Town Planning Scheme
“An integrated approach to shape the city for walking and cycling “
MONSOON STUDIO 2020 , SEMESTER III VARSHA VASUHE V | MUP | PG191099
About the Studio
Exercise 1: Area development models (1 Week)
Exposure to green field and brown field development models through Indian and international case studies. Review and analyses of spatial planning parameters, statuory and institutional frameworks, development regulations and their impact on the urban form, financial models were conducted for GIFT city, Gandhinagar to understand the overall urban planning regime. Exercise 2: Development Feasibility study (1 Week)
To conduct feasibility studies for selected site areas across India to understand the dynamics of existing statutory frameworks, planning polcies, micro markets and come up with an appropriate development scenario. Town Planning Scheme for Sargasan-Kudasan area, Gandhinagar.
Iteration 1: Existing Situation Analysis & Initial Concepts (3 Weeks) Analysis of the existing situation through both primary and secondary data sources followed by developing individual concept for the Zonal level plan and envisioned urban form. Iteration 2: Planning interventions for the selected TPS (4 Weeks) Refinement of key proposals related to zoning, development regulations for the selected Town Planning Scheme, strategizing equitable appropriation principles, reconstitution principles, F-Form with an initial attempt at reconstitution of a selected area of the TPS. Iteration 3A: Final Reconstitution and Valuation (3 Weeks) Final master plan of the Town Planning scheme with finalised reconstitution, detailed regulations and the resultant built form. Note : The icons depict if the work done was the individual author’s contribution / a group contribution / a part of the group’s contribution with the author as the lead. Acknowledgement
I would like to thank my studio faculty, Prof. Amit Gotecha for being a kind mentor and guiding me strongly through the course of the studio. I would also like to thank my teaching associate, Rishika Bowen and other faculty members of the studio for their timely inputs and guidance. I extend my gratitude to my family and friends for always being my support system during these testing times. I thank the Almighty for blessing me with his abundant grace to complete the studio sucessfully.
Contents 1.A Prelude to Area Development 1.1. Gandhinagar - City at a glance 1.2. Exploration of area development models - GIFT City, Gandhinagar.
2.Planning Approach and Conceptualization 2.1. Site delineation - Need for a zonal plan 2.2. Existing Situation Analysis 2.3. Zonal level proposals
3.Planning Interventions and Strategies 3.1. Town Planning Scheme - Vision and Proposals 3.2. Reconstitution 3.3. Mobility plan 3.4. Costing and Valuation
4.Ancillary Exercises 4.1. Exploration of development feasibility - A case of Guindy area, Chennai.
5.Conclusion 5.1. Key learnings 5.2. Bibliography
1. A Prelude to Area Developement 1.1. Gandhinagar - City at a glance Me
hs
an
a
To Delhi
To Mansa
To
To Kalol
GANDHINAGAR
SH 217
SH
Morbi
NH
133
14
7
Ahmedabad
Rajkot
To
De
Vadodara
Surat
hg
am
ighw
ay
To Mumbai
SG h
Key map - Gandhinagar
To M
orb
SP rin
g roa
d
i
Study area Highway connections To
Ra
To
jko
t
ra
da
do
Va
Na d
dia
To
BRTS Network Proposed MRTS Network AUDA boundary GUDA boundary
Map showing regional connectivity of Gandhinagar
Gandhinagar is the capital city of Gujarat, situated about 23km north of the metropolitan city of Ahmedabad on the western banks of Sabarmati River. The existing road network and air connectivity along with the interaction of the UDA boundaries of the two cities makes Ahmedabad an important growth marker for the city - Potential for developing as twin cities.
4
GUDA - 388 sq.km
5.6 lakhs
GMC - 54 sq.km
2.9 lakhs
49 % population increase in the last decade peripheral urbanization.
