Local Area Plan Notes PDF

# Local Area Plan ## For MPSC exam ### Syllabus - Concept - Objectives - Delineation of Lap boundary - Methodology of preparation - Case studies in India - Provisions in UDCPR ### 1. What is Local Area Plan? A Local Area Plan is a statutory planning mechanism that is devised to improve and enhance...

# Local Area Plan ## For MPSC exam ### Syllabus - Concept - Objectives - Delineation of Lap boundary - Methodology of preparation - Case studies in India - Provisions in UDCPR ### 1. What is Local Area Plan? A Local Area Plan is a statutory planning mechanism that is devised to improve and enhance the existing developed areas. It is prepared for improving, retrofitting and/or solving issues in these currently developed areas. They are intended to provide more detailed planning proposals and policies for the areas which are anticipated to experience substantial redevelopment and transformation. The LAP mechanism allows the cities and urban authorities to replan, revive and regenerate the existing developed inner city areas. The LAP mechanism is a micro-level planning tool used to implement the larger vision embedded in the DP on the specific areas. It involves elements of plot reconstitution, Master Planning, designing of urban area and regulating the private development through form based regulations. Additionally, the LAP process involves consultation with multiple stakeholders and plot-owners and therefore requires to be conceptualized to incentivize and promote redevelopment for ease of its implementation. Depending on the vision for improving a developed inner city area, the Local Area Plans can be of different types: - LAP for Urban Regeneration of Developed Areas - LAP for Transit Oriented Development - LAP for Improving Urban Areas with Heritage Value - LAP for Improving Areas with Informal Settlements - LAP for Special Development Areas - LAP for special purpose areas such as areas for religious tourism, healthcare tourism, knowledge precinct and institutional areas. - The area selected for LAP is studied in detail, issues of relevance are identified and then analysed prior to establishing proposals for future development. ### 2. Why LAP Mechanism? Over the last few decades, the cities have experienced rapid urbanization with large number of people migrating to urban areas for better opportunities. Present DP-TP Scheme mechanism is taking care of planning & development of the majorly green field areas. On the other hand, the older inner city areas and developed suburbs have often been left to their own fate as they have continued to become congested and have deteriorated over time. Therefore, there is often a felt need for improving and revitalizing these inner city areas through careful examining and planning. A Local Area Plan attempts at incentivizing such inner city developed areas to redevelop and regenerate, allowing more number of people to get better access to amenities while enhancing the existing road network and upgrading infrastructure. The LAP as a mechanism also aims at a sensitive approach to planning and implementation in the areas with built fabric of heritage and/or cultural value, with the aim to conserve and enhance the existing culture, heritage and environment of such areas. ### 3. Understanding History and Background of LAP Mechanism in India First Evidences of Inner city Improvement: The City Improvement Trusts (CIT's). The concept of improvement of existing urban areas has been recognized since the early stages of urbanization in India. The first City Improvement Trust (CIT) was established in the Bombay in 1898 following the Bombay Plague of 1896 for the purpose of improving the poor Housing and sanitation conditions in Tenements and slums. The Bombay Improvement Trust was legally positioned with powers to invoke the eminent domain to decongest slums and improve the living conditions of the poor. The Trust also focused on physical planning which included creation of new streets, constructing housing for low income residents, reclaiming land for urban expansion in addition to decongesting crowded localities. These improvements were specifically intended to enhance and glorify the city's image as a center of imperial and commercial power. Subsequently in the early 20th Century, multiple city improvement trusts were established across various provinces in colonial India such as Mysore (1903), Calcutta (1911), United Provinces; Lucknow (1919), Kanpur (1919), Allahabad(1920), Nagpur (1936) and Delhi (1940) which undertook the preparation of various improvement schemes which primarily focused on improving the existing urban developments. ### Step in Preparation of LAP - Study of the area - Delineation of boundary for LAP. - Publication of Delineated boundary for LAP - Contents of LAP - Meeting of Owners - Publication of Draft LAP - Submission of Draft LAP to State Government - State Government to Sanction or refuse to sanction the LAP - Surrender of Land under public domain to appropriate authority, if provision of Act provides - Implementation of LAP. ### 4. Consideration for delineating LAP Boundaries. While delineating the area for LAP, the following factors should be considered: - **Purpose of LAP:** While delineating a LAP, the purpose and vision for the LAP should be kept in perspective. E.g. LAP for TOD should be delineated considering the area within walkable distances from the public transit. - **Zone Boundaries as identified in DP:** The LAP boundary