framework, roles and responsibilities; Implementation and
finance management.
Appendix: for this, the manual includes: Survey methods;

Data to be collected from various departments, review of
various examples of LAP’s in India and around the Globe;
Guidance for appointment of consultants.
Chapter 01 | 03
Recommended Improvements in BROWN Text: The

manual is written to provide guidance for preparing LAP
as currently practiced under the provision of the Act and
the Rules. However, beyond the current conventional
practice this Manual also makes recommendations to
carry out some improvements either in the process or in
the institutional framework by the authority and/or the
government (without requiring amendments in the act).
All such recommended improvements are indicated with
BROWN colored text in this manual.
IMPORTANT NOTE: This manual is not a statutory

document. It must be used in conjunction with GTPUD
Act 1976 and the GTPUD Rules 1979 and the extant orders
by the Government of Gujarat (GoG). In case of any
confusion, inconsistency or discrepancy in interpretation
of any part of this manual, the Act, the Rules and the
extant GoG orders must be the final reference.
04 | Chapter 01
02.
Purpose and Background of
Local Area Plan
2.1 Background
2.2 Main Provisions in GTPUDA 1976 for
preparation of LAP
2.3 Current LAP Mechanism
2.4 Recommended Improvements in LAP
Mechanism
Highlights
oo Up till very recently, the statutory planning mechanism in Gujarat has been focused primarily on Greenfield
development through its widely appreciated and successful DP - TP mechanism. The Government of
Gujarat (GoG) in 2014 and 2017 amended the GTPUD Act 1976 to include Special provisions for preparing
Local Area Plans.
oo Some key reasons why LAP mechanism is urgently required for Indian cities are:
• It allows the cities and urban authorities to re-plan, revive and regenerate the existing developed
inner city areas.
• It improves and enhances the existing developed areas. & provides more detailed planning proposals
and policies for the areas anticipating a substantial transformation.
• It involves elements of plot reconstitution, Master Planning, designing of urban realm and regulating
the private realm through form based regulations.
• It prioritizes public welfare and look into quality, quantity and maintenance of social amenities,
environment and infrastructural provisions.
• It acts as a micro-level planning tool to implement the larger vision embedded in the DP for specific
areas.
• It provides opportunity for more number of people to access sustainable transit options & to live and
work within the city itself.
• Its intention is to gratify the social and economic aspirations by building well-organized and effective
physical environment.
oo Some key areas of improvement for ease-of-development, planned growth and sustainable development
are identified in this chapter. The details of such improvements are provided in the relevant chapters of
the manual.
2.1 Background
2.1.1 What is Local Area Plan?
A Local Area Plan is a statutory planning mechanism that
is devised to improve and enhance the existing developed
areas. It is prepared for improving, retrofitting and/or
solving issues in these currently developed areas. They are
intended to provide more detailed planning proposals and
policies for the areas which are anticipated to experience
substantial redevelopment and transformation.
Up till very recently, the statutory planning mechanism

in Gujarat has been focused primarily on Greenfield
development through its widely appreciated and
successful DP – TP mechanism. However, over the
years the older, inner city areas and developed suburbs
were left to their own fate as they continued to become
congested and deteriorate over time. Therefore, to
address the various issues and for reimaging the existing
developed inner city neighborhoods for the purpose
of Regeneration, Redevelopment and conservation (as
the case may be), the Government of Gujarat (GoG) in
2014 and 2017 amended the GTPUD Act 1976 to include
Special provisions for preparing Local Area Plans (Ref.
Amendment by Guj 11 of 2014. S. 19 and Amendment by
Guj. 22 of 2017. S .6).
The LAP mechanism allows the cities and urban authorities

to re-plan, revive and regenerate the existing developed
inner city areas. The LAP mechanism is a micro-level
planning tool used to implement the larger vision
embedded in the DP on the specific areas. It involves
elements of plot reconstitution, Master Planning, designing
of urban realm and regulating the private realm through
form based regulations. Additionally, the LAP process
involves consultation with multiple stakeholders and plot-
owners and therefore requires to be conceptualized to
incentivize and promote redevelopment for ease of its
implementation.
Depending on the vision for improving a developed inner

city area, the Local Area Plans can be of different types:
• LAP for Urban Regeneration of Developed Areas
• LAP for Improving Urban Areas with Heritage Value
• LAP for Improving Areas with Informal Settlements
• LAP for Special Development Areas
• LAP for special purpose areas such as areas for
religious tourism, healthcare tourism,Knowledge
precinct and institutional areas
The area selected for LAP is studied in detail, issues

of relevance are identified and then analyzed prior
to establishing proposals for future development.
06 | Chapter 02
LAP proposals prioritize public welfare and look into

quality, quantity and maintenance of social amenities,
environment and infrastructural provisions. LAPs are
instruments used for renewal of a city’s built environment.
LAP provides a balanced approach for the needs of
the stakeholders, developers and requirements of the
planning authorities. Its intention is to gratify the social
and economic aspirations by building well-organized and
effective physical environment.
2.1.2 Why LAP mechanism?

Over the last few decades, the cities in Gujarat have
experienced rapid urbanization with large number of
people migrating to urban areas for better opportunities.
The Urban Development & Urban Housing Department
(UD&UHD) along with the Town Planning and Valuation
Department have been proactive in undertaking
coordinated efforts for planned Growth of urban areas
through its widely appreciated and successful DP – TP
mechanism. Such spatial planning efforts undertaken
have primarily focused on horizontal expansion of the
city to add newer areas and delivery of serviced land for
enabling such expansion through preparation of Town
Planning Schemes. Although, the DP-TP mechanism has
been a huge success in the state and highly appreciated
nationally, it is widely acknowledged that such rapid
and infinite horizontal expansion into the hinterland in
not sustainable. Such horizontal expansion of the city
ultimately requires conversion of large quantum of
agricultural lands into serviced lands which may lead to
environmental concerns due to depleting Agricultural
(Greenfield) land over a longer period of time. Moreover,
spatial expansion of urban areas have huge implications
on the increase in Travel Distances to work place and
high dependence on private vehicles leading to traffic
congestion. It is also known that horizontal expansion
through Greenfield development often has higher
implications on the cost of providing infrastructure as
compared to upgradation of the existing infrastructure.
On the other hand, the older inner city areas and

developed suburbs have often been left to their own
fate as they have continued to become congested and
have deteriorated over time. Therefore, there is often a
felt need for improving and revitalizing these inner city
areas through careful examining and planning. Over the
years, various Development Authorities in the state have
envisioned such urban regeneration and transformation
of inner city areas through zoning and regulatory tools
while preparing Development Plans. These Proposed
zones such as the Central Business District (CBD), Transit
Oriented Development (TOD), core city zones, Heritage
zones, Other Special Development Zones etc. have been
envisioned by the development authorities in the state
Chapter 02 | 07
under their broader framework for development of

their cities through a Development Plan. To materialize
such vision on ground these Authorities require an
effective, sustainable and implementable micro-planning
mechanism.
Taking the que from world class cities across the globe,
it is widely advocated that there is an urgent need for
Urban planning mechanisms to evolve and focus on ‘how
to allow more people to live and work within the city
itself’ rather than pushing them away by offering them
choices only in far out places.
A Local Area Plan attempts at incentivizing such inner

city developed areas to redevelop and regenerate,
allowing more number of people to get better access to
amenities while enhancing the existing road network
and upgrading infrastructure. The LAP as a mechanism
also aims at a sensitive approach to planning and
implementation in the areas with built fabric of heritage
and/or cultural value, with the aim to conserve and
enhance the existing culture, heritage and environment
of such areas.
2.1.3 Understanding History and

Background of LAP Mechanism in India
and abroad
First Evidences of Inner city Improvement: The City
Improvement Trusts (CIT’s)
The concept of improvement of existing urban areas has
been recognized since the early stages of urbanization
in India. The first City Improvement Trust (CIT) was
established in the Bombay Providence in 1898 following
the Bombay Plague of 1896 for the purpose of improving
the poor Housing and sanitation conditions in Tenements
and slums. The Bombay Improvement Trust was legally
positioned with powers to invoke the eminent domain
to decongest slums and improve the living conditions
of the poor. The Trust also focused on physical planning
which included creation of new streets, constructing
housing for low income residents, reclaiming land for
urban expansion in addition to decongesting crowded
localities. These improvements were specifically intended
to enhance and glorify the city’s image as a center of
imperial and commercial power. Subsequently in the early
20th Century, multiple city improvement trusts were
established across various provinces in colonial India
such as Mysore (1903), Calcutta (1911), United Provinces;
Lucknow (1919), Kanpur (1919), Allahabad (1920), Nagpur
(1936) and Delhi (1940) which undertook the preparation
of various improvement schemes which primarily focused
on improving the existing urban developments.
08 | Chapter 02
Town Planning Schemes and Development Plans: From

city Improvement to City Expansion
Subsequently the Schemes primarily focused on
Greenfield developments and became a good tool for
land reconstitution to achieve planned road network and
infrastructure. Under the Bombay Town Planning Act of
1915, the local authorities under the Bombay presidency
were empowered to prepare Town Planning Schemes for
various areas within their jurisdiction. Eventually, it was
realized that the Town Planning Scheme helped to improve
only smaller areas and parts of cities and towns. But the
need for a statutory planning mechanism that allows
authorities to prepare macro level Development Plans for
the cities and towns, which could then be implemented
at micro level through T P Schemes was realized. The new
Bombay Town Planning Act, 1954 was passed that replaced
the previous planning act to establish the two level DP
– T P SCHEME mechanism. As the cities grew rapidly
beyond their boundaries, the outside areas were also
needed to develop in a planned manner. The enactment
of Gujarat Town Planning and Urban Development Act,
1976 allowed creation of Development Authorities who
were responsible for preparing Development Plan for
the whole urban area, and for Town Planning Schemes
to facilitate organized development and obtain land for
roads, infrastructure and amenities in the growing areas.
What is LAP in Gujarat?

Up till very recently, the statutory planning mechanism in
Gujarat has been focused primarily on such Greenfield
development through its widely appreciated and
successful DP – TP mechanism. However, over the
years the older, inner city areas and developed suburbs
were left to their own fate as they continued to become
congested and deteriorate over time. Therefore, to
address the various issues and for reimaging the existing
developed inner city neighborhoods for the purpose
of Regeneration, Redevelopment and conservation (as
the case may be), the Government of Gujarat (GoG) in
2014 and 2017 amended the GTPUD Act 1976 to include
Special provisions for preparing Local Area Plans (Ref.
Amendment by Guj 11 of 2014. S. 19 and Amendment by
Guj. 22 of 2017. S .6).
Local Area Plan in Gujarat means a statutory planning

mechanism to improve an existing developed area
prepared, submitted and sanctioned under the provisions
of section 76-A of the Gujarat Town Planning and Urban
Development Act (GTPUDA 1976. The LAP mechanism
was conceptualized from the current need for Revitalizing,
Regenerating, Redevelopment and Conservation of
already developed areas including the inner city and old
city heritage areas in Indian cities. The LAP identifies the
Chapter 02 | 09
need for providing an Incentive based redevelopment/

conservation mechanism for its implementation rather
than compulsory acquisitions or forceful regulations that
put conditions and additional costs on individual land
owners.
There are multiple/different kinds of plans which are

either labeled as Local Area Plan or may be intended to
achieve similar objectives as those described for a Local
Area Plan above. However, these plans may or may not
exactly fit under the above definition/description. A
few examples of such plans and their interpretations are
described below:
1. There are multiple examples of local area planning

which are enabled under statutory provisions and
prepared to achieve similar objectives, but unlike
the LAP under GTPUD Act, 1976 these plans are not
conceptualized as an incentive based redevelopment
mechanism. Below are a couple of examples:
>> Mumbai, Maharashtra: As Mumbai is a large
urban area, it requires a mechanism below the
Development Plan level to plan for development
or redevelopment of smaller areas. However
currently the planning act does not have a
mechanism for such local area plans. Instade,
when required such areas are put under Special
Planning Authority(SPA) constituted under the
section 40 of MRTP Act, 1966; and subsequently
for planning and sanctioning for the same is
carried out under section 115 of the act. Plan
for Bandra-Kurla Complex (BKC) and back-bay
reclaimation are some of the examples of such
planning. Although constitution of such SPAs
help carry-out local area planning, it is not easy
to frequently create such authorities for every
areas requirinf micro-level planning. Also, It
excludes the area from the development plan.
(Refer Appendix 4.3 for details)
>> Ireland: Similarly, examples of Local Area

Plans also exist in countries like Ireland since
the 2000’s where an LAP is envisioned as the
principal statutory planning instrument for
setting out a balanced understanding, vision and
spatial strategies at the local level. In this case
a good LAP is understood a plan that balances
the needs and aspirations of the community
with the requirements of the Planning Authority
and the expectations of developers and other
stakeholders. It provides a framework for
delivery that guides quality and facilitates
consistency in development management. (Refer
Appendix 4.1 for details)
10 | Chapter 02
2. Some plans are prepared for achieving similar

objectives such as improving a Local Area, but do not
have the backing of the statutory provisions under a
planning act for sanctioning or implimenting them.
Moreover, when implementation of such plans is
highly dependent on the availability of huge capital
and acquisition of land rather than an incentive based
implementation approach. It becomes very difficult
to impliment them. Below are such examples:
• Delhi: Some recent attempt to improve the existing

urban areas was reflected in Delhi’s master plan
prepared in 2007, which included a provision for
preparing Local Area Plans for achieving similar
objectives as those defined above. Subsequently
about 33 LAPs were prepared under this provision.
But they were not implemented due to confusion
regarding who should sanction them. (Refer Appendix
4.4 for details)
• Indore: (Area Based Development under Smart

Cities Mission): The Area Based Development
(ABD) component under the Smart Cities Mission
is conceptualised to be used as a tool to develop/
redevelopl the identified areas. Many of the cities
have identified areas under government ownership
for smartcity ADB Projects so that it becomes
easier to replan and redevelop the area. Indore,
on the other hand has identified an area within the
core city area for smart city ABD. However, the land
required to improve the street network in this area is
primaraly under private domain. Hence unless it uses
an “incentive based redevelopment approach” it may
not be the same as “Local Area Plan” under GTPUDA.
(Refer Appendix 4.5 for details)
3. Some other plans prepared for a specific area may

be statutory, but are prepared for development in
Greenfield areas. Such plans may be conceived like
township plans.
• Bhutan: Bhutan prepares LAP since 2004 for the
land pooling and reconstitution schemes throughout
the country for pursuing the urban development and
to execute the funded projects from the renowned
institutions such as the World Bank and Asian
development bank (ADB). (Refer Appendix 4.2 for details)
4. In some other places a similar terminology may be

in use, for a statutory planning mechanism but the
objectives may be completely different to those
explained and described above.
Chapter 02 | 11
• Kerala: The state of Kerala prepares plan for Local

Planning Areas (LPA). Such a Local Planning Area
(LPA) in Kerala is generally the entire area under the
municipalities or other ULBs. Therefore such LPA
plans are more like a Development Plan or a Master
Plan for the whole city or urban area, and should not
be confused with LAP mode of Gujarat.
12 | Chapter
2.2 Main Provisions in the GTPUDA,

1976 for preparation of LAP
Local Area Plan is a statutory plan to be prepared and
sanctioned under Gujarat Town Planning and Urban
Development Act 1976 (GTPUDA). Therefore, the process
of preparing a local area plan must adhere to the relevant
sections of the act. While the manual is structured in the
same order as the stages followed in practice, this order
broadly follows the provisions in the act as listed below.
The table below identifies key stages of the process for

preparing a local area plan and provides relevant sections
of the act applicable at the key stages.
Table 2_1: Provisions in the GTPUDA, 1976 for preparation of LAP
Sections Provisions
• Section 76A • Preparation, sanction etc. of Local Are Plan
• 76A ( 1) • Power of Appropriate authority to make LAP
• 76A ( 2) • Publication of Delineated boundary for LAP
• 76A ( 3) • Contents of LAP
• 76A ( 4) (a) • Meeting of Owners
• 76A ( 4) (b) • Publication of Draft LAP
• 76A ( 5) • Submission of Draft LAP to State Government
• 76A ( 6) • Power of State Government to Sanction or refuse to sanction the LAP and effect of
Sanction
• 76A ( 7) (a) • Manner of Publication of Sanctioned LAP
• 76A ( 7) (b) • Date on which liabilities of LAP comes into effect
• 76A ( 8) • Surrender of Land under public domain to appropriate authority
Chapter | 13
2.3 Current LAP Mechanism
Currently, section 76A of GTPUD Act provides for

preparation of Local Area Plan. In the short duration of its
inception through amendment in the GTPUD Act, in 2014,
the current LAP mechanism provides a strong statement
of intent from the GoG and the UD&UHD. Under the
current mechanism, preparation of LAPs including
the CBD-LAP for Ahmedabad and multiple TOD LAP’s
have been undertaken by the Ahmedabad Municipal
Corporation. However with such as small period of the
LAP coming into being as a statutory planning mechanism
in Gujarat there is scope for further improving the already
well-conceptualized mechanism.
Considering this, the manual takes up the opportunity

to include and incorporate some improvements that will
result in better urban environment on ground and make
the LAP process more efficient and consistent across all
LAP’s across Gujarat
Various areas of Improvement include:

• Boundary Delineation Process
• Updating Ownership and Freezing of Base Map.
• Contents of LAP including LAP Report
• Manner and medium of conducting Meeting of
Persons Affected.
• Time frames for LAP
Time frames for LAP

Although there is no specific timeframe for the entire
preparation of local area plan, it is necessary to set
timeline for LAP. Sufficient time should be provided for
background data collection and analyzing the collected
data. While fixed timelines should be set for publication,
submission and sanctioning process for plans
14 | Chapter 02
Flow Chart 1: Existing Local Area Plan Process
Chapter 02 | 15
Chapter 02 | 16
2.4 Recommended Improvements in

LAP Mechanism
Based on the assessment of current LAP mechanism
identified in the previous sub-section, this sub-
section identifies improvements in LAP process and its
components.
2.4.1 Recommended improvements in

LAP Process
Stage 1: Publication of LAP Boundary
• LAP Boundary Delineation: It is recommended that
the LAP boundary should be identified based on the
Guidance provided in the Development Plan. The
LAP boundary may be delineated / re-delineated
based on various considerations, studies, surveys as
described in detail under chapter 4.3
• Appointment of Advisors: At the time of Delineating
the Boundary for LAP, the Authority may appoint a set
of Advisors for guidance and internal review of the
Delineated Boundary and subsequently the draft LAP
preparation process at various stages [Refer chapter 11.2
for details regarding Appointment of advisors]
• A
ppointment of LAP Officer/ LAP coordinator:
At the time of Delineation of Boundary for LAP,
the Authority may appoint a LAP Coordinator for
coordinating the Process the entire LAP Preparation
process as well as to coordinate on Behalf of the
Authority with the “Persons affected by the LAP”
[Refer chapter 11.4 for details regarding Appointment of LAP
Officer]
• Physical Features Survey: Simultaneously, the

authority should do the data collection of land
records, ownerships and beneficiaries and conduct
Topographic & Physical features surveys [Refer chapter
5.1 for detailed guidance in conducting physical features survey].
• Reconciliation (Melavani) and Preparation of Base

Map for all non T P Scheme areas: The process
of Reconciliation (Melavni) should be subsequently
undertaken for preparing a Base Map for preparing
LAP in all non T P Scheme areas. However the
Final sanctioned FP Plan and land records may be
considered for Final Base Map in case the LAP is
being prepared in an area with sanctioned final T P
scheme. [Refer chapter 5.2 for detailed guidance in undertaking
Reconciliation (Melavni) for preparation of Base Map].
• P
ublishing the Base Map and Land Records: The
Authority shall publish the Base Map prepared after
Reconciliation (Melavni) as “Draft Base Map” along
with the Ownership Records for 15 days inviting plot
owners and other stakeholders by public notices to
update/verify their land records. [Refer chapter 5.3 for
Chapter 02 | 17
detailed guidance in publishing the Base Map for verifying the land
Records].
• A
ppointment of ILR at the Authority for Updating,
revising and freezing of Base Map Being Prepared
For non-TP Areas: The State Govt. may create Cadre
post of DILR at the UD&UHD and Subsequently the
Settlement commissioner’s office may appoint an
Inspector of Land Records not below the rank of
DILR at the UDA’s, ADA’s and other Authorities with
all powers of Land Revenue Code for updating Land
Records. The Authority should submit all queries
and requests received for updating the land records
to the Inspector of Land Records (appointed at the
authority specifically for preparation of LAP) along
with the Draft Base Map. The ILR should undertake
the revisions required for updating the Draft Base
Map and subsequently prepare the Final Base Map.
[Refer chapter 11.1 for details regarding Appointment of Cadre
post of DILR and chapter 5.3 for guidance on finalizing the Draft
Base Map].
• F
reezing of Base Map and Records: After making
the required revisions in the Draft Base Map and the
Land Records, the Base Map should be referred to
as the “Final Base Map”. The Authority may Freeze
the Final Base Map along with the Land Records for
all subsequent stages of preparation of LAP. [Refer
chapter 5.3 for guidance on updating & freezing the Final Base
Map for Publication of LAP Boundary].
• P
ublication of Delineated LAP Boundary: The
Authority for the purpose of declaring its Intention
to prepare the LAP should “Publish the Delineated
LAP Boundary” in the official Gazette as required
under section 76A( 2) of the GTPUDA. [Refer chapter 5.4
for detailed guidance in Publication of Delineated LAP Boundary].
Stage 2: Preparation of Draft LAP

• C
ollection of Data and stakeholder inputs:
Simultaneous to the physical features survey and
Land Records collection for the purpose of Base
Map Preparation, the Authority should carry out
consultations and informal discussions to get inputs
from stakeholder, and conduct various observation
based and contextual surveys such as land use
survey, building use, NA conversions, infrastructure
network etc. that would be useful in Analyzing the
Existing Situation as well as for preparing the Draft
LAP Layout [Refer Appendix 1 for detailed guidance on the
various data that the Authority may collect].
• E
xisting Situation Analysis and preparation of
Thematic Layers: Before preparing schematic
layout, the authority should prepare various thematic
maps with the help of the Data Collected through
18 | Chapter 02
surveys and undertake its analyses. [Refer chapter 6 for

detailed guidance undertaking Analysis of Existing Situation].
• P
reparing vision and concept for LAP: Prior to
Preparation of the Draft LAP by the Authority, the
Vision and Concept for preparing the LAP should be
identified based on the broader proposals listed in
the Development Plan and the inputs received by the
various Stakeholders and the Persons Affected by the
LAP. [Refer chapter 7.1 & 7.2 for detailed guidance Visioning and
conceptualizing the purpose of LAP].
• P
reparation of Conceptual Graphics for LAP: The
Authority may prepare few Graphics to conceptualize
the vision identified for the preparation of LAP.
• P
reparation of Schematic Draft LAP Layout: The
Authority should substantiate a schematic LAP
layout from the conceptual layout. The Schematic
LAP Layout may include all integral proposals
including proposals for Areas with specific urban
character and built form and subsequent regulations,
street network design, open spaces, Network of
Green spaces, Waterbodies, Parking Management,
integrating Informal Activities, Affordable housing
and economically weaker sections housing, Physical
infrastructure, social amenities etc. [Refer chapter 7.4 to
7.12 for detailed guidance undertaking preparation of Schematic
Layout].
• I dentifying Land Contributions and compensation/

incentives to be given to the persons affected by
the LAP: Parallel to the preparation of Schematic
LAP Layout, the Authority should start recording the
details of all the “Persons Affected by the LAP” in an
owners contribution form. This form should record
the Land contributions towards the Public Domain
by “persons affected by the LAP”. Such Form should
also including identification of various models for
compensation to the “Persons affected by the LAP”.
[Refer chapter 3.3.1 and chapter 9 for detailed guidance undertaking
identification of contributions and compensations].
• Identifying Cost of preparation of LAP: Parallel

to the preparation of owners contribution form
and Schematic LAP Layout, the Authority should
work out various expenses that would add up to
account towards the “Cost of preparation of LAP”
in Cost Estimation Form. These costs may include
costs incurred in undertaking physical features
surveys and other surveys, cost of works for
additional infrastructure or upgradation of existing
Infrastructure, legal requirements under the Act,
cost of conducting “Meeting/s of Persons Affected”
and costs that may be incurred for compensation
to be paid to individual land owners. Parallel to
the preparation of Schematic LAP Layout, the
Chapter 02 | 19
Authority should start recording the initial details of

all the “Persons Affected by the LAP” in an owners
contribution form. [Refer chapter 9 for detailed guidance
undertaking identification of cost of preparation of LAP].
• Preparation of Draft LAP Report & Finalizing Draft

LAP: The Authority should draft a formal report
to document all stages in preparation of the Draft
LAP from Beginning to End. The Schematic Layout,
Various Forms ( including owners contribution form
and cost estimation form) and the LAP Report should
together compromise the “Draft LAP”
Stage 3: Publication and Sanction of LAP

