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Frequently Asked Questions- FAQ

What is Planning?

Planning is the system by which the use and development of land is managed for the benefit of all the community (for uses such as housing, schools, shops, offices, factories, airports and community facilities).The overall aim of the system is to ensure a balance between enabling development to take place and conserving and protecting the environment and local amenities. The idea is to create better places for people to live, work and for recreation.

Why is planning important?

Planning directly affects our physical environment and in doing so influences our quality of life and general well-being. Development of land makes a big difference to how we feel about our neighbourhoods, from the uses allowed in a particular area (like housing, retail or industrial) to the design of a building, to the amenities that may be provided as part of a development, such as open space and children?s play space. It is important to get involved early on in the planning process, so that you know how to influence it and make your voice heard. Being involved will allow you to hear about and influence proposed changes to your neighbourhood before decisions are made. The value of early and continued involvement of local communities in the planning system has been recognised for some time.

What is Zoning?

Zoning occurs where there is a degree of specialisation to the land uses found in an area. In planning, often the land in a particular area may be used only for particular uses (e.g. for dwellings, or for business uses); land uses that are compatible with one another are grouped together in one area and kept away from those that are incompatible (or non-conforming uses). Thus, for example, heavy industry (with its potential to generate noise and air pollution) is collected together in one zone and separated from housing (with its need for peace and quiet and clean air) in another. The trouble with single use zones of this kind is that, although they solve some problems (they reduce certain land use conflicts) they create others. Thus single use shopping centres turn out to be rather dead and inactive places at night when the shops are closed. They often have to be boarded up to protect against being broken into and so look unattractive. Employment zones tend to be located well away from residential areas and so mean that workers may have long journeys to work. In addition, with the growth of modern high-tech industries and the decline of heavy industry a lot of the old ?zones? have become far less relevant, and less needed to protect residential amenities. As a result the concept of mixed use started to appear as a planning concept. In mixed use zones different but compatible uses (e.g. apartments and shops) are located together to produce acceptable land use zones which are also more interesting, vital and safe.

What is urban Sprawl?

The apparently uncontrolled or unplanned extension of urban areas into the countryside.

What are the functions of the planning authority?

The functions and powers of the planning authorities are defined as defined in section 12 (1)(b). To make a simplified version it could be as follows:
1) They are responsible to carry out a survey of the local planning area and prepare reports on the surveys so carried out
2) They are to prepare a present landuse map and such other maps that are necessary for preparation of masterplan and detailed development plan
3)To prepare master plan and detailed development plans.
4)To implement the master plan and detailed development plans.
As corollary to the above basic functions they are hence responsible for the following in the implementation of development plans.
i) Monitoring and progress reporting on projects undertaken in urban local bodies with financial assistance as grant/loan from Town and Country Planning Development Fund under various schemes and programmes.
ii) Giving technical concurrence to Local bodies in the preparation and approval of layouts and building plans.

What is meant by a Planning Area?

Any area declared as planning area under the Town and Country Planning Act,1971 for performing planning activities.
According to the Act planning area means any area declared to be a regional planning area, local planning area or a site for a new town under the Act.

What are the objectives of Planning Authority?

The main objective would be to promote orderly development and advising local body in enforcement of control over haphazard developments. Planning Authority formulates new schemes based on the Master plan and Detailed Development plans.

What are the different types of Planning Authorities?

Planning Authorities constituted for Single Local Planning Areas, Composite Local Planning Areas and New Town Development Areas.

What is a single Local Planning Authority?

There are certain municipal areas, where the development of the town is within the town boundary itself. The concerned municipalities are declared as Local Planning Authority called as the Single Local Planning Authority.

What are the functions of Single Local Planning Authority?

Single Planning Authorities are normally the Local Authority themselves and they will hence carry out the planning functions by themselves.

Who is the head of the Single Local Planning Authority?

Chairman of the Municipality is the Chairman of the Local Planning Authority, the Municipal Commissioner is the Member Secretary and the council members are the members of the Single LPA.

What is a Composite Local Planning Authority?