Tree Capital - 54% green cover 1st Smart City of India 2nd planned city of India
To
SH
Me
hs
To Mansa
PLANNING EFFORTS - POLICIES AND MECHANISMS an
a
1 13
3
3
2 To
Ka
lol
To
4 5
De
hg
6
am
7
Planning of Gandhinagar as the capital city of Gujarat
1996
Establishment of GUDA
2003
Gujarat New Capital (Periphery) Control (Repeal) Act
2004
Development Plan 2011
2006
First TP scheme implemented at Raisan
2010
Establishment of GMC
Study area
To Airport
SG h
ighw
ay
8
1960
Preliminary stage TP schemes 5 Sargasan - Por 1 Pethapur 3 Chiloda 4 Sargasan 6 Kudasan - Por 2 Vavol
DP 2024 showing the preliminary stage TP schemes of Gandhinagar
7 Raisan - Randhesan
8 Adalaj - Por
The planning efforts and policies initially began with a controlled predominantly residential growth. 20% of planned commercial development took place after 4 decades.
1990
2000
Periphery control led to artificial land scarcity increasing demand, land prices and illegal developments.
The change from a controlled, forced development to a more liberal, market led development is seen with the rise of Town Planning Schemes and inclusive peripheral growth. 2010
2020
5
1. A Prelude to Area Developement 1.2. Exploration of Area development Models - GIFT City, Gandhinagar Purpose and Vision: Gujarat International Finance Tec-City is a smart green field project planned as a financial Central Business District (CBD) between Ahmedabad and Gandhinagar
Area of the scheme:
3.58 sq.km
Land acquisition Model (By the State) Area:
1.05 sq.km
SEZ Master plan GIFT SEZ Ltd
Land use plan of GIFT city, Gandhinagar
Master Plan GIFTUDA
Statuatory framework GIFT Company Limited (GIFTCL) - As per the Companies Act, 1956 to plan, design, develop, finance, construct, operate and maintain the GIFT area
Zonal Plan GIFTUDA
GIFT Urban Development Authority (GIFTUDA) – Set up and powers conferred as per Section 22 of G.T.P. & U. D. Act, 1976 for GIFT Area. GIFT city to exercise powers as an industrial township as per clause (1) of Article 243Q of the Constitution of India. GIFT Notified Committee (GNC) - Urban Local Body for GIFT under Gujarat Municipalities Act, 1963 GIFT Special Economic Zone (SEZ) Limited – As per section 3 of the Special Economic Zone Act, 2005
6
Land use Plan GUDA
The planning context from macro to micro level shows how land uses (Institutional - GIFT expansion zone) identified in the DP 2024 resonate with the scheme.
Spatial Planning Parameters The GIFT city area is not a plotted development. Various spatial planning parameters have been considered with a focus of creating a high rise high dense development in the limited land available. Road Network and Hierarchy
60 m 24 m 18 m Metro
The existing accesss roads are strengthened by widening and facilitates last mile connectivity.
Block sizes and intersections Average block size:
287 X 190 Dead ends (7) 2- Arm (7) 3 - Arm (56) 4 - Arm (15)
Connected Node Ratio:
0.91 (26 intersections per sq.km)
Public Amenities Roads Area for development Institutions Waterbody Utility Area under green Multi-level parking Affordable housing
Roads |Utility 15% 4% 2%
14% 7%
45%
2%
26% 30%
Affordable housing
2%
Road Network and Hierarchy Global FSI 18%
Built Private open Public open
52% 30%
3.65
Net FSI range
1.31 - 4.15
The master plan identifies majority of the area under public and private open dictating a specific public realm and urban form. A major share of land is attributed to smart infrastructure integrated with the road network and transport to facilitate district cooling system, automated waste management system and power generation.
7
Institutional framework
Development Control Regulations and Urban design Guidelines Urban Design Architectural Sheets (UDAS) as a tool. Architectural and infrastructural guidelines for each block/enclave’s building envelope, area statement, tapping/collection points for services and block level urban character.
No concept of compound walls and maximum permissible height as approved by the Airport Authority of India is 122m
Landscape design and building foreground specifications as per UDAS sheets .
Other guidelines inclusive of facade specifications and a minimum parking reservation of 10%.
Envisioned Urban Form
Developing skyline resonating with a vision of a compact urban form
Envisioned urban form
Scrutiny process of the development pre and post construction is mandated to check integration with the area plans, structural and infrastructural aspects. The completed towers in the SEZ area and the Domestic Tariff Area abide by the UDAS and existing height restrictions creating a mixed use walkable neighbourhood.