should be delineated in such a way that it falls within the same zone of the development plan as much as possible. - **TPS boundaries:** While delineating the LAP boundary, it is important to consider the existing TP Scheme boundaries. The LAP boundary should be ideally delineated in such a way that it falls within the same TP Scheme area. However, to successfully meet the purpose and vision of LAP, it may be required for areas under multiple T P schemes to be delineated as a single LAP. - **Existing development and neighborhood character:** The areas that have a similar type of existing development and neighborhood characteristics should be delineated within the same LAP. - **Physical features (both man-made and natural):** The delineation of LAP boundary should make use of the physical boundaries or barriers such as built fabric, DP roads, existing railway lines, rivers, canals, etc. to define its limits. The delineation of LAP boundary should use indicators such as the major DP Roads or zone boundaries to define its limits. - **Number of Properties:** The LAP should be delineated to keep the number of properties manageable at the time of considering the suggestions and objections raised by the person affected. The number of properties should also be manageable at the time of undertaking detailed property-wise delineation. - **Relevant administrative boundaries:** While delineating the LAP boundary, important administrative boundaries such as ward boundaries, municipal boundaries, planning and service area boundaries should also be considered. ### 5. Base Map Preparation and Publication of of LAP Boundary #### 5.1 Physical Features Survey Detailed physical features surveys are the very first step towards preparing the base map for LAP. In order to carry out Topographic and Physical features survey traditional methods such as Total station survey or newer methods such as the Drone Surveys can be used. The authority should appoint qualified surveyors and staff for such data collection and its verification. #### 5.2 Surveys of natural features must include: - Contours (at 50 m interval or as appropriate depending on the topography) Low lying areas Water bodies – lakes, seasonal lakes, ponds, rivers, water channels & streams, nalas, wells, water canals etc. Trees growth areas and other plantations, vegetation, hedges (dense bushes and shrubs) etc. #### 5.3 Surveys of man-made physical features would include. - capturing of Built features as required for the LAP: #### 5.4 Preparation of Base Map. For the purpose of initiating the process of preparing a Local Area Plan, a Base Map of the Delineated LAP Area needs to be prepared. In case preparation of LAP in an area with Final sanctioned T P Scheme, the Final Plot (FP) plan and the subsequent F-Forms shall be used as the final base Map and Land records. However, for preparation of LAP in non TP Scheme areas, the authority may engage various consultants for preparing a High-Quality Base Map with all integral layers. #### 5.5 Publication of LAP Boundary The Authority for the purpose of declaring its intention to prepare the LAP should “Publish the Delineated LAP Boundary”. ### 6. Existing Situation Assessment - 6.1 Analysis of Existing Land Use - 6.2 Analysis of Land Ownership - 6.3 Analysis of Building Use and Building Condition - 6.4 Analysis of Transportation Network - 6.5 Analysis of Infrastructure (Physical and Social) - 6.6 Analysis of Topography, Environmental Features - 6.7 Analysis of Informal Activities - 6.8 Analysis of Property Rates ### 7. Planning and Design of LAP - 7.1 Stakeholder Consultation for preparing Vision and Concept of LAP - 7.2 Identifying Purpose and Vision for LAP - 7.3 Identifying Key Planning and Design Principles for LAP. - 7.4 Preparation of Schematic Layout. - 7.5 Assessment of Areas with Different Urban Character and Built Form. - 7.6 Guidelines for Street Network Planning and Design. - 7.7 Guidelines for Integrating Informal Activities. - 7.8 Guidelines for Preparing Parking Management Plan. - 7.9 Guidelines for Providing Physical Infrastructure. - 7.10 Guidelines for Open Spaces, Network of Green Spaces and Waterbodies. - 7.11 Guidelines for Locating Social Amenities. ### Lap Maps The LAP maps are one of the key components of LAP. Below is a set of maps that should be included as part of the LAP along with the LAP Report at the prescribed scale of (1:2000) and smaller scale (1:1000, 1:500 or 1:200 etc.): - **Base Map** showing all plots under separate ownerships as existing on ground, all buildings with number of floors, all existing structures, contours. - **Land use and building use maps** showing existing land use on each plot and uses in existing buildings. - **LAP Map** showing revised street network identifying new streets of different types such as pedestrian and vehicular, streets to be widened and/or enhanced etc.; Revised plots with plot numbers, areas allotted for public purpose such as plazas, parking and other amenities. - **Urban Design and Regulations Map** showing regulations such as build-to-line, arcade, set-backs, permissible building footprint, permissible building height etc. - **Green & Open Space Network Map** showing all existing and natural features including perennial and seasonal waterbodies, wetlands, contours, low lying flood prone areas, overlaid with proposed network of parks, green and open spaces and waterbodies. - **Infrastructure Map** showing all existing and proposed network of Physical infrastructure