There are urban local bodies (Corporation/Municipality) which grow beyond their boundaries and the development could not be controlled by the Corporation / the Municipality beyond its jurisdiction, as the adjoining areas may lie either in town panchayat or in a village panchayat. Such urban local body with its adjoining areas is identified and declared as a Composite Local Planning Area controlled by Composite Local Planning Authority (CLPA).

Who heads the Composite Local Planning Authority?

For the Composite LPA the District Collector is the Chairman. The members are appointed by the Government, chosen from the local bodies and from the public including an MLA from the core area with the Joint Director/Deputy Director/Assistant Director of Town and Country Planning as the Member Secretary. Madurai Local Planning Authority is a Composite Local Planning Authority.

What is the task of the Local Planning Authority?

(i) Plan preparation and
(ii) regulation of development as per the plan

What are the major activities involving direct public/local body interface?

(1) Layout/sub-division plan approval.
(2) Building plan approval
(3) Change of land use assigned in the Master Plan
(4) Change of land use assigned in the DD Plan.

What is the procedure for applying change of land use assigned in the Master Plan / DD Plan and how it is done?

There is a provision in the Act to entertain application requesting for change land use assigned to any land in the Master Plan/Detailed Development Plan (DD Plan). All local bodies lying within the TLPA may forward such applications to the Madurai Local Planning Authority or the applications can be directly entertained by the Madurai Local Planning Authority . Such applications are forwarded to the Directorate's Head office at Chennai for further action. The proposal is then forwarded to the Government in Housing and Urban Development Department for order.
Applications in respect of change of land use of DD Plan, Director of Town and Country Planning takes the final decision.

On what basis, the change of land use decision is accepted?

The set of instructions (matrix) which forms basis for deciding to recommend to the Government in case of the Master Plan and guidelines evolved by DTCP in case of Detailed Development Plan (DD Plan) to accord the change in the DD Plan.

Is there any charge to be paid for change of land use?

In both the cases of change of land use, applicant need to pay an amount of Rs.2500/- in favour of the Madurai Local Planning Authority and also an amount of Rs. 4000/ in favour of the Director of Town and Country Planning, both the charges to be paid through the demand draft taken in the Nationalised Banks.

What is meant by Town and Country Planning Board?

The Tamil Nadu Town and Country Planning Act, 1971 envisages the hierarchical level of Planning Authorities with an apex body namely Town and Country Planning Board to direct and to guide the different Planning Authorities to carry out the assigned planning tasks. Section 5 of the Act empowers the Government to constitute the Town and Country Planning Board and with the Minister in-charge of Town and Country Planning as the Chairman and Secretaries to Government in Town and Country Planning, Land Administration, Health, Industries, Housing, Revenue, Agricultural, Public Works, Finance, Education etc., as members along with other official and non-official members of the Board. Though the Town and Country Planning Board was constituted as early in 1975, but it is not functioning till date. This department has submitted proposal to Government for reconstitution of the Board and is under process.

What is Town and Country Planning Development Fund?

Section 64 of Town and Country Planning Act 1971 provides for constitution of a State Town and Country Planning and Development Fund for the purpose of furthering the Town and Country Planning functions and for allocation of moneys to the fund by the State Government from the consolidated funds of the state, from time to time. Accordingly, the Government constituted a Tamil Nadu Town and Country Planning Development fund.

Who administers the Town and Country Planning Development Fund?

Committee of State Town and Country Planning Board has been constituted by the Government and has been vested with the powers to administer the above fund. The said Committee is vested with the authority to sanction schemes to the limit of Rs.30.00 lakhs on capital expenditures and Rs.7.00 lakhs on revenue expenditures. The day-to-day administration of the fund is vested with the Director and fund is operated by the Director through a Personal Deposit Account of the Director in State Bank of India, Thousand light Branch.,Chennai.

What is the purpose of the Town and Country Planning Development Fund?

According to section 64 (3) of the Act moneys from the fund may be advanced by the Government as grants or loans on terms determined by the Government to the planning authorities for performing their functions in the preparation and implementation of development plans and purposes incidental to the preparation or execution of development plans.
Accordingly the revolving fund is being utilised for translating the proposals of development plans prepared in accordance with the provisions of Act into specific action programmes. Projects to be funded from the revolving fund shall comprise of a package of both essential infrastructure schemes and remunerative enterprises, which taken together shall be viable enough to sustain the debt service requirements.