8
Finance Mechanism Total estimate of the project
• Land as capital – State government • Core infrastructure – To be developed by GIFTCL • User pay utilities – PPP basis (with 26% equity by GIFTCL) • Real Estate – To be developed by occupiers/developers
Debts
GIFT Unit fund
18%
30%
70,270 crores
Developers
44%
Strategic investors
8%
Investments for development | 8550 Cr Revenue
| Charges for development rights, development scrutiny, tree deposits and user tariffs for utility.
Phase I (2011 – 2017) Total cost for core infrastructure development – 1818 Cr (GIFT unit fund - 661 crores | Loan - 1157 crores) Key Inferences Continuation of developing the peri urban land parcels as a new town has strategically worked out to utilise the locational advantage and increase the market potential. Proposed roads follow the natural drain pattern.The existing tree cover along the river is retained and a buffer of 200 m width has been earRegional context and sensitivity
Topography
Integrated development model, with a holistic planning of layouts, DCRs, infrastructure, utility and transport network.
Form based control approach to achieve a high rise high density city. (62 million sq.ft. BUA on 3.58 sq.km of land)
Lack of public opinion, participation due to a specified vision and target audience.
Higher subsidy rates and tax holiday policies to attract strategic investors to GIFT. Questionable revenue aspect.
Land as a resource is capitalised by the State with no other capital investment on infrastructure and development. Approvals at multiple levels of the government in additon to the stagnant funds delays the project.
9
2.
Planning Approach and Conceptualization
2.1. Site Delineation - Need for a Zonal Plan
Unvarsad
Vasana Hadmatia
te
es
W
y
wa
ail
R rn
TPS - 9
Tarapur
Gandhinagar Bypass TPS - 7
Sargasan
ay
TPS - 6
Infocity
Key map
hw
ig GH
S
Kudasan
Important transects Study area
- Por Road
Kudasan
Town Planning Schemes
Dholakuwa Circle
Institutional landuse
Por
Gamtal Proposed MRTS nodes
AMD - GN Highway
0
5
10
20 km
Map showing the urbanzing southern periphery
Shift from Primary to Non Primary work force Vasana Hadmatia
Por
Unvarsad
Tarapur
Sargasan
Kudasan 1991
2001
2011
A consistent decadal shift to non primary sector is evident in the villages of Vasana Hadmatia, Tarapur, Sargasan and Kudasan with their Work force participation rates greater than the city’s rate of 38.4 % indicating an influx of working population to the sub urban area.
10
Rationale for site delineation Important transects connecting Ahmedabad, Western railway line, proposed DP roads and the institutional zone in the north .
Unvarsad
Vasana Hadmatia
te
es
W
y
wa
ail
R rn
Metro nodes and cycle sharing system - City level projects
TPS - 9
Tarapur
SG
Gandhinagar Bypass TPS - 7
Sargasan
ay
TPS - 6
Infocity
hw
Hig
Kudasan
Existing Town planning schemes and gamtals to support inclusive urbanisation. Important transects Delineated Site area
- Por Road
Kudasan
Dholakuwa Circle
Por
Town Planning Schemes Institutional landuse Gamtal
AMD - GN Highway
0
5
10
20 km
Key map showing the study area and its connectivity
Proposed MRTS nodes
Site Area
1488 ha
Image of the site The site serves as a Nodal point to enter Gandhinagar. The three Town Planning Schemes in their preliminary stage identified in the site area include TPS 9 (198.1 ha) ; TPS 7 (104.21 ha) and TPS 6 (127.19 ha) characterise the urban form.
Residential developments
Apartments - Predominant Typology
NA conversions and construction
Residential land use - 26% One can witness the residential market taking its course in all the villages.
The average height of buildings is G+7 and the age of the buildings range between 2-3 years in the TPS areas.
Along the major transects with wider ROWs, one can witness upcoming commercial developments under construction.
