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4.6 Once the draft TPS is ready it is notified and all the land owners are called for a meeting by the authority. The scheme is explained to the owners and taking into consideration the views of the owners, if need be, the scheme is marginally modified. The corrected scheme is officially published in the Gazette for objection and suggestions to be accepted in one month period after notification. After considering the objections and suggestions the draft scheme is given a final shape.

At this stage also the financial aspects of the scheme are worked out in detail. In this process first the original plot value is worked out keeping in view the transaction made in this area. Compensation likely to be paid to the owner for the land deducted from his original plot is also worked. A semi-final-value of the final plot is worked out on the basis of infrastructure proposed to be provided in the scheme area. A final plot value is also worked out taking into consideration that the proposed infrastructure is provided in the scheme. Difference between the semi-final plot value and final plot value is considered to be an increment in value, which could result from implementation of the TP scheme. Half of the increment in value is adjusted against the compensation and the net demand/contribution of the owner is worked out. Simultaneously, the development cost and other infrastructure cost for implementation of the scheme are also worked out. The draft scheme continuing the physical proposal and the financial details along with financial part of the compensation and contribution of each plot are then submitted to the Government for approval which is called draft scheme. Once the Government approves the draft scheme it is referred to as Preliminary scheme.

4.7 In the second stage of TPS known as Preliminary Scheme, State Government appoints an officer who acts as a Quasi-Judicial Officer/Arbitrator between the Development Authority and land owners to finalise the TP Scheme. The officer is designated as the Town Planning Officer for the scheme. The Town Planning Officer verifies all the documents submitted alongwith the Draft Scheme. He collects the additional record and information of the scheme, if need be. He also serves the notice to all the owners individually requesting them to make the representation before him if the owners desire so. Based on the representation made by the owners, additional records, consultation with the Development Authority,Town Planning Officer makes appropriate changes, if necessary, in the physical proposals of the scheme. After making final proposals another chance is given to the owners to present their views or grievance, if any. The development authority is also consulted with regard to the final proposal of the scheme. Thereafter physical proposals of the scheme are submitted by the Town Planning Officers to the Government for approval. After approval of the scheme the Government, Development Authority initiates the implementation of the scheme.

4.8 In the last stage of the scheme known as Final Scheme the Town Planning Officer verifies the financial aspects of the scheme by taking into consideration the sales transaction taken place. After verifying the financial details worked out by the Development Authority, during the preparation of the scheme at draft stage, he invites the objections from the affected persons. The objections are invited with respect to financial part of the scheme i.e. original plot value, semi final-plot-value, final-plot-value, compensation, net contribution and demand of the owners. As soon as the financial part of the scheme is finalised it is sent to the Government for approval. The Government notifies the final scheme in the Gazette. After approval the scheme is known as Final Town Planning Scheme. At this stage the Development Authority can start implementing financial part of the scheme i.e. payment of Compensation to the land owners and collection of money from the plot owner. Although various stages involved in the TPS makes the process tedious and contentions it functions well solely because the owners know that on implementation of the TPS they will be the net gainers. Splitting of the scheme in two parts i.e. preliminary (physical part and final (financial part) infact expedite the process in terms of physical implementation of the scheme and finalizing the scheme by the Town Planning Officer. This provides transparency and wide scope for participation of the community affected by the scheme.

4.9 A typical case study of Prahlad Nagar Town Planning scheme of Ahmedabad reveal an interesting picture. In Ahmedabad delivery of serviced land has been managed through a 2 step process. At the first level decadal macro level Development Plan for the entire city has been prepared. While at the second level large number of micro level Town Planning Scheme covering about 100 ha. Each are prepared for the area identified for new development. Development plan indicated about 65 sq.km. of land for new urban development. It also laid out the sequence in which preparation and implementation of Town Planning Scheme would be taken up in the areas demarcated as a zone for new growth. Development Plan envisaged taking up of 113 Town Planning Schemes in Ahmedabad. Prahlad Nagar T.P. Scheme is considered as Model scheme to demonstrate the merits of the T.P. Scheme to emulate by others cities not only in Gujarat but across the country as well which are striving to provide well planned serviced land for rapid urban growth.

4.10 Prahlad Nagar located in the southwest corner of Ahmedabad covers an area of 162 hectares. Although 4 town-planning schemes have been prepared to cover the area for implementation purpose all the four schemes have been taken together as one project. Initially it was planned for a density of 150 persons per hectare but the density may increase to the saturation level of 400 persons per hectare by 2020 when it will accommodate about 64800 persons. The T.P. Scheme of Prahlad nagar forms an integral part of City Development Plan. Layout Plan has provided proper hierarchy of road and street pattern and distribution of public space and community facilities as per Development Plan norms. The project area had 297 plots as original plots which have been reconstituted into 286 final plots. All the final plots have approximately 52% of the area of the original plots. The 48% land availed after reconstitution has been used for roads and social amenities and also used as resource to recover the cost of providing infrastructure. The break up of the landuse structure of the scheme is given below.

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