What are projects implemented under the Town and Country Planning Development Fund and explain the funding pattern?

S.No.Name of the schemeFunding patternMaximum grant from fund(Rs.)
1.Parks and play fields 90% 10% 2.25 lakh
2.Seed Capital assistance for formation of scheme roads and link roads 75% 25% 30.00 lakh
3. Traffic operation and management plan (small town) 75% 25% 25.00 lakhs
4. Implementation of Comprehensive traffic and transportation studies for major towns 75% 25% 50.00 lakhs
5. (a) Heritage plan implementation 100% --- 50.00 lakhs
(b) Heritage town development on sharing basis (Construction of dormitories etc.) 50% 50% (50% of the actual cost)

What are the plans prepared by the department of Town and Country Planning?

The department prepares and implements the statutory plans viz., Master Plan, New Town Development Plan and Detailed Development Plan for the planning areas under Tamil Nadu Town and Country Planning Act 1971, by and through Local Planning Authorities and Regional Offices of the Directorate. In addition, special plans like heritage town development plans having historical, cultural, archeological and tourist importance and traffic improvement plans are prepared.

How are these plan been implemented?

Through local bodies by extending funding assistance as grant from Town and Country Planning Development Fund and Local Planning Authority funds.

What is meant by Master Plan/New Town Development Plan?

Master Plan/New Town Development Plan is a land use plan prepared for towns with regulatory guidelines to ensure orderly development of the planning area. In the broader sense, it aims at land use regulations and provision of effective road network, fixing alignment of bye-pass roads, ring roads etc. It involves a continuous process like deriving, organizing and presenting a broad comprehensive programme for urban development and renewal.

What are the objectives of Master Plan?

It is designed to fulfill local objectives of the physical well being and also indirectly including social, economic aspects considering both the immediate need and those of foreseeable future.

How are the developments regulated?

The development is regulated according to the Master Plan/ New Town Development Plan prepared for the particular town, which paves way for fair development of the town improving the quality of life of the urban populace.

Whether Master Plans has been prepared for Madurai town?

The Master Plan for Madurai was originally approved in the year 1995 vide G.O(Ms.)No.311 Housing and Urban Development Department, dated 6.02.1995 and presently the Review Master Plan has been consented by the Government in G.O.(Ms) No. 122 Housing and Urban Development Department dated 17.11.2006. and the Originally Approved Masterplan Document is open to public view.

What is meant by Review of Master Plans?

As per section 32 (2) (b) of the Town and Country Planning Act once in every five years after the date on which the Master Plan for an area comes into operation,the local planning authority after carrying out nessary fresh surveys review the master plan and make necssary modifications and get the approval from Governmen to the review master plan.

What is a Detailed Development Plan (DD Plan)?

These are the micro level action plans that are in conformity with the master plans (macro level) prepared for areas vulnerable for rapid development.

What are the contents of the DD Plan?

The section 20 of the Town and Country Planning Act,1971 categorically defines the contents of detailed development plans by listing out the matters to be dealt with..
According to the Act every detailed development plan should containn
(a)the plan showing the lines of existing and proposed streets;
(b)the ownership of all lands and buildings in the area covered by the plan.
(c)the area of all such lands, whether public or private;
(d)the full description of all details of the plan;
(e)the description of all lands either acquired or to be acquired for matters enlisted by the Act;
(f)housing and rehousing proposals and land acquition details;
(g)the zoning regulations and regulations for enforcing the development plan.
While zoning of land is dealt in detail for specific land uses,public utilities and infrastructural facilities like park and play fields, small link roads, roads for proper traffic circulation, public purposes, commercial and industrial areas etc., will also be dealt with the details in order to facilitate a balanced development of the area within the ambit of the Master Plan.

How many DD Plans have been prepared so far?

About, 122 DD Plans have been prepared for areas falling within the jurisdiction of the Madurai Local Planning Area.


What is a Heritage town development plan?