11
2. Planning Approach and Conceptualization 2.2. Existing Situation Analysis Spatial Planning Parameters Unvarsad
Unvarsad
ay
ilw
a nR
r
te es
ay
ilw
Vasana Hadmatia
a nR
Vasana Hadmatia
r
te es
W
W
Tarapur
Tarapur
Gandhinagar Bypass
Gandhinagar Bypass
y
wa
igh
H SG
Sargasan
y
wa
igh
H SG
san -
Kuda
Sargasan
oad
Por R
san -
Kuda
Kudasan
oad
Por R
Kudasan
Por
Por
AMD - GN Highway
AMD - GN Highway 0
5
Topography
0
20 km
10
For every 50m there is a rise of 0.46m - Very gradual slope. Natural slope - NE to SW
5.4 ha
of water bodies are to be preserved. Planning along higher order drains is essential.
rn
te
W
10
20 km
The developed area of the site shows higher percentage of tertiary connections . Connected Node Ratio : 0.88 Average block size : 260m x 560m
y
wa
ail
ay
es
5
Road network and connectivity
w ail
R
R rn
te
es
W
Gandhinagar Bypass
Gandhinagar Bypass
SG
Hig
ay
hw
ig GH
y
a hw
S
Kudasan - Por Rd
Kudasan - Por Rd Por AMD - GN Highway
AMD - GN Highway 0
Land use
0
5
10
20 km
Major land share under agricultural land use hinting a high development potential
12
5
10
20 km
Land prices ₹7000
₹9900
₹10200
₹10400
₹11200
Issues and Potential
Proximity to Ahmedabad and the inclusive urbanization of the southern periphery.
A robust existing road network with higher tertiary connections
Important transects, institutional presence and upcoming projects put pressure on land
Lack of conservation of existing water bodies resulting in loss of a possible public realm.
Lack of Public Transit nodes in the site area. Dependency on para transit.
99% private plots ; Predominant residential market with institutional land use around. Scope for mixed land use.
Vision
Mixed use | Intensity based Liberal approach to planning
Optimizing road network for NMT, resonating with the city level cycle sharing system.
Preserving natural features Integrating blue-green network
“To develop the area as a well connected, livable, sustainable urban periphery promoting regulated and inclusive growth.” 13
2.
Planning Approach and Conceptualization
2.3. Zonal Level Proposals Road Network Considerations:
Establishing missing links and strengthening existing links
GANDHINAGAR
Re-alignment of existing DP roads as per road engineering standards
CHANDIGARH
Micro block
115 X 92 m
Site topography and natural drains
Neighbourhood module
800 x 1200m
Macro block
1750 x 750 m
Mixed use neighbourhood modules facilitating cyclists and pedestrians through segregated provisions.
Predominantly residential use with superimposed motorways
Scenario Analysis:
14
Infocity PT Node coverage Moderate accessibility is observed due to higher number of tertiary links
Dholakuwa PT Node coverage Accessibility has to be strengthened by leveraging the larger blocks in the service area
5 km
5 km
3 km
1.5 km
0.8 km
3 km
1.5 km
0.8 km
Walkability analysis Distance travelled – 6082 m Time taken –1 hr 45 mins @ 4.8km/hr Shortest route
NMT Network Considerations:
Identified stream orders and drains
Integration of blue-green network
Leveraging macro blocks to facilatate cyclists and pedestrians in resonance with the city cycle sharing system
Proposed road network:
Unvarsad
ay
ilw
a nR
r
te es
Vasana Hadmatia
W
TPS - 9
Primary & Secondary road network Sargasan Tarapur
TPS - 6
Infocity
y
wa
igh
H SG
Gandhinagar Bypass TPS - 7
Kudasan
Por
Dholakuwa Circle
AMD - GN Highway
0
Primary roads (24 m)
800 m radii
LARGE
5
10
20 km
Secondary roads (18 m)
300 m radii
SMALL
Non Motorised Transport Network
NMT routes
150 m radii MICRO
Block hiearchy achieved (Based on medium intensity walkable neighbourhoods of Pungol, Singapore Dong tong, Seoul)
