Urban Land Policy

Existing Scenario

  • Land Prices have skyrocketted.
  • Unauthorised colonies have come up.
  • Development Controls have been ineffective.
  • Acquisition of land for infrastructure is difficult.

Revised Strategy

  • Change from Land Speculation Concept to  Land Development Concept.
  • Mixed Public and Private system of Development is a sine-qua-non.
  • Obligatory Permission under Sec 13 of the  J&K Development Act
  • Substantial Land Acquisition
  • Acquisition in low  and medium cost areas
  • Creation of Land Bank.
  • Mopping up of Unearned Value of Land
  • Land Pooling and Plot Reconstitution
  • Technique for managing, servicing, reconstitution and planned development of private land.
  • Restructuring of Legislative Framework

MODELS OF PRIVATE SECTOR PARTICIPATION.
A.   Infrastructure development.
– Water supplies/Sewage treatment/ Collection/ transportation of solid waste/Sanitation.
B.  Development of facilities.
– Health/Education /Recreation/ Transportation/ Provision/ operation of MRTS/Highways/ City bus services.
. Urban Development.
– Town ship Planning/ development/Commercial Complexes/Residential colonies/Tourist complexes.
Methods/ Systems of Participation.
BO,BOO, BOOT,  etc. etc.
RESOURCES MOBILISATION
A. Grants, aids, internal revenue( taxes, receipts) institutional finance, market borrowings, private sector finance, services tax etc. etc.

B. Land as a source for resources mobilization:-

-Acquisition of land/Land pooling/Transferable development rights/ Accommodation reservation.
Land revenue:-

-Vacant developed land tax/Annual incremental value on land/Betterment levy/Property tax/Valorization charges( recovery of  project costs) on street/ road, sewerage improvements/ extensions/DIF/ DIE ( Development impact fee/ exaction)/Development charges.

C.Technical manpower( Planners, engineers, surveyors etc.)

LAND POOLING (REDISTRIBUTION SCHEME).

-Pooling of land by different owners.

-Formulation of layouts/ final plots including roads and amenities.

-Redistribution of final plots.

-Vesting of land to local authority after payment of compensation

Community Structure
Different strategies have been evolved for old/new areas  and villages sites
Space norms for facilities have been halved for the existing Built-up areas
Deficiency of social infrastructure  in existing areas to be met by developing malyari areas and Nazool lands which are otherwise suscep-tible to encroachment and partly by removal of Non-conforming uses to be relocated from the existing areas.