The event came as India prepares for a major rise in its urban population. According to a World Bank report published in July 2025, India’s urban population could nearly double to 951 million by 2050. The country will need more than 144 million new homes by 2070, while cities will face growing pressure to provide transport, water, drainage and other basic services.

The GREMI symposium, titled “Rethinking Our Cities: Urban Regeneration, Adequate Housing and Better Use of Existing Urban Assets”, brought together planners, academics, government officials and industry representatives. Their discussions centred on a question facing many Indian cities: how can they grow while keeping homes within reach of ordinary families?

Dr Anil Kashyap, Director General of GREMI, opened the meeting with a presentation titled “Cities at a Crossroads”. He said India’s expected role in the next global wave of urbanisation by 2050 called for a change in planning priorities.

“With nearly 45 per cent of the world’s population already living in cities, the focus must shift from simply expanding our cities to improving the quality, sustainability and inclusiveness of the urban environments we already have,” he said.

The United Nations’ World Urbanisation Prospects 2025 report puts the share of the world’s population living in cities at 45 per cent. It expects two-thirds of global population growth between now and 2050 to take place in cities. This growth will put further pressure on housing, transport and public services.

Housing costs emerged as a central concern at the Ahmedabad meeting. Panellists said property prices were rising faster than household incomes, making it harder for many people to buy homes.

They cited a global house price-to-income ratio that had risen from 9.4 years in 2010 to 11.7 years today. The measure shows how many years of income would be needed to match a house price, although actual affordability also depends on savings, loan costs and household expenses.

The concern is especially relevant in cities where land prices rise near jobs, schools and transport links. When homes in these areas become too costly, workers may have to live farther away and spend more time and money travelling.

The panel also warned that redevelopment can force existing residents out of their neighbourhoods if new homes become too expensive. Replacing older housing with modern buildings may improve the condition of homes, but it can also break up communities if residents cannot afford to return.

The speakers called for redevelopment plans covering whole areas rather than single housing societies. They said residents should have a say in the process and take part in decisions about their homes and neighbourhoods.

Dr Amarjit Singh, IAS (Retd.), former Chairman of RERA Gujarat and Adjunct Professor at GREMI, moderated the panel. The speakers included Dr Rekha Chandran Jetty, Director of the Institute of Architecture and Planning at Nirma University; Prof. Saswat Bandyopadhyay, Faculty of Planning at CEPT University; P. L. Sharma, former Chief Town Planner, Government of Gujarat; and Rajesh Vaswani, Founder of Venus Group and Chairman of CREDAI Ahmedabad.

The discussion also covered the daily conditions that shape city life. Speakers said residents need safe walking routes, public spaces, clean air and water, along with access to basic services.

These concerns have become more urgent as cities face rising temperatures and flooding. A World Bank report on Indian cities published in 2025 warned that extreme weather could cause heavy future losses unless urban areas improve their infrastructure and prepare for climate risks.

Planning decisions, the panellists said, should account for health and environmental costs. A project may add homes or commercial space, but its wider effects on traffic, air quality and public services also need to be measured.

The panel stressed the need for reliable data in urban planning, observing that “pictures tell stories, but numbers rewrite them.”

Finance and governance were other key issues. Speakers said Indian cities remain short of funds and need to raise more revenue of their own. They discussed land value capture, a method through which public authorities collect part of the increase in land value created by public investment or changes in planning rules.

The panel called for long-term city plans, investment plans and dedicated funding for urban regeneration. It also urged officials to review town planning schemes and development control regulations, so they focus on the quality and results of projects.

GIFT City was cited as an example of performance-based regulation in practice. The panel said such rules could give developers more flexibility while keeping clear standards for development.

The speakers also pointed to poor coordination between government agencies, limited public participation and weak accountability as barriers to better city planning. They called for stronger cooperation between government, universities and the private sector, along with proper forums where residents can raise concerns.

The United Nations marks World Cities Day on 31 October each year. Its 2026 theme is “Regenerating the City: Adequate Housing for All”, with the global observance taking place in Fuzhou, China.

The Ahmedabad meeting concluded with a call for city development that protects existing communities and makes housing and public services more accessible. Its message was clear: future urban growth will need careful planning, public involvement and accountable leadership if cities are to serve the people who live in them.

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