15
Proposed Zonal Plan MIXED USE ZONE 1 (MU1) High Intensity
Unvarsad
Major transects | Upcoming PT nodes ay
ilw
FAR Base 2 | Max. Permissible 4
Vasana Hadmatia
r
te
es
W
a nR
MIXED USE ZONE 2 (MU2) Medium Intensity
TPS - 9
In resonance with the surrounding Residential and Institutional landuse
Sargasan Tarapur
SG
Gandhinagar Bypass TPS - 7
TPS - 6
Infocity
ay
hw
Hig
FAR Base 1.8 | Max. Permissible 2.8 MIXED USE ZONE 3 (MU3) Low Intensity Envisioned as a low rise mixed use neighbourhood - An ancillary zone
Kudasan
Por
Dholakuwa Circle
AMD - GN Highway
0
5
10
FAR Max. Permissible 1.8 Natural Growth of Gamtal (NGOG)
FAR Max. Permissible 1.2
20 km
A liberal approach to land use zoning The commercial and residential overlay zones as per the DP 2024 were questioned. With respect to the upcoming metro nodes, case of public transit nodes of Ahmedabad, Bangalore and Delhi were studied and a liberal approach to zoning was rationalised. Non permissible use : Industrial
Land use DP 2024
Proposed land use - Zonal Plan
Fair mix of uses Public open spaces around TOD Mono-commercial spaces - Safety issue post active hours Mandated mix uses around TOD Focus on EWS housing
A no development zonal buffer of 12 - 15 m is provided, to prevent encroachments and destruction of recharge points.
Supply analysis - Rationale Floating Population
Residing Population
(15 sq.m per person)
(32 sq.m per person)
Floor space per person varies from 8 – 15 sq.m. across mixed uses like offices, retail, leisure and visitor attractions.
Floor space per person varies from 26 – 32 sq.m. with carpet areas of apartments in Sargasan and Kudasan ranging from 111 sq.m to 160 sq.m and more.
3.2 lakhs
16
4.3 lakhs
Gross population per hectare
314
Considering a floating population percentage assuming 60% commercial incase of high intensity zones, and 40% in the medium and low intensity zones.
Development Control Regulations - A form based approach Active frontages (Arcades) - Concept of complete streets Achieved through Built To Line (4m) control specifications
MIXED USE ZONE 1
18 m
24
m ROW
36
m
Minimum plot size
Ground Coverage
36 m
500 sq.m.
24 m
500 sq.m.
18 m
300 sq.m.
Margins Along main road
Along side road
Rear
Side
45%
4m, BTL
45%
4m, BTL
4m, BTL
6m
3m
4m, BTL
4.5m
3m
45%
3m
3m
3m
3m
Built To Line control (3m) facilitating continuation of foot paths as public realm
MIXED USE ZONE 2
12 m
18
m
ROW
24
m
Minimum plot size
Ground Coverage
Margins Along main road
Along side road
Rear
Side
24m
500 sq.m.
50%
3m, BTL
3m, BTL
3m
3m
18m
300 sq.m.
50%
3m, BTL
3m, BTL
2m
2m
< = 12m
200 sq.m.
50%
3m
3m
2m
1.5m
MIXED USE ZONE 3
A low dense urban form achieved through controlled ground coverage
9m
12
m
ROW
18
m
Minimum plot size
Ground Coverage
18m
200 sq.m.
12m < = 9m
Margins Front
Rear
Side
55%
3m
2m
1.5m
100 sq.m.
55%
3m
2m
1.5m
100 sq.m.
55%
3m
2m
1.5m
17
Infrastructure Provisioning - Analysis of demand and supply Unvarsad
Unvarsad
n er
t es
W
ay
ilw
Ra
Vasana Hadmatia
WTP (55 MLD)
ESR (5 MLD)
n er
t es
W
Tarapur
y
wa
SG
Vasana Hadmatia
Tarapur STP (10 MLD)
h Hig
ay
ilw
Ra
Gandhinagar Bypass
Gandhinagar Bypass
WDS (5 MLD)
Sargasan
y
wa
igh
H SG
Sargasan
Kudasan
Kudasan
Por
Por
Physical Infrastructure provisioning 0
5
AMD - GN Highway
20 km
10
AMD - GN Highway Infrastructure provisioning - Socio-civic amenities 0
5
Social and Civic amenities
Head Water Works at Nabhoi - 230 MLD Sewage Treatment Plant (STP) at Jaspur - 76 MLD
Parks Proposed
Service radii considered for fire station 7 km
City consumption (60 MLD) at present which makes the future scenario achievable without extra infrastructure.