With an objective to preserve and conserve the historical, cultural, archeological important memorials, places and towns these heritage towns from environmental degradation and further deterioration. Development plans for heritage towns are prepared as action plans for preserving such places for their beauty, historical / religious importance and also to regulate the physical development in and around the heritage places. Plans are also to provide basic infrastructural facilities in the said places. Various projects are proposed in the study reports.

How many towns have been notified so far as heritage towns?

The Government of Tamil Nadu have notified so far 50 places as heritage towns/place. Madurai has been a declared heritage town/place falling within the jurisdiction of Madurai Local Planning Authority. In fact it one among the early declared 38 heritage towns. Heritage development plan has been prepared for the place. Based on the study, Rs.50.00 Lakhs as 100% grant has been provided to the implementing agencies for taking up projects in the are. Tamil Development Department has been provided with financial grant of Rs.50 Lakhs for their Art Gallary / Museum at Madurai. This financial assistance is provided from Town and Country Planning Development Fund.

What is a Traffic operational and Management plan?

The Directorate of Town and Country Planning with the assistance of consultants have prepared Traffic improvement study reports for 58 small, medium and large towns of the State considering the existing traffic conditions and the future needs in order to relieve the traffic congestion and for regulated traffic flow. The report suggests implementation of various projects for improvement of traffic flow.

What is Comprehensive traffic and transport study report?

Traffic studies are conducted to explore the existing traffic conditions and to asses the future needs of major cities. Traffic volume count, Inner Cordon and Outer Cordon Survey, Bottlenecks and Peak Hour Volume survey in the Central Business District, Origin and Destination Survey covering 24 hours period etc., the studies under taken in Comprehensive Traffic Studies. In order to relieve the traffic congestion and for regulating traffic flow in the five Corporations viz., Coimbatore, Madurai, Tiruchy, Salem and Tirunelveli Comprehensive Traffic and Transporatation studies were under taken in these towns..The report based on facts and figurs suggests various proposals categorizing immediate needs, short term measures and longterm proposals etc., Actual implementation of various projects for improvement of traffic flow are taken in phased manner depending upon the resource mobilazation.

What are the projects implemented under Town and Country Planning Development Fund?

(a) Heritage town development projects,
Besides planning for heritage towns/places, implementation of development projects is also undertaken by way of providing 100% grant to a tune of a maximum of Rs.50.00 lakhs for each heritage town.
(b) Traffic improvement projects
For the traffic projects, 75% of the cost of the project is provided as grant at a maximum of Rs.50.00 lakhs for each corporation except Chennai and Rs.25.00 lakhs for each municipality. The balance 25% has to be met by the concerned local body from its own funds.
(c) Park development programme
In order to improve the existing parks, 90% of the cost of improvement of the park subject to a maximum of Rs.2.25 lakhs is provided as grant to the concerned local bodies with the condition that balance 10% has to be borne by them.
g) Seed Capital Assistance Programme
The project proposals contemplated in the Master Plan/New Town Development Plan/Detailed Development Plan are implemented by providing 75% of the cost of project as grant and the balance 25% has to be borne by the concerned local body/ Planning Authority from its own funds.

What is role of development plans?

Development Plans have an important role to play in the way land and buildings are developed and used. Planningpermission is required by law to determine whether the proposed development is in accordance with the Development Plan. This means that when the local authority scrutinizes a planning application it will look at what Development Plan policies and proposals apply to a particular parcel of land or building and then see how closely the development proposal complies with the Plan.

What do I do if permission is granted?

The Local Planning Authority / local body grants/refuses planning permission which will be informed to applicants by post.
Starting work
Generally, unless the permission says otherwise, you can begin the development at any time within three years of the granting of planning permission. If the work has not been started within the three years period then, fresh application has to be submitted and new permission to be obtained.
It may be possible for making minor changes as work progress and the position should be checked with the local body first in order to avoid later complications if any. Any significant variation would require a further planning application.
As an alternative to outright refusal, the council may grant permission subject to conditions, for example, restricting what you can do on the premises, or requiring you to get specific approval for aspects of the development, such as the materials to be used, before further proceeding with the development.

Who can use the planning permission?

