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TOWN PLANNING AND DEVELOPMENT
LAWS:EVOLUTION AND CURRENT
AMENDMENTS
J.KSHIRSAGAR
CHIEF PLANNER
&
R.SRINIVAS
TOWN AND COUNTRY PLANNER
TOWN AND COUNTRY PLANNING ORGANIZATION
MINISTRYOF URBAN DEVELOPMENT
GOVERNMENT OF INDIA
25.9.2014

BACKGROUND
The history of contemporary planning practice in India dates back to
the enactment of the Bombay Improvement Trust Act 1920.
Subsequently, similar Acts were enacted in other Presidencies.
The visit of Sir Patrick Geddes to India and his propagation of the work
-home place theory laid the foundation for the setting up of Improvement
Trusts and subsequently thinking process for enactment of Town and
Country Planning Acts in various States and the establishment of State
T&CP Departments.
Following this, Urban Development Authorities were set up under
Development Authority Acts for addressing the problems of fast growing
towns and cities and formulating Master Plans which apart from having
strong spatial connotations also have both social and economic aims.

STATUTORY PROCESS FOR PLANNED
DEVELOPMENT OF TOWNS AND CITIES
Statutory process of master plan formulation in India was
inspired by the erstwhile comprehensive planning system
envisaged under the Town and Country Planning Act, 1947 of
United Kingdom.
As most of the Town Improvement Trust Acts then in force in
various states did not contain provisions for preparation of Master
Plans, a need was felt to have a Comprehensive Town and
Country Planning Act on the lines of U.K.
Accordingly, Central Town and Country Planning Organization
or TCPO drafted the Model Town and Regional Planning and
Development Law in 1962, which formed the basis for various
States to enact Town and Country Planning Acts, with
modifications to suit local conditions.

MODEL REGIONAL AND TOWN PLANNING AND
DEVELOPMENT LAW,1985
This model Law was revised by TCPO in year 1985 as
“Model Regional and Town Planning and Development
Law” to enact a comprehensive urban and regional
planning legislation in all the States and UT’s.

BROAD PROVISIONS
Constitution of State Regional and Town Planning Board
by the State Government for the purpose of advising on the
delineation of the region for the planned development,
 Directing the preparation of metropolitan, regional and
area plans by the metropolitan, regional and area planning
and development authorities.
Setting up of metropolitan, regional and area planning and
development authorities for different urban and rural areas
within the State to undertake preparation of development
plans and to
enforce and implement them,
Co-ordinating the planning and implementation of physical
development programmes

Model Law provided 3 steps for the administration of
this law:
a) Preparation of existing land use map,
b) Preparation of an outline development plan and
comprehensive development plan and their
enforcement, and
c) Preparation of detailed schemes of development or
redevelopment as envisaged in the plans and their
implementation.

STATUS OF TOWN AND COUNTRY PLANNING
ACTS AND MASTER PLANS
Based on the Model Regional and Town Planning and
Development Law,1985 ,many states enacted their Town and
Country Acts.
However , states like Haryana, Rajasthan and UT of
Chandigarh, Lakshadweep do not have Town and Country
Planning Acts. Jharkhand, Chattisgarh and Uttrakhand have
adopted the parent state’s T&CP Acts
Out of 7933 Towns ,about 2032 towns have Master Plans(1483
notified +549 under preparation )

74 TH CONSTITUTION AMENDMENT ACT AND ITS
IMPLICATION ON THE STATUTORY PROCESS IN
TOWN AND COUNTRY PLANNING
First UDPFI Guidelines were prepared in 1996 in consonance
with the provisions of 74th CAA .
 Part 2 contained suggested changes required in Model
Regional and Town Planning and Development Law (Volume 2A)
and modifications in Town Planning Acts of Maharashtra {Volume
2B) and Gujarat (Volume 2C).
The objective of the Volume 2 A and B was to guide the State
governments to incorporate the provision especially of preparation
Metropolitan and District Plan .

