1.

INTRODUCTION

1.1 T.P. SCHEME DETAILS

The Town Planning Scheme No. 01 (Vesu) in Surat, Gujarat, encompasses an area of
approximately 122.12 hectares and lies in the South-West zone of Surat city.

This scheme falls under the jurisdiction of the Surat Urban Development Authority
(SUDA-2007) Currently in SMC Boundary.

NORTH side : ADJ. T.P.S. NO. 6 (Village Rundh)

EAST side : SVNIT Campus and ADJ. T.P.S. 2 (Vesu-Bhartana)

SOUTH side : Rest part of village Vesu

WEST side : ADJ. proposed draft T.P.S. NO. 29 (Rundh)

Figure 1 Key Map

 Vesu area is a rapidly developing area in Surat, which is situated in South-West
zone of city.
 The T.P. Scheme area connects two arterial roads i.e. The Surat-Dumas Road and
the Udhna Magdalla Road each 60 metres wide.

 Also a 24 meter wide sub-arterial road called the Vesu main road branches out
from the former arterial road and goes towards passing the later arterial road.

Figure 2 Scheme area

 The area covered under this Town Planning Scheme 1 is characterized by a mix of
residential and commercial buildings.
 The scheme road connectivity extends and connects Vesu village through various
road which includes 1 arterial road (60m), 1 sub arterial road (24m).
 2. LAND USE STRUCTURE

2.1 LAND USE ALLOTMENT

 Land Use Allotment means to assign the designated use or purpose assigned to a
specific piece of land within a town planning or urban development scheme.
 It determines how the land can be used for various activities, including
residential, commercial, industrial, recreational, or agricultural purposes.
 Land use zoning or land use planning is a crucial element in the orderly and
functional structuring of urban development.
 It assigns specified areas for residential, commercial, industrial, and recreational
purposes, providing optimum use of land and rational association with each other.
 In the context of a Town Planning Scheme (TPS) like Town Planning Scheme 16
(Pal) in Surat, land use allotment is an essential component to guide development
and ensure balanced growth in the area.
 According to the Gujarat Town Planning and Urban Development Act
(GTPUDA) 1976, land use in a Town Planning scheme is categorized into
different segments with recommended percentage ranges.

Land Use Category Percentage (%)

Residential 40% - 50%

Commercial 5% - 10%

Industrial 5% - 10%

Recreational (Parks and Open Spaces) 10% - 15%

Public and Semi-Public (Schools, Hospitals, etc.) 5% - 10%

Roads 15% - 20%

Others (Utilities, Reserved Land, etc.) 5% - 10%

2.2 LAND USE OF T.P.S. 01 (VESU)

AREA IN SQ.
TYPE M. % AREA
TOTAL RESERVATION
AREA 152168.00 12.46
ALL FPs' AREA 831866.00 68.12
TOTAL ROADS AREA 231094.37 18.92
TOTAL SCHEME AREA 1221243.41 100.00

AREA DISTRIBUTION

13%
19%
TOTAL RESERVATION
AREA

ALL FPs' AREA

TOTAL ROADS AREA

68%
 PLOT SIZE RANGE
(SQ. M.) NO. OF PLOTS
upto 500 7
500 TO 2000 12
2000 TO 5000 17
5001 TO 10000 28
10001 TO 15000 15
15001 TO 20000 11
20001 TO 30000 6
30001 TO 50000 5
ABOVE 50000 2
SMALLEST PLOT SIZE 37
LARGEST PLOT SIZE 68000

CLASSIFICATION OF PLOTS BASED ON SIZE

30 28

25
NO. OF PLOTS

20
17
15
15
12
11
10
7
6
5
5
2
0
upto 500 TO 2000 TO 5001 TO 10001 15001 20001 30001 ABOVE
500 2000 5000 10000 TO TO TO TO 50000
15000 20000 30000 50000
SIZE RANGE IN SQ. M.
 DEDUCTION NO. OF
RANGE PLOTS
UPTO 10 % 6
NO. OF PLOTS BASED ON % DEDUCTION
10 TO 15 % RANGE 5
35 15 TO 20 % 10
30
20 TO 25 % 11
25
25 TO 30 % 29
NO. OF PLOTS

20

15 30 TO 35 % 32
10

0
UPTO 10 % 10 TO 15 % 15 TO 20 % 20 TO 25 % 25 TO 30 % 30 TO 35 %
2.3 RESIDENTIAL AND COMMERCIAL AREAS

Residential Areas as per site: 604,806.01 sq. m. accounting 49.52 %, whereas

Commercial area is 140046.32 sq. m. accounting 11.46 % of total scheme area of 122.12
Ha

Where R1: Detached Bungalow, Semidetached C1: Retail shops

R2: Row house C2: Shopping Complex

 R3: High rise apartment C3: Mix use

2.4 OPEN PLOTS

Open plots area: 258152.18 sq. m. (10.50 %)

 It has been observed that as per the proposed final TP 1 (Vesu) map, various plots
and reservations are still under the construction and development stage.
 This led to presence of various open plots on site which would be used by
Government or the owner for future development.

Schools and other institutions area: 88423.07 sq. m. (7.24 %)

 Several schools as well as colleges namely S.D. Jain Modern School, J.H. Ambani
High School, T.M. Patel International School, Bhartimaiya Vidyasankool, SDJ
 International College, Indian Diamond Institute City Centre, Sungrace
Paramedical institute are located in the scheme.

2.4 LANDUSE MAP

Is is explicitly clear that the land use of commercial is more prevalent along the major
roads that is the 60 m wide arterial Udhna Magdalla road and along the 18 m wide road
which was incorporated as it was given in Development Plan.