Planning permission runs with the land. Therefore, the question of who is to carry out development for which permission has been granted, or subsequently occupies the premises, is not normally relevant. This means that land or buildings can usually be sold or let with the benefit of planning permission. Occasionally, however, planning conditions may limit the use or occupation of land or premises to a named person or company. If one wishes to sell or let a building or land which is subject to such a conditional permission he/she/they will need to apply to the council to remove or vary the condition.

What to do if the application is refused or delayed?

If the local authority refuses permission, it must give written reasons. If you are unhappy or unclear about the reasons for refusal could very well ask the localbody if changing of plans might make a difference. If your application has been refused, you may be able to submit another application with modified plans, within 12 months of the decision on the first application.
Alternatively, if you think the local authority's decision is unreasonable, appeal may preferred to the Director.
One can also appeal if the local authority does not issue a decision within eight weeks (known as non-determination).
Appeals are intended as a last resort and they take several months to decide. It may be quicker to discuss with the council whether changes to your proposal would make it more acceptable or, in cases of non-determination, when your application might be decided if you choose not to appeal.
The deadline for submitting an appeal is now 6 months from the date of the application decision letter (or in the case of non-determination, 6 months from the date the decision should have been made). The 6 month period applies to all planning (section 78), listed building and conservation area consent (section 20) appeals.

What is a Right of way

If your proposed development would obstruct a public path which crosses your property, you should discuss the proposals with the council at an early stage. The granting of planning permission will not give you the right to interfere with, obstruct or move the path. A path cannot be legally diverted or closed unless the council has made an order to divert or close it to allow the development to go ahead. The order must be advertised and anyone may object. You must not obstruct the path until any objections have been considered and the order has been confirmed. You should bear in mind that confirmation is not automatic.

What is a Building Regulation?

The Building Regulations apply to building work in and set standards for the design and construction of buildings to ensure the safety and health for people in or about those buildings. They also include requirements to ensure those with disabilities, to access and move around inside buildings.

Is Building Regulations approval the same as planning permission?

Building Regulations approval is a separate matter from obtaining planning permission for your work. Similarly, receiving any planning permission which your work may require is not the same as taking action to ensure that it complies with the Building Regulations.

What is change of use ?

The uses of land and buildings into various categories under Town and Country Planning.
Applications for planning permission are always required for material changes of use involving amusement centres, theatres, scrap yards, petrol filling stations, car showrooms, taxi and car hire businesses and hostels. Changes of use not requiring planning permission
You can see G.O.Ms.No.1730, RD&LA department to work out whether a proposed change of use requires permission.
Most external building work associated with a change of use is likely to require planning permission.

How to apply for change the land use classification?

In order to the change the land use, proposals have to be routed through the concerned local body, LPAs or Regional office to the Director of Town and Country Planning / Government through the Director of Town and Country Planning as the case may be as it invites Detailed Development Scheme Regulations or Master Plan Regulations.
The Director has the power to vary the Detailed Development Plan/schemes.
The cases involving Master Plan Regulations are processed by Head office after initial scrutiny and forwarding by Member Secretaries of Local Planning Authories. Then the proposal is sent to the Government for orders in the case involving Master Plan Regulations. The Government is empowered to accord permission or reject according to the land uses allowable as per the prescribed norms adopted by this department.
If the change of land use is accepted by the Government, G.O. is issued and notification to this effect will be published in the Government Gazette.

What are the charges being collected?

The applicant requiring change of land use has to pay Rs.4000/ by way of demand draft drawn in favour of The Director of Town and Country Planning, Chennai-2 and another sum of Rs.2500/ by way of demand draft drawn in favour of The Member Secretary, Madurai Local Planning Authority, Madurai-2 as publication charges.

What is the difference between Planning Permission and Building Permit?

Planning permission is required for the land development. Building permit is required for construction or alteration of existing buildings.

How are Development plans prepared?

Preparation of Detailed Development Plans have definite stages with legally provided time frame for public hearing and disposals ( inviting Objections and Suggestions),Publication and republication of notification, consent, approval, variation etc.,. Even after preparation and approval, the Development plans are subjected continuous process of adoption, aand then revision in order to accomodate the trend of development and Government urban development policies. Further tey have to be kept up to date in order to respond to housing and population growth,environmental protection etc.
At various stages in the preparation process, consultation will be carried out with the public, business groups and other interested organisations so that the plan is as responsive to their needs as possible.