• M
eeting/s of Persons Affected by LAP: The
Authority after preparing the Draft LAP should invite
all stakeholders for a “Meeting of the Persons
Affected by LAP” and record all suggestions and
objections made in writing. The Authority should
consider all such objections and suggestions
and make modifications to Draft LAP as deemed
appropriate in consultation with the Advisors. [Refer
chapter 10.1 &10.2 for detailed guidance for undertaking Meeting
of Persons Affected by the Scheme].
• P
ublication of Draft LAP: The Authority should
publish the modified Draft LAP in official gazette
and Invite objections and suggestions as required
under the section 76A( 4)(b) of the GTPUDA.
The Draft LAP should be open for examination by
the stakeholders and for registering their formal
Suggestions and objections with the Authority within
a period of 30 days from the date of publication of
the Draft LAP by the Authority. [Refer chapter 10.3 for
detailed guidance for publication of Draft LAP].
• M
odification to Draft LAP: The Authority should
consider all Objections and Suggestions received
within the specified period from the date of
publication of Draft LAP by the Authority and make
modifications to the Draft LAP as deemed fit in
consultation with the Advisors. [Refer chapter 10.4 for
detailed guidance for making modifications to the Draft LAP].
• S
ubmission of Draft LAP to the State Government:
After making the necessary modifications to the
Draft LAP, the Authority should submit the Draft LAP
(along with the list of objections and suggestions
received and the way they were addressed or not
addressed with detailed comments as to why they
were not addressed) to the State Government for
their sanction. [Refer chapter 10.4 for detailed guidance for
Submission of Draft LAP to state govt.].
• A
ppointment of Expert Review Committee (ERC):
It is recommended that the State Government
appoints an Expert Review Committee (ERC) which
20 | Chapter 02
should review and recommend approval of Draft LAP

submitted to the government. [Refer chapter 11.3 for
details regarding Appointment of ERC]
• S
anction of LAP by the State Government: After
the Authority submits the Draft LAP to the State
Government, it should review and recommend
changes (if any) before sanctioning the LAP. [Refer
chapter 10.5 for detailed guidance for sanction of LAP].
• N
otice for inspection of LAP by Public: If the State
Government decides to sanction the LAP, it should
issue a notification in the official gazette and in the
local newspaper regarding the place at which the
Sanctioned LAP should be available for the public to
examine.
GENERAL NOTE: Refer Flow Chart 2 (Chapter 11)
Chapter 02 | 21
03.
Components of Improved LAP
3.1 LAP Report

3.2 LAP Maps
3.3 Forms
3.4 Regulations
Highlights
oo It is important to document the rationales, vision and/or principles behind various decisions taken during
preparation of LAP It is recommended that this should be recorded in the LAP Report.
oo The Various components of LAP includes:

• Report
• Maps
• Forms
• Regulations
The LAP is composed of maps (showing Plots, Roads and

plots allotted for public purpose) and forms. However, for
improved planning, it is recommended that a LAP should
be composed of the following documents:
• LAP Report
• LAP Statutory Maps
• Forms
• Regulations
3.1 LAP Report

The LAP Planning Process should be recorded and
documented in a LAP Report. (Refer Figure 3_1) The report
should clearly identify the integral planning decisions
pertaining to the LAP. The broad chapterization of the LAP
report can assume the following structure:
• Purpose of LAP: The chapter clearly records and
explains the specific purpose for which the LAP is
being prepared. For eg. LAP for Transit Oriented
Development, LAP for Central Business District, LAP
for preserving areas with Heritage value etc.
• S
ite and Context: This chapter intents to record the
characteristics of the area delineated for LAP along
with the area’s context to its surroundings and the
Figure 3_1: LAP Report
city. Source: Shivranjani TOZ-LAP Report, AUDA, Prepared by HCPDM
• E
xisting situation assessment; Maps and Analysis:
This chapter clearly records all maps prepared after
analyzing the various thematic layers for Assessment
of existing situation of LAP Area. These layers may
include:
>> Base Map
>> Land Use and Building Use
>> Green and Open Space,
>> T
opography and Environment Features Map
(including Water Bodies, Water sheds and Flood-
prone areas )
>> Transport Network Map
>> Infrastructure Map
>> Informal Activities Map
>> Land Rates Map
>> Land Ownership Maps
• V
ision and Concept: This chapter intends to record
the Vision identified for the LAP area after stakeholder
consultation. Based on the identified vision, this
chapter should also record the concept for preparing
the LAP along with 2D/3D visualizations and
representations of this concept through Diagrams,
Concept Plans, and Graphics etc.
• P
rinciples and Approach: This chapter should
clearly records and establishes the principles and
24 | Chapter 03
Approaches on which the preparation of LAP would

be further undertaken.
• S
chematic Layout: This chapter identifies all
proposals with supporting rationale for LAP area
based on the Vision, concept and Principles identified.
These proposals should be supported with relevant
Maps and Graphics. The proposals in the chapter
may be subdivided based on the various layers such
as:
>> Urban character and Zoning
>> Street Network and Guidelines for Street design
>> N
etwork of Parks, green space, open spaces,
water bodies and other natural features
>> P
ublic purpose plots indicating proposed
amenities and social infrastructural plots
>> Parking Management plan
>> Informal activities
>> P
hysical infrastructure plan including water
network, sewerage network, storm water
network etc.
>> Affordable Housing and EWS
• R
egulations and Guidelines for LAP: This chapter
identifies:
>>
Considerations & Recommendations for
regulations for private realm.
>> C
onsiderations & Recommendations for
guidelines for public realm.
• Based on the considerations and recommendations
the regulations should be identified as described in
3.4.
• C
ost Estimate and Revenue Generation: This
chapter records the various components of LAP
and calculates the total cost of preparing the LAP.
It may also recommend various strategies for
revenue generation for fully or partially funding the
implementation of LAP.
• P
hasing and Implementation Strategies: This
chapter intends to record the project phasing and
implementation strategies to clearly identify the
various timelines and help ease implementation of
various components of LAP.
Chapter 03 | 25
3.2 LAP Maps

The LAP maps are one of the key components of LAP.
Below is a set of maps that should be included as part of
the LAP along with the LAP Report at the prescribed scale
of (1:2000) and smaller scale (1:1000, 1:500 or 1:200 etc):
• Base Map showing all plots under separate
ownerships as existing on ground, all buildings with
number of floors, all existing structures, contours.
(Refer Fig.3_2)
• L
and use and building use maps showing existing
land use on each plot and uses in existing buildings
Figure 3_2: Base Map (existing situation survey map)
• L
AP Map showing revised street network identifying Source: Ashram Road, CBD-LAP , AUDA, Prepared by HCPDM
new streets of different types such as pedestrian and
vehicular, streets to be widened and/or enhanced
etc.; Revised plots with plot numbers, areas allotted
for public purpose such as plazas, parking and other
amenities. (Refer Fig.3_3)
• U
rban Design and Regulations Map showing
regulations such as build-to-line, arcade, step-backs,
permissible building footprint, permissible building
height etc. (Refer Fig.3_3 & 3_4)
• G
reen & Open Space Network Map showing all
existing and natural features including perennial and
seasonal waterbodies, wetlands, contours, low lying
Figure 3_3: LAP Map_Revised Street Network and ROWs
flood prone areas, overlaid with proposed network of Source: Ashram Road, CBD-LAP , AUDA, Prepared by HCPDM
parks, green and open spaces and waterbodies.
• Infrastructure Map showing all existing and
proposed network of Physical infrastructure
including, Water Supply network, Sewerage Network,
Storm water Network, Solid waste disposal and
transfer Infrastructure, electrical infrastructure etc.
Figure 3_4: Urban Design Regulations Map_Building Unit

Source: Ashram Road, CBD-LAP , AUDA, Prepared by HCPDM
Figure 3_5: Urban Design Regulations Map_Builtform Features

26 | Chapter 03
3.3 Forms
Comprehensive LAP Process should contain three major
forms to record and register various information related
to LAP. They are;
• Owner’s Contribution Form
• Cost Estimation Form
• Revenue Generation Estimation Form
3.3.1 Owner’s Contribution Form

• As Part of the LAP preparation process, Owner’s
Contribution Form is filled for the purpose of
documentation of ownerships, plot sizes, area
deductions, compensations, costing, finances, etc.
(Refer Figure 3_6)
• Filling up the Owner’s Contribution Form should

be the process running parallelly to the various
stages. Information collected under the Owner’s
Contribution should be filled at the three stages.
>> During the base map preparation and existing
condition survey stage, All the existing
condition records including ownerships, legal
entities (societies, companies) or individuals
who have direct ownership on the plot as per
legal records along with the plot size, permissible
builtup as per prevailing regulations, consumed
Floor space, built use etc.
>> During the draft stage of LAP, as per the
proposed layout, record the areas affected in the
various proposals of LAP such as road widening,
public plaza, social infrastructure etc.
>> At the stage of calculating the cost of works
for the LAP and compensation for the persons
affected by the proposals to get the amount of
compensation to be paid. (Refer Ch 9.3.1 for Details)
Figure 3_6: Owner’s Contribution Form for LAP (TOD LAP_BRDS)

Source: AMC
Chapter 03 | 27
3.3.2 Cost Estimation Form

The Cost Estimation Form would provide details of all
costs incurred in undertaking various component of LAP
such as;
• Costs incurred in undertaking the Existing Situation
surveys including the hiring of Survey consultants
for on-ground physical features surveys and cost of
specialized equipment (such as drones).
• Cost of infrastructure upgradation/addition work.
• S
alaries of staff and other legislative requirements as
per the prevailing act.
• C
ost of publication of the LAP under the provision of
the act.
• C
ost of conducting meeting/s of person affected by
LAP and other such public consultations.
• C
ompensation for the individual plot owners (if any)
who are affected by the proposal of LAP.
(refer chapter 9.3.1 for details)
3.3.3 Revenue Generation Estimation

Form
The Revenue Estimation form would provide an estimation
of the total revenue that can potentially be generated
from the revenue sources such as:
• Chargable FSI
• TDR on Public Plots
• Development Fees
• Propoerty Taxes
• Parking Fees
• Vending Charges
• Cost sharing through PPP
• Easement Rights
• Other Tax Benifits
(refer chapter 9.3.1 for details)
28 | Chapter 03
3.4 Development Regulations for LAP
LAP specific development regulations are crucial to

transform the existing urban character and to achieve
the desired urban form and liveable environment within
the LAP area. The Form-based regulations are key to
achieving the desirable urban form as per the LAP. (Refer
Figure 3_7 and chapter 8 for details)
Figure 3_7: Draft Regulations for CBD-LAP

Chapter 03 | 29
1 04.
Stage
Publication of
LAP Boundary Identification and delineation of
area for Local Area Plan
4.1 Identifying purpose of LAP
4.2 When and where to locate LAP
4.3 Considerations for delineating LAP
Boundaries
Highlights
oo Delineation of LAP requires careful considerations of various aspects to ensure consistency with the
overall Development Plan, the purpose and the natural and physical context .
oo The authority may appoint a set of Advisors at the time of delineation of LAP Boundary.
The first essential step for initiating the preparation of LAP

is to identify and delineate the area for LAP. Currently, the
delineation of LAP is done separately from the DP Process.
However, as LAP is micro level planning tool to implement
DP, it is recommended that the initial delineation takes
place in the DP itself. This will enhance the overall
coordination in the development approach and provide a
platform for phased development of the DP. Once defined
in DP, the LAP boundary should be subsequently refined
when it is taken up for detailed planning by the authority.
The authority may also appoint a set of advisors at this
time for assisting in identification and delineation of area
for LAP. The advisors may also assist the authority during
the subsequent stages of preparation of draft LAP for
publication and submission to the state government for
sanction as and when required. [Refer chapter 11.2 for details
regarding appointment of advisors]
At this time, it is crucial for the authority to consider three

major factors for delineation; i.e. firstly the purpose of
LAP; Secondly, when and where to locate the LAP and
thirdly, considerations for delineating the LAP boundary.
4.1 Identifying purpose of LAP

The purpose for preparation of each LAP may vary from
area to area depending on the type of development
and character envisioned for the area. LAP can be
prepared for improving existing developed areas through
redevelopment and/or infill development. Based on the
purposes various types of LAP’s can be prepared.:
• LAP for Transit Oriented Development (TOD) areas
(Refer Fig. 4_1 & 4_2).
• LAP for Key commercial areas, Central Business

Districts (CBD).
• LAP for existing urban areas and core city areas.
• LAP for conservation and revitalization of heritage
areas and precincts.
• LAP for areas around existing/proposed railway
stations, high speed rail stations, airports etc.
• LAP for special purposes such as improving areas with
informal settlements, areas for tourism development,
knowledge precincts, etc.
32 | Chapter 04
4.2 When & Where to locate LAP

LAP should be identified and located based on the need
for improvement in the areas where new infrastructure
such as Metro or BRTS is planned (Refer Fig. 4_1 & 4_2). It
can also be identified in the areas with high demand for
development and/or redevelopment where the existing
infrastructure needs to be improved.
An authority can prepare LAP on an area where

Preliminary TP scheme is already sanctioned and being
implemented, or an area where no TP is to be done, but
the area needs improvement (such as core cities, gamtals,
special development areas such as Riverfronts, Gandhi Figure 4_1:LAP zones along TOD Corridors of Ahmedabad City
Source: Draft TOZ-LAP Report, AUDA
Ashram etc.)
The flexibility in criteria for selection of area enables

different contexts to be responded in different ways and
setting up of more localized regulations. All statutory plans
such as Development Plan and Town Planning Schemes
must be considered while delineating the LAP boundaries
Additionally, other schemes/plans such as smart city

mission, AMRUT, HRIDAY and City Development plan,
City mobility plan or proposals should also be considered
while delineation of LAP (Refer Fig. 4_3)
4.3 Considerations for delineating

LAP Boundaries
Figure 4_2: Shivranjani TOD-LAP
While delineating the area for LAP, the following factors Source: Draft TOZ-LAP Report, AUDA
should be considered:
• Purpose of LAP: While delineating a LAP, the purpose
and vision for the LAP should be kept in perspective.
For E.g. LAP for TOD should be delineated considering
the area within walkable distances from the public
transit.
• Z
one Boundaries as identified in DP: The LAP
boundary should be delineated in such a way that it
falls within the same zone of the development plan as
much as possible.
• T
PS boundaries: While delineating the LAP boundary,
it is important to consider the existing TP Scheme
boundaries. The LAP boundary should be ideally Figure 4_3: WADAJ TOD - LAP & Slum Redevelopment
Source: Ahmedabad Smartcity Proposal, AMC
delineated in such a way that it falls within the same
TP Scheme area. However, to successfully meet the
purpose and vision of LAP, it may be required for
areas under multiple T P schemes to be delineated as
a single LAP.
• E
xisting development and neighborhood
character: The areas that have a similar type
of existing development and neighborhood
characteristics should be delineated within the same
LAP.
Chapter 04 | 33
• E
xisting physical features (both man-made and
natural): The delineation of LAP boundary should
make use of the physical boundaries or barriers such
as built fabric, DP roads, existing railway lines, rivers,
canals, etc. to define its limits. The delineation of LAP
boundary should use indicators such as the major DP
Roads or zone boundaries to define its limits.
• N
umber of Properties: The LAP should be delineated
to keep the number of properties manageable at the
time of considering the suggestions and objections
raised by the person affected. The number of
properties should also be manageable at the time of
undertaking detailed property-wise delineation.
• Relevant administrative boundaries: While
delineating the LAP boundary, important
administrative boundaries such as ward boundaries,
municipal boundaries, planning and service area
boundaries should also be considered.
34 | Chapter 04
05.
Base Map Preparation and
Publication of LAP Boundary
5.1 Physical Features Survey
5.2 Preparation of Base Map
5.3 Finalizing the Base Map
5.4 Publication of LAP Boundary
Highlights
oo To prevent any future complications, a precise Base Map is critical for the whole process of preparation of
LAP. The procedure to prepare an accurate Base Map is detailed out in this chapter with detailed guidance
for the following:
• Detailed survey of physical features, and collection of data and property records
• Reconciliation (melavani) of maps and records for the preparation of the draft base map
oo For making this process more direct and less time consuming it is recommended that an Inspector of
Land Records not below the rank of DILR may be appointed by the government with statutory powers &
functions at the authority office itself to verify, update and certify the land records and the base map.
oo Before Publication of LAP boundary by the authority, the base map should be reviewed by the Advisors
including various domain experts appointed by the authority.
The authority should carry out detailed high-quality

surveys with help of qualified surveyors in consultation with
the DILR, and initiate data collection for the preparation of
Base Map after the LAP boundary delineation. The Base
Map preparation should require detailed surveys and data
collection of:
• All physical features in the area
• All built forms, structure, utilities in the area Existing Building Condition
• Data of all land & property owners, occupants,

beneficiaries in the area
• All maps & layouts from various authorities for
verification of the ownership records
• Issues and aspiration of the residents/stakeholders
through informal discussions and observations. Existing Building Typology
5.1 Physical Features Survey

Detailed physical features surveys are the very first step
towards preparing the base map for LAP. In order to carry
out Topographic and Physical features survey traditional
methods such as Total station survey or newer methods
such as the Drone Surveys can be used. The authority Existing Building Heights
should appoint qualified surveyors and staff for such data
collection and its verification.
The physical feature surveys should record and map

all physical, natural features and man-made structures
within the LAP area and the surrounding area within a
predetermined buffer identified considering the context
Existing Land Use
of the LAP; generally, within distance of 500m.
Surveys of natural features must include:

• Contours (at 50 m interval or as appropriate
depending on the topography)
• Low lying areas
• Water bodies – lakes, seasonal lakes, ponds, rivers,
Existing Parks and Gardens
water channels & streams, nalas, wells, water canals
etc.
• Trees growth areas and other plantations, vegetation,
hedges etc.
Surveys of man-made physical features would include

capturing of Built features as required for the LAP: (Refer
Figure 5_1) Existing Public Purpose Plots
• Built structures – buildings, boundary or benchmark
stone, survey stones, agricultural bunds, fences
demarcation plots, sheds, plinths, compound walls, Figure 5_1: Existing Situation Analysis
gates, field boundaries, division boundaries, etc. Source: Draft TOZ-LAP Report, AUDA
• Building use – residential, commercial, institutional,

religious, industrial, station point etc.
36 | Chapter 05
• Building type – permanent, temporary, etc.

• Utility and infrastructure – All visible features such
as water tank/ kundi, bore wells, hand pumps, water
taps, tube wells, water supply lines, open drains,
high tension lines, electric box, electric lines, electric
poles, electric transformers, light poles, telephone
poles, telephone box, manholes, soak pits, drainage
lines, culvert and cross drainage, cart track etc.
The survey may also include underground utilities
such as water supply network, sewerage network,
storm water drain network, electrical network,
telecommunication network, etc. as available from
various departments.
• Building height and no. of floors – (note presence of
basement)
• Vendor Cluster Locations
• Locations of Informal settlements- A list of all
informal settlements can be prepared. Further, a
detailed cross-verification of the existing status
should be carried out by analyzing satellite imagery
and the on-ground verification.
Other Surveys
• Transportation network –including survey of roads
(kacha, pucca, paved, unpaved, asphalt roads etc.)
• Traffic count at major junctions
• Public transport survey
• Parking Surveys
Acquiring Land and Revenue Records
While preparing detailed base map for the LAP area, official
land records, maps and layouts need to be collected from
the concerned authority and other sources. Majority of
this data should be available with the authorities/ urban
local bodies from the F-Forms prepared for the respective
TP Schemes falling within the LAP Area. In case where
TP Scheme is not prepared, such data should have to be
collected from other sources. Refer appendix 01 for the tables
showing the records and maps to be collected from different sources.
Chapter 05 | 37
5.2 Preparation of Base Map

For the purpose of initiating the process of preparing a
Local Area Plan, a Base Map of the Delineated LAP Area
needs to be prepared. In case preparation of LAP in an
area with Final sanctioned T P Scheme, the Final Plot (FP)
plan and the subsequent F-Forms shall be used as the final
base Map and Land records. However, for preparation of
LAP in non T P Scheme areas, the authority may engage
various consultants for preparing a High- Quality Base
Map with all integral layers. [Refer Appendix 2 for engagement of
consultants]. After preparation of Base Map of such Non T P
scheme areas, it is integral for the authority to under take
the following steps:
5.2.1 Reconciliation (Melavni)

After the physical features survey (topography survey)
and data collection, the Draft Base map is prepared with
all on ground information of the survey and available land
record data collected.
Reconciliation of Land and Property Ownership

Records with Base Map
In order to prepare the Final Base map, the authority has
to carry out reconciliation process after the land revenue
records are updated in the Draft Base map. This process
should only be done after the land revenue records are
updated, as it would be an extensive process if there are
changes in land records (ownership, area and shape) later.
Process of Reconciliation
Once accurate computer drawing of the surveyed LAP Figure 5_2: Process of reconciliation (Melavni)
area is prepared, the individual plot and/or property
records should be obtained from the appropriate authority
(e.g. Municipal corporation, urban development authority
and/or collectors office)
Reconciliation process for built up area:

Reconciliation of survey using compound wall, boundary
of built up structures, fencing, plinth, shades, compound
walls, gates, roads and utilities etc. as references to
overlap the actual shape of the Tippan of revenue survey
plot. Sometimes the Tippan boundary does not match with
the boundary of property marked on the site that shows
the violation of building bye laws and encroachments into
the adjacent property. (Refer Figure 5_2)
5.2.2 Review of Draft Base Map

After completion of reconciliation process and preparation
of a Draft Base Map, the authority should review the Base
Map thoroughly to check for any aberrations and missing
layers and subsequently finalize the Base Map.
38 | Chapter 05
5.3 Finalizing the Base Map

5.3.1 Publication of Draft Base Map and
Receiving Objections and Suggestions
Before finalizing, the Authority may decide to publish
the Base Map prepared after Reconciliation (Melavni) as
“Draft Base Map” along with the Ownership Records for
30 days inviting plot owners and other stakeholders by
public notices to update/verify their land records.
For enabling authority to undertake updating of Base

Map, the State Govt. may create Cadre post of DILR
at the UD&UHD and Subsequently the Settlement
commissioner’s office may appoint an Inspector of Land
Records not below the rank of DILR at the UDA’s, ADA’s
and other Authorities with all powers of Land Revenue
Code for updating Land Records. The Authority should
submit all queries and requests received for updating the
land records to the Inspector of Land Records (appointed
at the authority specifically for preparation of LAP) along
with the Draft Base Map. The ILR should undertake the
revisions required for updating the Draft Base Map and
subsequently prepare the Final Base Map. This would
also provide an opportunity to update the land records
wherever required and enhance the accuracy of the Base
Map making it consistent with the revenue records.
5.3.2 Preparation of Final Base Map

After making the required revisions in the Draft Base Map
and the Land Records, the Base Map should be referred
to as the “Final Base Map”. The Authority after review by
the advisors may Freeze the Final Base Map along with the
Land Records for all subsequent stages of preparation of
LAP.
5.4 Publication of LAP Boundary

The Authority for the purpose of declaring its Intention
to prepare the LAP should “Publish the Delineated
LAP Boundary” in the official Gazette as required under
section 76-A( 2) of the GTPUDA. In case the Delineated
LAP Boundary is not a part of a Sanctioned Preliminary
T P Scheme, the authority should take prior permission
from the state Government before Publishing the LAP
boundary in the official Gazette as required under section
76-A( 2).
Chapter 05 | 39
2 06.
Stage
Preparation of
Draft LAP Existing Situation Assesment
6.1 Analysis of Existing Land Use

6.2 Analysis of Land Ownership
6.3 Analysis of Building Use and Building
Condition
6.4 Analysis of Transportation Network
6.5 Analysis of Infrastructure
(Physical and Social)
6.6 Analysis of Topography, Environmental
Features
6.7 Analysis of Informal Activities
6.8 Analysis of Property Rates - Jantri and
Market
Highlights
oo Careful existing situation analysis is crucial for ease of preparing and implementing a well planned LAP.
This chapter provides recommendations for such Existing Situation Analysis.
In order to understand the LAP area, various other surveys

are required to be conducted along with related data
collection. Thematic Maps are to be prepared from these
surveys and data collected to further analyze the area and
represent it properly. This entire process of surveys and
preparation of thematic maps should be done parallel to
the
updating of records after the Draft Base Map is prepared.
Thematic maps for the analyzed data should be prepared

for better understanding of the area and for developing
proposals. Maps of Existing features such as landuse,
building use, building condition, land ownership,
Infrastructure, Transport network, Informal activities,
Jantri rates etc. Further, the sections should elaborate on
the preparation of maps and analysis of data.
6.1 Analysis of Existing Land Use

