Table of Contents
Undertaking i
Certificate iii
Acknowledgments v
Abstract vii
Table of Contents ix
Executive Summary xv
List of Abbreviations xxi
List of Figures xxiii
List of Tables xxv
01 Introduction l
1.1 Background 1
1.2 Urban Development and Peri-Urban Area 2
1.3 Need for Study 3
1.4 Statement of Problem 4
1.5 Use of Study 5
1.6 Aim 5
1.7 Objectives 5
1. 8 Research Questions 6
1.9 Data Base and Methodology 6
1.10 Scope and Limitations I 0
02 Literature Review 11
2.1 Definitions 11
2.2 Types of Growth Pattems 14
2.3 Case Studies 16
2.3.1 Delhi 16
2.3 .2 Lal Dora 17
2.3.3 Haryana 17
2.3.4 Uttar Pradesh 18
2.3.5 Town Planning Scheme 19
2.4 Published Research 19
2.5 Theories 20
2.6 Governing systems 25
2.7 Key takeaways and Research Gap 29
03 Review of Governing Framework and Mechanism 31
3 .1 Development Framework 31
3 .1.1 Development Authority and Area 34
3.1.2 Development Plan 37
3.2 The Gujarat Land Revenue Code, 1879 .46
3.2.1 Exemption from N.A. permission .48
3.3 The Urban Land Ceiling Act.. .49
3.4 CGDCR 51
3.5 Procedures for Non-Agricultural Conversions 52
3.5.1 Institutional framework for the Procedure ofNA conversions 52
3.5.2 Roles and Responsibilities of different officials 54
3.6 Regulations for Residential Townships 56
3.7 Gujarat Industrial Development Act, 1962 62
3.8 Gujarat Industrial Policy 2020: 65
04 Ahmedabad Planning and Growth 67
4.1 Ahmedabad City Profile 67
4.2 Growth of Ahmedabad 69
4.3 Past Planning and Growth of Ahmedabad 70
4.4 Review of Development Plans 74
4.5 Planning Vs Growth 76
05 Development Within AUDAAgricultural Zone 79
5 .1 Residential Plotted development.. 80
5.2 Residential Bungalows 82
5.3 Residential Townships 82
5.4 Industrial Development 83
06 Development Beyond AUDA 85
6.1 Changodar 87
6.1.1 Industrial 87
6.1.2 Residential 88
6.2 Bakrol Bujrang 89
6.2.1 Commercial. 90
6.2.2 Mixed Used Development 91
6.3 Kadi 91
6.3 .1 Group Housing Project 92
6.3.2 Sarthak Centre Commercial.. 93
07 Factor Influencing Peri-Urban Growth 95
7.1 Land Market 95
7.1.1 Land Market in AUDA Zoned for Development Areas 96
7.1.2 Land Market in AUDA Agriculture Zone 96
7.1.3 Land Market Beyond AUDA 97
7 .1.4 Jantri Rates (Residential) 97
7 .1.5 Jantri Rates (Agriculture Irrigated) 98
7.1.6 Compering Jantri Rates 99
7.2 Relaxed Regulation 101
7.3 Absence of Town Planning Schemes 101
7.4 Transportation Infrastructure 102
7.5 Lack of Synchronization 102
7.6 Expansion of Villages 102
7.6.1 Population Growth 102
7 .6.2 Economic Opportunities 102
7.7 Peri-Urbanlssues 103
08 Conclusion and Recommendations 105
8.1 An Overview of Study and Issues 105
8.1.1 Land Use 105
8.1.2 Administration 106
8.1.3 Governance 106
8.2 Strategies and Recommendations 106
8.2.1 Planning Approach and Framework 107
8.2.2 Legal Structure 115
8.2.3 Institutional Mechanism 123
8.3 Influence Zone Policy or Peri-Urban Area Policy 127
References 131
Appendix 1: AUDA Villages 135
Appendix 2: Legal, Planning and Policies Documents 137