What Development Plans Can Do?

Generally, plans will aim to:
? Guide and promote development and ensure sufficient land is available to meet the expected need for such uses as employment and housing;
? Ensure that development takes place in the most sustainable way i.e. it minimises the impact on the present environment and maximises the opportunities available in the future;
? Protect existing assets such as recreation areas, wildlife and buildings of special interest;
? Improve the quality of the physical environment;
? Give a degree of certainty to landowners, developers and the public as to the likely future pattern of development in their area;
? Bring issues before local people and provide opportunities for public participation.
Above all, development plans aim to balance conflicting interest/demands on land and protection of environment so that quality of life is available to the citizens.

How to get involved ?

Making Written Comments on the Development Plans
? Clearly identify the policy/proposal you are objecting to or supporting, using the reference number given in the plan;
? Categirically express yourself why you are objecting/supporting.
If you want to see a policy or proposal changed, say how and put forward your own alternative and the reasons for it;
? Keep your comments as simple as possible and organise them in a logical order;
? Concentrate on the planning issues involved.
you can contact the planning section/department/office of the Planning Authority which is dealing with the matter; the name and telephone number is available in the web site.
You may ask for the name of the officer who is dealing with the issue and speak to him directly.
You should get as much information as possible from the officer and ask to be notified of any changes or amendments to the proposals.
You can also visit the office of the Planning Section of the Localbody/Planning Authority and view plans and documents, which are open for public inspection.
Once you have the information you need, you can make objections to the council/Planning Authority.
Local authorities/Local Planning Authorities, when they prepare or review their development plans for the area, also make a high profile campaign of public consultation.
This might include residents' surveys, media coverage, public meetings and other techniques to raise awareness of the strategies and policies in the new plan.

How to comment on Development Plans?

Area plans are under constant review and revision. This provides an opportunity for consultation and comment by all those sections of the community that have an interest in them.
If you want to get involved in shaping the community you live or work in you can do this by yourself or as part of a local organisation or residents' group.
The procedures followed in preparing and revising Development Plans are one and the same, whether an authority is preparing a plan for the first time or reviewing and altering an existing plan.

What are the powers of Local Planning Authority?

Local Planning Authorities (LPAs) have powers available to introduce local variations. An LPA can make orders extending permitted development rights for certain types of development, taking account of a wider planning strategy for its area. Other measures allow LPAs to tighten restrictions on development, removing some or all permitted development rights.

What the Development Plans Cannot Do?

Development plans cannot require that the proposed development takes place and cannot guarantee what the land will be used for in the future. Also, they can only deal with land-use issues that are permitted. For example, they can deal with the provision of open space (e.g. a play area) but not its management. Also, they cannot address local authority services such as refuse collection or prevent competition between businesses.

When to get involved?

As a general rule, the sooner you get involved in the preparation of the development plan, the better.
The earlier you can make your views known to the local planning authority, the more chance you have of getting them reflected in the final plan.

So, what does this mean in practice?

All development plans go through a set of processes of preparation, involving a number of key stages. There are different things that you can do at each of the stages. Equally, the effectiveness of your involvement and your ability to influence the plan will vary from stage to stage, gradually diminishing as the plan gets nearer to completion.
However, it is important that you submit any comments on policies and proposals in the bigining stage of the plan preparations. No other opportunity exists for you to make objections to proposals and policies that remain unchanged at later stages.
If you are interested in participating in the development control process you should read press notifications from the local authority / local planning authority informing about the development proposals.
There may also be public notices that are pasted on the notice board in the office of Local Authority / Local Planning Authority / District Collector relating to any new development. These contain important information on planning matters.
Also, local newspapers may feature articles on planning issues in your area.
Please check Local Authority's/ Local Planning Authority's website for local planning information.

Why get involved ?

The only way the local planning authority will know what you want is if you tell them! And the more people who speak up, the more likely it is that the final plan will be a true reflection of local views.