Police posts are proposed near transit nodes. Community Park 10
PHC - 0.3 ha
t es
W
ay
Vasana Hadmatia
W
Gandhinagar Bypass
y
wa
igh
Sargasan
Intermediate hospital (A) 4 ha
5
10
Intermediate hospital (B) 1 ha
Primary Health Centres
y
Sargasan
Primary school 0.4 ha
Kudasan Por Integrated school without hostel 4 ha AMD - GN Highway
AMD - GN Highway 0
20 km
Private Clinics
Service area of multi speciality hospitals and clinics Proposed facilities
Gandhinagar Bypass
wa
igh
Infrastructure provisioning - Health facilities
18
Vasana Hadmatia
Primary school 0.4 ha
H SG
Kudasan Por
0
ay
ilw
Ra
Tarapur
PHC - 0.3 ha
H SG
n er
t es
Tarapur
ha
Integrated school without hostel 4 ha
Unvarsad
ilw
Proposed
Supply needed:
Unvarsad
Ra
Police posts Existing
Existing
52 MLD
n er
20 km
10
Water supply and Sewerage Infrastructure
5
10
20 km
Infrastructure provisioning - Education facilities Private Schools
Colleges
Service area of schools and colleges (3km ; 1.5km) Proposed facilities
Reservations at Zonal level
Unvarsad
ay
ilw
a nR
Vasana Hadmatia
r ste
e
W
Primary health centre
0.60 ha
Intermediate hospital Category - A
4 ha
Intermediate hospital Category - B
1 ha
Fire sub station
0.60 ha
Integrated School without hostel facility
8 ha
Primary school
4 ha
Community park
10 ha
Police posts
0.60 ha
TPS - 9
Sargasan Tarapur
Gandhinagar Bypass TPS - 7
TPS - 6
Infocity
y
wa
igh
H SG
Kudasan
Por
Dholakuwa Circle
AMD - GN Highway
0
5
Total area required for reservations at zonal level for a gross population of 314 pph
24 ha
20 km
10
Delineation of TP Schemes Physical boundaries: Roads, Railway line, water bodies and canal Upcoming city level urban projects, potential public transit nodes and it’s influence area Equitable provisioning of integrated road and NMT networks Regulation of gamtal and its surroundings Unvarsad
t
es
W
n er
ay
ilw
Ra
Vasana Hadmatia
TPS - 9
Sargasan
Gandhinagar Bypass
Tarapur
SG
TPS - 7
TPS - 6
Infocity
ay
hw
Hig
TPS
AREA (sq.km)
1
2.4
2
1.2
3
2.0
4
1.6
5
1.7
6
1.85
7
1.88
3% Kudasan
Por
Dholakuwa Circle
8%
21%
12%
TPS 1 AMD - GN Highway
0
5
10
20 km
56%
19
3.
Planning Interventions and Strategies
3.1. Town Planning Scheme - Vision and Proposals Vision
Area of the TP - 2.4 sq.km
Regulation of growth around gamtals and water bodies
Intensity based zoning based on the potential PT node
Optimizing the road network to facilitate pedestrians and cyclists
“To develop the area as a well connected, livable, station area junction by promoting inclusive intensity based growth emphasising last mile connectivity” Proposed Plan - Town Planning Scheme Existing Plot sizes (Area in sq.m) TPS - 7
< 2000
2000 - 4000
4000 - 6000
6000 - 15000
15000 - 30000
> 30000
Median plot size - 3642 sq.m. TPS - 6
12 m
Kudasan Lake
36 m
Sargasan
Proposed TPS - 2
18 m
24 m
Proposed TPS - 3
n Dr
ther Sou ain
Por
0
Mixed Use Zone 1 High intensity Gamtal
20
Dholakuwa Circle
Kudasan
Park
5
10
20 km
Mixed Use Zone 2 Medium intensity Water bodies
Existing Road Network and Topography Natural Growth of Gamtal NMT
Culverts
Drains 36 m wide Road
Cart tracks
Proposed Road Network and Zoning
Philly mag.com/Complet e Streets / 2016 Philly mag.com/Complete Streets / 2016
36 m ROW - High intensity zone with predominant commercial development
Cycle track as a part of the recharge buffer running along higher stream orders of the site Walkable streets/Atelier ruelle/ Pinterest 2017
24 m ROW with recharge buffer cum two way cycle track of 5.5m
Arcades ; Built to Line Control - Extension of public realm and safe access to the cycling tracks enabling last mile connectivity Vancouver CBC/ Karissa Rosenfield/ Archdaily 2020 November edition
24 m ROW facilitating a segregated two way cycle track
21
3.