Topographical surveys and observation-based surveys
should be carried out in order to capture the topography
and current Land Use of the area.
The Land use survey should identify lands being used as:
Agricultural, Gamtals, Residential, Commercial, Industrial,
Institutional, Recreational, Water bodies, Amenities,
Roads/circulation, Wasteland, and Vegetation, informal
settlements, etc. (Refer Figure 6_1)
The captured and analyzed data should be showcased Figure 6_1: Existing Land Use Map
in form of maps and charts (pie chart, bar graph etc.) in Source: Draft TOZ-LAP Report, AUDA
order to identify the percentage of land under various

uses.
6.2 Analysis of Land ownership

Data related to land records and property owners must be
collected and surveys related to the same must be carried
out. The authority should hire consultants or surveyors for
collection of on-ground data. Map showing all public and
private land must be prepared. Data should be analyzed to
help the authority in making decisions about reservation
land consolidation around the government land to execute Figure 6_2: Existing Land Ownership Map
large projects. (Refer Figure 6_2) Source: Draft TOZ-LAP Report, AUDA
6.2.1 Land records/ Property owners’

surveys
• Details of property type – No. of dwelling units in
each building, unit type, registered/ non-registered,
private/ Co.Op. Society
• No. of owners & beneficiaries in each unit
42 | Chapter 06
6.3 Analysis of Building use and

Building condition
The physical features surveys should identify all the built
structures – buildings/ sheds along with its shape and
size in the LAP area.
The Building Use survey should identify all buildings and

they must be categorized under: Residential, Commercial,
Mixed, Industrial, Institutional, religious etc. (Refer Figure 6_3)
Figure 6_3: Existing Building Use Map
Similarly, the condition of all buildings should be identified
as: Good, Average, Poor or Dilapidated (Refer Figure 6_4)
All existing building use and its condition should be

analyzed in order to understand and establish the potential
redevelopment areas.
6.4 Analysis of Transport Network

A Transportation Map showing all major transport nodes,
Public Transport stops, Public transport Routes, Road
connectivity, Road Hierarchy etc. should be prepared.
This helps the authority in making decisions about land
reservation for stops, creation of plazas and new road Figure 6_4: Existing Building Condition Map
network. Also, further surveys should be conducted for Source: Draft TOZ-LAP Report, AUDA
circulation pattern within the town planning area and

beyond the scheme boundary.
A Map capturing the circulation of the LAP should be

prepared. (Refer Figure 6_5) The Circulation Plan should
capture all:
• Road and street network
• Public transport network
• IPT location
• Traffic circulation and Traffic counts at major
junctions
Figure 6_5: Existing Transport Network Map (AMTS,BRTS,MRTS)
• Types of Parking such as formal and informal, on- Source: Draft TOZ-LAP Report, AUDA
street and off-street parking

• Parking survey at peak time & weekdays & weekends
• All the roads which are proposed in the DP and
TP; which have been implemented or yet to be
implemented can be recorded.
This helps authority in making decisions about block size,
street network and pedestrian priority streets.
Chapter 06 | 43
6.5 Analysis of Infrastructure and

Amenities
All existing physical infrastructure – both underground
and above ground should be surveyed and mapped.
The map should include all the physical features as well
as underground utilities. These should include features
related to:
• Water supply
• Sewerage
• Storm water
• Solid waste
Figure 6_6: Existing Social Amenities (Parks and Garden)
• Electricity lines (HT lines) and stations Source: Draft TOZ-LAP Report, AUDA
• Telecom lines and OFC network

• Oil and gas lines
After clear mapping, an assessment of existing demand
and load on the networks should be carried out. Also
an assessment of per capita consumption of water and
production of sewerage and solid waste should be made.
Subsequently, this should be compared with the Service
Level Benchmarks (SLBs) as appropriate and gap in
provisions, network coverage, service delivery should be
identified. This should help in identifying the need and
requirements for improvements in the area.
Figure 6_7: Existing Social Amenities (Public Purpose Plots)
Along with physical infrastructure all existing social
amenities in and around the area must also be surveyed
and mapped. These should include all social amenities
such as education facilities, health facilities, police
stations, fire Stations, other city level open spaces and
recreation areas etc. within the LAP area and in the buffer
of 1 km beyond the LAP boundary. Also this should be
compared with the relevant guidelines and benchmarks
such as URDPFI guidelines in order to identify additional
provisions of the amenities to be made in the area. (Refer
Figure 6_6 and 6_7)
Along with mapping of physical infrastructure and social

amenities, the following should also be mapped and
studied:
• Ongoing and proposed projects in the area and in the
close proximity.
• Recent and upcoming development in the LAP area
and the surrounding areas which can impact the
provision of infrastructure and amenities.
• Provisions made in the LAP, T.P. Scheme of the
surrounding areas.
The survey, mapping and study of the physical
infrastructure and social amenities as indicated above
should help the authorities in making decisions in terms of
44 | Chapter 06
identifying and appropriating land for infrastructure and

social amenities.
6.6 Analysis of Topography,

Environmental Features
Due to the contours on land surface, when the rain falls;
water run following the slopes in small rivulets. These
rivulets form small streams and merge to form bigger
streams, finally merging with the larger water bodies like
rivers, lakes etc. The entire area that serves water to the
larger water body is called the watershed of that particular
water body. Watersheds can also be called catchment
area or drainage basin. Protection and conservation of
watersheds are necessary for conservation of streamlines,
water bodies, groundwater recharge and control soil
erosion and preventing soil degradation.
Watersheds and land use are interdependent. When

build-forms consume the land; contours change, flow
of stream lines are obstructed and ground is covered
with impermeable surfaces. Due to the changes in the
natural state; there arises situations of floods, drying of
water bodies, and decrease in groundwater levels. Thus,
planning and development of watersheds becomes
important.These are major reasons for urban floods and
adverse environmental impacts in our cities:
• Urbanization increases impervious surfaces,
decreasing the water percolation and increasing the
water runoff.
• Further filling up of water bodies leads to drastic
decrease in water infiltration or storage of surface
water.
• The inefficient infrastructure which is incapable of
handling heavy rains and its runoff.
• The unhealthy land use which may pollute the water
runoff.
Study of the following is necessary for efficient planning

and development:
• Topography and terrain profile – Contours map
• Infrastructural supplies and demands
• Identifying conflicting land uses
A watershed analysis map, which should help in drafting
the LAP proposals, has to be prepared after considering
the above studies. A Topography Map should be prepared
to analyze the geographical context of the LAP. The
Topography Maps and the slope studies should majorly
capture all contours in the delineated LAP. This helps
authority in making decisions about road alignments,
conservation of eco sensitive land and storm water
Chapter 06 | 45
network proposals. The map should indicate areas to be

preserved while preparation of proposals for the LAP.
6.7 Analysis of informal activities

An Informal Activities Map should be prepared to
document all major vending zones and types of activities
to analyse the vendor behaviour. All Potential vending
zones should also be identified in the informal activities
map. This helps the authority in making decisions about
creating spaces for informal activities by either reserving
plots or accommodating in the street section. (Refer Figure
6_8)
Figure 6_8: Existing Informal Activities Map

6.8 Property Rates – Jantri & Market Source: Draft TOZ-LAP Report, AUDA
A Map capturing the land rates in the delineated LAP area

should be produced considering the Jantri rates. This
helps authority in making decisions about allocation of
reserved land for optimizing value capturing.
46 | Chapter 06
07.
Planning and Design of LAP
7.1 Stakeholder Consultation for preparing

Vision and Concept of LAP
7. 2 Identifying Purpose and Vision for LAP
7. 3 Identifying Key Planning and Design
Principles for LAP
7. 4 Preparation of Schematic Layout
7. 5 Envisioning Areas with Different Urban
Character and Built Form
7. 6 Guidelines for Street Network Planning
and Design
7. 7 Guidelines for Integrating Informal
Activities
7. 8 Guidelines for Preparing Parking
Management Plan
7. 9 Guidelines for ProvidingPhysical
Infrastructure
7.10 Guidelines for Open Spaces, Network
of Green Spaces and Waterbodies
7.11 Guidelines for Locating Social Amenities
Highlights
oo LAP is not an exercise of land redevelopment, but it must be planned to create vibrant, livable, sustainable
neighborhoods and developments consistent with the vision and purpose of the LAP and the broader
level Development Plans.
oo The LAP layout must therefore be prepared after understanding the context and envisioning the urban
character and built form that may emerge upon its implementation.
oo This chapter provides detailed guidance regarding how to integrate street network design, locating
physical infrastructure, social amenities, parks and open spaces, parking management, Informal activities,
EWS housing etc while preparing a comprehensive LAP layout.
7.1 Stakeholder Consultation for

Preparing Vision and Concept of LAP
Before identifying the Vision and preparing the conceptual
LAP, the authority should carryout consultation meetings
with various stakeholders. (Refer Figure 7_1 And 7_2) These
consultation meetings are important for recording inputs
from relevant state and local government departments.
Based on their relevance various departments such as
urban development and housing, roads and building,
Health, cultural activities, forest and environment, Climate
change, transportation, infrastructure works, civil works,
Fire safety, heritage conservation, irrigation, etc. may be
potentially communicated for receiving their inputs.
The authority may also conduct surveys of land owners Figure 7_1: Stakeholder’s Consultation on proposed LAP Layout
and beneficiaries as part of consultations to understand
issues faced in the areas. If necessary, the authority may
also conduct Focused Group Discussions (FGD) with
different socio-economical groups to understand the
issues and requirements from their area.
The relevant information collected from both the

government and non-government stakeholders will
immensely help in formulation of the Vision and concept
for the LAP.
7.2 Identifying Purpose and Vision

for LAP Figure 7_2: Stakeholder’s Consultation on LAP
Every local Area Plan should be prepared to achieve a
clear vision for the area. (Refer Figure 7_3) Such a vision must
be primarily defined based on two key deliberations;
Firstly, the Purpose of the LAP and secondly, the inputs of
different stakeholders of the LAP (both the community
and the government). If planned with clear purpose and
vision, LAP have potential to create much better urban
environments, contributing to the overall city context and
developing their own urban character and form.
The purpose of the LAP can be defined as the reason or

intent for which the LAP needs to be done for a particular
area utilizing its full potential such as to plan as CBD, for
TOD, for heritage, for densification of low-density mixed
use area etc.
Figure 7_3: 3d Visulisation of CBD’s Vision

The inputs of the stakeholders can be derived after
consultation with various government departments (as
explained in section 7.1), in-depth surveys and assessment of
the planning area, and inputs from the owners, residents
and stakeholders using different methods, which range
from informal discussions, surveys and/or focus group
discussions to participatory workshops.
48 | Chapter 07
For the LAP to be able to implement the identified purpose

and the stakeholder’s aspirations, a clear vision for a LAP
should be defined such as “the LAP area should be a
world class CBD”, “it should be a multi-modal TOD area”,
or “a local sub-urban TOD with some character & form”.
Subsequently, a clear conceptual map (2D/3D) should be
prepared to illustrate the vision in the spatial manner of
the area. (Refer Figure 7_4 and 7_5) Such vision and purpose
should be derived based certain considerations such as
the planning context provided through the Development
Plan, the location and development potential of the area,
topography and natural features within the area and other
such considerations.
Some considerations for arriving at such purpose and

vision should include the following: Figure 7_4: Identifying CBD as Special Provision/Project in DP
• Planning context: This is provided by the
Development Plan, which should reflect the overall
vision for how the LAP area and its surroundings are
expected to develop. This is reflected through zoning,
regulations, road network and various proposals in
the DP which should be integrated within the LAP
• Development potential: Vision for any plan must
consider the development potential for the area for it
to be viable and realizable.
• A
rea specific needs: Vision for a LAP should reflect
the specific needs of the area
• E
nvisioned urban form and urban environment:
A clear visualization of the urban form and urban
environment to be developed within the LAP area
is crucial for it to successfully attract desirable
developments, and meaningfully contribute to the
overall development of the city. Such vision should Figure 7_5: Urban Form Visulisation for TOD Corridor
Source: Draft TOZ-LAP Report, AUDA, Prepared by HCPDM
not only envisage the overall built-form from bird’s
eye view, but also envision life on streets and public
spaces and the interactions between streets and
surrounding built-forms resulting from the proposed
DCRs.
• T
opography and natural features: The vision of LAP
should integrate any significant topographic and/
or natural features within the area or in immediate
context. Natural features such as large waterbodies,
wetlands, and bio-diversity areas, forest areas in or
near the LAP should be reflected in the vision, which
should offer to protect them, and at the same time
leverage their potential for eco-tourism or other
such environmentally sensitive activities.
Based on the above considerations the authority preparing

the LAP should clearly identify the vision for the area.
Chapter 07 | 49
7.3 Identifying Key Planning and

Design Principles for LAP
Once the purpose and vision are clearly identified, a set
of clear principles must be identified for each LAP. Such
principles should clearly identify the priorities for the LAP
based on its purpose and vision. For example, below are
some such principles, which may be identified before
preparing a LAP layout. It is important to understand/
keep in perspective that the LAP is prepared for people
and not for automobiles. Therefore it must take people-
centric approach and not automobile-centric approach.
Too often it is assumed that the purpose of LAP is to
reduce congestion by easing the automobile movement.
But it is important to remember that the city is for people
and not for cars. Therefore, purpose of LAP should not be
to remove congestion but to improve mobility for people
allowing more human interaction and creating more
livable and economically vibrant environment well served
by amenities and infrastructure.
• Ensure coherence with the zoning of the

Development Plan with the laying out or relaying out
of land, either vacant or already built upon, the filling
up or reclamation of low-lying, swampy or unhealthy
areas, or levelling up of land.
• Ensure continuity of the citywide network of roads
with Lay-out of new streets or roads, construction,
diversion, extension, alteration, improvement and
closing up of streets and roads and discontinuance
of communications
• Ensure walkable network of streets within the LAP
area
• Ensure the new construction, alteration and removal
of buildings, bridges and other existing structures.
• Preserve the key environmental features including all
waterbodies, streams and nalas.
• The preservation of objects of historical or national
interest or natural beauty, and of buildings.
• Ensure ground water recharge while planning for
storm water management system
• Ensure a network of gardens, open spaces and green
streets to maximize green cover
• Create a livable, walkable neighborhood with a
vibrant commercial center.
• Create pedestrianized main-street with street light to
serve the neighborhood as key retail and Commercial
Street.
• Ensure the allotment or the reservation of land for
roads, open spaces, gardens recreation ground,
50 | Chapter 07
schools, market, green belts, transport facilities,

public purpose of all kind, school, dispensary, fire
brigade, and public utility places.
• Ensure provision of high-quality water and sewage
infrastructure that is easy to operate and maintain,
through provision of utility ducts along the streets
These planning principles may vary from LAP to LAP as

every scheme may have different purpose and vision.
7.4 Preparation of Schematic Layout

After identifying the purpose and vision, and subsequently
defining key principles for a LAP, the next step is to
prepare a schematic layout for the LAP. (Refer Figure 7_6)
It is important that Holistic and integrated concepts
are formulated to solve problems, exploit opportunities
and fulfil aspirations in a creative, iterative process
while preparing the LAP. Often, the layout of streets
and open spaces is a very useful starting point for this
exercise, followed by built form, use mix and supporting
infrastructure.
The importance of designing the public domain cannot

be overemphasized during this process. LAPs are
opportunities to rectify the planning mistakes that have
made our cities chaotic and unlivable. The essence of the
city is experienced in the public domain, the streets, open
spaces, public transport and public facilities. A discernible
change in quality of life can be brought about rapidly for
all classes of citizens by improving the public domain.
Therefore, the entire LAP area should be laid out to
maximize access to public transport and facilitate walking
and cycling.
To achieve predictable and desirable built form, the

development control regulations should be reworked
based on Form Based Regulations. The built form should
be designed to achieve multiple objectives – high density
mixed land use to reduce and shorten trips, additional
development rights to raise revenue from value capture
and consistent form for harmonious living environment.
It is at this stage that all the key planning and design

principles identified for the LAP should be applied to
prepare the schematic layout of LAP. Such schematic
layout should be prepared using the base map with
topographic survey as a base. The Schematic Local Area
Plan should identify the following:
• Areas with different Urban Character: All areas
within the LAP which are envisioned with a specific
urban form and character along with plausible
options of the envisioned built form through 3D/2D
graphics (Refer chapter 7.5 for detailed guidelines) Figure 7_6: Schematic Layout of Proposed LAP
Source: Adopted from Student’s Work, M. UD, CEPT University
Chapter 07 | 51
• Proposed Street Network: The proposed

street network with layers identifying ROW and
street typology based on functional hierarchy and
circulation along with the Schematic street sections
for the street typology identified in the proposed
street network. (Refer chapter 7.6 for detailed guidelines)
• Integrating Informal Activities: Identifying the
informal vending hotspots and organizing them to
integrate within the ROW design or on a dedicated
vending space by undertaking a detailed vending
management plan. (Refer chapter 7.7 for detailed guidelines)
• Parking management: Identifying the Informal
parking (both on-street and off-street) and
organizing them integrate either within the ROW
design or on a formal parking facility. (Refer chapter 7.8
for detailed guidelines)
• Physical infrastructure: including layouts for water,

sewage, storm water, electricity and gas network, and
network of utility ducts to carry such infrastructure.
(Refer chapter 7.9 for detailed guidelines)
• Green and Open space Network: Existing natural

features to be retained and enhanced. Green
network of proposed gardens, open Spaces, green
streets and other green spaces and natural features.
(Refer chapter 7.10 for detailed guidelines)
• Social Infrastructure: Public amenities including

civic center, healthcare, library, fire, police, etc. (Refer
chapter 7.11 for detailed guidelines)
The schematic layout should be supplemented by draft

Regulations to achieve the envisioned urban form and
character in the specified areas. This is also the stage
at which strategies for value capture from additional
development rights are explored.
52 | Chapter 07
7.5 Envisioning Areas with different

Urban Character and Built Form
LAPs are intended to have a strong focus on urban design
and therefore this stage of work is extremely important
to the success of the LAP. Having prepared base maps
and databases, having identified issues and opportunities
in consultation with stakeholders, the planning and
urban design team should conceptualize the layout
and built form of the LAP area. (Refer Figure 7_7, 7_8, 7_9)
Conceptualizing the built form should go hand in hand
with conceptualizing proposals for all sectors including
infrastructure augmentation.
Based on the context and identified vision of the area

for LAP, it is essential to perceive the character for the
builtform to enhance the experience of the public realm Figure 7_7: Example of Envisioned Urban Character for the LAP area
in the identified LAP Area. Experience of the public realm Source: https://www.flickr.com/photos/nycstreets/34384838435/in/
is primarily characterized by two major elements. album-72157681789316745/
• The builtform surrounding the public spaces acting
as enclosure of the public realm; and
• T
he Placemaking of streetscape including the R.O.W.
Designs, junctions, Nodes, plazas, network of open
space integrating the formal and informal spaces.
The Schematic layout should clearly identify areas with

different urban character envisioned within the LAP
Areas. Various factors such as connectivity with major
urban arterials or metro station, proximity to lakes or
waterbodies or parks, type of demand within the area,
desirable urban form and landscape design etc. can be
considered while delineating such areas. However, it is not
Figure 7_8: Example of Envisioned Builtform & Public Spaces for the LAP
necessary for all LAPs to have areas with different urban area
characters as in many cases the whole LAP may have a Source: https://www.pps.org/article/you-asked-we-answered-6-
single type of development. examples-of-what-makes-a-great-public-space
Figure 7_9: Example of Envisioned Builtform for the LAP area

Source: Adopted from Student’s Work, M.U.P., CEPT University
Chapter 07 | 53
7.6 Guidelines for Street Network

Planning and Design
For an LAP to be able to create vibrant and livable urban
environment, enhancing the existing street network is a
critical requirement. This enhancement of the existing
street network should be done for improving the overall
connectivity, accessibility, street hierarchy and walkability
within the LAP area. This can be achieved by adding
new streets, widening existing street ROWs, improving
the existing street design, adding pedestrian and NMT
connections.
7.6.1 Key Considerations

Below are some key considerations while preparing street
network layout for LAP:
• Integrate DP Roads: The proposed street network
should be accommodated for a careful integration
of all Proposed DP Roads in case they are not yet
realized on ground within the LAP area.
• Improve connectivity: The proposed street network
should enhance the existing street network to
improve its connectivity with its surrounding areas. It
should also improve connectivity to important nodes
within the LAP area.
• I mproving the Street hierarchy: The proposed
street network should be planned to have clear
hierarchy. A clear hierarchy of streets to ensure
smooth movement of traffic and smooth transition in
development character within the area. For example,
small local residential streets directly opening on
major ROW with high traffic volumes may cause
unsafe situation at the intersection for the residents.
• I mprove walkability and NMT: The proposed streets
network should prioritize walkability and use of NMT
by reducing Block sizes and adding more pedestrian
and NMT streets into public domain. For example, the
LAP prepared for a commercial district or CBD should
have small walkable block sizes and wide streets with
wide sidewalks to accommodate pedestrian related
activities. Also LAPs (for TOD) should propose higher
densities along public transport corridors to facilitate
transport, reduce congestion, reduce dependability
on private transport and optimize investments in
transport infrastructure. Therefore, it becomes
imperative to create a good walkable street network
and environment. This would encourage people to
walk and then eventually help them shift from private
mode of transport and use public transport.
>> W
alkable Blocks: Walking is the most basic and
universal mode for humans to move from one
place to another place. Everyone is a pedestrian
first before they take any other mode for
54 | Chapter 07
transport. Walking is also the most sustainable

mode of transport. Therefore walkability needs
to be the first and primary focus while planning
any urban area. For an area to be walkable it is
crucial for it to have walkable street network
and block sizes. Based on the observations
and experience in the cities across the world,
typically a walkable block length along a street is
Portland (Public Domain: 51% ; Average Block Perimeter: 300m)
about 100m. Which means, to create pedestrian
friendly environment the street network needs
to allow intersections at almost every 100
– 150m. Considering this, an average block
perimeter of about 400m is considered to be
walkable block size. For example Portland Block
of 200 ft (about 70m) with perimeter of about
265m are extremely walkable. (Refer Fig 7_10)
>> A
rea in Public Right-of-Way: In addition to
London (Public Domain: 40%; Average Block Perimeter: 500m)
the block size, the amount of area under public
right-of-way also influences walkability. More
area under the public right of-way means
more area available for public activities such as
walking, sitting, pausing, meeting, gathering,
shopping etc, in addition to the area required for
vehicular transport. Typically, compact, mixed
use areas should have more area in public right-
of-way. For example, San Francisco downtown
area has almost 50% area within public domain. San Francisco (Public Domain: 50% ; Average Block Perimeter: 300m)
(Refer Fig 7_10) It is recommended to have at least Figure 7_10 : Examples of Walkable Urban Block and Street Network
Source: HCPDM
20% of total LAP area under street ROW. This
can also go higher depending on the types of
development envisaged. For example, a CBD
could need as high as 40% area under street
ROW to accommodate dense network of wider
streets to accommodate small walkable blocks
and wide sidewalks.
• B
lock size and street width to reflect character of
the LAP: It should reflect the purpose and character
of the LAP. For example,
>> L AP prepared for a commercial district or CBD
should have small walkable block sizes and wide
streets with wide sidewalks to accommodate
pedestrian related activities. (Refer Fig 7_11)
>> L AP for calm residential neighborhood should
have small walkable block sizes, but relatively
narrower streets and sidewalks with shady trees
and street furniture. (Refer Fig 7_11)
>> L AP for large scale commercial, wholesale and
logistics district should have large block sizes`
with wide streets and vehicular lanes to carry
heavy vehicles. (Refer Fig 7_11)
In all cases, dead ends or cul-de-sacs should be avoided
in the street network layout, as they reduce overall
connectivity and walkability within the area.
Chapter 07 | 55
Transit oriented development
Central business district
High density commercial
Housing
Residential neighborhoods
Institutional , Industrial zones
Educational Institutions, Industry&

Logistics
Figure 7_11: Comparative Diagram for Different Block sizes corresponding to different uses
• R
OW Design: The proposed street network, especially
in an LAP should aim to give a high precedence for
improving the street environment through Design of
ROW. The importance of designing the public domain
cannot be overemphasized. The essence of the city
is experienced in the public domain, the streets, open
spaces, public plazas, public transport and other
public facilities. A discernible change in quality of life
can be brought about rapidly for all classes of citizens
by improving the public domain. Therefore, the street
network should be laid out with carful Design of its
ROW to achieve a coherent, livable and vibrant urban
environment. (Refer Fig 7_12)
56 | Chapter 07
Figure 7_12: Examples of Multimodal Street

Source: Global Street Design Guide, NATCO
7.6.2 Guidelines to Improve the Street

Network
Improving the walkability, connectivity and accessibility
can be achieved through an improved street network
layout. This will require adding new streets, widening
existing streets or enhancing the existing streets. It is
challenging to change/improve the existing street network
in an existing developed area. This requires very careful
surgical approach considering the existing plot patterns,
ownerships, redevelopment potential etc. to identify the
interventions. This process will also require prioritizing the
interventions considering the redevelopment potential,
feasibility and ease of implementation. It is much simpler
to plan a new area that will have nice, walkable block sizes.
However, when it comes to improving the block sizes and
increasing the area in public right-of-way in currently
developed area, without forceful acquisition of private
land, it demands a very detailed, careful and long term
approach.
In order to improve the street network in the already

developed area, it is crucial to first carefully study
the existing street and block pattern, and the existing
development patterns; and seek opportunities to add
new right-of-ways that would reduce the block sizes. The
following exercise illustrates this conceptual approach
in a series of steps that would make it implementable
without forcibly taking the land from private owners
through acquisition. This innovative approach shows a
way to create a win-win situation for both, the authority
and the private owners.
Step 1: Mapping the existing blocks

