CONTENTS
Undertaking i
Certificate iii
Acknowledgments v
Abstract ix
Content xi
List of Figures xvii
List of Tables xix
List of Annexures xxi
Abbreviations xxiii
1 Introduction 1
1.1 Background 1
1.1.1 Land 1
1.1.2 Land Requirement in Rapidly Urbanizing Areas 1
1.1.3 Land Management for Urban Development 2
1.1.4 Legal Aspects of Land for Urban Development 4
1.2 Research Problem 5
1.3 Aim and Objectives 6
1.4 Scope and Limitations of the Study 7
1.5 Research Methodology 8
1.5.1 Flow Chart of Research Methodology 8
1.5.2 Research Design 10
1.5.3 Significance of Stakeholders in the Study 13
1.5.4 Research Framework 13
1.6 Overview of Chapters 13
2 Literature Review: Urban Land Supply Systems in India and Gujarat 17
2.1 Land Administration: A Historical Perspective 17
2.2 Indian Land System from Early Medieval to Modern India 17
2.2.1 Early Medieval India 17
2.2.2 Late Medieval Period 18
2.2.3 British India 18
2.2.4 Post-Independence Land Administration 20
2.2.5 Notion of Property Rights in India 20
2.2.6 Land Legislations 22
2.3 Acts having implications on Urban Land Supply 23
2.3.1 Bombay Land Revenue Code, 1879 24
2.3.2 Bengal Land Revenue Act, 1879 25
2.3.3 Land Acquisition Act, 1894 (and subsequent amendments) 25
2.3.4 The Bombay Town Planning Act, 1915 28
2.3.5 Rent Control Act, 1947 29
2.3.6 Resettlement of Displaced Persons (Land Acquisition) Act, 1948 30
2.3.7 The Bombay Town Planning Act, 1954. 31
2.3.8 The Bombay Stamp Duty Act, 1958 32
2.3.9 Gujarat Municipalities Act, 1963 32
2.3.10 The Urban Land (Ceiling and Regulation) Act, 1976 33
2.3.11 Gujarat Town Planning and Urban Development (GTPUD) Act, 1976 35
2.3.12 The Urban Land (Ceiling and Regulation) Repeal Act, 1999 36
2.3.13 Special Economic Zone Act, 2005 37
2.3.14 Gujarat Special Investment Regions Act, 2009 39
2.3.15 The Right to Fair Compensation and Transparency in Land Acquisition, Rehabilitation and Resettlement Act, 2013 40
2.4 Others Acts having Lesser Implications on Urban Land Supply 42
2.4.1 The Gujarat Ancient Monuments and Archaeological Sites and Remains Act, 1965 42
2.4.2 The Gujarat Vacant Lands in Urban Areas (Prohibition of Alienation) Act, 1972 42
2.4.3 The Gujarat Slum Areas (Improvement, Clearance and Redevelopment) Act, 1973 43
2.4.4 The Forest (Conservation) Act, 1980 43
2.4.5 Coastal Regulation Zone Notifications 43
2.5 Urban Land Policy: Objectives and Evolution 44
2.6 Land Record Management in the Case Study Area 46
2.6.1 E-Dhara System 48
2.7 Important Land Supply Models in India 49
2.7.1 Land Acquisition 49
2.7.2 Land Pooling and Plot Reconstitution 51
2.7.3 Public-Private Partnerships (PPP) 54
2.8 Fiscal Tools for Land Management 55
2.9 Land Use Regulations 57
2.10 Land Supply Mechanism in Case Study of Gujarat 60
2.10.1 Urban Profile of Gujarat 60
2.10.2 Rising Demand for Urban Land 62
2.10.3 Important Development Routes of Urban Land Prevalent in Gujarat 62
2.10.4 GTPUD Act, 1976: Predominant Tool for Supply of Land for Urban Development in Gujarat 64
2.10.5 TPS Mechanism in Other States (Maharashtra, Madhya Pradesh and Chhattisgarh) 69
2.10.6 Merits of TPS Mechanism in Gujarat 71
2.10.7 Limitations of TPS Mechanism in Gujarat 72
2.11 Emerging Issues 75
3 Critical Analysis of the GTPUD Act, 1976 81
3.1 Primary Data Analysis I with the Stakeholders 81
3.2 Quantitative Analysis: Identification of Issues of Concern 82
3.2.1 Methodology for Identifying Issues of Concern 83
3.2.2 Mean and Standard Deviation 84
3.2.3 Relationship Between Provisions and Outcomes and Between Procedures and Outcomes 85 3.2.4 Relationship Between the Provisions and Outcomes Group 86
3.2.5 Relationship Between Procedures and Outcomes Group 87
3.2.6 Degree of Correlation between Provisions and Outcomes (CG1-CG3) and Between Procedures and Outcomes (CG2-CG3) 88
3.3 Qualitative Analysis: Identification of Inadequacies in Issues of Concern 90
3.3.1 Time Taken for Release of Developable Land (IC 1w) 91
3.3.2 Time Taken for Release of Developable Land (IC 1o) 95
3.3.3 Dependence on Revenue Regulations for Implementation (IC 2o) 96
3.3.4 Improper Practices and Misconduct During the Process (IC 3w) 97
3.3.5 Improper Practices and Misconduct During the Process (IC 3o) . 97
3.3.6 Power of TPO (IC 4w) 98
3.3.7 Relevance of Provisions of the Act in Present Context (IC 5w) 98
3.3.8 Release of Land at Very High Cost (IC 6wo) 99
4 Corrective Measures 101
4.1 Corrective Measures in Provisional, Procedural and Institutional issues 101
4.1.1 Provision and Prescription Issues 101
4.1.2 Procedural Issues 103
4.1.3 Institutional Issues 105
4.2 Guidelines Derived for Enhancing Supply of Land for Urban Development 106
4.2.1 Strengthening Partnership with Stakeholders (IC 5w) 106
4.2.2 Effective Utilization of Resources (IC 6wo) 107
4.2.3 Management of Information System (IC 1wo, IC 2o) 108
4.2.4 Capacity Building and Exposure to Techniques of Land Management (IC 1w, IC 4w, IC 5w) 108 4.2.5 Preventing Improper Practices and Misconduct at Various Level (IC 3wo) 109
4.2.6 Promotion of Joint Development Projects (Public Private Partnership) (IC 5w, IC 6wo) 109
4.2.7 Decentralization of Power and Empowerment of Local Authority (IC 1wo, IC 2o, IC 4w) 110 4.2.8 Guided Land Development (GLD) (IC 5w, IC 6wo) 111
4.2.9 Evolving Government as a Profit Sharing Partner (IC 5w) 111
4.2.10 Integrated and Comprehensive Approach for Urban Land Management (IC 1wo, IC 2o, IC 5w) 112
4.2.11 Distribution of Work of Ministries (IC 1o, IC 2o) 113
4.3 Feedback from stakeholders 114
4.3.1 Methodology for Feedback 114
4.3.2 Stakeholders' Responses to Corrections 115
4.3.3 Feedback Obtained for Corrective Measures 115
4.3.4 Feedback for Guidelines 118
5 Summary and Conclusions 121
5.1 Summary 121
5.1.1 Background 121
5.1.2 Key Findings 124
5.1.3 Corrective Measures 127
5.2 Conclusions 129
5.3 Future Research: Way Forward 135
References xxv
Annexures xxxiii