The scheme area above the 60 m wide road has R1 category i.e. residential units which
are either detached bungalows or semidetached units are more frequent than residential
Apartments.
The scheme has many final plots which are kept open space i.e. are left undeveloped.
There area forty such plots. On the contrary the reservation for parks and gardens has
only three plots.

LANDUSE NO. OF PLOTS AREA

schools/Institutions 11 88423.07
604806.0
residential 126 1
140046.3
commercial 28 2
128275.1
open space 40 6
% PLOTS LAND USE WISE

20% 5% schools/Institutions
14% residential
61% commercial
open space
2.5 RESERVATION MAP

Reservations observed as per site: 152168 Sq. m. (12.46 %)

TOTAL RESERVATION AREA 152168

% RESERVATION AREA 12.46
TOTAL SCHEME AREA 1221243.41

 The above reservations are as per the map provided in the final TP list at SMC
website. Special cases have been observed regarding the change of reservations

RESERVATION PURPOSE AS PER

ON SITE REMARKS AREA % AREA
NO. / F.P. NO. SCHEME

HOUSING FOR S.E.W.S.

162 S.E.W.S.H. open land 1322
163 S.E.W.S.H. mix use highrise 3627
167 S.E.W.S.H. - 7702
168 S.E.W.S.H. - 5430
170 S.E.W.S.H. - 11146 4.44
187 S.E.W.S.H. - 9250
198 S.E.W.S.H. - 6315
199 S.E.W.S.H. - 2156
16 S.E.W.S.H. - 7306
TOTAL 54254
 mad by the department. Some of them are listed under ON SITE REMARKS
column as follows:

PARKS AND OPEN SPACES

172 GARDEN - 2555
196 GARDEN florence circle 491
197 OPEN SPACE - 1144
180 CHILDREN PARK - 3029 0.59
TOTAL 7219

SALEABLE AREA
173 SALE FOR RESIDENTIAL - 3835
174
SOCIAL INFRASTRUCTURE
SALE FOR RESIDENTIAL residential + suda bhavan 12056
164
186 SCHOOL
SALE FORAND PLAYGROUND
RESIDENTIAL - 2027
2988
165
175 SCHOOL
SALE FORAND PLAYGROUND
COMMERCIAL sale for residential
- use 3077
4461
166
188 SCHOOL
SALE FORAND PLAYGROUND
COMMERCIAL school
- 7399
10416
185
177 SCHOOL
SALE FORAND PLAYGROUND
COMMERCIAL open -space 5694
3590
176
178 SCHOOL
SALE FORAND PLAYGROUND
COMMERCIAL ramleela maidan
apartments 8032
4973
191
179 FIRE BRIGADE
SALE FOR COMMERCIAL mix use
apartments 850
5979
171
183 PUBLIC
SALE AMENITY
FOR COMMERCIAL vegetable - market 1106
700
181
184 PUBLIC
SALE AMENITY
FOR COMMERCIAL - 594
599
182
189 PUBLIC
SALE AMENITY
FOR COMMERCIAL open space 662
1125
1692
195/ COMMUNITY
SALE CENTER
FOR COMMERCIAL - 8248
571 4.20
190 HEALTH CENTER open space TOTAL 1713
51293 3.23
TOTAL 39402

A total of fifteen reservation plots has some kind of change in its purpose as observed
from the site analysis of the scheme area. There are a total thirty-six reservation plots. Out
of which twenty-one plots are serving their purpose as mentioned in the sanctioned final
T.P. scheme.

RESERVATIONS SUMMARY

PURPOSE OF HATCH AREA (sq. AS PER

RESERVATION m.) % AREA ACT
S.I. 38068.74 3.12 5.00
AS PER AUTOCAD
S.E.W.S.H. 54120.37 4.43 10.00
HATCH
SALE FOR COMMERCIAL32474.48 2.66
15.00
SALE FOR RESIDENTIAL 18439.72 1.51
GARDEN 6912.89 0.57 5.00
 3. ROAD NETWORK

The T.P. Scheme 01 Vesu of Surat has two major D.P. roads which is considered and kept
unchanged for the formation of road network of the scheme. These roads are shown in the
map below:
3.1 ROAD HIERARCHY
The length and areas of each of the roads in hierarchy has been given in the table as
under. The following road hierarchy has been followed in preparation of the scheme.

ROAD CLASSIFICATIO
TOTAL LENGTH (mtr.) AREA (SQ. M.)
WIDTH N
6.0 M 177.12 LOCAL STREET
1069.43
7.5 M 272.16 2069 LOCAL STREET
9M 972.58 9411.13 LOCAL STREET
12 M 2886.01 37213.02 LOCAL STREET
15 M 1805.13 20836.66 LOCAL STREET
18 M 3096.12 55377.32 LOCAL STREET
24 M 1689.87 55675.56 COLLECTOR
30 M 0 0 COLLECTOR
36 M 0 0 SUB ARTERIAL
45 M 0 0 SUB ARTERIAL
60 M 814.64 47465.98 ARTERIAL

% ROADS AS PER ROAD WIDTH

6.0 M
0% 9M
4%

7.5 M 12 M
60 M 1% 16%
21%

15 M
9%
24 M
24%

18 M
24%

3.2 ROAD DENSITY

The road density is also calculated by the following expression:

Total road length by all roads

R oad D ensity=
Total area of the scheme
Road Density of the scheme is 95.92 m/Ha

3.3 ROAD NETWORK SUMMARY

TOTAL ROAD
AREA 231094.37 D.P. ROADS 114162.51 % D.P. ROADS 49.40
TOTAL
SCHEME
AREA 1221243.41 T.P. ROADS 116931.86 % T.P. ROADS 50.60
% ROAD 18.92