• This particular exercise will provide the information
regarding the on-ground existing scenario to draw
and refine the street grid eventually reducing the
perimeters and area of existing urban blocks. (Refer Step 1: Mapping the Existing Urban Blocks
Figure 7_13, step 1)
Chapter 07 | 57
Step 2: Adding roads from DP and TP which do not

exist on ground
• This step will assess the existing condition and the
proposed roads from the sanctioned development
plans, if there are any missing/unimplemented Roads,
authority should identify such roads and add them in
public domain.
• Apart from development plan proposal if the
undertaken area has T.P. Scheme in place, authority
should review the identified street nework under
the TP Scheme and if there are any missing/
unimplemented Roads, authority should identify
such roads and add them in public domain. (Refer Step 2: Adding roads from DP map which do not exist on ground
Figure 7_13, step 2)
Step 3: Adding existing private roads

• To further improve walkability and increase road
area under public domain, some interventions
are proposed under walkability exercise. Step 3 is
converting existing private roads into public roads.
This intervention include roads which are already
in existence, thus it is convenient to convert these
roads into public ROW. (Refer Figure 7_13, step 3)
Step 4: Adding new roads through margin and open

Step 3: Adding existing private roads
spaces
• To further break the existing large blocks into
walkable blocks and improve street network, the
next step identifies the streets from open spaces and
marginal area of the private plots.
• These streets does not include any level of small or
large scale demolition.(Refer Figure 7_13, step 4)
Step 5: Adding new roads requiring redevelopment

• For the plots which are still very large in size and are
essential to split for through connectivity, addition
of new streets are proposed which requires future
redevelopment of plots. The road area will be taken Step 4: Adding new roads through margins and open spaces
under public domain only when the plot undergoes
redevelopment. Also, these roads are strategically
located on the map so that it does not divide the
plot in an undevelopable manner nor decreases its
market value. Most future roads are proposed along
plots lines. (Refer Figure 7_13, step 5)
Step 5: Adding new roads requirieng Redevelopment
58 | Chapter 07
Step 6: Final Proposed Blocks and Street Network

• With the help of the walkability exercise, the
existing area under public ROW can be increased by
adding new streets within the LAP area. It improves
walkability of streets by splitting the existing large
blocks to smaller walkable blocks.(Refer Figure 7_13, step
6 and Figure 7_14)
The approach identified above should be applied, while

redevelopment is undertaken in identified LAP site to
improve its walkability.
Step 6: Final Proposed Blocks and Street Network
Figure 7_13: Steps(1-6) to improve the walkability

Source: Draft TOZ-LAP Report, AUDA, Prepared by HCPDM
Figure 7_14: Example of potential Tranformation in Ubrna Blocks and public domain through above mentioned step by step process
Source:Draft LAP for CBD Ashram Road, AUDA, Prepared by HCPDM
Chapter 07 | 59
7.6.3 Guidelines to integrate street design

Complete Streets:
The street network layout should be based on the concept
of “Complete Streets”, to allow safe and comfortable
mobility for users of all modes including walking, cycling
and public transport; and for people of all ages and
abilities. (Refer Figure 7_15 and 7_16) The street sections for
these streets must be planned to accommodate all
modes and all types of users that are expected to use
those streets, depending upon the type of street and the
Figure 7_15: Street priority pyramid
character of the area.
Integrated Sidewalk Greens NMT Parking/amenities Public transport Carriageway Median Carriageway Public transport Parking/amenities NMT Greens Sidewalk
Setback 2m Min. 1m 2.4m 2.4m 3.6m 3.2m 1m 3.2m 3.6m 2.4m 2.4m 1m 2m Min.
Right of way
Figure 7_16: A Sample of Complete street design
ROW Design:
• Sidewalks: A human being is a pedestrian first.
All human trips begin and end as pedestrian
trips, therefore all streets in a LAP must facilitate
pedestrians through minimum 2m wide clear,
walkable sidewalks.
Private property
Private property
Private property Private property

Stre Pt afuthrniture
Stre t furniture
Street furniture
Street furniture
• ROW for Pedestrian-only Streets: Only Pedestrian-

Pedestrian
Pedestrian
Path
only streets may have ROW smaller than 12m.

However, such pedestrian-only ROW should not be
5m
less than 6m to allow emergency and service vehicle
2m 2m 22m
m 5m
6m 2m
2m
ROW access. (Refer Figure 7_17)

99mm ROW
ROW
• ROW for vehicular street: Considering the minimum Figure 7_17: A typical 9 mt. Pedestrian ROW Section
clear width for sidewalks, it is recommended that
any street with vehicular access in a LAP should
have minimum ROW width of 12m, and must have
minimum 2m clear sidewalks. (Refer Figure 7_18)
• ROW for streets with on-street parking: All
streets with two vehicular lanes requiring on-street
parallel parking should have minimum 18m ROW. The
.....
.....
two-lane streets with angular parking will require

Green / services
/ services
/ services
Green // services
services
/ services
Private property
Private property
Private property
Private property
property
Private property
way
2 lanesway
Carriage way
minimum ROW of 24m or more. (Refer Figure 7_19)

Sidewalk
Sidewalk
Sidewalk
Sidewalk
Sidewalk
Sidewalk
2 lanes
2 lanes
Carriage
Carriage
• ROW for streets with four vehicular lanes: Streets

Private
Green
Green
Green
Green
with four vehicular lanes (two lanes in each direction)

and on-street parallel parking should have minimum 2m1.8
2m1m 2mm 1m6m
m 1m
1.2 6m
6 m 6m 1m
1m
1.2 2m
2m
1m
m 1.8 m 2m
12 m ROW
ROW of 24m to ensure walkable sidewalks. (Refer 1212mm
12
ROW
ROW
m ROW
Figure 7_20 and 7_21)
Figure 7_18: A typical 12 mt. ROW Section
60 | Chapter 07
2 lanes
24 m
Private property
Figure 7_20:
.....
Private property
Private property
Sidewalk
2.4m
2.4 m
ROW
.....
Parking/Bus-stop
1.8
Cycle track Sidewalk
2.4m
2m
2.2m
Carri age way Private property
Private property
2.1 m 1.2
7m m 1.2
Green / services Green / services
1mm
Figure 7_19: A Typical 18 mts. ROW Section
2 lanes
Figure 7_21: A typical 30 mts. ROW Section

.....
A Typical 24 mts. ROW Section

Parking/
Parking/Bus-stop
2m
1mm 2.2m
Sidewalk
2m
2m
Bus-stop
2.3 m
Sidewalk
2.3m
2.1 m 1.2
1m Green / services
Green / services
Carriage way
Green / services Parking/Bus-stop
6.5
1mm 2.2m
1m6.5
Carriage way
m
7mm
2 lanes 2 lanes
Parking/Bus-stop
7mm 2m
Median
1m
7m
Carriage way
1m
Sidewalk
7m
ParkinMedian
g/Bus-stop
2m
2 lanes
18 m ROW
24 m ROW
30 m ROW
2.2 2.3m
Sidewalk
30 m ROW
24 m ROW
18 m ROW
Carriage way Carriage way

2.3m
7m
7m
2 lanes 2 lanes
2.3 m
6.5 m
1m
Green / services
Parking/Bus-stop
2.2m
2.2 m 1.2
Green / services
1m
Parking/ k
Parking/Bus-stop
Green / services
2m
22m
Carriage
Sidewalway
2.2m
Bus-stop Sidewalk
1mm 2.3m
7m
m 1.2
2.3 m 1.2
Green / services Green / services
2 lanes .....
Sidewalk
1mm 2m
Cycle track
1mm 2.4m
2.1 m
.....
1.8 m
Private property
2.4
Sidewalk
PrParivkatineg/prBous-perstoyp
m
2.4m
Private property
2.1 m 2.2m
.....
Private property
Private property
Chapter 07 | 61
24 m ROW
Carriage way
7m
1
Intersection Design:
• Intersection layout: Street network layout should
avoid intersections with more than four-way and
60
90
°
°
with less than 60-degree angle between any two
arms. (Refer Figure 7_22(a),(b))
• Distance between intersections: The street layout
should avoid intersections too close to each other
as this will create significant traffic safety issues and
cause congestion. Minimum distance between two
Figure 7_22(a): Proposed Road Intersection must be between 90°-60° angle
intersections should not be less than 100m (Refer
Figure 7_22(c))
<60
• Corner Plot Radius: Radius at corner of the plots at
°
intersections should be as below: (Refer Figure 7_22(d))
Table 7_1: Corner plot Radius
Intersection corner Type Plot Corner

Smaller ROW (X) Bigger ROW (Y) Radius (Z)
Figure 7_22(b): Road intersection of less than60° angle must be avoided.
1 12m Bigger than 12m 3m
2 More than 12m Bigger than 18m 6m
Minimum 100 m
upto 18m
3 24m or bigger Bigger than 24m 9m
Figure 7_22(c): Minimum Distance between two intersections

Z
X
Corner Plot
Figure 7_22(d): Corner Plot Radius
62 | Chapter 07
7.7 Guidelines for Integrating

Informal Activities and Settlements
7.7.1 Guidelines for integrating Informal
activities
The authority should identify existing informal vendors

in the LAP and should consider space allocation for them
in the Proposed LAP if possible. Formalized vending
spaces should be provided / allocated to vendors that are
well designed along with the street sections and can be
provided on rental basis. (Refer Figure 7_23)
Informal activities are the activities such as vending

or hawking that take place on temporary basis on a Figure 7_23: Incorporating Informal vending in street design.
street or other area. Such Informal activities are often
perceived as undesirable when they become unmanaged
and begin to spill over pedestrian pathways and roads
causing congestion, inconvenience and nuisance to other
people. However, if they are managed and planned in an
organized manner, they can provide significant benefit
to the community, while they provide employment to the
economically weaker section; they also provide convenient
and affordable shopping and eating opportunities to
the neighborhood and the city. Therefore, it is crucial to
sensitively plan for the informal activities while preparing
the LAP. Figure 7_24: Linear Informal vending zones along the street are a better
option Example Market at Law garden, Ahmedabad.
While preparing LAP, a survey of informal activities taking Source: https://images.livemint.com/r/LiveMint/Period1/2015/08/01/
place in the area should be carried out and numbers of Photos/ahmedabad.jpg
hawkers and the area should be noted. While preparing
the LAP layout the informal activities, if considered
desirable by the authority while preparing the LAP should
incorporate in the following manner:
• Informal activities require easy pedestrian access
and thrive if they are located along a street or along a
thoroughfare. (Refer Figure 7_24)
• Therefore, a clear space should be identified along
ROW of a pedestrian priority street, located in an
area with high pedestrian activity such as pedestrian
streets connecting to public transport stations
Figure 7_25: Concentrated Informal vending on dedicated plots are
religious institutions or important destinations.
generally not successful in the long-run.
• In LAP layout such streets should be planned with
sufficient ROW to accommodate vending activities
with approximately 4 sq. m space for each vendor
in such a way that they can directly face main
pedestrian movement area of minimum 3 m width
(in case of vending only one side) and minimum 6
m width should be provided for such pedestrian
movement area (in case of vending on both sides).
Such informal activities may also be accommodated
within a public plot with easy access from an important
Chapter 07 | 63
street and with minimum two entry points of minimum

6 m clear width each. (Refer Figure 7_25)
7.7.2 Guidelines for Integrating Informal

Settlements
All Informal settlements within the LAP area should be

listed by the ULBs. Based on a detailed classification
of these Informal settlements by the ULBs, various
strategies for their improvement should be adopted
as per the relevant slum redevelopment and
rehabilitation policies at the state level.
Generally the informal settlements that are on

public lands owned by government entities may
be easier to redevelop or rehabilitate compared to
the informal settlements on private lands. A policy
for slum redevelopment on private lands should
also be framed to ensure a win-win situation for all
stakeholders. Also, the policy should provide clear
guidelines for ensuring basic health and light &
ventilation for all units. Therefore while preparing
the Local Area Plan and identifying expansion of
public right of ways, identifying new streets or
provision for new amenities such distinction of land
ownership and land tenure should be considered.
Figure 7_26: Area Based Development for redevelopment of Slums in
Ahmadabad
64 | Chapter
7.8 Guidelines for Preparing Parking

Management
On-street parking is a crucial element of urban streets.
Convenient on-street parking on commercial streets
help attract customers and boosts commercial viability
of businesses. Similarly, on-street parking on residential
streets allow convenient additional parking for residents.
Currently in Ahmedabad there exists two types of

conditions related to on-street parking. One, where the
streets do not have any system or provision for on-street
Parking (refer figure 7_27), and second, where a few streets
have a well-designed on-street parking and pay-and-
park system. (refer figure 7_28)
Figure 7_27: On Street Parking without system
However, this too is not functioning as expected as
many customers try to evade parking fees by parking
on vehicular ROW or on the adjacent residential streets.
Such conditions can be avoided only if a comprehensive
parking management plan is worked out and a parking
zone system is implemented.
The adjacent plan identifies various Parking Zones across

the TOZ corridor. (Refer Figure 7_29) The parking zones
are identified around major parking generators such as
prime commercial streets, local business districts, transit
station areas, informal market areas, and include streets Figure 7_28: Paid Parking along major commercial street, Ahmedabad
of surrounding
residential areas that are likely impacted by spill-over
parking and related issues.
Within each parking zone the plan would identify two

types of streets considering the type of street frontage
and land uses (Refer Figure 7_30):
• Commercial Streets with retail store fronts,
• Streets with residential frontage and uses.
The commercial streets identified on the parking zone

map should be improved to implement a pay-and-park
system that would allow customers to conveniently and
safely park their vehicles and pay the required fees for
parking. The parking fees may vary based on the demand
depending on location of the zone and time etc. The
residential streets identified on the parking zone map
should
be improved to implement a Residential Parking, Permit
system, where the residents living in the parking zone
will be eligible to buy an annual parking permit, which
will enable them to park on the residential streets of their
zone. Only the vehicles displaying appropriate Parking
Zone Permit will be allowed to park on the residential
07 Chapter | 65
streets of the zone.
Each zone should be managed by a parking management

agency, appointed by the authority who will be allowed
to take the parking fees, as well as will be responsible for
keeping the streets free of any illegally parked vehicles,
by means of charging fine or towing as necessary. The
primary objective of Parking Management Plan is to
develop and implement a self-sustaining mechanism:
• To organize on-street parking
• To enable enforcement
• To manage spill-over effect on adjacent streets
• To generate revenue to pay for the cost of
implementing the system
In addition to identifying various parking zones, Parking

Management Plan may also include guidelines and
standards for parking spaces, signage, parking lanes etc. Figure 7_29: Parking Management Zones- Key Plan
The above parking management system can be further Source: Draft TOZ-LAP Report, AUDA
modified or improved by the authority as required.
Figure 7_30: Parking Management Zones 5- Strategy Map

66 | Chapter 07
7.9 Guidelines for Providing Physical

Infrastructure
Figure 7_31: Provision of Underground Utilities based on the street type and context
Source: Global Street Design Guide, NATCO
The authority should prepare the detailed project report

for each LAP for existing and proposed infrastructure
requirements considering full capacity FSI is consumed.
Recommendations for Water Management System:

With increased withdrawal of ground water, aquifers are
depleting. Hence it is important to plan for comprehensive
water management system that reduces the consumption
of fresh water through water conservation measures,
rain water harvesting, greywater recycling, ground water
recharge etc.
Recommendations for water supply: Location for

water works and tube well considering the topography
and source of water. The network should be planned
considering the natural topography to utilize gravity based
network for water distribution and minimize requirement
for pumping.
Recommendations for sewerage: The sewage network

should be planned considering overall topography. In
areas without centralized STP, the LAP layout should
incorporate plots for sewage treatment facilities. Such
plots should be carefully located considering topography
and development distance from drinking water source.
07 Chapter | 67
Recommendations for storm water: LAP layout should

keep low lying flood prone areas open and develop them
as water bodies, and retention ponds integrated within
green and open spaces. (Refer Figure 7_32) LAP layout should
recognize and consider all nalas and seasonal drains and
ensure their continuity by integrating in the layout such
that they become part of the design public ROW or Public
Open spaces; and not get paved over or built over with
roads or buildings.
While preparing LAP layout all nalas should be kept open;

culverts and/ or bridges at appropriate span must be
planned. It should be incorporated in the layout as well as
in the cost estimates. Also, wherever necessary the nalas
Figure 7_32: Networking storm water drains to rain water recharge
should be planned to be channelized to prevent flooding wells in Vastrapur lake- a case of good practice
and its cost should be incorporated in the overall LAP cost source: Google Earth Satellite Image
estimates.
The storm water drainage system should be laid out in such

a way that it first leads to local water bodies to allow as Pit
much percolation in ground as possible. The water bodies

should be interlinked so overflow of one water body can
go to other water bodies and ultimately it can lead to the
main river within the water shed. Also, percolation wells or
percolation bores should be intermittently placed within
the storm water system, after conducting soil percolation
tests and ground water recharge rate tests at different
potential location.
Recommendations for Waste Water Management: LAP

layout should include integral infrastructure for waste Figure 7_33: Present condition- no dedicated space provided for waste
water management and reuse. collection at neighborhood level
Recommendations for solid waste management: LAP

layout must consider and include locations for solid waste
transfer stations. Lack of such planned approach result in
solid waste transfer along major road ROW and result in
unhygienic conditions and foul odors for all users of the
roads and people living and working in close proximity.
Instead proper land area for such transfer stations should
be clearly identified in TP scheme layout and located at a
place that can be easily accessible by the garbage trucks.
(Refer Figure 7_33 and 7_34)
Recommendations for electrical substations: LAP

layout should identify public purpose plots at appropriate
locations for electrical substation and/ or electrical
transformers.
Figure 7_34: Proposed dedicated waste collection area allocated at

neighborhood level
68 | Chapter 07
7.10 Guidelines for Open Spaces,

Network of Green Spaces and
Waterbodies
With many recent examples of haphazard development
resulting in flooding, ground water depletion, urban heat
island effects etc., it is abundantly clear that any new
development must be planned to retain and/or integrate
sensitive natural features such as waterbodies, wetlands,
bio-diversity areas, flood prone areas, forest areas etc.,
with the green and open space network planned as part of
the LAP. This also requires assessment of natural slopes,
watersheds and underground aquifers.
Figure 7_35: Continuity of Natural drains and streams
While preparation of LAP the authority should carry out
source: mdpi journal Special Issue "Soil Ecosystem Services, Land
the following:
Planning, Landscape Design and Management"
Maps and Analysis: prepare detailed maps and analysis

of the existing topography, slopes, natural drains and
waterbodies including seasonal and perennial streams,
nalas, ponds and lakes, existing forested areas, wetlands,
natural habitats of sensitive flora and fauna, low lying
flood prone areas etc.
Retain and integrate lakes, water bodies: The LAP

layout should strategically locate gardens and green
spaces to incorporate existing lakes and waterbodies as
part of them. (Refer Figure 7_35)
The LAP layout should clearly identify the land ownership

of such waterbodies, and if they are not under government
ownership, they should be brought under government
ownership or public ROW through land reconstitution
process.
Integrate low lying areas, flood prone areas for ground

water recharge: The LAP layout must avoid development
over low lying, flood prone areas and wetlands. Instead
they should be retained and integrated as part parks or
green and open space network. Such low lying, flood
prone areas can be converted into retention ponds or
detention areas to allow percolation and ground water
recharge
Ensure continuity of natural drains and streams:

Natural drains and nalas feed into lakes and rivers and
help maintain the underground water table. Over past
decades almost all such nalas and small waterbodies have
been built over or paved over. This has resulted in flooding
of such areas in monsoons, and depletion of aquifers due Figure 7_36: Incorporating Sensitive Environment Features in LAP
to lack of recharge. (Refer Figure 7_36)
source: mill river park and greenway, ground control
07 Chapter | 69
Therefore, while preparing LAP layout it is crucial to ensure

continuity of such nalas by either (a) integrating them
with street network, or (b) integrating them with open
space network. In case of their integration with street
network, the street ROW should be kept wide enough
and the sections should be sensitively designed to allow
sufficient level difference and a green buffer between
the stream and the street ROW. Whereas, if the stream is
bigger and requires wider buffer, it is better to integrate
it within a ‘Greenway’ system with network of parks and
open spaces, running through the LAP areas.
Figure 7_37: Creating a network of open spaces (Green) and Natural

Wetlands and Bio-diversity areas: Wetlands areas or
(Blue) in the LAP
areas that remain swampy grasslands during certain part
of the year are important part of ecology. Wetlands not only source: Bishan park, pintrest
act as buffers for storm water and help in flood control, but
they also sustain many birds and animal species that feed
on smaller animals, insects and vegetation living on such
wetlands. (Refer Figure 7_37) Therefore, a LAP layout should
integrate such areas within the network of greenways,
parks and open spaces.
Gardens and Open Spaces: Each LAP should include

gardens and open spaces that serve at various scales,
ranging from neighborhood level, to larger area level and
city level. The scale of gardens and open spaces should
vary based on the nature of development envisaged within
the LAP For example, a LAP with primarily residential
neighbourhood should identify multiple, well dispersed
smaller gardens. Whereas a LAP envisioned to become
an urban centre for the surrounding suburbs should be
planned to include a city level park or open spaces that
may become a focal point for the development. (Refer
Figure 7_38)
Figure 7_38: Different Scales of Open Spaces, Gardens and Parks.