including, Water Supply network, Sewerage Network, Storm water Network, Solid waste disposal and transfer Infrastructure, electrical infrastructure etc. **Base Map (Existing situation survey map)** ( A zoomed in image of a map marked with several buildings and roads. It looks like a town plan. ) **LAP Map_Revised Street Network and ROWS** (This map is similar, however, the roads have been redrawn.) **Urban Design Regulations Map_Building Unit** (Another town plan.) **Urban Design Regulations Map_Builtform Features** ( Another town plan.) ### 8. Publication, Modification and Submission of Draft LAP - 8.1 Meetings of Persons affected by LAP & Receiving Suggestions and Objections. - 8.2 Considering Objections and Suggestions and Improving the LAP - 8.3 Publishing of LAP in the Official Gazette and Inviting Objections & Suggestions. - 8.4 Considering Objections & Suggestions, Modifications and. Submitting the LAP to State Government. - 8.5 Sanctioning of LAP by State Government. ### 9. Case Studies of Various Local Area Plan Mechanisms. - 9.1 Ireland - 9.2 Bhutan - 9.3 Maharashtra - 9.5 Delhi There are multiple / different kinds of plan which are either labeled as local area plan or may be intended to achieve similar objective as those described for a local area plan. However, these plans may or may not exactly fit under the definition. A few example of such plan are described below. ### 10.1. Ireland #### Local Definition: Local area plans provide detailed planning policies for areas where significant development and change is anticipated, without having to prepare very detailed local planning policies and objectives for many specific areas within city and county development plans. Within the context of proposed reforms under "Putting People First - Action Programme for Effective Local Government" to the establish new Municipal Districts, the local area plan process is particularly focused on planning at local level. #### Objectives of LAP in Ireland: - Local area plans are intended to provide more detailed planning policies for areas that are expected to experience significant development and change, through proper public participation and democratic oversight. - Local area plans must focus on delivering quality outcomes informed by effective participation of local communities in preparing the plan and the wider planning policy. - Local area plans are also important policy instruments in securing rejuvenation of city and town-centres and protection of environmental qualities, including biodiversity. -Local area plan must identify the mechanisms that will secure the implementation of the necessary physical, social and environmental infrastructure required to achieve the objectives of the plan. #### Statutory Provision: The Planning and Development Act 2000 introduced the concept of local area plans within the framework of higher-level plans (such as Regional Planning Guidelines and City and County Development Plans). Since 2002 many counties, local municipal bodies started preparing LAPs for greenfield as well as brownfield areas in their respective authority's jurisdiction. As per the records of 2013, more than 350 such Local Area Plans (LAPs) been prepared. Many of them already been sanctioned and implemented successfully. ### 10.2 Bhutan #### Local Definition: Local Area Plans are detailed spatial/physical plans, which presents proposals and solutions at the local level. The LAPs are prepared to help translate and implement the visions of the structure plan, while also considering the specific local contexts. (micro scale implementation mechanism to achieve larger goals set by the Structure Plan). The new layout for LAPs considers efficient vehicular and pedestrian access to public amenities, located within a comfortable walking distance from a transportation halt, within a neighborhood node. #### Objectives of LAP in Bhutan: - Core objective of LAP in Bhutan is to carry out the Land Pooling instead of the Land acquisition for the planned development in the greenfield sites and regeneration and rejuvenation for the brownfield sites. - Rationalizations of the existing plots were proposed, which draws on the principles of Land Pooling and Readjustment. - The LAPs are prepared based on an analytical assessment of the existing situation, looking into aspects such as the present land use pattern, buildings, land holdings, and infrastructure layouts. - The topography, surface hydrology, and natural environment also help shape the plan. #### Statutory Provision: As per the Bhutan Municipal Act 1999, Section 70; municipal corporation (thromde) should prepare the urban development plan. Using this provision, in early 2000 Thimphu Thromde announced preparation of Thimphu Structure Plan (for 25 years) and subsequent LAPs as micro-level implementation. Lungtenphu Local Area Plan is the earliest implemented LAP in 2004. Since 2002 many municipalities have prepared LAPs such as Thimphu Thromde prepared 14 LAPs until now and many of them are at different implementation stage. Phuentsholing thromde prepared 11 LAPs and many of them are at different implementation stage. ### 10.3 Development of Bandra Kurla Complex Bandra-Kurla Complex is being developed to help arrest further concentration of offices and commercial activities in South Mumbai. It provides suitable plots for financial services, information technology and other ancillary services in the Bandra-Kurla Complex. #### Background: In 1977, the MMRDA was appointed as the