What is the role of E-Governance in Town and Country Planning Department?

To speed up the public oriented services such as layout approval, building plan approval, and land use variations etc. These activities may be programmed under network links in e-Governance concept which will fulfill the expectations of the public. The work is under progress. The Directorate has taken steps to introduce modern techniques like GIS, remote sensing in preparation of development plans at the Directorate level.

What are the areas of consideration before preparation of Master Plan?

While preparing a master plan, it is essential to study the area around it over which the town exercise a good degree of influence. The delineation of such an area of Interdependence is a complex task, as a planning area could be defined, is more than one way so it is necessary to make broad study of some of the basic factors which could bring out the extent and direction or urban influence. Delineation of this area is essential to assess the amount of various facilities to be provided within the respective urban centres. In delineating the plan area the urbanization trend factor to be analysed.
While planning an urban area a detailed and thorough knowledge about the existing features and facilities are also essential.

Land use (land and building ) survey
Socio-economic survey
Housing and slum survey
Transportation and communication survey
Survey of Industries
Survey of Utilities and services
Survey of amenities and facilities.
Survey of Monuments, Ancient places and Places of Historical and Heritage Importance.
Population study is a very important for preparation of master plan. Population projection forms the basis for assessing the requirements in amenities and infrastructure for the targeted year. The design population density and space requirements for different landuse including residential could be determined and allocation would accordingly be done in proposed land use map.
As per the statutory requirement the local planning authorities should prepare a master plan within two years of its constitution on along with a present land, building, map for the level planning area showing these on the predominant land and building uses in the area under;-

1. Residential
2. Commercial
3. Industrial
4. Public and Semi public
5. Transport
6. Services and utilities
7. Recreation
8. Agriculture
9. Other uses including undeveloped area water bodies, waste and rocky lands.

What are the formalities adopted in preparation and implementation of Master Plan?

The formalities adopted in preparation and implementation of Master Plan

1. Preparation of land and building use map.
2. Preparation of master plan.
3. Constitution of Government for notice of preparation of master plan.
4. Publication of notice of preparation of master plan.
5. Objective suggestion of preparation of master plan.
6. Consideration of advice from Director of Town and Country Planning.
7. Approval of the plan by local planning authority.
8. Review of master plan.
9. Variation or revocation of master plan.

Consent of Government for notice of preparation of master plan.
On or after the date of publication of the notice of preparation of master plan under section 26 regarding all developments permission from the local planning authority is to be obtained.

How is Master Plan implemented?

The implementation of the master plan is carried out by the process of implementation of the Detailed Development plans since the development plans are prepared in tune with the Master plan and they are the microlevel plans taking care of individual parcels of land in the planning area.Where Detailed development plans are nit yet prepared the Master plan regulations will hold while in areas where detailed development plans operate the scheme clauses have precedence and prevail and ofcourse within the frame work of the Master plan provisions.

What is Planning and Development Fund account?

As per the section 65 of Town and Country Planning Act1971, every Planning Authority should maintain a separate fund called the "Planning and development fund account"
The fund account may be initially established by the planning authority with the grants, advances or loans obtained from the Government or from the State Town and Country Planning and Development fund.
Furher every local authority coming under the jurisdiction of local planning authority has to contribute moneys from their general fund. At present as per Government orders 1% of the general income of the local bodies are demanded and collected from them.
All development charges collected are to be credited to the fund as well

How is the Local Planning Authority fund utilized?

The section 67 of the Town and Country Planning Act has clearly spelt out as to how the Local Planning Authority fund should be utilized. According to the Act, every planning authority shall utilize the moneys from the fund account for meeting.

a) The expenditure incurred in the administration of this Act.
b) The cost of acquisition of land for purpose of development.
c) The expenditure for any development of works contemplated in any development plan.
d) The expenditure for such other purposes as may be requested by the planning authority.
e) The expenditure for such other purposes as the Government may direct.

What is the technical assistance offered by Local Planning Authority?

LPA provides technical approval within the powers vested with them, for the layout plans proposed by the developers for which the final approval is accorded by the local body.
Planning Permission is given to building and land development proposals as per the delegation of powers vested with the Authority