However, most of the State Governments did not
incorporate the provisions in the Town and Country
Planning Acts as suggested by UDPFI Guidelines,1996.
An attempt was made under the JNNURM wherein
one of the reform was to comply with 74th CAA with
reference to constitution of both MPC and DPC.
States have constituted MPC and DPC but without
strong professional backup for preparing both
metropolitan and district plans.

COMPARISION
BETWEEN
BIHAR URBAN AND REGIONAL PLANNING AND
DEVELOPMENT ACT,2011
KERALA TOWN AND COUNTRY PLANNING
ORDINANCE ,2013

BIHAR URBAN AND REGIONAL PLANNING AND DEVELOPMENT
ACT,2011/KERALA TOWN AND COUNTRY PLANNING ORDINANCE ,2013
BIHAR KERALA
CHAPTER I PRELIMINARY PRELIMINARY
CHAPTER-II BIHAR URBAN PLANNING AND DEVELOPMENT
BOARD
STATE TOWN AND COUNTRY PLANNING COMMISSION
AND THE PERSPECTIVE PLAN
CHAPTER-III DECLARATION OF PLANNING AREAS AND
CONSTITUTION OF PLANNING AUTHORITIES
DISTRICT PLANNING COMMITTES AND PLANS FOR
DISTRICTS
CHAPTER-IV PREPARATION OF LAND USE MAP AND LAND
USE REGISTER
METROPOLITAN PLANNING COMMITTEE AND PLANS
FOR METROPOLITAN AREA
CHAPTER -V PREPARATION, CONTENTS AND APPROVAL OF
DEVELOPMENT PLAN
PLANS FOR LOCAL PLANNING AREAS
CHAPTER-VI CONTROL OF DEVELOPMENT AND USE OF
LAND
JOINT PLANNING COMMITTEE AND PLANS FOR JOINT
PLANNING AREA
CHAPTER-
VII
AREA DEVELOPMENT SCHEME DETAILED TOWN PLANNING SCHEME
CHAPTER-
VIII
LEVY, ASSESSMENT AND RECOVERY OF
DEVELOPMENT CHARGE
REVIEW, REVISION, VARIATION AND REVOCATION OF
PERSPECTIVE PLAN, MASTER PLAN AND DETAILED
TOWN PLANNING SHCEME
CHAPTER-IX ACQUISITION AND DISPOSAL OF LAND DEVELOPMENT AUTHORITIES
CHAPTER-X FINANCE, ACCOUNTS AND AUDIT CONTROL OF USE AND DEVELOPMENT OF LAND
CHAPTER-XI URBAN ARTS AND HERITAGE COMMISSION IMPLEMENTATION OF PLANS
CHAPTER-
XII
TRIBUNAL THE KERALA URBAN ART COMMISSION
CHAPTER- POWERS OF GOVERNMENT FINANCE, ACCOUNTS AND AUDITFINANCE, ACCOUNTS

Other States need to follow both the States in
amending the Town and Country Planning Acts.
Rather ,the Acts needs reforms in view of compliance
to 74th CAA and host of emerging issues which calls for
 Expeditious completion of Master Plan process
 Need based and speedy change of Land use
 Reengineering the overall regulatory
framework.
 Provision for notifying the sectoral plans.
 Urban Policies at the State level
 Constitution of State Regulatory body

REVISION OF URDPFI GUIDELINES
• Since 1996, many changes have taken place in the field of urban
development especially in view of emerging needs / requirements
of urban settlements due to rapid population growth and other
reasons like globalization and liberalization.
• Towns and cities are dynamic entities and are subject to
unprecedented changes in terms of requirements of infrastructure
and other basic services / amenities. Accordingly, norms and
standards prescribed by previous guidelines need to revisited.
• New Guidelines are the Urban and Regional Development Plan
Formulation and Implementation Guidelines (URDPFI).
• The draft Guidelines have been uploaded on MoUD
website(http://moud.gov.in/URDPFI).
• Final Guidelines will be released shortly.