70 | Chapter 07
7.11 Guidelines for Locating Social

Amenities
Provision for adequate, well located social amenities is
very important to increase resilience of the community
and to deal with emergency situations. The recent and the
past experiences have shown that places like health care
centers, community halls, schools, religious institutions,
neighborhood centers, etc; have not only provided refuge
during floods, cyclones, earthquakes, and other natural
and man-made disasters due to climate change etc, but
they have also been useful as multipurpose facilities that
have been converted into health care centers, vaccination
centers and hospitals in pandemic situations.
Provision of social amenities such as primary health

care centers, educational amenities, police stations, fire
station, community centers, recreational areas, etc. is
essential while planning a LAP. An assessment of the
above listed amenities within the larger context should be
carried out and need for additional amenities within the
LAP area should be assessed after coordinating with the
relevant departments and agencies.
Subsequently, plots for multipurpose social amenities

should be located using the following considerations:
• Plots for Fire Station and related services should
be located along arterial streets with wider ROW,
preferably 24 m or bigger, in order to allow easy
access and movement of fire and emergency
vehicles. (Refer Figure 7_39, 7_40, 7_41)
• Plots for schools should not be directly opening up
on high traffic streets or arterials. Instead they should
be located on 18 or 24 m wide streets which are then
connected with bigger arterials. Also, such plots for
schools should not be located on small 12 m or 9 m
ROW as they generate significant traffic and parking
demand during opening and closing hours. (Refer
Figure 7_42, 7_43, 7_44)
• Plots for neighborhood center and health care center

and other such public amenities are best provided
along major streets connecting residential areas
to allow the residents an ease of access. Access to
parking for such amenities should not be located
on narrow neighborhood street as they create
congestion and nuisance for the residents.
07 Chapter | 71
Zydus School
Figure 7_39: Locating Fire Station on narrow road should be avoided. Figure 7_42: School on 12 m road causes traffic congestion during
opening and closing hours.
source : TPVD source : TPVD
Fire station
Udgam School
Figure 7_40: Fire station situated on 120 feet road Figure 7_43 School situated on well connected major road
source : TPVD source : TPVD
Figure 7_41: Fire station access through a major street Figure 7_44: On ground scenario of a School situated on well
connected major road
72 | Chapter 07
08.
Regulations and Guidelines for
LAP
8.1 Regulations
8.2 Components of Form Based Regulations
8.3 Guidelines for development of streets
and Public Areas
Highlights
oo The conventional rule-based approach to regulations results in a complex system set of rules which are
difficult to interpret costly to administer and impractical to enforce. This chapter provides a powerful
alternative to conventional rule based and use based zoning and regulations through Form Based
Regulations.
oo Form Based Regulations focus on improving urban form and physical environment of our cities. They
regulate building form to achieve the desired character of urban environment envisaged for the street,
district, zone or precinct.
oo Apart from Form-Based Regulations, this chapter also provides guidance for development of streets and
public areas.
8.1 Regulations
8.1.1 Background
The built form and character of our cities and urban areas
today is a direct result of the development regulations
they have to follow. Currently our regulations are use-
based and rule-based approach, which was originally
developed in early 1900s as a response to the chaotic
urbanization and overcrowding due to industrialization.
These use-based and rule-based regulations define

permitted land uses, FSI, densities, heights, margins,
parking etc. based on certain rules. This rule-based
approach results in incongruent margins and street
fronts, unpredictable spikes in built-form and floor space,
inefficient use of precious urban land and chaotic urban
character. The conventional rule-based approach also
results in a complex system of regulations which are
difficult to interpret, costly to administer and impractical
to enforce.
Form Based Regulations (FBR) are land development

regulation that fosters predictable built results and a high
quality urban environment by regulating physical form
(rather than regulating uses). The form-based regulation
is not a mere guideline, but a legal document adopted by
a development authority or urban local body of a city or a
town. Form-based regulation offers a powerful alternative
to conventional rule based and use based zoning and
regulations.
8.1.2 Conventional Approach vs Form

Based Approach
Form Based Approach to regulations is different from
conventional rule-based approach. The emphasis is on
form, and not use. Unlike conventional regulations, Form
Based Regulations focus on improving urban form and
physical environment of our cities. (Refer Figure 8_1) They
regulate building form to achieve the desired character of
urban environment envisaged for the street, district, zone
or precinct.
Conventional
Built-form regulations
resulting from Approach
Conventional Approach
Conventional regulations Approach
Due to their emphasis on design, form-based codes

usually provide greater predictability about the visual
aspects of development, including how well it fits in
with the existing context of the community. They offer a
community the means to create the physical development
it wants and developers a clearer understanding of what
the community seeks
Form Based
Built-form Approach
resulting
Form Based Approachfrom Form-based Approach
Figure 8_1: Envisioning Built form for LAP
74 | Chapter 08
8.2 Components of Form Based

Regulations
Form based regulations could be one of the important
tools to achieve the desired urban environment. Hence,
their preparation requires a very different approach of
planning and zoning.
Usually the first step towards developing form-based
regulations is to identify the desired characters of the
areas under focus and identify zones based on these
desired characters. This will be followed by identifying
regulations and guidelines for the form-based zones.
Below are the main components of form-based

regulations that would follow the vision and proposals
identified in the master plan, development plan or local
area plan.
Components of Form Based Regulations:

• Form Based Zoning Plan (Map)
• Form Based Regulations (regulating development on
individual plots)
8.2.1 Form Based Zoning Plan (Map)

It designates locations where different building form/
open space standards apply, based on clear community
intentions of the area’s physical character. (Refer Figure 8_2)
Figure 8_2: Form Based Regulations- Regulating Plan

Source: FBCI
Chapter 08 | 75
8.2.2 Form Based Regulations

Form Based Regulations are different from conventional
rule-based regulations. Unlike conventional regulations
which regulate use of land, the Form Based Regulations
focus on improving urban form and physical environment.
(Refer Figure 8_3)
8.2.3 Types of regulations

Typically, development control regulations are made
up of three types of regulations - Planning Regulations,
Procedure Regulations and Performance Regulations.
Planning Regulations provide regulations related to
form of buildings, setback, height, permissible uses etc.
Performance Regulations prescribe minimum standards
of design and construction to ensure public health and
safety. Procedure Regulations identify the procedure for
securing various development and building permissions.
In order to be successfully implemented the LAP,

Regulation need to carefully improvise and include all
three types of regulations.
• Planning Regulations: Formulation of regulations

must begin with identifying Planning Regulations
which regulate built form and urban environment by
regulating features such as setbacks, height, volume,
façade, arcades, parking etc.
• Procedure Regulations: Beyond identifying Planning

Regulations, it should also improve and simplify
Procedure Regulations. It should identify simple,
easy-to-administer procedures, which reduce
subjectivity and ambiguities in approval procedures
and minimize complexities to expedite development.
• Performance Regulations: Regulations also require

to carefully improvise on building performance
regulations as high standards impose huge costs on
development diminishing the affordability. Therefore,
set of graded building performance regulations
should be developed, which would carefully calibrate
the standards to allow inclusive and affordable
housing along with high-standard high-cost
developments.
76 | Chapter 08
Figure 8_3: Example of Form Based Regulations

Source: Miami Form-based Codes
Chapter 08 | 77
Chapter | 78
8.3 Guidelines for development of

streets and public areas
Improving elements in public realm is as crucial as
regulating the built form in private realm. Typically, this is
the responsibility of municipalities and urban local bodies.
The Form Based Guidelines for streets and public areas
will classify streets in various categories based on their
character (and not only function or ROW width) and
provide design specifications for the elements such as
streetscape, sidewalks, travel lanes, on-street parking,
street furniture, landscaping etc.
Chapter 08 | 79
09.
Compensation, Contribution,
Cost and Revenue for
Implementation of LAP
9.1 Land Contribution and FSI Compensation
9.2 Cost of Preparation and Implementation
of LAP Works
9.3 Revenue Generation & Finance
Highlights
oo The implementation of LAP relies on incentivizing stakeholders by giving compensations in the form of
FSI and TDR for the land contributed towards Public Domain. This chapter provides detailed guidelines for
providing such compensation to the stakeholders under various scenarios.
oo This chapter also provides guidance for estimating cost of preparation and implementation of LAP works
and provides guidelines for revenue estimation and cash flow management strategies.
Local Area Plan should have records of inflow and outflow Scenario 1A:
of funds and systematic overall financial strategy. The
following section discusses the principles for cost
estimations and provide guidelines for revenue estimation
and cash flow management strategies.
1.3
4.0 0.9
9.1 Land Contribution and FSI 1.8
Compensation
After the incentives for the redevelopment are given, Y
different plots will have different conditions for
redevelopment based on the plot size, available FSI and X
applicable regulations. For example; a small plot where Figure 9_1: Additional Floor space can be consumed on the same plot
significant land contribution is required may become
Scenario 1B:
difficult to redevelop after the land contribution. In TDR
such cases, FSI compensation may be given in form of
TDR. Below are various scenarios, that may arise while
implementing the LAP:
Scenario 1: Plot remains developable

after land contribution
After the Land Contribution for public domain, If the
additional floor space can be consumed on the remaining
Y
plot, that plot should develop as per the prescribed
regulations of the respective LAP. (Refer Fig. 9_1) X
Figure 9_2: Additional Floor space can be availed as TDR

OR
The plot owner can avail the TDR for the additional FSI Scenario 2A:
(inclusive the TDR of the Land contributed in public
domain). In such case, the respective authority should TDR
issue the TDR Certificate to the plot owner. Availed TDR
can be utilized in the prescribed TDR receiving zones, as
Amalgamate
per the regulations of LAP. (Refer Fig. 9_2) P1
Scenario 2: Plot becomes undevelopable P2

after land contribution
2A: If the plot is amalgamated with the neighboring

plot making the resultant plot developable: After the
Land Contribution for public domain, If the plot owner Figure 9_3: After Amalgamation with neighbouring plot, Additional Floor
space can be availed as TDR
choose to amalgamate the remaining plot with the
adjoining plot (following the prescribed regulations for the Scenario 2B:
amalgamation of plots in particular LAP), authority should
compensate in form of TDR for the deducted/contributed TDR
area in public domain. (Refer Fig. 9_3)
P1
2B: if the plot is not amalgamated with the
neighboring plot and the authority requires the plot
for development of LAP: If the plot owner is not willing to P2
amalgamate, authority should compensate the TDR of the
full plot area (inclusive the TDR of the Land contributed in
public domain) and should acquire the plot which should
vest with the implementing local authority and that plot
Figure 9_4: TDR of full plot area
should be put to use for the public purpose or for sale by
the authority. (Refer Fig. 9_4) Source: CUPP, CRDF
82 | Chapter 09
If a plot is not redeveloped within 3 years of LAP

implementation and if the authority deems it required for
implementation of road network, or amenities identified
in the LAP, then the authority may acquire such plot after
paying compensation as per the prevailing Act.
In any case, if necessary, the Authority can acquire

any plot by paying compensation as per the prevailing
statutory provisions (e.g. Jantri Rate)
Plots with Land Area Contribution for Public Realm
Remaining Plot is Developable Remaining Plot is Not Developable
The FSI for Contributed Areas can be used on the The plot may be If the plot owner is
same plot OR Amalgamate with unable to amalgamate
can be given as TDR neighboring plot/s and the authority
requires the plot
for development
of LAP; The plot
owner receives TDR
The FSI for Contributed Certificate for the
Areas can be used on full plot area and the
the same plot OR Authority gets the full
can be given as TDR ownership of the plot
Figure 9_5: Conditions of Compensations for the persons affected by the LAP
9.2 Cost of Preparation &

Implementation of LAP Works
The cost estimation for a particular LAP should be
prepared and finalized during preparation of Draft LAP
Stage under provision of sections 76A( 3)(e) and (f) of the
Act. (Refer Table 9_1) This includes all sums to be spent by the
authority in making and execution of LAP, all sums payable
as compensation for land reserved or designated for
public purpose, all amounts to be paid to the plot owners
as per owners contribution form, all legal expenses and
expenses for preparation of LAP.
9.2.1 Cost of Infrastructure Works for

LAP
Cost of works is a critical part of the Cost of LAP. The cost

of works should be worked out following the provisions
of sections 76A( 3)(a), (b), (c) of the Act [Refer Table 9_2
for Abstract Sheet for cost of works]. This should include the
following:
Chapter 09 | 83
Table 9_1: Sample OWNER’S CONTRIBUTION FORM to calculate the compensation to the plot owners.
OWNER’S CONTRIBUTION FORM L‐ FORM

LAP Site: Existing Situation Information
Sr. NO Owner's Name as per record TPS NO. TP NAME FP No. or Building Use Plot Area as per Existing Existing Built up Existing Total Land area
Survey No.\ records (in sqmt) Permissible FSI area (in sqmt) Permissible Built contribution in
Existing Plots no (Total FSI) up area public domain
for other than (area to be
Gujarat deducted)
(in sqmt)
A B C D = A *B E
1 XXX 3 Ellis Bridge 201 Residenial 625 2.7 1687.5 2193.75 0

2 YYY 3 Ellis Bridge 202 Residenial 225 2.7 607.5 789.75 50
3 ZZZ 3 Ellis Bridge 203 Commercial 1000 2.7 2700 3510 100
L‐ FORM OWNER’S CONTRIBUTION FORM (Continue)

Calculations for contributions
Existing Total Land area NEW Permissible New Developable Built Up AREA Builtup area prevailing jantri BASE FSI/ FSI Chargeable FSI/ Builtup area for Amount Payable
missible Built contribution in FSI as per LAP Built‐up Area permissible on the permissible to be rate (in INR/sqmt) CONSUMED REMAINING chargeable FSI towards
up area public domain developable on contributed land in utilised on the (PURCHASABLE) chargeable FSI
(area to be Net remaining FP public domain that remaining plot or PREMIUM FSI
deducted) AREA (in sqmt) can be utilised on to be given as TDR
(in sqmt) remaining plot or
avail as TDR
D = A *B E F G = (A*F) H=(E*F) I J K L M N
75 0 4 2500 0 0 5000 1.8 2.2 1375 27,50,000

5 50 4 900 200 200 5000 1.8 2.2 495 9,90,000
100 4 4000 400 400 5000 1.8 2.2 2200 44,00,000
• Cost of development of infrastructure like such as

roads and bridges including all elements above and
below ground such as pavements, street lights, street
furniture, landscaping, signage etc.
• Cost of provision of infrastructure networks such
as water, sewage, storm water, gas, electrical and
telecom services, and construction of utility ducts
for carrying such services.
• Structures for management of solid waste.
• Development of green open spaces, plazas etc.
• Development, conservation and/or protection of
lakes, nalas and other such natural water bodies, and
construction of culverts and small bridges over nalas
and water streams.
The cost of works shall be calculated based on the
appropriate Schedule of Rates (SOR) and/or the prevalent
market value of the materials and services as decided by
the authority.
The cost estimations for the above mentioned elements

should be calculated and noted in Form M [Refer Table 9_3 for
calculation table for Cost Estimation Form].
84 | Chapter 09
Experience has shown that a major part of the cost

of preparation and implementation of the LAP can be
recovered from the revenue generation and value capture
mechanism as highlighted in chapter 9.3.
Table 9_2: Abstract Sheet for Cost of Works
Abstract Sheet for Cost of Works

Expenses under Section 76A( 3) (a), (b),(c)
Sr. No Name of Work Amount (INR)
01 Construction/ Resurfacing/ Expansion of existing roads and new proposed roads (as
per the LAP proposal)
02 Providing electricity, street light and underground infrastructure
03 Providing and laying of appropriate size gutter line including treatment plant, gray
water recycling system, storm water disposal, rainwater harvesting and ground water
recharge Structures.
04 Development of green and open spaces and water bodies, conservation of natural
drains, wetlands and environmentally sensitive areas by building structures for
retaining water, culverts and other civil and landscape works. etc
05 Providing and laying of appropriate size water pipeline including tube well, sump well,
pump room with pump in connection to adjoining schemes etc. complete
Total (A)
GRAND TOTAL (Round off) (A)
Table 9_3: Cost Estimation Form and its components
Cost Estimation Form

Cost of preparation of LAP
01 Cost of Infrastructure Development Works
02 Preparation of Base Map
03 Preparation of Existing Situation Survey and Thematic Maps Preparation (as applicable)
04 Publication of LAP under the Act
05 Conducting Owner’s meeting and stakeholder’s consultations
06 Compensation to Land Owners as per prevailing act (if any)
07
Total (A)
GRAND TOTAL (Round off)(B)
Chapter 09 | 85
9.2.2 Cost of Preparation of LAP

The cost estimation for the surveys, field study and data
collection process for a particular LAP should be prepared
and finalized during preparation of Draft LAP Stage. This
includes all the expenses of conducting Total Station
Surveys/ Drone Survey and Physical Verification surveys
on site to collect various site data and preparing maps and
reports of existing condition of site.
9.3 Revenue Generation & Finance

9.3.1 Revenue generation and value
capture
The concept of Local Area Plan is based on incentivized
redevelopment whereby creating additional value for
the property owners and subsequently capturing a part
of this increase through tools such as chargeable FSI,
development fees, property charges, TDRs etc to partially
or fully recover the cost of infrastructure and other
improvements.
For this purpose, the authority should identify

various sources of revenue through value capture for
implementation of LAP. Such sources may include the
following:
• Chargeable FSI: To incentivize development and/
or redevelopment within the LAP area, additional
chargeable FSI should be applicable, whch can be
charged at a certain percentages of the jantri rates.
For e.g. the chargeable FSI could be charged at 20%,
30%, 40% etc. of the jantri rate.
• T
DR on public plots: The authority can generate TDR
equivalent to the Development Rights applicable on
all public plots within the LAP such as parks, gardens
etc. Revenue can be generated by ale of the TDR
generated from such public plots.
• D
evelopment/ re-development fees: All
development and redevelopment projects within
the LAP area will be subjected to the standard
development charges paid to the appropriate
authority which can accounted towards the revenue
generated from the LAP.
• P
roperty Taxes: Additional revenue could be
generated from collection of increased property
taxes as a result of both increase in number of floor
spaces as well as increased value of properties within
the LAP.
• Parking Fees: The revenue collected from various
sources of organized parking on-street parking
and surface parking and multi-level parking on a
dedicated public plot.
86 | Chapter 09
• V
ending: The revenue collected from organized
vending including on-street vending and vending on
dedicated public plot.
• P
ublic Private Partnership (PPP): Various PPP
models of cost sharing could be adopted for
development of Infrastructure and/or amenities such
as roads in partnership with developers and other
private entities The cost of development of such
infrastructure can be waived off against the amounts
payable to the authority by such entities in form
of: Development fees, Incremental Contribution,
Premium FSI, Advertisement rights etc.
Table 9_4: Revenue Generation Estimation Form and its components
Revenu Generation Estimation Form

Revenue Generation of LAP
01 Chargeable FSI
02 TDR on Public Plots
03 Development Fees
04 Property Taxes
05 Parking Fees
06 Vending Charges
Total (A)
GRAND TOTAL (Round off) (B)
9.3.2 Finance Management

The authority should create a separate account in its
own accounting system to manage the revenue and
expenditures for the LAP under process at various stages.
Preferably 60% or more of the revenues generated in the
LAP should be utilized for capital expenditures within the
same LAP Area and remaining amount should be utilized
for development of other large infrastructure. (Section 91A).
Chapter 09 | 87
3 10.
Stage
Publication and
Sanction of LAP Publication, Modification and
Submission of Draft LAP
10.1 Meetings of Persons affected by LAP &
Receiving Suggestions and Objections
10.2 Considering Objections and Suggestions
and Improving the LAP
10.3 Publishing of LAP in the Official Gazette
and Inviting Objections & Suggestions
10.4 Considering Objections & Suggestions,
Modifications and Submitting the LAP to
State Government
10.5 Sanctioning of LAP
Highlights
oo Consultation with land owners and beneficiaries is an integral stage of LAP Preparation. This section
provides guidance for carrying out “Meeting of Persons affected by LAP”.
oo This chapter also provides detailed guidance for Receiving suggestions and objections, carrying out
required modifications and submission of the Draft LAP to the state Government.
oo After receiving the Draft LAP from the authority, the Government is required to review and sanction the
LAP if satisfactory. At this stage it is recommended that the State Government appoints an Expert Review
Committee (ERC), who can review the Draft LAP and make recommendations if necessary before the
government sanctions it.
10.1 Meeting of Persons affected

by LAP & Receiving Suggestions and
Objections
[ Refer Section 76A 4(a) of the GTPUD Act 1976 ]
After preparing the Draft LAP including preparation of all

Maps, Detailed Drawings, Regulations, and calculating all
cost of works, Land contributions and compensations in
Form-M and Form L, the authority should for the purpose
of making the LAP "call a meeting and/or meetings of
the persons affected by the LAP" under section 76-A
4(a). (Refer Figure 10_1) The Authority should invite all such
affected individuals whose addresses are known by
sending individual notices. The Authority should also
publish public notices at relevant places and in the one or
more local Gujarati Newspapers circulating within the and
around the Area delineated for preparation of LAP.
Such meeting and/or meetings could be undertaken in Figure 10_1: Meeting of Persons Affected By LAP
different ways and through various mediums including Source: AUDA
conducting group presentation, workshops, one on
one interactions with affected stakeholders etc. The
Authority should prepare and structure the events
for such meeting and/or meetings with the aim to
optimize stakeholder participation. This may be done
to understand stakeholder's inhibitions, receive their
valuable suggestions, note all objections and clarify all
doubts. The Authority may decide to consult and take
help of local Non-Government Organizations, Not-for
profit organizations, community based organizations and
professionals specializing in conducting workshops and
communication material for such public interactions.
During and after such meeting and /or meetings, the

Authority should note down all suggestions, objections
and queries raised by the stakeholders in prescribed
formats.
10.2 Considering Objections and

Suggestions and Improving the LAP
[ Refer Section 76A 4(b) of the GTPUD Act 1976 ]
After conducting the "meeting and/or meetings of persons

affected by LAP" and making a note of all suggestions,
objections and queries [as explained in 10.1] the Authority
should consider all objections and suggestions and modify
the Draft LAP as deemed fit under section 76-A 4(b).
90 | Chapter 10
10.3 Publishing of LAP in the Official

Gazette and Inviting Objections and
Suggestions
The modified LAP should be published in the 'Official

Gazette' and at the designated office of the Authority. The
published plan should be kept open for inspection by the
persons affected by the LAP and for receiving objections
and suggestions (if any) from all such stakeholders within
a period of 30 days from the publication of such modified
Draft LAP in the Official Gazette as prescribed under
section 76-A 4(b).
During the course of such period as prescribed in section

76-A4(b) where the Draft LAP is kept open for inspection
by the persons affected by the LAP, the Authority should
note down all suggestions, objections and queries raised
by the stakeholders in prescribed formats.
10.4 Considering Objections and

Suggestions, Modifications and
Submitting the LAP to State Government
[ Refer Section 76A ( 5) of the GTPUD Act 1976 ]
The Authority should review and consider all objections

and suggestions received from the 'persons affected
by the LAP' under section 76-A 4(b) and provide their
conclusions with respect to the way in which such
objections and suggestions will be incorporated or not
incorporated in the Draft LAP as prescribed under section
76-A 5 in the prescribed format.
The Authority should make all such modifications in

the Draft LAP as deemed fit and thereafter submit the
Draft LAP to the State Government for their Sanction.
The Authority under section 76-A 5 should submit the
following to the state government:
• The Draft LAP (including all Maps, Detailed Drawings,
Regulations, M and L Forms and the LAP Report).
• Such prescribed format with all objections and
suggestions received under section 76-A 4(b)
and the conclusion and detailed manner in which
the Authority has considered or not considered
such Objections and Suggestions in the Draft LAP
Submitted to the State Govt.
Chapter 10 | 91
10.5 Sanctioning of LAP

[ Refer Section 76A ( 6) of the GTPUD Act 1976 ]
The State government may appoint an Expert Review

Committee (ERC) to review and if required, recommend
changes to be incorporated within the Draft LAP.
If required, the Authority shall consider the changes

recommended by ERC and may revise the LAP as
appropriate. The authority, if deemed required may
notify the persons affected by such changes through
individual notices and should provide a period of 30 days
to all the stakeholders who may be directly or indirectly
affected by such changes upon to provide objections and
suggestions.
The Authority should make a note of all objections and

suggestions received along with the conclusion and
detailed manner in which the Authority has considered or
not considered such Objections and Suggestions in the
Draft LAP and resubmit the same to the state govt. for
their sanction.
On receipt of the Draft LAP under section 76-A 5, the

state government may sanction the LAP with or without
any such conditions that it may deem fit as prescribed
under section 76-A 6(a).
The state Government upon sanctioning the LAP under

section 76-A 6(a), should by Notification state the place
where the Sanctioned LAP should be kept open for
inspection by the public as prescribed under section 76-A
7(a).
92 | Chapter 10
General
11.
Guidance Recommended Improvements
in Institutional Framework,
Roles and Responsibilities
11.1 Appointment of Cadre Post of DILR for
Updating Land Records for Base Map
11.2 Appointment of Advisors during
Preparation of Draft LAP
11.3 Appointment of Expert Review
Committee (ERC)
11.4 Appointment of Local Area Planning
Coordinator (LAP Coordinator)
Highlights
oo This chapter provides following key recommendations for improvements in institutional frameworks and
identifies the roles and responsibilities:
• Recommendation for Creation of the post of DILR in the UD & UHD with all the powers & required
staff as that of the settlement commissioner, and appointment of Inspector of Land Records at Urban
Development Authority and regional offices of TPVD under ACTP.
• Recommendations for appointment of Advisors by the Authority to provide advisory guidance during
preparation of Draft LAP
• Recommendations for appointment of Expert Review Committee (ERC) to review the submitted
Draft and LAP and provide recommendations to the government.
• Recommendations to appoint an LAP coordinator within the Authority.
This chapter outlines the institutional framework and

provides details about roles and responsibilities of key
individuals and their institutional responsibilities for
preparation of LAP.
11.1 Appointment of Cadre Post of

DILR for Updating Land Records for
Base Map
Appointment:
The Urban Development and Urban Housing Department
(UD&UHD) should create a cadre post of the DILR within
department with sanction of the State Government. This
cadre post should have the power of land revenue code
for land record updating and related work equivalent to
DILR.
The Land record officer in consultation with the settlement
commissioner should appoint Inspector of Land records
(ILR) not below DILR rank at Urban Development
Authorities and at regional offices of TPVD under ACTP of
all different regions for ADAs and other smaller authorities
to verify, update and certify land records and base map
for Local Area Plan.
Roles & Responsibilities:

• DILR should have the power and functions similar to
that of the settlement commissioner.
• T
he Land Record officer should overall manage the
appointments of Inspectors of Land records for
UDAs and ADAs. He/She should also advice the ILR’s
to verify, update and certify land records and base
map for LAP.
• I nspector of Land Records (ILR) at UDA’s and ADA’s
should verify and update all the land records and
maps of the particular LAP and consult land owners
as required for the changes in their records.
• I nspector of Land Records should help the authority
with all the updated data related to ownership for
preparation of the Final Base Map.
• A
uthority should give notice in the newspaper to
invite the land owners and beneficiaries to verify
their plot ownership, shape and size in the draft base
map and records prepared by the DILR and should
prepare Final Base-map and ownership and area
statement with the help of the DILR.
94 | Chapter 11
11.2 Appointment of Advisors or

Domain Experts during Preparation of
Draft LAP
Appointment:
The authority may appoint a set of advisors to advice
at various stages of preparation of draft LAP such as
Delineation of LAP boundary, preparation of Base Map,
Preparation of draft LAP for publication and submission
to the state government, public consultation process etc.
Advisors should be experts from the following Domains:

Infrastructure planning, Transport planning, housing,
Valuation, environmental expert, Geohydrology, Health
and education, etc. along with the experts from renowned
institute from private or government organizations having
knowledge of urban planning and urban design, as may
be required.

