Contents
Undertaking i
Certificate ii
Acknowledgments iv
Abstract vi
Table of contents viii
List of figures 1
List of tables 2
1 Introduction 4
1.1 Challenge of Urbanisation & Infrastructure Investment Needs 4
1.2 Aim/ Topic 6
1.3 Research Question 6
1.4 Methodology 6
1.5 Stages of work 9
1.6 Geographical Scope and limitation 9
2 Literature Review 10
2.1 Municipal Budget 10
2.2 Land Based Fiscal Tools 11
2.2.1 Constitution of India 11
2.2.2 Land based fiscal tools 11
2.3 Rationale for Land Value Capture: Concept, Rationale & Definitions 12
2.4 Land Value Capture: Indian context 16
2.5 LVC Tools and Techniques – International and Indian case studies 16
3 City Profile 25
3.1 Geographical Location and Connectivity 25
3.2 Evolution of city and change in boundary 26
3.3 Demographic Profile 27
3.4 City Planning and Administration 30
3.5 Economy 31
3.6 Major Infrastructure Investments in Surat City 33
3.5.1 Surat Smart City City 34
3.5.2 Railway Station Redevelopment 37
3.5.3 Surat BRTS Project 39
3.5.4 Outer Ring Road (ORR) in Surat 42
3.5.5 Surat Metro Rail Project 45
3.6 Capital investment required for Surat city 48
4 Budget Analysis: SMC and SUDA 51
4.1 SMC budget: overall analysis 51
4.2 Land Based Fiscal Tools in SMC Budget 52
4.3 SUDA budget: overall analysis 55
4.4 Land Based Fiscal Tools in SUDA Budget 55
4.5 Structure of LBFT in Surat along with its supportive legislation 59
4.5.1 Property Tax 59
4.5.2 Rent from Property 63
4.5.3 Betterment Charge 64
4.5.4 Additional Infrastructure Charge (Premium FSI or Chargeable FSI) 65
4.5.5 Impact Fee 66
4.5.6 Development Charge 67
4.5.7 Scrutiny Fees 67
4.5.8 Services and Amenities Fees 68
4.5.9 Sale of land 69
4.5.10 Infrastructure Development Fund 70
4.5.11 A to NA conversion 70
4.5.12 Stamp duty and registration charge 71
4.5.13 Summary of LBFT identified in SMC and SUDA budgets 72
4.6 Issues in LBFT and LVC 76
4.7 Collecting agencies for LBFTs identified and possible LVC Tools 79
5 Proposed LVC tools 81
5.1 Premium FSI (Additional Infrastructure Charge for SMC) 81
5.2 Development charge 85
5.3 Premium FSI (Additional Infrastructure Charge) for ORR project 93
5.4 Capital Investment Plan 95
6 Recommendations 1
References iii
Appendix 1: Impact Fee vii