EMERGING ISSUES
• Inclusive Planning
• Sustainable Habitat Parameters
• Integration of Landuse and transport at planning stage
• Norms and Standards/Zoning Regulations
• Urban Reforms
• Service Level Benchmarks
• Plans like
City Sanitation Plan
City Drainage Plan
Capital Investment Plan and Financial Operating Plan
Disaster Management Plan
 Comprehensive Mobility Plan

MODEL REGIONAL AND TOWN PLANNING AND
DEVELOPMENT LAW-SUGGESTIONS IN DRAFT
URDPFI GUIDELINES FOR MODIFICATIONS
Replacing old Land Acquisition Act with the new
Act.(LARR,2013)-Implications
Mandatory Implementation of 74th CAA
Inter-State Planning
Joint Area Committee
Innovative Systems of Land Assembly
Town Planning Scheme
Land Pooling and Development Schemes
Transferable Development Rights
Accommodation Reservation
Encouraging Private and Joint Sector Participation
Time Line
State Regulatory Body
City Infrastructure Fund

LITIGATIONS WITH RESPECT TO PLANNING
-EXPERIENCES OF TCPO
In the Hon’ble High Court of Punjab and Haryana and
Punjab –a number of public interest litigations have
been filed for the following reasons:
Uncontrolled development in Periphery of Chandigarh.
No efforts made for preparing Inter-State Regional
Plan.
 Draft Master Plan for Chandigarh-2031 not being
notified .

S.No. CWP No. Subjet Hon”ble Court /Directions Comments sent to
Ministry
Remarks
1. No.7291/ 2000 Jasbir Singh Dhaiwal & Others Vs Union of
India
High Court of Punjab &
Haryana
Sent on 18.10.2000 &
24.10.2000
F.No. Vol.VIII Page No. 260
2. No. 876 /2001 Dr. B. Singh Vs Union of India -do- Sent on 16-03-2001 Vol. VIII Page. No. 400
3. Appeal No. 5721-
5725/2001
Sanjeet Singh Grewal & Others Vs Union
of India
-do- Vol. VIII Page. 406
4. No.7291,8708,9047,914
3 & 16738/2000 Special
Leave Petition(Civil)
-do- Supreme Court Sent on 16.9.2001 Vol. VIII page No. 464
5. No.7291/2000 Late S. Beant Singh Punjab & Haryana Vol. VIII Page No. 466
6. No.9143/2000 State of Punjab & others Punjab & Haryana Candigarh Master Plan
7. N0. 11039/2001 New Town Planning & Development
Authority for Anandgarh Vs Sanjeet
Grewal & others
Punjab & Haryana Sent on 14.3.2002 Vol. VIII Page No. 526
8. No.18597/2001 Dr. B. Singh Vs Union of India High Court Punjab &
Haryana
22.5.2002 Punjab New Capital (Periphery) control Act, 1962 Vol. VIII
Page No. 609
9. No.492/2003 Dr. B. Singh Vs Union of India Supreme Court 10.12.2003 Vo. IX page No. 11
10. No. 8327/2004 Dr. B. Singh Vs Union of India Punjab & Haryana Court 25.06.2004 Vo. IX Page No. 94
11. No. 7649/2003,
876/2001, 16325/2001
Dr. B. Singh Vs Union of India Punjab & Haryana Court 18.1.2004, 7.06.2005 Vo. IX Page No. 201 & 285
12. No. 242/2005 Jaswant Singh & Others Vs Union of India Punjab & Haryana Court Vo. IX Page. Nop. 229
13. No. 9556/2005. Dr. B. Singh Vs Union of India Supreme Court 28.6.2005 Vo. IX Page No. 293
14. No. 16022/2004 Rajesh Jakhran & Others Vs Union of India Haryana Development & Regulation of Urban Areas Act
1975 Vol. IX Page No. 311
15. No. 942/2005 Jaswant Singh & Others Vs Union of India High Court of Punjab &
Haryana
Vol. IX
Please Note Details of Court Cases in Chronicle Order given in Page 304-305 Vol. IX
16. No.9157/2002
aurav & Others Vs. Union of India
Haryana
Sent Vol. IX Page No. 373
17. No. 12218/2006,
4034/2005,
5907/2006,8138/2006,6
398/2006,9423/2005.24
24/2005,8354/2006
Haryana
Vo. IX Page No. 393
18. Please see Page No.
396 about 11 cases
19. No.4252/2008 Gurbax Singh Shergill Vs Union of India High court of Punjab &
Haryana
Sent on 10.6.2008 Vol. IX Page No. 415
20. Civil Writ Petition
No.4252 of 2008
in the High Court of Punjab and Haryana 2014
CIVIL WRIT PETITION ON CHANDIGARH