Special Planning Authority for planning and development of this complex. It covers 370 ha. area of once low-lying land on either side of the Mithi River, Vakola Nalla and Mahim Creek. The area had poor surface drainage and was severely affected by pollution in the Mahim Creek. The channelization of 6.0 Km of the length of the Mithi River from Mahim causeway to CST Road Bridge and its tributary Vakolla Nalla was undertaken since 1980's to improve water carrying capacity and reduce pollution. Following the floods of 2005, further widening and deepening took place along with improvement of bed gradient. #### Project Features: Bandra-Kurla Complex (BKC) is one of the key areas for which MMRDA is the "Special Planning Authority". Today, the complex enjoys a status that is similar to that of Nariman Point. The complex is already providing more than two lakh jobs and is a perfect solution to absorb future growth of offices and commercial activities successfully. The complex has showcased tremendous growth in the changing times and the development of ‘E' block is noteworthy. The Authority has developed 19 hectares of land with the presence of prominent institutions such as the Reserve Bank of India, Income Tax, Sales Tax, Provident Fund and many other corporate and commercial establishments. Together, these buildings offer an office space as large as 1,17,000 sq. mtrs., potential enough to accommodate thousands of jobs. This meticulously planned complex also showcases a City Park which is regularly thronged with people. Currently, the BKC also hosts 30 kilometres cycle track and corporate headquarters of MNCs. Several companies operate from BKC. The complex has staff quarters, club, 5 Star Hotels, Convention Complex, Diamond Bourse and hospitals apart from offices. ### 10.4. Plans for Comprehensive Development in Maharashtra Currently, there is no formal/direct provisions in the MR&TP Act, 1966 for preparing LAPs for brownfield redevelopment. But, Section 33( 1) of MR&TP Act, 1966 enables the planning authorities to prepare plans to develop areas as ‘Areas for comprehensive development’. ### 10.5 Delhi #### Local Definition: Local Area Plan in Delhi means "the plan a Ward / Sub Zone to be prepared and approved by the concerned local body.” #### Need of Intervention: As per the DDA Act 1957, Delhi was preparing the Master Plan for the city level plans and Zonal plan and layout plans for micro-level implementations as a mechanism for the urban development, which was considered as a Top- Down approach towards planning. Local Area Planning (LAP), was introduced by Master Plan Delhi (MPD) 2021 in order to achieve a better planning process, which is inclusive, participatory and has a bottom-up and top-down approach to make it comprehensive. Thus, LAP also caters to the need to bridge the disconnect between "Zonal Plan" and "Layout Plan”. #### Statutory Provision: Local Area Plan for ward level development is one of the key highlight feature of MPD-2021 since 2007.(MPD-2021 was sanctioned in 2007). Clause 3(13) of Chapter 17 in MPD-2021 enables the authority (DDA) to formulate policy guidelines for the sanctioning of local area plans, layout plans, comprehensive schemes, re-development schemes, urban renewal schemes and multistoried building in all land use categories. ### 11. What is LAP in Gujarat? Up till very recently, the statutory planning mechanism in Gujarat has been focused primarily Greenfield development through its widely appreciated and successful DP-TP mechanism. However, over the years the older, inner city area and developed suburbs were left to their own fate as they continued to become congested and deteriorate over time. Therefore, to address the various issues and for reimaging the existing developed inner city neighborhood for the purpose of Regeneration, Redevelopment and conservation (as the case may be), the Government of Gujarat in 2014 and 2017 amended the Gujarat Town Planning & Urban Development Act, 1976 to include Special provisions for preparing Local Area Plans. Local Area Plan in Gujarat means a statutory planning mechanism to improve an existing developed area prepared, submitted and sanctioned under the provisions of section 76-A of the Gujarat Town Planning and Urban Development Act (GTPUDA 1976.) The LAP mechanism was conceptualized from the current need for Revitalizing, Regenerating, Redevelopment and Conservation of already developed areas including the inner city and old city heritage areas in Indian cities. The LAP identifies the need for providing an Incentive based redevelopment / conservation mechanism for its implementation rather than compulsory acquisitions or forceful regulations that put conditions and additional costs on individual land owners. ### 12. Provision in UDCPR. A local Area Plan is a plan for comprehensive development of particular area in city / town, which may consist of detail provisions than that of development plan addressing the local requirements of the area. The Authority may prepare such plan consisting of planning requirement at micro level. Local area specific regulations, urban design etc. The local area plan shall be prepared by following procedure similar to that of section 33 of the Maharashtra Regional and Town Planning Act, 1966. After approval to this plan by the State Government, it shall come into force. In the event of provisions of local area plan not consistent with UDCPR, the provisions of local area plan shall prevail. ### End of Local Area Plan