• Base map prepared by the survey agency, ILR and
the authority should be scrutinized by the advisors
for finalization.
• The authority may seek advice from the advisors for
finalizing the area delineated for LAP.
• The authority may seek advice from the advisors for
initial preparation of concept for LAP.
• The authority may seek advice from the advisors
for preparation of Draft LAP for publication inviting
suggestions and objections.
• The authority may seek advice from the advisors on
the final draft prepared after receiving objections
and suggestions from the persons affected by LAP
before submitting the Draft LAP to the State for
approval.
• T
he advisors should provide suggestions &
recommendations for the improvement of LAP.
• T
he advisors as domain experts should give inputs
and recommendations for proposals and projects
related to their expertise as required. For example
the environment expert can ensure whether the
nalas/ natural streams, water bodies, forest lands are
addressed properly in the LAP proposals.
• A
fter the owners meeting, the authority should do
the necessary modifications as suggested by the
owners and advisors should give final suggestions if
any before submitting the same to the UDA board for
approval.
• T
he advisors should give inputs for preparation of the
LAP Report.
Chapter 11 | 95
11.3 Appointment of Expert Review

Committee (ERC)
Appointment:
The State Government should appoint an Expert Review
Committee (ERC) in Urban Development & Urban Housing
Department (UD&UHD) to review the Draft LAP before
Sanctioning. [Refer Chapter 10.5]
The Expert Review Committee (ERC) should consist of:

• Chief Town Planner as a Chairman
• S
enior Town Planner appointed at the appropriate
authority preparing the LAP
• A
dvisors or Domain experts appointed by the
authority at various stages of preparation of LAP

• The ERC should review the submitted Draft LAP and
if necessary, recommend modifications in the same.
• A
fter review, if found satisfactory, the ERC should
recommend sanctioning of the LAP. Alternatively, if
necessary, the ERC may recommend the authority to
reconsider specific contents of the draft LAP.
• On receipt of the LAP, the ERC should review the
same for necessary action. ERC should submit
its opinion to the State Government with detail
report. Considering the report of the ERC, the State
Government should by notification sanction the draft
LAP with or without modification or refuse to give
sanction.
11.4 Appointment of Local Area Plan

Coordinator (LAP Coordinator)
Appointment:
The Authority should appoint a LAP Coordinator for the
entire process of Preparation and finalization of LAP.
Qualifications:
• The Authority can identify any person holding the
full time masters degree in urban planning from
renowned institutionsand with more than 5 years of
relevant planning experience working on statutory
plans such as Development Plans, Town Planning
Schemes or Local Area Plans.
Duties & Functions:
• The LAP Coordinator should assist the authority in all
aspects of preparation of Local Area Plan as described
in the Act, including delineation and publication of
the LAP boundary, managing the survey and base
map preparation process, existing situation analysis,
96 | Chapter 11
planning and designing of LAP along with regulations

for the implementation and preparing the draft
LAP. The LAP Coordinator should also carry out the
statutory process for the appropriate authority upto
the sanctioning of LAP by the state government.
• Invitations for Meeting of persons affected
by LAP: LAP Coordinator should give notices in
prescribed manner and in the prescribed form to
the persons affected by the LAP, inviting them for
“meeting or meetings of persons affected by
LAP” as prescribed under the Section 76A 4(a) of
GTPUDA 1976.
• Considering Suggestions and Objections: The LAP
Coordinator should carry out the public consultation
process during the aforementioned meeting of
persons affected by LAP and should record all
suggestions and objections raised during such
meeting and present these to the Authority and/or
AG as prescribed under Section 76A 4(a) of GTPUDA
1976.
• T
he LAP Coordinator, upon the approval of the
authority, should publish the draft LAP in the official
gazette inviting suggestions and objections in writing
from persons affected by LAP within period of 30
days from the publication, under Section 76A ( 4)(b).
• T
he LAP Coordinator should officially record and
consider all suggestions and objections received
from the persons affected by the LAP.
• T
he LAP Coordinator should present the list of
suggestions and objections to the authority for taking
decisions regarding incorporating them in the Draft
LAP before submitting it to the State government
under Section 76A ( 5).
• A
fter sanctioning of LAP by the state government
under Section 76A ( 6), the LAP Coordinator should
demarcat the areas allotted to, or reserved for any
public purpose, or for purpose of the appropriate
authority at the location.
Chapter 11 | 97
Date: 04/11/2020
RECOMMENDED LOCAL AREA PLAN MECHANISM Proposed improvements in Proposed improvements in
institutional framework Statutory framework
Delineating Boundaries of LAP Authority to appoint a Local Area Plan
LAP to be delineated within the Development Plan Area. Co-ordinator must be an Urban
LAP to include the area under sanctioned preliminary TP Schemes. Planner with Masters degree in Urban
LAP area falling outside of Sanctioned preliminary TP Scheme shall seek prior permission of the state government Planning and with more than 5 years
Section 76-A (1),(2) of relevant experience.
Authority may appoint a set of

Advisors at the time of Delineation of
LAP boundary. The AG will be involved Act/Rule should further elaborate
Physical Features Survey Data Collection of Land Records in providing guidance during various content and formats for
Total station survey or Drone Survey subsequent stages up till the surveys, analysis of maps etc.
submission of Draft LAP to the state
Observation based surveys Government by the authority
& Data Collection
Flow Chart 2: Recommended Local Area Plan Process

The Advisors may include experts in
Draft Base Map preparation various aspects of planning (urban
planning, urban infrastructure & urban Act/Rule should provide for
design, social & urban environment Publication of Ownership records by
Authority to Publish Draft Base Map & land Records planning) from reputed institutions authority with base map for freezing of
(Invite plot owners by public notices to update/verify their land records within 30 such as CEPT, CEE, GIHED CREDAI etc. ownership records, shape & size of
days ) * The Advisors must have no conflict plots
of interest with any part of land within
the specific LAP. Meeting & Display for Updating land
* The Advisors sshall only provide records (organised by the authority)
Verification & Updating of Base Map and Land Records Authority to Conduct a suggestions & recommendations for
the improvement of TP/ LAP.
Stage 1:
With the help of DILR appointed on a cadre post within the appropriate authority workshop to identify issues
6 + 3 months
Reconciliation
Publication of LAP Boundary

Matching the physical survey with the on-record data
Authority to appoint support staff
including person responsible for
preparing drawings, maps, carrying Act/Rule should provide for orders for
Freeze the Base map + Records out surveys, studies, analysis & finalization/ freezing of Base map with
planning proposals. updated records
Thematic maps Preparation
& Existing situation Analysis Act/Rule should provide for orders for
Publication of Delineated LAP Boundary freezing of Development Permissions.
Publication of LAP Boundary in Official Gazette and Local newspapers for
Declaration of Intention to prepare LAP
Act/Rule should specify content of
Section 76A (2)
Publication to be done by Authority
The UD&UHD to appoint a cadre post

of DILR within the appropriate Act/Rule should provide for a
Preparation of Schematic Draft LAP Layout authority undertaking preparation of conceptual LAP layout stage and
With input from stakeholders and Advisors or Domain Experts LAP with all powers of Land Revenue should elaborate on the content of the
code for verifying and updating the Report.
Draft Base Map and Land Records
before freezing them
Preparation of LAP Components Authority to publish the report for
Including Detailed Drawings + L-Form, M-Form + Regulations & Guidelines Preparation of Draft LAP Report public viewing and reference.
Section 76A (3) Act/Rule should also specify for report
Stage 2:
to be published along with the scheme
layout.
Preparing Draft LAP

Preparation of Draft LAP
(Detailed Drawings, L-Form, m-Form, regulations & Guidelines) Authority to appoint experts/
consultants for detailing out &
No development permissions to be given

preparation of cost estimates for Act/Rule should provide for formats,
infrastructural proposals (street content, duration & method for
Meeting/s of persons affected by LAP network, water supply, sewage conducting meeting/s of persons
Inviting Objections & Suggestions from the Individual plot holders lines, storm water lines, electricity, affected and other consultations.
Section 76A (4a) solid waste management, road
design etc.) Consultation may be carried out in
3 months
groups identified based on the socio-
Considering the Objections & suggestions economic make-up.
Considering Objections and Suggestions received and incorporating modifications as deemed fit
Section 76A (4b)
Publication in Official Gazette

Inviting Objections & Suggestions from the individual plot holders for one month
Section 76A (4b)
Receive Objections & Suggestions

1 month
One month (30 days) for receiving Objections and Suggestions

Section 76A (4b)
Considering the Objections & suggestions

Considering Objections and Suggestions received and incorporating modifications as deemed fit
Stage 3:
Section 76A (5)

1 month
Submitting Draft LAP to the State Government

Publication & Sanction of LAP
Submitting LAP along with Objections & Suggestions received under Section 76-A (4b) & its conclusions to the state government
Section 76A (5)
Sanctioning of Draft LAP by the State Government

2 months
The state government to sanction with/without modifications; return to authority directing changes or refuse to accord sanction
Section 76A (6a) State Government to appoint an
Expert review committee (ERC) to
The Expert Advisory Group (ERC) appointed by the state government to recommend changes (if any) in the Draft LAP before recommend changes (if any) in the
sanction by the State Government Draft LAP before sanction by the
State Government
Development permissions authorised in the areas where no public domain is proposed
Notification for Inspection of LAP by Public

Current LAP process under practice
State Govt. shall by notification state the place at which the Local Area Plan shall be kept open for inspection by public and specify
a date at which such plan shall come into force ( Date extendable by 3 months from time to time)
Section 76A (7) Statutory Submission/ Publication
Recommended Process
Chapter 11 | 99
Chapter | 100
12.
Implementation of LAP and
Cash Flow Management
12.1 Budgetary Provision for Development
Works
12.2 What should be Implemented When?
12.3 Who should Implement What?
Highlights
oo Implementation of a LAP requires to cover full or partial cost of development and construction of various
components, including road, infrastructure, gardens, EWS housing, social amenities etc. This may also
requires to identify phasing and to manage revenue flow.
oo It is recommended that the authority should create a separate account in its own accounting system. This
will help it manage and reserve a part of revenue from the LAP for carrying out works within the LAP only.
12.1 Budgetary Provision for

Development Works
Implementation of LAP requires construction and
development of various components. Cost of some of
these components are included in the cost of the LAP. But
cost of many components are only partially covered, or
not covered in the LAP cost.
Generally, full cost of the following components should

be considered in the cost of works (in Form M) and while
making budgetary provision for the LAP.
• Construction of physical infra. Such as roads and
footpath, street lights, culverts and bridges wherever
necessary.
• Construction of water supply system including the
overhead tank and water work system if required.
• Storm water drainage system including renovation
of existing water tank, drain, nalla, and other water
courses, necessary development along the water
bodies by providing the open space, green strips,
roads or retaining wall as a protection as may require
for the protection of development.
• Provision of sewerage system in LAP area. While
the LAP provides land for social amenities such as
police stations, library, fire brigade etc. the cost of
construction should be borne by the respective
departments. Also, the plots for school and hospital
may be allotted to other government or non-
government entities with appropriate terms &
condition.
• Similarly, while LAP provides the land for EWS
housing, the cost of construction should be paid
from other grants or through PPP modes.
Additionally, If required, the authority may also request for

grant or for loan for the preparation and implementation
of LAP, as per the section 91 & 92 of the GTPUDA,1976
12.2 What should be Implemented

When?
As per the GTPUD Act 1976, no development should be
permitted without the prior permission within the LAP
area after publication of the Draft LAP.
[GTPUDA, Section 49 ( 1) (a)]
Upon sanctioning of Draft LAP: Demarcation of all LAP

roads should be done and possession of the land should
be taken by the Authority immediately after approval of
the Draft LAP [GTPUDA, Section 48-A ( 1)]. At this stage,
all the infrastructure and utilities can be implemented.
102 | Chapter 12
All final plots including plots allotted for gardens, social

infrastructure, economically weaker section housing,
plots reserved for sale by the authority etc. should be
demarcated and development on such plots can be
permitted by the Authority. At this stage the authority
should also issue building permissions to the Final Plots.
Authority may start doing all financial transactions

including levy of contributions (betterment charges),
paying compensations etc. Borrow funds [GTPUDA,
Section 92], create consolidated infrastructure fund
[GTPUDA, Section 91-A] etc. to implement LAP
infrastructure proposals.
12.3 Who should Implement What?

All roads, physical infrastructure, amenities and utilities,
gardens and open spaces should be developed by the
authority implementing the LAP on its own or through
PPP mode. Some popular examples of PPP model include;
• The transfer of responsibility of operation and
maintenance of gardens and parks by the appropriate
authority to other organization on a PPP basis: e.g.
Operation and Maintenance of parks and gardens by
AMUL co-operative in case of Ahmedabad, etc.
• The construction and maintenance of rotaries and
traffic islands by private investors against the rights
to advertise.
• The capital expenditure for construction of roads
financed through the incremental contributions
made by the plot owners towards development of
LAP.
Physical infrastructure for gas, electricity and

communication should be developed by the respective
companies/ agencies providing the respective services.
Different amenities will be developed by different
departments of government/authority.
Amenities such as fire stations should be developed by

the fire department from its own funding, police stations
should be developed by the police department which is
funded by the State Government, and the civic amenities
such as library, town hall, civic center’s etc. should be
developed by the Authority from its own funding or PPP
mode.
Economically weaker section housing should be developed

by the Authority/PPP using funds from different central
and State Government’s grants and programs.
Chapter 12 | 103
104 | Chapter
Glossary of Terms and Definitions
• Urban Redevelopment: It is any new construction on a site that has pre-existing uses. It represents a
process of land development uses to revitalize the physical, economic and social fabric of urban space
• Urban Renewal/ Revitalization: A comprehensive scheme to redress a complex of urban problems,

including unsanitary, deficient, or obsolete housing; inadequate transportation, sanitation, and other
services and facilities; haphazard land use; traffic congestion; and the sociological correlates of urban
decay, such as crime.
• Local Area Plan: A type of Development/ Re-development scheme for Urban renewal, redevelopment
and conservation practiced in the state of Gujarat under a statutory urban planning framework of the
Government of Gujarat.
• Transit Oriented Development: TOD, or transit-oriented development, means integrated urban

places designed to bring people, activities, buildings, and public space together, with easy walking and
cycling connection between them and near-excellent transit service to the rest of the city.
• Form Based Codes: Form based codes (FBC) is a planning and zoning tool that for regulating
development using physical form rather than land use as organizing principle for the code. It aims at
contributing to better quality of life by fostering predictable built results and a high-quality public
realm.
• Melavni: The Process of Reconciliation of revenue plots and records with the on-ground status of
physical features survey.
• GTPUDA 1976: The Gujarat Town Planning and Urban Development Act of 1976, that provides the
statutory framework for preparing urban spatial plans including the Town Planning Schemes in the
state of Gujarat
• Land Value Capture: Land Value Capture refers to a type of innovative public financing, in which
increases in land values generated is “captured” through a land related tax or any other active or
passive mechanisms to fully or partially fund public investment and also to compensate social-costs
resulting from these investments.
Chapter | 105
AP P EN D IX
A1
Data Collection from Various
Departments
Before undertaking the preparation of a detailed base map

for the LAP area, official land records, maps and layouts
need to be collected from various concerned authorities
and from other relevant sources. The majority of this
data should be available with the authorities/ urban local
bodies from the F-Forms prepared for the respective TP
Schemes falling within the LAP Area. However, In the case
where T P Scheme is not prepared, such data shall have to
be collected from other sources as described below:
Table 1: Maps and Layoutsto be collected from the authority
Record Name Information Source

7x12 Record (for rural areas), Name of owners, area of the revenue Civic Centers, ROR/ Village Talati,
survey plot, type of tenure, other Collector
rights on the plots, information of any
kind of acquisition takes place such as
road or railway, type of crop grown in
the agricultural land and its area
Property Card (for urban areas) / City Name of owners, area of the revenue City Survey Office (CSO)
Survey No. survey plot, type of tenure, other
rights on the plots, information of any
kind of acquisition takes place such
as road or railway and the available
infrastructure
DSO Record, Area of revenue survey plot
District Inspector of Land Records
Kami Jasti Patrak (KJP) / Durasti Area of revenue survey plot after (DILR)
Patrak, acquisition of rail or road or canal-
any kind of alteration (addition or
deduction) made in the area
Ektrikaran Patrak, Area of block no (amalgamated
revenue survey plots)
Puravani Patrak Changes in the area of revenue survey
plot after KJP
Hissa Patrak, Area of each division (hissa) made in
revenue survey plot
Revenue Village Map, Revenue Survey nos./block nos.,

revenue survey plot/block boundary,
water body, car truck, fencing, village
boundary
Tippan/ Plot book, Revenue Survey plot with all sides and
internal cross dimensions to generate/
enlarge accurate plot boundary
Hissa Measurement Sheet/ Hissa Revenue Survey plot with division
Mapni Sheet, marked on the actual shape
Rail/Road/Canal Measurement Sheet Alignment of rail/road/canal property

line and acquisition from the revenue
survey plots for the same
106 | Appendix 1
Record Name Information Source

NA Conversions Revenue survey plot number, Name Collector Office/ Panchayat office
of owner, and purpose for NA
permission.
Approved Layout Layout fitting into the revenue survey Concerned Authority/ District
plot with main approach and utilities collector office/ Panchayat office)
within the plot
GIDC Layout Accurate boundary of GIDC property GIDC
and land acquisition done on in T P
SCHEME area
Joint Measurement sheets Location of oil/gas pipeline and well ONGC /other concerned authority
/ Power and High Tension Line (HTL)
passing through the revenue survey
plot of T P SCHEME area
Topography Sheets All physical and natural features Survey of India
including Reserved forest areas, (Typically available at 1:25000 and
Major water Bodies, channels, 1:10000 scale)
streams, Nalas etc and contours
Satellite Imagery and Remote Sensing Physical features, soil type, Ground Data from BHUVAN, NRSC, ISRO, etc.
(if required) Water etc. as per the requirements.
Appendix 1 | 107
A2
Guidance for Appointment of
Consultants for Survey and
other Assistance.
Recognizing that different authorities have different levels

of in-house technical capacities, and they may or may not
have the immediate availability of capable technical team
to ensure timely delivery of LAP; an authority may appoint
consultants or contractors including experienced Town
Planners/ Land Record officers who is or has worked in
the relevant Government departments to assist with
various technical tasks and aspects of LAP.
Based on the need, the authority may appoint consultants

or contractor for providing technical assistance for any of
the various tasks preparing draft LAP:
• Topographic survey
• Preparation and finalization of base map after
approval by DILR
• Carrying out other relevant surveys and mapping for
existing situation analyses, including assessment of
environmentally sensitive features, seasonal water
bodies, low lying areas, watershed connectivity,
ground water level and quality etc.
• Preparing vision, concept and schematic layout
considering the purpose, the context, DP provisions,
impacts of other plans and proposals etc.
• Assisting authority in determining cost of LAP for
preparation of Cost Estimation Form
• Assisting authority in preparation of Owner’s
Contribution Form
• Preparing components for Draft LAP including LAP
Maps (showing existing plot boundaries, proposed
plot boundaries, proposed road network, water
bodies and plots identified for social amenities,
infrastructure, gardens and open spaces, EWS, For-
Sale plots etc), Forms and LAP Report.
• Assisting the authority in stakeholders meeting,
owners meeting, publication, inviting and reviewing
suggestions and objections etc.
• Modifications in the LAP for submission of the draft.
• Assisting authority in preparing presentation for
the state government / ERC, providing necessary
information to LAP Coordinator, Government or ERC
as required up to submission for sanctioning of final
LAP.
The authority should appoint such consultants for above

purpose through an RFP clearly stating the scope of work
and terms or reference. The evaluation criteria must
include higher weightage/marks for technical criteria
to select technically competent consultant/team of
consultants to carry out the identified scope of work and
terms of reference.
110 | Appendix 2
A3
Guidance for Survey Methods
3.1 Total Station Survey

3.2 Drone Survey
In order to do the Physical features survey traditional

methods such as Total station survey can be done as
well as newer methods such as the Drone Surveys can
be done for capturing high resolution 3D imagery. If
required, survey of India Maps as well as remote sensing
data through satellite Imagery may also be used to verify/
refine the outputs from the surveys conducted.
3.1 Total Station Survey

If surveys are carried out through total station survey then
below is the methodology for the same:
Topography Survey:
To prepare a detailed physical layout of LAP area is the
most vital step in the preparation of cadastral plan. An
accurate base map requires accurate survey. Detailed
survey for LAP broadly consists of following stages:
1. Benchmark Transfer: Benchmark transfer is a

process by which location of scheme area and its level
(R.L), with respect to Survey of India’s benchmark
(G.T.S= Great Trigonometrically survey of India) or
permanent benchmark is established. It establishes
difference of level of two points (GTS and Temporary
or Traverse point.)
2. Traverse: A survey traverse is an imaginary line

consisting of an orderly sequence of points marked
permanently on the earth surface. A detailed survey
begins along any of these points to close back again at
any one of these points. Particularly, for projects like
the LAP, traverse should be made to close accurately.
The procedure allows errors to be detected and also
puts a check on the accuracy required for the survey.
A closed traverse begins and ends at the same point.
3. Mapping Physical objects and land within LAP

area (Detailed survey):
• Built structures: Pucca, kuchha and temporary
structures (with internal divisions), factory sheds,
building under construction, plinth, compound walls,
fencing and gates.
• Environmental Features: Small and big trees,
plantation, vegetation, water bodies, lakes, water
channels, river and wells.
• Utility: Water tank, bore wells, hand pumps, water
taps, water supply lines, water kundi, open drains,
high tension lines, electric box, electric lines, electric
poles, electric transformers, light poles, telephone
poles, telephone box, manholes, soak pits, drainage
lines, culvert and cross drainage
• Transportation: All paved or unpaved roads including
Figure A3_1: Various Stages of Total Station Surveying
112 | Appendix 3
pucca and kuchha roads and paths

• Agricultural Land: Bunds and stones
• Land use: Residential, commercial, open space
(playground, burial ground, agricultural land),
religious, institutional, educational, utility,
transportation and water-bodies.
• Building height: Basement, ground and above
• Contour: Survey drawings should be mentioned with
contours at two different levels- at 50 cm interval
and at 100cm interval.
4. Preparing computerized drawing: After the

detailed survey of the existing features on the site, a
computerized map is created by putting all the above
details in their respective layers, line type and color
coding.
5. Site checking: After preparing the draft base map

with the survey, the distance between the random
points of different existing features is checked to
ensure the accuracy of the survey.
• Co-ordinates of Traverse point
• Cross reading
• Location of Station points (physical object) like trees,
electric poles, telephone poles, bore wells, wells,
manholes, water taps, soak pits, septic tanks, stone
pegs etc.
• Location of permanent structures
• Location and angle of property lines, electric lines,
hedges, bunds in agricultural fields, compound walls
etc.
Figure A3_2: Various Stages of Total Station Surveying
Appendix 3 | 113
3.2 Drone Survey

1. Establishment of Ground Control Points (GCP)
GCP on site for conducting topographical survey of project
area should be established. Further, GCP’s are established
on permanent structure ensuring plane surface and clear
visibility from sky for drone survey. Existing features such
as HT Line, trees etc. are considered while establishing
GCP. In total eight GCP’s are established.
Further, the static reading of each established GCP should

be taken for at least 45-60 minutes using DGPS to ensure
higher accuracy. The base station should be established
at the top of the permanent structure for conducting
survey of permanent structures which can be used in
future. Afterwards, the existing permanent structures
such as pakka house, temple, HT Line etc. should be
surveyed. The figure below shows the photos for base
station and survey conducted prior to commencement of
Figure A3_3: Aerial Triangulation in Drones
Drone survey.
2. Conducting Drone Survey

Unmanned Aerial Vehicle (UAV), popularly known as Drone,
is an airborne system or an aircraft operated remotely
by a human operator or autonomously by an onboard
computer. Drone mapping is done using a technique called
photogrammetry. Generally, photogrammetry refers to
taking measurements from imagery that is captured by
drones, airplanes or satellites. A typical photogrammetric
technique is called Orth-rectification, which refers to
removing the effects of image perspective (tilt) and relief
(terrain) effects, resulting in a plan metrically correct
image with a constant scale that shows all features in their Figure A3_4: High resolution drone image for mapping of large areas
correct location.
The main outputs of photogrammetric surveys are raw

images, Orth-photo-mosaics, digital Surface Models
and 3D point clouds. These outputs contain large
quantities of images that are combined and processed
using specialized photogrammetric software and are
used in many different fields for visual assessment
purposes, including topographic mapping, architecture,
engineering, urban planning and cultural heritage.
The drone flight path is prepared using CW Drone Control

software that enables an unmanned drone to follow a pre-
defined flight path to make sure the whole area is covered.
Also, it is ensured that a minimum 60% amount of overlap
between the imagery is reached so that the imagery can Figure A3_5: Ortho-photo-mosaics image
be stitched together using CW Drone Control software to
produce an orthophoto.
The drone survey is conducted after setting up flight path

and altitude for drone to fly. The image should be captured
by high resolution camera.
114 | Appendix 3
3. Image Processing
Image processing is a method to convert an image into
digital form and perform some operations on it, in order
to get an enhanced image or to extract some useful
information from it. Usually Image Processing system
includes treating images as two-dimensional signals
while applying already set signal processing methods to
them. The conversion is followed to be in different steps,
they are captured image-Scanning of multiple image-
Rectification of image-stitching and mosaic of images-
conversion of images.
Captured images: These images are in the 2d platform

with the correction of the latitude and longitude errors.
In this the images are been in multiple mode, that itself
select the clear image for the rectification.
Scanning of multiple image: Scanning in the sense the

images are in the mode of scanning to select the clear
image from the multiple images. This scanning itself
eliminates the blurred images and it is thoroughly verified.
Rectification of images - In this the images are rectified
along with the clear image. The inclination images are
matching with one another and it corresponds to the
original image. Likewise, entire marked area is evaluated Figure A3_6: layers for image processing in drone
and rectified under this process.
Stitching and mosaic: The aerial images are scanned and

verified with the pattern rectification. Now the images
are to be stitched and mosaic by the merging process. It
meant that the entire marked area is to be mosaic and the
stitched image is valued.
Conversion of image: The images are converted by

stitching and mosaic process
Appendix 3 | 115
A4
Case Studies of Various Local
Area Plan Mechanisms
4.1 Ireland
4.2 Bhutan
4.3 Maharashtra
4.4 Delhi
4.5 Madhya Pradesh
4.6 Kerala
4.1 Ireland
Local Definition:
Local area plans provide detailed planning policies for
areas where significant development and change is
anticipated, without having to prepare very detailed local
planning policies and objectives for many specific areas National Planning Framework
within city and county development plans.
Within the context of proposed reforms under “Putting