Planning Interventions and Strategies
3.2. Reconstitution Supply analysis for the Town Planning Scheme - Rationale Floating Population
Residing Population
(15 sq.m per person)
(32 sq.m per person)
0.55 lakhs
Gross population
277 pph
1.20 lakhs
TPS - 7
Total developable area
2.26 sq.km
Primary Health Centre
0.90 %
EWS housing
0.90 %
750 units each of 40 sq.m. area TPS - 6
Fire sub station
Proposed TPS - 2
Police posts
0.30 %
Sargasan
Integrated School without hostel facility
2.20 %
Secondary school
Kudasan
Por
5
Sale component
8.20 %
NMT Network
1.70 %
Roads
18.8 %
Area under reservation
20 km
10
4.30 %
Dholakuwa Circle
Map showing reservations for infrastructure provisioning 0
Parks
0.93 sq.km
Map showing the location of the reservations
The supply arrived at, is in resonance with the Zonal Plan and the existing TP schemes. Schools, hospitals, parks, EWS sites have been proposed at points with access to major arterials for better connectivity. Adapting an equitable approach to appropriation, Higher the buildability quotient ; Higher is the appropriation !
38 %
38 %
24 %
1.8 FSI
2 FSI
ZONE WISE APPROPRIATION
1.2 FSI
Total appropriation
34 %
MU1
22
MU2
NGOG
Reconstitution and Considerations The main purpose of reconstitution in this Town Planning Scheme is to carve out land for the planned Non Motorised Transport (NMT) network in addition to the other reservations that are typical to any Town Planning Scheme.
TPS - 7
Zonal level Community park TPS - 6
Proposed TPS - 2
Sargasan
Kudasan
Final Plots (FP) are provided in the adjacent block with the same locational advantages as the Original Plots (OP), though relocated.
Dholakuwa Circle
Por
0
5
10
Administrative boundaries of villages Kudasan and Sargasan ; Zonal boundaries were adhered to.
20 km
Map showing the reconstituted Final Plots Reservations FPs' on OPs'
Land for sale
Parks
Waterbodies
Relocated FPs'
79% plots have been given Final Plots on Original Plots 72% plots have their side or rear ends abutting the NMT way The shape of waterbodies have been regularised considering the depression points. Reservations have been provided in cases where the administrative boundary cuts across a plot.
Plot size - Ratio of 1.2 to 1.8 Plot shapes are buildable with 90 degree alignment to roads.
23
3.
Planning Interventions and Strategies
3.3. Mobility Plan NMT lane
5m wide
TPS - 7
2-way cycle lane TPS - 6
2.5 m
Proposed TPS - 2
Sargasan
Segregated footpath
1.25 m
The lane width is sufficient as per various standards of UTTIPEC, ITDP, MoUD and UN Habitat. Kudasan
Dholakuwa Circle
Por
Motorways with cycle tracks as a part of the recharge buffer Motorways with segregated 2-way cycle tracks
0
5
10
20 km
Non Motorised Transport (NMT) way
Map showing the seamless NMT Network integrated with motorways
3.5 min cycle trip - 1km 7.6 min cycle trip - 1 km (Average cycling speed of 16km/hr) (Average walking speed of 6km/hr)
Eyes on the street
A pit stop – 2mx 2m vending pocket,
seating/bicycle parking at every 400m
Eyes on the street
Mandatory setbacks of 3m on plots on either side abutting an NMT and vending spaces - Active, Safe streets
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Junction allowing seamless cycle crossing
Cycle crossing at internal roads
Vending pit stop making the lane a active public realm
Regulated entry way opening into NMT lane with a porous compound
A
NGOG
A
NGOG
Medium Intensity MU2
Conceptual Section across AA
High Intensity MU1
25
3.