IMPLICATIONS
Judicial Intervention, Hon’ble Court directed the Chandigarh UT
Administration to finalize the Master Plan for Chandigarh.
Hon’ble Court also directed Coordination Committee under the
chairmanship of Secretary (UD) to convene meetings regularly. In
last 2 years, about 6 meetings were held ,the last being on
19.9.2014.
However, the issue pertaining to the preparation of Inter-State
Regional Plan for Chandigarh has not been settled as the present
statue for Chandigarh UT does not provide for preparation of
Inter-State Regional Plan, hence the stalemate.

LESSONS
Barring NCR Plan, no inter state regional plans have been
prepared with statutory backing.
Efforts were made for preparing the Inter-state Regional Plan for
Puducherry, but no action has been taken as both Tamil Nadu
T&CP and Puducherry T&CP Acts do not have the provision for
the same.
It is felt that the Inter state Regional Plans may not become a
reality until Central Government involves itself in coordination
among the States.

OTHER WRIT PETITIONS RECEIVED IN TCPO
Writ Petition No. 25720 of 2007- High Court of Madras- Shri. B.
Sraravana Sathish Kumar Vs UOI (M/o Law/ Urban Development)
regarding incorporating provisions of 73rd and 74th Constitution
Amendment Act in Tamil Nadu Act 35 of 1972 Viz. Tamil Nadu Town
and Country Planning Act, 1971.
Writ Petition (Civil) No. 7861 of 2010 titled Campaign for People
Participation in Development Planning vs. Union of India and Writ
Petition (Civil No. 7862 of 2010 titled HR Suri vs. Union of
India.(Regarding to take all necessary steps to enable and capacitate
the MCD to function in fulfillment of the Constitution amendment to
regulate landuse and construction of buildings in Delhi.
Special Leave Petition (Civil) No.27596/2012 Jumsheed Kanga –
vs- State of Maharashtra and others (Regarding Public space
demarcated in the Development Plan for a recreational ground but
converted into club house(Mumbai case).

Writ Petition (PIL) No. 75 of 2014 – Vadodara Shaher Jilla Khedut
Mandal Vs. State of Gujarat, High Court of Gujarat, Ahmedabad
regarding (constitution of District Planning Committee and Metropolitan
Planning Committee in compliance to 74th Constitution Amendment Act)
Application No. 165 of 2013 before the National Green Tribunal,
New Delhi – Akash Vashishta Vs. Union of India & Ors. (Protection
of urban green and mitigation of environmental pollution.)
Writ Petition No. 376 /2014 filed by Major Sandeep Donald Shah in
the Supreme Court of India against Union of India & Others.
Regarding incorporating Disaster Management provisions and
awareness among the public for structural safety
Writ Petition (PIL) No.42/2010 filed by Indrabhanu the Non –
Governmental Organization -vs- UOI &Others(Regarding to
ensure compliance of regulations for implementation of barrier
free environment in the city of Nagpur .

WAY FORWARD
States need to proactively amend their T&CP Acts to incorporate
the provisions of 74th CAA on the lines of Bihar and Kerala.
States also need to amend Building Regulation as per the
directions of Ministry of Urban Development
Efforts to be made to operationalize the MPC and DPC with
appropriate role of T&CP Departments.
Integration of Sectoral Plans with Master Plans with provision of
notification of the same.
Any future amendments to be need based with wider stakeholder
consultations
Regulatory framework to be reengineered which ought to be
people’s friendly and with an enabling environment in a time bound
and transparent manner.

Revision of Model Town and Country Planning Law to be
undertaken keeping in view the emerging issues and dynamism
of spatial planning.
TCPO and SPA together may attempt for this exercise as a
follow up of the URDPFI Guidelines.

THANKS FOR YOUR KIND ATTENTION

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