People First - Action Programme for Effective Local
Government” to the establish new Municipal Districts, the
local area plan process is particularly focused on planning Regional Planning Guidelines
at local level.
Objectives of LAP in Ireland:

• Local area plans are intended to provide more
detailed planning policies for areas that are expected
Development Plan
to experience significant development and change,
(County/ City Level)
through proper public participation and democratic
oversight.
• Local area plans must focus on delivering quality
outcomes informed by effective participation of
Local Area Plans
local communities in preparing the plan and the
(Small Scale, Detailed, sectoral plans
wider planning policy.
For implimentations)
• Local area plans are also important policy instruments
in securing rejuvenation of city and town-centres Figure A4_1: Planning framework of Ireland
and protection of environmental qualities, including

biodiversity.
• Local area plan must identify the mechanisms that
will secure the implementation of the necessary
physical, social and environmental infrastructure
required to achieve the objectives of the plan.
Statutory Provision:
The Planning and Development Act 2000 introduced
the concept of local area plans within the framework of
higher-level plans (such as Regional Planning Guidelines
and City and County Development Plans) (Refer Fig. A4_3)
Since 2002 many counties’ local municipal bodies started

preparing LAPs for greenfield as well as brownfield areas
in their respective authority’s areal
As per the records of 2013, more than 350 such Local

Area Plans (LAPs) been prepared. Many of them already
been sanctioned and implemented successfully.
Figure A4_2: LAP Guidelines for Planning Authority Document
118 | Appendix 4
Figure A4_3: Statutory Provisison of LAP in Planning and Development Act, 2000 of Ireland
Appendix 4 | 119
Preparation of LAP:
As per the Section 18 ( 1),( 2) of the Planning and
Development Act, 2000 “Planning Authority” may prepare
LAP for the functional area under the administration of the
authority.
In local administrative structure of Ireland planning

authority refers to the following;
• County : Council of the County ( eg: Louth County
Council )
• Borough (Town/district of the city) : Corporation of
Borough( eg: N.A. Desolved )
• Urban District : Council of the Urban District ( eg:
Dublin City Council )
It is necessary for the planning authority to prepare Draft

LAP in consultation with the local community, stakeholders
and interested bodies.
Methodology of adopting LAP:

There are two key phases in the process of making a local
area plan:
A non-statutory background data gathering process,
where data and information(evidence) essential to
preparing the local area plan is assembled including
information on population, employment, economic
development, physical and social infrastructure, heritage,
flood risk assessment etc.; and
The statutory process – as set out in the legislation with

its various elements of statutory notices, issues papers,
draft, amended draft and final documents.
Both the Phases are time bound as per the act and is as
follows (Refer Fig. A4_4)
Figure A4_4: Indicative Time Frame for Preparation (to coming into the force) of LAP
120 | Appendix 4
Approval of LAP:
As prescribed into above shown flow chart, after
receiving the consultations from the public participation,
planning authority will submit the final report (with or
without considering suggestions from the consultation)
to the elected members of the local council for their
considerations. Elected Members of council gets 6
weeks time to review and sanction. After 6 weeks time,
submitted LAP gets adopted with or without modifications
suggested. And 4 weeks after adopted date of LAP, It
comes into effect.
Figure A4_5: Example of LAP: Masterplan of Southdocks LAP, City of cork, Ireland,
Appendix 4 | 121
4.1 Bhutan
Local Definition:
Local Area Plans are detailed spatial/physical plans, which City Development Strategy
presents proposals and solutions at the local level.
The LAPs are prepared to help translate and implement

the visions of the structure plan, while also considering
the specific local contexts. (micro scale implementation Structure Plan
mechanism to achieve larger goals set by the Structure (Development Plans with vision of 25 Years)
Plan). The new layout for LAPs considers efficient vehicular
and pedestrian access to public amenities, located within
a comfortable walking distance from a transportation
halt, within a neighbourhood node.
Local Area Plans
Objectives of LAP in Bhutan: (Small Scale, Detailed, sectoral plans
• Core objective of LAP in Bhutan is to carry out the For implimentations)
Land Pooling instead of the Land acquisition for
the planned development in the greenfield sites and Figure A4_6: Planning framework of Bhutan
regeneration and rejuvenation for the brownfield

sites.
• Rationalizations of the existing plots were proposed,
which draws on the principles of Land Pooling and
Readjustment.
• The LAPs are prepared based on an analytical
assessment of the existing situation, looking into
aspects such as the present land use pattern,
buildings, land holdings, and infrastructure layouts. Figure A4_7: Urbanisation Management Control Area Concept of Bhutan
• The topography, surface hydrology, and natural

environment also help shape the plan.
As per the Bhutan Municipal Act 1999, Section 70;
municipal corporation (thromde) should prepare the
urban development plan. Using this provision, in early
2000 Thimphu Thromde announced preparation of
Thimphu Structure Plan (for 25 years) and subsequent
LAPs as micro-level implementation.
Lungtenphu Local Area Plan is the earliest implemented

LAP in 2004. Since 2002 many municipalities have
prepared LAPs such as Thimphu Thromde prepared
14 LAPs until now and many of them are at different
implementation stage. Phuentsholing thromde prepared
11 LAPs and many of them are at different implementation
stage.
Preparation and Approval:

After the major reforms in national administrative and
political structure, new act; Local Government Act,
2009 implemented which detailed out the duties of
municipalities and elaborated on the aspects of Structure Figure A4_8: Process and Stages of Bhutan Land Pooling Mechanism
Plan and Local Area Plan.
122 | Appendix 4
As per the Local Government Act of Bhutan, 2009,

Section 273(a); Thromde (municipality) administration
should prepare the LAP and submit it to the municipal
council/ corporation’s approval committee for
sanctioning the proposed LAP.
Figure A4_9: The Local Government Act of Bhutan, 2009
Figure A4_10: Example of LAP in Bhutan
Appendix 4 | 123
Figure A4_11: Sample Drawings of LAP in Bhutan
124 | Appendix 4
4.3 Maharashtra
Similar to the Gujarat, The planning act of the State
of Maharashtra also includes provisions for DP-TP Regional Plan
Mechanism. Maharashtra state also has a provision for
preparing Regional Plans.
Currently, however, there is no clear provisions for

preparing LAPs in the MR&TP Act, 1966. Section 40 of
MR&TP Act, 1966 enables the government to constitute Development Plan
the Special Planning Authority (SPA) for notified areas.
Such Special Planning Authority (SPA) are responsible for
planning and development of the notified areas.
Under the provision of Section 115 of the MR&TP Act,

1966; SPAs can prepare and submit such proposals to Special Planning
Town Planning Scheme
the state government for approval. Authority
(For urban expansion)
(For Notified Areas)
Based on Section 40 & 115 of the MR & TP Act, 1966;
MMRDA (Mumbai Metropolitan Region Development Figure A4_12: Planning framework of Maharastra
Authority) was assigned as SPA for various (below
mentioned) projects in Mumbai Region. All the projects
are different in terms of the type of project, nature of
development, and impacted areas.
Table 2: Special Planning Areas under MMRDA
Sr. No Special Planning Area Year of Appendment Project Area (in Ha)
1 Bandra Kurla Complex (BKC) [Example of infill development] 1977 370
2 Proposed Growth Centre in Kalyan Taluka 2006 1089
3 Kalyan Complex Notified Area (KCNA) 1976 16662
4 BackBay Reclamation Scheme (BBRS) 1983
5 Bhinwandi Surrounding Notified Area (BSNA) 2007 14400
6 Gorai- Manori-Uttan Recreation and Tourism Development Zone (RTDZ) 2010 4313
7 Indu Mill “Grand Memorial of Bharatratna Dr. Babasaheb Ambedkar” 2013
8 Mumbai (Chhatrapati Shivaji) International Airport Notified Area (CSIANA) 2009 143
9 Oshiware District Centre (OCD) 1992 102
10 Wadala Notified Area 2005 115
Appendix 4 | 125
4.3.1 Development of Bandra Kurla

Complex
Bandra-Kurla Complex is being developed to help arrest
further concentration of offices and commercial activities
in South Mumbai. It provides suitable plots for financial
services, information technology and other ancillary
services in the Bandra-Kurla Complex.

Background:
In 1977, the MMRDA was appointed as the Special Planning
Authority for planning and development of this complex.
It covers 370 ha. area of once low-lying land on either side
of the Mithi River, Vakola Nalla and Mahim Creek.
The area had poor surface drainage and was severely

affected by pollution in the Mahim Creek. The
channelization of 6.0 Km of the length of the Mithi River
from Mahim causeway to CST Road Bridge and its tributary
Vakolla Nalla was undertaken since 1980's to improve
water carrying capacity and reduce pollution. Following
the floods of 2005, further widening and deepening took
place along with improvement of bed gradient.
Project Features:
Bandra-Kurla Complex (BKC) is one of the key areas
for which MMRDA is the “Special Planning Authority”.
Today, the complex enjoys a status that is similar to that
of Nariman Point. The complex is already providing more
than two lakh jobs and is a perfect solution to absorb
future growth of offices and commercial activities
successfully. The complex has showcased tremendous
growth in the changing times and the development of ‘E’
block is noteworthy.

The Authority has developed 19 hectares of land with the
presence of prominent institutions such as the Reserve
Bank of India, Income Tax, Sales Tax, Provident Fund and
many other corporate and commercial establishments.
Together, these buildings offer an office space as large
as 1,17,000 sq. mtrs., potential enough to accommodate
thousands of jobs. This meticulously planned complex
also showcases a City Park which is regularly thronged
with people.

Currently, the BKC also hosts 30 kilometres cycle track
and corporate headquarters of MNCs. Several companies
operate from BKC. The complex has staff quarters, club,
5 Star Hotels, Convention Complex, Diamond Bourse and
hospitals apart from offices.
126 | Appendix 4
Figure A4_13: Proposed Landuse Plan of BKC
Appendix 4 | 127
BKC IN 2000
BKC IN 2020
Figure A4_14: Implimentation of Projects in BKC
128 | Appendix 4
4.3.2 Plans for Comprehensive

Development in Maharashtra
Currently, there is no formal/direct provisions in the

MR&TP Act, 1966 for preparing LAPs for brownfield
redevelopment. But, (as per local planning experts)
Section 33( 1) of MR&TP Act, 1966 enables the planning
authorities to prepare plans to develop or redevelop
areas as ‘ Areas for comprehensive development’.
Under the statutory provision of the above-mentioned

section 33( 1) of the act, Draft Development Plan for
Mumbai -2034 added the important proposal for
preparing LAPs for the ward levels.
But, the various expert and prominent stakeholders of

the city were not in the favour of adding provisions to
prepare LAP as Development Plan Proposal.
Experts raised their concerns regarding the details

required to draft the LAP and the appropriate time-frame
to conduct the background studies & data collection to
prepare LAP.
Since, such detailed procedure to prepare LAP were not

backed-up by the statutory provisions in the MR&TP Act,
1966 almost after 1 year, BMC dropped the idea to prepare
LAPs and removed it from the REVISED DRAFT DP-2034
for Mumbai. (refer next slide)
Major Reasons stated to do so were,

• Preparing LAPs is time consuming process &
• Lack of administrative structure to handle almost
Figure A4_15: Statutory Provisison of Plans for comprehensive
200 LAPs for the Mumbai City
Development in M R &T P Act, 1966 of Maharastra
Figure A4_16: Section 33, Statutory Provisison of Plans for

comprehensive Development in M R &T P Act, 1966 of Maharastra
Appendix 4 | 129
Reference: The Indian Express, Mumbai, MARCH, 2015
Figure A4_17: E-News Paper Reporting on LAP in Mumbai_1
Lack of institutional Capacity
Lack of Clarity in LAP Process
Figure A4_18: E-News Paper Reporting on LAP in Mumbai_2
130 | Appendix 4
4.4 Delhi
Local Definition:
Local Area Plan in Delhi means “the plan of a Ward / Sub
Zone to be prepared and approved by the concerned local
body.” (as defined in MPD-2021, Chapter 17 Clause 2( 3))
Need of Intervention:
As per the DDA Act 1957, Delhi was preparing the
Masterplan for the city level plans and Zonal plan and layout
plans for micro-level implementations as a mechanism for
the urban development. Which was considered as a Top-
Down approach towards planning.
Local Area Planning (LAP), was introduced by Master

Plan Delhi (MPD) 2021 in order to achieve a better
planning process, which is inclusive, participatory and
has a bottom-up and top-down approach to make it
comprehensive. Thus, LAP also caters to the need to
bridge the disconnect between “Zonal Plan” and “Layout
Plan”.
It was intended to promote the Decentralized local area

planning by participatory approach; Performance oriented
planning and development, with focus on implementation
and monitoring.
Figure A4_19: MPD-2021
Figure A4_20: key Highlights of MPD-2021
Appendix 4 | 131
Local Area Plan for ward level development is one of the
key highlight feature of MPD-2021 since 2007.(MPD-2021
was sanctioned in 2007)
Clause 3(13) of Chapter 17 in MPD-2021 enables

the authority (DDA) to formulate policy guidelines
for the sanctioning of local area plans, layout plans,
comprehensive schemes, re-development schemes,
urban renewal schemes and multistoried buildings in all
land use categories.
Since then Municipal Corporation of Delhi (MCD) has

prepared Local Area Plans for 33 wards.
Figure A4_21: Statutory Provision on MPD -2021 for sanctioning LAP
Figure A4_22: Example of Ward Level Planning (LAP) studies conducted by DUAC
132 | Appendix 4
Current Status:
Due to lack of statutory provisions, there is no clarity
regarding the framework to sanction the LAPs prepared
so far in Delhi. It has created a lack of clarity between
MCD & DDA regarding who is responsible for sanctioning
the LAPs. As aresult, none of the LAPs are sanctioned yet.
Figure A4_23: E-News Paper Reporting on status of LAP in Delhi_1
Figure A4_24: E-News Paper Reporting on status of LAP in Delhi_2
Appendix 4 | 133
4.5 Madhya Pradesh
Background:
Development Mechanism for the State of Madhya Pradesh Regional Plan
contains four layers of Planning.
• Regional Plans
• Development Plan
• Zonal Plan
• Town Development Scheme Development Plan/ Master Plan
The Madhya Pradesh Town & Country Planning Act, 1973

(M.P.T&C.P Act, 1973) provides statutory provisions to the
local planning authority for practicing urban planning and
development exercise.
Zoning Plan
M.P.T&C.P Act, 1973 for preparing LAPs for brownfield
redevelopment. But, Section 64 of M.P.T&C.P Act, 1973
enables the state government authorities to constitute
Special Planning Authority (SPA) for notified areas. Special
Planning Authority (SPA) shall regulate and prepare the Town Development Scheme
development proposals for areas which are notified as
‘special areas’ under the regional plan. (refer Fig. XX) Figure A4_25: Planning framework of Madhya Pradesh
Currently, there isn’t any example/ case of such SPA

formed under the provision of above-mentioned act in
the state of Madhya Pradesh.
Figure A4_26: Statutory Provisison of constitution of special areas in

M.P.T.&C.P. ACT, 1973
134 | Appendix 4
However, based on the provision of National Smart City

Mission, Indore Municipal Corporation (I.M.C.) & State
Govt. of Madhya Pradesh has jointly formed the SPV
(Special Purpose Vehicle), ‘Indore Smart City’ (Smart
City Proposal (SCP): Indore). Indore Smart City is mainly
dealing with retrofitting and redevelopment of area under
the provision of Area Based Development (A.B.D.).
ABD Area Delineation:

Master Plan for ABD has identified the Rajwada Area,
which is the CBD for the city of Indore. Area delineated
for the proposed masterplan is 300 Ha of land parcel.,
The choice of Rajwada (CBD/Downtown Area) as ABD
area was based on popular, practical and strategic
considerations
Figure A4_27: ABD Master Plan Report for Indore Smart City
Figure A4_28: RAJWADA - ABD Master Plan for Indore Smart City
Appendix 4 | 135
4.6 Kerala
Background: Perspective Plan
(State, district, Metropolitan Area)
Development Mechanism for the State of Kerala contents
Three layers of Planning.
• Perspective Plan for Metropolitan Area
• Master Plan for City area (ULB)
Master Plan
• Detailed Town Development Scheme for Urban
(ULBs, Joint Planning Area)
Expansions
The Kerela Town & Country Planning Act, 2016 (KTCP Act,
2016) provides statutory provisions to the local planning
authority for practicing urban planning and development
exercise. Detailed Town Development Scheme

Figure A4_29: Planning framework of Kerala
KTCP Act, 2016 for preparing LAPs for brownfield
redevelopment. KTCP Act, 2016 used terminology LOCAL
PLANNING AREA for the for the planning at Urban Local
Body level plans (Master Plans).
LPAs includes:
• Municipal Corporation,
• Municipal Council,
• Town Panchayat,
• Village Panchayat
Local Planning Area term identified the local governing

body, not the Local Area Plans for redevelopment as
described in previous cases.
Figure A4_30: Statutory Definition of LPAs in KTCP Act, 2016
136 | Appendix 4
A5
Contents of Different types of
LAP Reports
5.1 LAP for Transit Oriented Zones
5.2 LAP for Heritage Precincts
5.1 LAP for Transit Oriended Zones
138 | Appendix 5
5.2 LAP for Heritage Precinct

In 2014, an amendment in the GTPUD Act of 1976 brought
the provision of preparing Local Area Plans (LAP) for the
renewal and regeneration of urban areas in the state of
Gujarat. While this provision is intended to be applied
widely for improving any type of existing urban areas,
currently, this mechanism is used only to prepare Local
Area Plans for improving urban areas falling under TOZ
and CBD through incentivized redevelopment. And till
now, there is no example of this statutory mechanism
A Local Area Plan
being used for preparing Local Area Plans for the heritage for the Heritage
Precint of
areas of core walled city. As this mechanism is still DHAL

new, it is not yet applied for planning, conservation and ‘NI’
enhancement of a heritage precincts. This document is
POL
an attempt to prepare an LAP in the heritage precinct of
Core Walled City of Ahmedabad with Dhal Ni Pol as the
case, and is supposed to act like a manual to help the
authorities in preparation of other LAP’s in the Walled City
of Ahmedabad.
Much before Ahmedabad was inscribed in the World

Heritage City list, Mahila Housing SEWA Trust has been
working to ‘revitalize the heritage precinct of Dhal Ni Pol’
with a comprehensive approach of improving the public
and private realm through community participation. Over
the years, with the help of a faculty and students from
CEPT University, as well as volunteers from MHT, the
Figure A5_1: Dhal ni Pol - A LAP for Heritage Precincts
research for the project was conducted and incremented
Source: Adopted from Student’s Work, M.U.P., CEPT University
to be part of a Local Area Plan.
The contents of this LAP are:

• LAP Report
• LAP Maps (1:500)
• Regulation and Guidelines
• Owners’ Contribution Form
Following pages indicates the content of Heritage LAP

Report.
Appendix 5 | 139
Contents
PART -A Background Studies
n
f
e 1 Introduction & Background 14-29 6 Private Realm Improvement 156-211
s 1.1 Ahmedabad: The UNESCO World Heritage City 14 6.1 Private Realm 156
n
1.2 History & Evolution 15 6.1.1 What is Private Realm? 156
d
r 1.2.1 Political 16 6.1.2 Heritage Precinct & Character 156
s 6.1.3 Components of Private Realm in Heritage Precincts 157
1.2.2 Urban Morphology 18
n
o 1.2.3 Pols & Architectural Style 19 6.1.4 Role of Local Authority in Private Realm Improvement of Heritage 158
d
1.3 Planning efforts 21 Precincts
e
1.3.1 Listing of Heritage Structures 22 6.2 Issues & Observations 159
1.3.2 Comprehensive General Development Control Regulations-2017 25 6.2.1 Issues in Regulations & Incentives 160
t, 6.2.1a General Issues 160
e
e
s,
2 Context and Delineation of boundary 32-37
6.2.1b Issue Related to Built Use Regulations
6.2.1c Issue Related to Built Form Regulations
161
162
s
2.1 About the Precinct 32 6.2.1d Issue Related to Architectural Control & Aesthetics 164
d 2.2 Delineation of Boundary 34 6.2.1e Issue Related to Incentives 165
6.2.2 Issues in Institutional Framework 166
3 Existing Situation Analysis 40-85 6.2.3 Issues in Involvement of Professionals 168
3.1 Need For Analysis 40 6.2.4 Issues in Maintenance of Heritage Structures 168
3.2 Tangible Aspects 41 6.3 Recommendations for Improvement of Private Realm 169
3.2.1 Private Realm 41 6.3.1 Improving Regulations & Incentive 169
3.2.1a Built vs Vacant Plots 42 6.3.1a Key Considerations for Improved Regulations & Incentives 169
3.2.1b Ownership 42 6.3.1b Recommendations related to Built Use 171
3.2.1c Size of Plots 44 6.3.1c Recommendations related to Built Form 172
3.2.1d Built Use 44 6.3.1d Recommendations related to Architectural Control & Aesthetics 173
3.2.1e Built Height 46 6.3.1e Recommendations related to TDR & Incentives 174
3.2.1f FSI Consumption 46 6.3.1f Recommendations related to TDR Market 175
3.2.1g Built Type 48 6.3.1g Structure for Improved Regulations & Incentives 178
3.2.1h Built Character & Grading 48 6.3.2 Improving Institutional Framework 180
3.2.1i Built Condition 50
6.3.3 Encourage Involvement of Professionals 182
3.2.1j Built Style 50
3.2.1k Contribution to Heritage Character 52
6.3.4 Encourage Maintenance of Heritage Structures 183
3.2.1l Vulnerability to Lose Heritage Character 53 6.4 Regulations for Dhal Ni Pol Precinct 185
3.2.1m Degree of Intervention & Expertise for Conservation 54 6.4.1 Definitions 185
3.2.1n Jantri Rate 55
6.4.2 Regulations, Guidelines & Incentives 186
3.2.1o Conclusion 56
6.4.3 Annexes 194
3.2.2 Public Realm 58
3.2.2a Public Realm in Dhal Ni Pol 59 6.5 LAP Maps for Dhal Ni Pol Precinct 201
3.2.2b Landmarks and their Significance 61 6.6 L-Form for Dhal Ni Pol Precinct 208
3.2.2c Active Spaces 63
6.7 Costing & Revenue 210
3.2.2d Street Network & Parking 64
3.2.2e Infrastructure (Water, Sewage, Solid Waste, Cables, Street Lights) 67
6.7.1 Costing 210
3.2.2f Facade & Visual Elements 72 6.7.2 Revenue 211
3.2.2g Conclusion 74
3.3 Intangible Aspects

