The basic concept of Town Planning Schemes is pooling together all the land under different ownerships and redistributing it in a properly reconstituted form after deducting the land required for open spaces, social infrastructures, services, housing for the economically weaker section, and road network. This process enables the local authority to develop land without fully acquiring it and gives it a positive control over the design and dynamics the timing of the urban growth. This method is extensively practiced in Gujarat and Maharashtra, selectively in Kerala and occasionally in Andhra Pradesh and Tamil Nadu.     

  Town Planning Scheme
  Town Planning Scheme

Bhubaneshwar and other cities of Odisha are growing rapidly. It is inevitable that agricultural land in the periphery of cities will get converted to urban uses. This can happen in a haphazard manner or in a planned manner. Since, Comprehensive Development Plan is prepared for broad Transportation network and proposed land uses head of time, but ultimately it lacks in timely implementation in terms of reliasation of Zones and road networks. As a result it outlays on cities reducing their efficiency and livability

Town planning schemes will help to overcome following situations will  help citizen as well t city :

  • Migration from rural to urban areas 
  • Rapid urbanization
  • Lack of adequate & efficient services/facilities
  • Problems faced by urban areas – Housing for all class of people., Traffic  & Transportation , Physical, Social & Economical infrastructure
  • Haphazard & non- conforming land use
  • Overall turndown in environmental condition (water bodies, Solid waste Management, Green etc.)

Lack of people/ society centric approach. 

One Town Planning Scheme is in place it would provide Supply of affordable land for development. (no acquisition, balanced zoning) , housing for urban poor, Economical Weaker Section Housing, fire station, police station, crematorium, sports complex, swimming pool,

  • New roads including. Ring roads (outer, inner), arterial, collector, urban roads, bridges, underpass, traffic junctions, service roads, parking spaces, green spaces along roads, tree plantation, drainage, trunk sewer, sewage treatment plant, and all related facilities, i.e.    Strom water drain, water supply network, raising water table through provision of percolating  wells( ground water recharge system),
  • Improving environmental conditions, lake conservation and development of recreational spaces, gardens, interlinking of lakes, 
  • Improving governance. (simplified DCR, clarity in far calculation, regularization, participatory approach, speedy development permission, citizen charter, computerization

Yes, revenue record is respected for the below mentioned purpose.  

  • Ownership Land shareholding prevails even after TPS is implemented
  • Compensation /Contribution -proportion to Ownership shares of plot.
  • The Right of Government against Kisham in Original Plot will Continue in Final Plots
  • The rights of other right holder in OP is continued in FP
  • Pond, Cremation Ground etc- are retained and developed for its primary intention.

Yes, It is very much prepared under the following Provisions under Act & rules. 

Odisha government has a fairly good and robust legislative framework for urban planning as compared to other states in India. This is, the Odisha Development Authorities Act: 1982, Rules: 1983, & OTP & IT Act: 1956. Urban planning in Odisha is a two-step process and is prescribed in the Act. 

Town Planning Frame as per Odisha Development Authorities Act: 1982, Rules: 1983.


The “Comprehensive Development Plan” is a Macro Plan (broad prospective, master plan) for the entire city or development area. It is a macro strategic plan document that defines the direction of growth and envisions the citywide infrastructure for the entire development area. It is a comprehensive document that looks at all components of development and makes broad proposals with respect to land use Zoning, Road network and transportation, Water supply, Sewerage, Storm water drainage, Open spaces, green areas, Environment and pollution control, Reclamation of areas for the period of 10-20 years horizon.

The Town Planning scheme is to prepare “Town Plan­ning Schemes” –Micro Plan/sector plan, Area Plan for smaller portions of the development area by incorporating the Development Plan proposal prepared at macro level which is also knowns as “Land Pooling and readjustment” for provision of infrastructure facilities at neighborhood level prior the development takes place.

Town Planning Frame as per Odisha Development Authorities Act: 1982, Rules: 1983,

  • The layout or relay out of vacant or built upon land comprised In the a town planning scheme.
  • The Filling up or reclamation of low –laying swamps or unhealthy areas or levelling of land.
  • Layout of New streets or roads or Construction diversion extension, alteration, improvement or closing of streets roads or communication,
  • The construction or alteration, removal of building, bridges or other structures.
  • The redistribution of sites belonging to owners of property comprised in the town planning scheme.
  • The allotment or reservation of land for road, open spaces, gardens, recreational grounds school, markets, green belt and dairies, transport facilities and public purposes of all kinds.
  • Under taking housing scheme for different income groups and undertaking development of commercial areas industrial development or re-development of commercial areas, industrial estates and similar type of development
  • The drainage, sewerage, water-supply , lighting or gas supply
  • The acquisition by purchase, exchange or otherwise of any property necessary for affected by the execution of the town planning.
  • Closure or demolition of dwelling or portion of dwelling for human habitation.
  • The demolition of obstructive building or portion of buildings.
  • The sale, Lease, exchange of any property comprised in the town planning scheme.
  • The provision of sanitary arrangements required for the area comprised in the town planning scheme including drains, the disposal of waste and refuse and the conservation of and prevention of injury or contamination to rivers or other sources and means of water- supply.
  • Advance of money for the purpose of the town planning scheme.
  • The preservation of object of historical or national interest or natural beauty and of buildings actually used for religious purpose.
  • The imposition of condition of restrictions in regard to open space to be mainted around buildings, the percentage of building areas for a plot the number, size height and character of buildings or a specified area may or may not be used the sub division of plots, the discontinuance of objectionable uses of land in any area in reasonable period, parking spaces and loading and unloading spaces for any building and their sizes of projection and advertisement signs.
  • The suspension as far as may be necessary for the proper carrying out of the scheme, of any rule, bye-law, regulation  notification or order made or issued under any law for the time being in force which the legislature of the state of Orissa in competent to amend.
  • The reservation of land to the extent of ten percent, or such percentage as near there to as possible of the total area, covered under town planning scheme for the purpose of providing   housing accommodation to the members of the socially and economically backward classes of people.       
  • No Acquisition, Planning & Implementation done by single agency – Smooth Implementation
  • Land Owner Owns full rights even after TPS
  • Co-operative Model
  • Beneficiary  - Land Owner
  • Authority acts as a facilitator
  • Comparatively speedy implementation than LAQ.  Fast development
  • Fair, Equitable & Rational Process- Least Grievances
  • Land available for infrastructure
  • Planned & Authorized Development
  • Social Infrastructure available in close neighborhood
  • Series of stake Holder Consultation
  • Multiple opportunities for Land Owners to represent their concern
  • Service Land available Prior the Development Starts
  • All Contributes (incl. Govt.) land for development equally and benefits to all
  • Improved Environment Condition
  • Supply of affordable land for all class of society for development
  • Improving Governance
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