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Transit-Oriented Development (TOD) is a term that is rapidly gaining momentum in India’s urban planning landscape. While the concept was developed in the US in the late 1980s and early 90s, it gained popularity in urban infrastructure development in India only a little over a decade ago. In this blog, we will explore the concept and its key aspects. Read on.
What is TOD?
TOD is a motor vehicle-free urban pocket developed around an efficient transit hub — for example, a Metro station or a railway station — with an integrated, inclusive community of residential, commercial, retail, and entertainment spaces. It aims to make public transport the nucleus of developing cities.
According to the Union Ministry of Urban Development, “TODs encourage compact growth, all within a 5-10 minute walk from quick and efficient public transit, and promote ‘live, work, play, shop and learn’ in a pedestrian-friendly environment – without the need for a car.”
Studies estimate that the top seven cities in India—Delhi NCR, Mumbai, Bengaluru, Hyderabad, Chennai, Pune, and Kolkata—offer substantial potential for TOD, with an estimated area of 106 million sq. ft.
TOD: The defining factors
The concept of TOD is based on some fundamental principles. Here are the 12 TOD Guiding Principles and 9 TOD Supportive Principles, as laid down by the Union Ministry of Urban Development.
| 12 Guiding Principles |
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| 9 Supportive Principles |
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Why TOD is crucial for India
In the current scenario, TOD is crucial for implementing sustainable urban development in India. Here are some of the factors that make it crucial.
Increasing urbanisation:
India is witnessing rapid urbanisation. It is estimated that by 2036, our towns and cities will be accommodating 600 million people, which is 40 per cent of the population. This is a significant rise from 31 per cent, as recorded in the 2011 census. With many of our big cities reeling from pollution, traffic snarls, long travel time to work, and wastage of fuel, TOD offers an optimistic solution. It would mean less traffic, reduced travel time, minimised pollution, walkable distances to work, play, and learn, and most people opting for public transit.
Major investments in infrastructure development:
According to the current figures, the average time spent travelling to work (one-way) in India is 59 minutes. Reducing this would require an efficient public transport system. In a country like India, that means major infrastructure development. As of 2025, India boasted a Metro network covering over 1,000 km across 11 states and 23 cities, with the network expanding rapidly. Expanding water metros, national highways, digital highways, expressways, and High-Speed Rail projects are all expected to boost the implementation of TOD in more urban centres.
India’s goal of zero emissions:
While India aims to achieve net-zero greenhouse gas emissions by 2070, vehicle emissions are the biggest obstacle on its path. For example, the 2024 Delhi figures show that vehicle emissions account for 51% of air pollution. A pedestrian-friendly environment and an efficient public transport system will reduce dependence on private vehicles.
Rising demand for affordable housing:
With rapid urbanisation, the demand for affordable housing will naturally increase in our cities. Here’s where TOD-based urban design will make a difference. A robust public transport system will enable people from low-income groups to travel to work with ease. Mixed land use and inclusivity are the other major hallmarks of TOD, which means that people of all economic strata can live within walking distance of their basic social amenities, including a place of work.
TOD: Key benefits
Beyond our cities, TOD offers many advantages to individuals. Here’s how:
Improves health and overall quality of life: Less vehicular pollution, reduced travel, and more walking improve health, enable healthy development in young children, and enhance the overall quality of life.
Reduces social inequity: TOD helps marginalised groups access better job opportunities in two ways: through an efficient public transport system and through inclusive urban spaces that make opportunities available nearby.
Improves road safety: Records show that around 1.5 lakh pedestrians died in India between 2019 and 2023. With TOD emphasising the minimal use of motor vehicles, pedestrian safety will be enhanced, and the number of road accidents, too, will see a welcome dip.
Boosts economic growth: Building integrated urban pockets will lead to a high-density environment that increases economic productivity. They also boost business activity and job creation, apart from increasing the value of both commercial and residential properties.
TOD in India: Major challenges
While TOD is a viable solution for urban infrastructure development in India, there are many challenges along the
way. Here are the main ones.
| Challenge | What it Means |
| Land acquisition issues | Vast open spaces are a rarity in our cities. This might make acquiring land near transit hubs tough. |
| Money matters | Building urban blocks on the basis of the TOD model requires heavy investment. |
| Policy and governance issues | Requires seamless coordination between various authorities, including transport officials, municipal bodies, and the urban development department. |
| Increases the socio-economic divide | If not careful, these urban pockets could become an exclusive territory for the privileged and push marginalised sections further away. |
| Lack of awareness and open-mindedness | Instead of staying focused on traditional urban planning methods, developers, authorities, and citizens need to be aware of and receptive to new concepts like TOD. |
Conclusion
India has multiple examples of TOD, including the Delhi Development Authority’s TOD policy along Delhi Metro corridors, the Ahmedabad Janmarg Bus Rapid Transit System, and the Gurgaon Rapid Metro Corridor. With the urban population increasing and urban areas projected to account for 75% of the national GDP by 2040, India urgently needs efficient and strategic city planning. And, adopting TOD promises a smooth sail into this future.
While TOD will definitely lead to an increase in real estate rates, read this blog to find out what the Union Budget 2026-27 means for India’s housing market.
FAQs
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How many water metros does India have currently? How many more are on the anvil?
As of now, only one water metro is operational in India – Kochi (Kerala). However, the government proposes to launch it in more than 20 cities in the near future. These include Varanasi, Prayagraj, Ayodhya, Kolkata, Alappuzha, Cuttack, Patna, Surat, Mumbai, Mangakuru, and Ahmedabad.
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Which is India’s first TOD project?
The country’s first TOD project is in East Delhi’s Kakardooma. Called the ‘East Delhi Hub’, it’s centred around the Karkardooma Metro Station. The project is fast nearing completion.
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Who is considered the father of TOD?
That honour goes to Peter Calthorpe, an architect and urban designer based in San Francisco. He formalised the concept in his book, The Next American Metropolis (1993).
Sources:
Ministry of Urban Development | Wikipedia | Institute for Transportation & Development Policy | CBRE India | Drishti IAS | World Bank | Press Information Bureau | Invest India | CBRE | The Wire | Institute for Transportation & Development Policy | The Times of India | The Whitelisted Estates | The Times of India | Housing |