3.3 Intangible Aspects
75
75
7
7
Implementation Framework
Implementation Framework
214-223
214-223
3.3.1 Social-economic Condition 75 7.1 Institutional Framework, Roles & Responsibilities 214
7.1 Institutional Framework, Roles & Responsibilities 214
3.3.1 Social-economic Condition 75 7.1.1 3-Tiered Governance 214
3.3.2 Cultural & Tradition Mapping 78 7.1.1 3-Tiered Governance 214
3.3.2 Cultural & Tradition Mapping 78 7.2 LAP Roadmap 217
3.4 Summary 84 7.2 LAP Roadmap 217
3.4 Summary 84 7.3 Funding 222
7.3 Funding 222
PART -B Proposals
PART -B Proposals PART-C Annexures & References
PART-C Annexures & References
44
Vision, Approach & Concept 88-97
Vision,4.1Approach & Concept
Purpose and Vision for LAP
88-97
75 8
8
Annexes
Annexes
226-387
226-387
4.1 Purpose and Vision for LAP 75 8.1 Case Studies 226
4.1.1 Purpose 88 8.1 Case Studies 226
4.1.1 Purpose 88 8.1.1 Urban Renewal Through Projects in Public & Private Realm 226
4.1.2 Vision 89 8.1.1 Urban Renewal Through Projects in Public & Private Realm 226
8.1.1a Nizamuddin Urban Renewal Inititative 226
4.1.2 Vision 89
4.2 Approach 90 8.1.1a Nizamuddin Urban Renewal Inititative
8.1.1b Golden Temple Street Revitalisation, Amritsar
226
234
4.2 Approach 90 8.1.1b Golden Temple Street Revitalisation, Amritsar 234
4.2.1 Historic Urban Landscape Approach 90 8.1.2 Urban Renewal Through Conservation Guideline & Regulations 238
4.2.1 Historic Urban Landscape Approach 90 8.1.2 Urban Renewal Through Conservation Guideline & Regulations 238
4.2.2 Approach for Dhal Ni Pol 90 8.1.2a Urban Renewal in Central Singapore 238
8.1.2a Urban Renewal in Central Singapore 238
4.2.2 Approach for Dhal Ni Pol 90 8.1.2b Heritage Management Plan for The Walled City of Jaipur 244
4.3 Comprehensive Concept Plan 94 8.1.2b Heritage Management Plan for The Walled City of Jaipur 244
4.3 Comprehensive Concept Plan 94 8.1.3 Incentive Based Urban Renewal and Conservation 248
4.3.1 Public Realm Improvement 94 8.1.3 Incentive Based Urban Renewal and Conservation 248
4.3.1 Public Realm Improvement 94 8.1.3a Mumbai TDR Policy 248
4.3.2 Private Realm Improvement 96 8.1.3a Mumbai TDR Policy
8.1.3b Seattle Historic Preservation Programme
248
251
4.3.2 Private Realm Improvement 96 8.1.3b Seattle Historic Preservation Programme 251
8.1.3c Provisions for Heritage Conservation in Hyderabad 255
55
8.1.3c Provisions for Heritage Conservation in Hyderabad 255
Public Realm Improvement 100-153 8.1.4 Takeaways for Ahmedabad Walled City (Dhal Ni Pol) 258
Public5.1
Realm Improvement
Public Realm
100-153
100
8.1.4 Takeaways for Ahmedabad Walled City (Dhal Ni Pol)
8.2 Detailed Analysis
258
260
5.1 Public Realm 100 8.2 Detailed Analysis 260
5.1.1 What is Public Realm? 100 8.2.1 Heritage TDR-Market in Ahmedabad 260
5.1.1 What is Public Realm? 100 8.2.1 Heritage TDR-Market in Ahmedabad 260
5.1.2 Components of Public Realm 101 8.2.1a Supply Side 260
8.2.1a Supply Side 260
5.1.2 Components of Public Realm 101 8.2.1b Demand Side 271
5.1.3 How these components contribute to the precinct character? 102 8.2.1b Demand Side 271
5.1.3 How these components contribute to the precinct character? 102 8.3 Legal Documents 260
5.2 Improving Public Realm 105 8.3 Legal Documents 260
5.2 Improving Public Realm 105 8.3.1 GTPUDA Act 1976, Amendment 2017 276
5.2.1 Need for Improving Public Realm 105 8.3.1 GTPUDA Act 1976, Amendment 2017 276
5.2.1 Need for Improving Public Realm 105 8.3.2 List of Heritage Buildings Within the Historic CIty of Ahmedabad 288
5.2.2 How Public Realm Can be Improved? 105 8.3.2 List of Heritage Buildings Within the Historic CIty of Ahmedabad 288
5.2.2 How Public Realm Can be Improved? 105 8.3.3 Recommendations to be Considered For Modification In the DP 311
5.3 Improving Public Realm Through Design & Planning 106 8.3.3 Recommendations to be Considered For Modification In the DP 311
5.3 Improving Public Realm Through Design & Planning 106 8.3.4 Excerpts from AUDA GDR 2002 314
5.3.1 Design and Planning of Dhal Ni Pol 107 8.3.4 Excerpts from AUDA GDR 2002 314
5.3.1 Design and Planning of Dhal Ni Pol 107 8.3.5 Excerpts from AUDA GDR 2021 324
5.3.2 Execution of Work Onsite 126 8.3.5 Excerpts from AUDA GDR 2021 324
5.3.2 Execution of Work Onsite 126 8.3.6 Excerpts from CGDCR-2017: Gazette Notification Oct 12, 2017 345
5.4 Improvement Through Guidelines, Incentives and Management 139 8.3.6 Excerpts from CGDCR-2017: Gazette Notification Oct 12, 2017 345
5.4 Improvement Through Guidelines, Incentives and Management 139 8.3.7 Excerpts from CGDCR-2017: Gazette Notification Oct 3, 2019 363
5.4.1 Guidelines for Facade Improvement and Conservation 139 8.3.7 Excerpts from CGDCR-2017: Gazette Notification Oct 3, 2019 363
5.4.1 Guidelines for Facade Improvement and Conservation 139 8.3.8 Schedule 19-CGDCR-2017: Gazette Notification of Sept 20, 2007 379
5.4.2 Incentives for Improvement 147 8.3.8 Schedule 19-CGDCR-2017: Gazette Notification of Sept 20, 2007 379
5.4.2 Incentives for Improvement 147 8.3.9 The Walled City Revitalization Plan, AMC-EPC-TSS 379
5.4.3 Parking & Vending Management 148 8.3.9 The Walled City Revitalization Plan, AMC-EPC-TSS 379
5.4.3 Parking & Vending Management 148
5.5 Cost Estimate of Public Realm improvement 149
5.5 Cost Estimate of Public Realm improvement
5.6 Recommendation for Implementing Improvements in Public
149
151 9
9
Bibliography
Bibliography
390-393
390-393
5.6 Recommendation for Implementing Improvements in Public 151
Realm
Realm
5.6.1 Recommendation for Design and planning 151
5.6.1 Recommendation for Design and planning 151
5.6.2 Recommendation for Institutional Framework 152
5.6.2 Recommendation for Institutional Framework 152
5.5.3 Recommendation for Appointment of Consultants and Contractors 153
5.5.3 Recommendation for Appointment of Consultants and Contractors 153
140 | Appendix 5
A6
Recommended Guidelines for
Preparation and Implementation
of LAP through Statutory
Provisions
(to be incorporated with necessary modifications as
deemed appropriate by the government under GTPUD
Act 1976 and GTPUD Rules 1979 for the state of Gujarat)
(Reference for other States and UT’s for statutorily

enabling LAP mechanism)
6.1 Background
6.2 Recommended Guidelines for Enabling
LAP Mechanism through Statutory
Provisions
6.1 Background
The Local Area Plan (Local Area Plan) is a relatively newer

statutory mechanism adopted by the state of Gujarat in
2014 and further improved in 2017 through amendments
in the Gujarat Town Planning and Urban Development
Act (GTPUDA) 1976. Currently Section 76A provides
“Special provisions for Local Area Plan” which details
out the provisions for undertaking the Local Area Plan
mechanism in the state of Gujarat. Additionally, the
State Government in its intent to further improve and
strengthen this mechanism is in the process of drafting
a set of Rules for Local Area Plan under the Gujarat
Town Planning and Urban Development Rules, 1979. As
part of its statutory functions, the Gujarat Real Estate
Regulatory Authority (Guj-RERA), for the purpose of
facilitating growth, regulation and promotion of healthy,
transparent, effective and competitive Real Estate sector
had undertaken the review of all current urban planning
regime in the state. This review of such provisions enables
Guj-RERA to provide a set of recommendations to assist
the Urban Development & Urban Housing Development
Department (UD&UHD) in their efforts for improving these
mechanisms by strengthening statutory provisions in the
Act and/or rules, procedures and institutional framework.
While the “Manual for preparation of Local Area Plan”

provides detailed guidance for preparing the Local Area
Plan under the current provisions of GTPUD Act 1976,
this section recommends “guidelines for plan preparation
and implementation of LAP as per the Act”. If deemed
appropriate by the state government, these guidelines
can be incorporated as statutory provisions with
appropriate modifications as part of the Act and/
or rules under the Gujarat Town planning and urban
development Rules 1979. Further, these recommended
guidelines also provide a good reference point for other
States and UT’s in India for efficiently enabling the LAP
mechanism as part of their statutory provisions.
142 | Appendix 6
6.2 Recommended Guidelines for

Enabling LAP Mechanism through
Statutory Provisions
1. D elineation of boundaries for Local
Area Plan under section 76A(1)
1.) For purpose of delineating the boundaries for
Local Area Plan, the authority shall refer to the
final development plan proposals, and consider
the proposed delineation of boundaries for Local
Area Plan, if provided, and if found appropriate.
2. P ublication of “Boundaries of Area

for which the Local Area Plan is to be
made” under section 76 A(2)
1.) The declaration of boundaries of area for
which the Local Area Plan is to be made under
section 76 (A)( 2) shall be published in the
Official Gazette and shall also be published
by means of an advertisement in one or more
Gujarati newspapers circulating within the
jurisdiction of the appropriate authority. The
appropriate authority shall cause copies of such
advertisement to be pasted in the prominent
places in or near the area included in the
Local Area Plan and at the head office of the
appropriate authority.
2.) Every advertisement published under rule ( 1)
shall contain the resolution of the appropriate
authority in respect of the declaration under
section 76A( 2) and shall announce that a copy
of the plan of the area proposed to be included
in the Local Area Plan and the surrounding lands
is kept open for inspection of the public at the
head office of the appropriate authority during
office hours.
3. P reparation of Base Map and Land

Records
1.) Subsequent to publication of boundaries of Area
for which the LAP is to be made, the authority
shall prepare a draft base map showing all plots
and all buildings with number of floors within the
area, along with their land records at a scale not
smaller than one cm to twenty meters.
2.) The authority shall invite the land owners and
the beneficiaries to inspect and verify the draft
base map along with the land records prepared
under above section 2( 1) through a public notice
in the local newspapers, by pasting copies of
such notice in the head office of the appropriate
authority and other prominent places in the area,
and by individual notice to every owner whose
Appendix 6 | 143
address is known to the authority

3.) The notice shall communicate that a copy of the
draft base map and the land records is open for
public inspection and verification for 30 days
at the head office of the appropriate authority
during office hours. The appropriate authority
may also make a copy of the draft base map and
the land records available on internet for public
view during the same time period.
4.) The authority may take into consideration all
suggestions made and objections raised on
the draft base map and the land records made
available for public inspection, and prepare a
final base map at a scale not smaller than one
cm to twenty five meters showing all plots and
all buildings with number of floors, along with
final land records for subsequent preparation of
Local Area Plan.
4. M anner of preparation of draft Local

Area Plan under section 76A(3)
1.) The authority or a Local Area Plan coordinator
appointed by the authority shall prepare the
draft Local Area Plan in the manner provided in
section 76A( 3) after carrying out the survey of
the area within the jurisdiction of the appropriate
authority.
2.) The draft Local area plan shall comprise of Local
Area Plan Maps, Statements, Regulations and
Local Area Plan Report. These components shall
be prepared in the following manner.
a.) Local Area Plan Maps shall include:
i.) An index map on a scale not smaller than
one cm. to seventy-five mts showing:
>> The area included in the Local Area
Plan and the surroundings within
reasonable limit on all sides of such
area; and
>> all existing roads and means of
communications of every kind.
ii.) An Existing Plots Map on a scale not

smaller than one cm to twenty-five
meters showing all existing plots as
per the final base map, including final
plots as per the town planning scheme,
survey plots and/or revenue plots with
identification numbers, all existing
buildings and levels of existing roads
along with other areas.
iii.) A Revised Plots Map on a scale not
144 | Appendix 6
smaller than one cm. to twenty five Mts.,

showing
>> The boundaries of the plots as per
the Local Area Plan proposals as
they will appear after the Local Area
Plan is executed, with their numbers
and illustrating as far as possible by
means of colors/shade, letters and
explanatory notes or in some other
convenient manner all such provisions
of the Local Area Plan as may properly
be illustrated in the plan.
>> T
he revised street network clearly
identifying new and enhanced streets
and roads of different types classified
in different categories such as new
streets to be developed, streets to
be widened, streets to be prioritized
for pedestrian and non-motorized
modes etc.
>> T
he areas allotted for public purposes
such as plazas, parks, vehicular
parking and other amenities etc.
iv.) A Map illustrating Urban Design and

Built form Regulations such as built-
to-line, arcade, step- backs, permissible
building footprints, permissible building
heights, etc. on a scale not smaller than
one Cm. to twenty five Mts.
b.) Local Area Plan statements shall include:

i.) A statement recording Owners
contribution in terms of land area,
which shall include all plots included in
the Existing plots Map, their ownerships
(including societies and companies etc),
plot area, permissible built-up as per
prevailing regulations, consumed Floor
space, built use, area of the plot affected
under Local Area Plan proposals (if any)
, amount of compensation to be paid (if
any) etc. (in Form xx)
ii.) A statement recording Cost Estimates
with the estimates of all works
contemplated in the Local Area Plan
including costs incurred in undertaking
the existing situation analysis, hiring
consultants for surveying, cost of
infrastructure installation/ upgradation,
cost of publication of Local Area Plan
under the provision of the Act, Cost
of conducting meeting/s of persons
Appendix 6 | 145
affected and other such consultations,

compensation for individual plot owners
(if any), who are affected by the proposals
of Local Area Plan. (in Form yy)
iii.) A statement explaining the estimated
financial expenditure of the Local Area
Plan.
c.) Local Area Plan Regulations shall include a

set of Regulations including Form-based
Regulations for the control of development
within the Local Area Plan area.
d.) Local Area Plan Report shall document all
key decisions of the Local Area Plan prepa-
ration process. The structure of draft report
may include the following:
i.) Purpose of LAP
ii.) Site and context
iii.) Assessment of Existing situation
including thematic layers on maps
iv.) Vision and concept
v.) Principles and approach
vi.) Schematic Layout including various
layers such as:
>> Urban character and zoning
>> S
treet network and guidelines for
street design
>> N
etwork of Parks, green space, open
spaces, water bodies and other
natural features
>> P
ublic purpose plots indicating
proposed amenities and social
infrastructural plots
>> Parking Management plan
>> Informal vending areas plan
>> Physical infrastructure plan including
water network, sewerage network,
storm water network etc.
>> Affordable Housing and EWS
vii.) Regulations and Guidelines for Local
Area Plan
viii.) Cost Estimates and Revenue Generation
ix.) Phasing and Implementation strategies
5. Manner and method of compensation

payable to persons affected by draft
LAP under section 76A(3)
1.) The compensation (& incentive) payable/
available under section 76A shall be as much
as the Floor Area Permissible on the land area
146 | Appendix 6
contributed for public purpose as per the Local

Area Plan. This compensation shall be payable in
form of FSI/Floor Area which can be consumed
on the remaining plot or on another plot as
per Transferable Development Rights (TDR)
regulations of the Local Area Plan.
2.) The cost of improving the existing infrastructure
and/or developing new infrastructure may be
recovered through chargeable FSI, Development
charges, any other such mechanism as deemed
appropriate by the authority considering the
feasibility/affordability of such payments by the
plot owners
3.) The compensation payable shall be limited to the
present value of the standing structure without
the value of the materials.
4.) The compensation payable under this rule
shall be paid in the same manner as any other
compensation under the Act.
6. M anner of calculating compensation

and Transferable Development rights
(TDR)
1.) The Transferable Development rights (TDR)
regulations should be formulated based on the
following considerations:
a.) The TDR regulations shall identify the
amount of TDR generated and or amount
of TDR receivable on a plot within identified
area or zone.
b.) The value of TDR generated from a plot shall
be determined by multiplying the TDR with
the prevailing jantri rates applicable on the
Final Plot. Value of TDR = TDR x Jantri rate
c.) TDR can be received in areas identified by
the authority as per DP and /or Local Area
Plan.
d.) TDR can be consumed over and above the
permissible FSI but respecting all other reg-
ulations.
e.) The Authority shall enable Transaction of
TDR on the principle of value to value trans-
fer, i.e. the exact value of TDR in the gener-
ating plot to be transferred to the receiving
plot.
f.) F
or enabling smooth transaction of TDR, the
authority may develop various procedures
and tools including but not limited to the
following:
i.) The Authority should provide TDR
Appendix 6 | 147
certificate to the plot owner upon

sanctioning of the Local Area Plan.
ii.) The Authority shall maintain all records of
TRD transactions on digital platforms.
iii.) The authority may charge a Transaction
fee for providing its services and
platforms for smooth transaction.

7. 7. Meeting of persons affected

by Local Area Plan and framing of
tentative proposals under section
76A(4)(a).
1.) For the purpose of making the draft Local Area
Plan under section 76A( 4)(a) the appropriate
authority shall call a meeting or meetings of
the owners of the lands included in a Local Area
Plan by a public notice as well as by individual
notice to every owner/affected persons whose
address is known to the appropriate authority
and explain in such meeting the tentative
proposals of the draft Local Area Plan for
eliciting public opinion and suggestions on the
said proposals. The appropriate authority may
take into consideration all such suggestions
made and objections raised on the proposals for
making the draft Local Area Plan under section
76A( 4)(a).
8. P ublication of draft Local Area Plan

under section 76A (4)(b).
1.) The Local Area Plan under section 76A( 4)(b)
shall be published by means of an advertisement
in the Official Gazette and shall also be published
in one or more Gujarati newspapers circulating
within the area of the appropriate authority. The
appropriate authority shall also cause copies of
such advertisement to be pasted at the head
office of the appropriate authority and at other
prominent places in or near the area included
in the draft Local Area Plan. The advertisement
shall state that a copy of the Local Area Plan
is open for public inspection at the head office
of the appropriate authority during office hours.
2.) Every advertisement published under rule (1
) shall announce that if within thirty days from
the date of publication of the draft Local Area
Plan in the Official Gazette any person affected
by such Local Area Plan communicate in writing
to the appropriate authority any suggestion
and objection relating to such Local Area Plan,
the appropriate authority shall consider such
objections before submitting the draft Local
Area Plan to State Government under section
148 | Appendix 6
76A( 5).
9. M anner of Submission of draft Local

Area Plan to the state government
under section 76A(5)
1.) After the Local Area Plan is prepared the
authority or the LAP coordinator appointed by
the authority shall submit the same to the State
Government through the Chief Town Planner
along with the particulars referred to in section
13( 2) (a to e) shall be applicable to Local Area
Plan.
10. Period within which the draft Local

Area Plan and the regulations shall
be sanctioned under sub-clause (I) of
clause section 76A(6)
1.) On receipt of Local Area Plan from the authority
the state government may by a notification
sanction, return or refuse to accord sanction
within three months/ six months.
2.) In case where the state government returns
the plan to the authority with directions for
any modification, the authority shall submit
the modified Local Area Plan to the state
government within six months / twelve months
from the date of receiving the Draft Local Area
Plan from the state government under section
76( 6)(b).

11. T he documents and plans to be
accompanied with the intimation for
carrying out any development work
upon sanction of Local Area Plan shall
be as follows :-
1.) An official letter of the Government department
addressed to the appropriate authority or as the
case may be to the authorized officer seeking
the permission for carrying out the development
work or any operational construction with full
particulars thereof.
2.) Building plan for the proposed development
work to a scale of not less than 1/100.
3.) Report and Plans showing complete details of
the operational construction as defined under
section 76A( 3) such as detailed alignments,
layouts, locations, Future Street design Plan,
traffic movement plan, estimated cost for
infrastructure, Reports and such other matters
with measurements.
4.) Any other proposals of the draft Local Area Plan,
affecting the land Provided that in the case of
Appendix 6 | 149
works proposed to be undertaken by the local

military authority of the Defence Ministry, the
provisions of clauses ( 2) and ( 3) shall not apply
and such authority shall be required to submit
the layout plan of such works.
12. Appropriate authority concerned to

forward copy of final Local Area Plan
1.) When a Local Area Plan is sanctioned by
the State Government section 76A(6), the
appropriate authority concerned shall without
delay forward a copy of the Local Area Plan
to the Superintendent of Land Records of the
Region for the purpose of correcting the survey
records.
13. Procedure for eviction under Section

76A(8) .
1.) For eviction under section 76A( 8), the
appropriate authority shall follow the following
procedure viz. -
a.) The appropriate authority shall in the first
instance serve a notice upon a person to be
evicted requiring him, within such reason-
able time as may be specified in the notice,
to vacate the land.
b.) If the person to be evicted fails to comply
with the requirement of the notice, the ap-
propriate authority shall depute any Officer
or Servant to remove him.
c.) If the person to be evicted resists or ob-
structs the Officer or Servant deputed
under clause (b) or if he re-occupies the
land after eviction, the appropriate authority
shall prosecute him under section 188 of the
Indian Penal Code.
14. Notice before Enforcement of Local

Area Plan under section 76A (8).
1.) Before removing, pulling down or altering any
building or other work, under sub- section (1) of
section 76A( 8), the appropriate authority shall
serve a notice on the owner or occupier of the
building or work, as the case may be, calling
upon him to remove, pull down or alter such
building or work or execute such work within
such reasonable time as may be specified in
the notice intimating him the intention of the
appropriate authority to do so on failure to
150 | Appendix 6
comply with the requirement of the notice. Such

notice shall as far as may be, be in Form ___.
15. Documents etc. to be accessible

under section 76A(7).
1.) Documents, plans and maps relating to a finally
sanctioned Local Area Plan shall be kept open
for public inspection at the head office of the
appropriate authority at any time during office
hours of the appropriate authority for a period of
six months from the date of the Official Gazette
in which the sanction was published.
2.) All Local Area Plans finally sanctioned by
Government shall be lodged with the Town
Planning and Valuation Department on the
expiry of the period mentioned in sub-rule (1).
3.) The head of Town Planning and Valuation
Department may, on an application of an owner
of any plot included in the scheme so sanctioned,
issue a certificate in Form __ specifying the area
and boundaries of a Final plot, the nature of the
tenure of land of the owner’s title to such a plot
and the name of the person to whom the plot
has been allotted under the Local Area Plan.
Appendix 6 | 151

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Manual for Preparation of

Local Area Plans

GUJARAT REAL ESTATE REGULATORY AUTHORITY

GUJARAT REAL ESTATE REGULATORY AUTHORITY

We welcome any suggestions to further refine the manual.

Dr. Amarjit Singh IAS (R)

Town and Country Planning Organization

E-Block, Vikas Bhawan , Indraprastha Estate

To all the State/UT Chief Town Planners/Director

Page Intentionally Left Blank

Team of Experts, Reviewers and Contributors

Page Intentionally Left Blank

Chapter 2: Purpose and Background of Local Area Plan. . . . . . . . . . . . . . 05

Chapter 3: Components of Improved LAP. . . . . . . . . . . . . . . . . . . . . . 23

STAGE 1: PUBLICATION OF LAP BOUNDARY

Chapter 5: Base Map Preparation and Publication of LAP Boundary. . . . . . . 35

STAGE 2: PREPARATION OF DRAFT LAP

Chapter 7: Planning and Design of LAP . . . . . . . . . . . . . . . . . . . . . . . 47

Chapter 8: Regulations and Guidelines for LAP . . . . . . . . . . . . . . . . . . 73

Chapter 9: Compensation, Contribution, Cost and Revenue for

STAGE 3: PUBLICATION and sanction of lap

Chapter 11: Recommended Improvements in Institutional Framework, Roles

Chapter 12: Implementation of LAP and Cash Flow Management . . . . . . . . 101

Appendix 4: Case Studies of Various Local Area Plan Mechanisms . . . . . . . 117

Appendix 5: Contents of Different types of LAP Reports. . . . . . . . . . . . 137

Appendix 6: Recommended Guidelines for Preparation and

List of Flow Charts

MoHUA: Ministry of Housing and Urban Affairs

1.1 Why this Manual?

1.1 Why this manual?

In spirit of continuing this evolution the main purpose of

For this, the manual draws upon the deep knowledge,

The manual is NOT a statutory document, but its main

1.2 What does it provide?

1.3 How is the Manual Structured?

These stages and steps thereunder are also clearly

Beyond this, under the section titled General Guidance this

Appendix: for this, the manual includes: Survey methods;

Recommended Improvements in BROWN Text: The

IMPORTANT NOTE: This manual is not a statutory

Up till very recently, the statutory planning mechanism

The LAP mechanism allows the cities and urban authorities

Depending on the vision for improving a developed inner

The area selected for LAP is studied in detail, issues

LAP proposals prioritize public welfare and look into

2.1.2 Why LAP mechanism?

On the other hand, the older inner city areas and

under their broader framework for development of

A Local Area Plan attempts at incentivizing such inner

2.1.3 Understanding History and

Town Planning Schemes and Development Plans: From

What is LAP in Gujarat?

Local Area Plan in Gujarat means a statutory planning

need for providing an Incentive based redevelopment/

There are multiple/different kinds of plans which are

1. There are multiple examples of local area planning

>> Ireland: Similarly, examples of Local Area

2. Some plans are prepared for achieving similar

• Delhi: Some recent attempt to improve the existing

• Indore: (Area Based Development under Smart