Planning Interventions and Strategies
3.4. Costing and Valuation Scheme Cost ROADS
TRUNK INFRASTRUCTURE
23.01%
PARKS AND GARDENS
NMT
0.33%
3.40%
3.52%
84 Cr.
18.43 Cr.
LEGAL EXPENSES
1.76 Cr.
11.80
TOTAL INFRASTRUCTURE COST
COMPENSATION
(Section 49(2), GTPUDA Act)
(Section 40(3), GTPUDA Act)
150.43 Cr.
SCHEME COST
60%
₹ 1129 / sq.m
1%
TOTAL TPS EXPENSE
(Section 61(2), 77(1), 82, GTPUDA Act)
467 Cr.
5 Cr.
312 Cr.
Market Analysis - To determine Incremental factor KUDASAN
Base market KUDASAN price for a plot Base market with one access price for a plot of 9m road – with one access ₹12460 of 9m road –
TPS - 6
TPS - 7
Sargasan
Kudasan Por
26
Dholakuwa Circle
MARKET PRICE 16076
INCREMENT 1.29
16076 17440
1.29 1.40
17440 14702
1.40 1.18
₹12460
14702
1.18
SARGASAN
20560
1.23
Base market SARGASAN price for a plot Base market with one access price for a plot of 9m road – with one access ₹16640 of 9m road –
20560 23290 23290 18456
1.23 1.39 1.39 1.10
1.10 18456 ₹16640 Increment factors range between 1 to 1.5 . A 15- 20% increase is considered in view of the urban projects
800 m radii
CONTRIBUTION @ 50% Incremental value
NET SCHEME EXPENSE
432 Cr.
35 Cr.
(Section 79, GTPUDA Act)
400 m radii
(Section 79, GTPUDA Act)
Assuming an ideal scenario that Gandhingar Urban Development Authority is in a position to sell 50% of its saleable component, the revenue generated would be 176 Cr. CONTRIBUTION @ 30% Increment value (Section 79, GTPUDA Act)
259 Cr.
Phase I Laying of road and REVENUE MODEL
infrastructure - 220 Cr Phase II Amenities - 189 Cr
Funding - Central/ State Grants ; GUDA's budget
220 Cr. Revenue : 60% Contribution | Sale of 50% plots
155 Cr.
176 Cr. 27
4.
Ancillary Exercises
4.1. Exploration of development feasibility Site is located in Guindy, in the premises of the SIDCO Industrial estate, in the area adjacent to the CBD and is often known as secondary business district (SBD) area due to its function as a job centre, with well established connectivity and public transport network.
0
5
10
20 km
Map showing the site abutting the Alandur causeway
Feasible built up area statement Envisioned Built Form Scenario A - IT Park
Proposed Land Use/Zoning as per DP
Industrial
Plot Area
18095 sq.m.
Permissible FSI
2.25
Total Permissible Built up Area – FSI area
40,714 sq.m.
Permissible ground coverage
30%
Tentative Floor Plate area – IT Park
1565 sq.m. Residential - 1300
Scenario B - IT Park Mixed use development (70% Commercial – I.T. office spaces ; 30% Residential Accommodation)
Tentative Floor Plate area – Mixed use
Commercial - 2000
Permissible Height as per Regulations
60m
Total number of floors permissible considering 15 floors regulations and floor to floor height as 4m Open space to provided 10%
1810 sq.m.
Plot area available for development after removing area required for setbacks, OSR etc. 12194 sq.m.
Parking - Non FSI area
4600 sq.m.
Total Feasible/Possible super built-up area for the site for different permissible uses (Considering all the regulations above )
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a) Scenario A - IT Park
52930 sq.m.
c) Scenario B - Mixed Use – (IT park and Residential accomodation)
57000 sq.m.
Understanding micro markets in the area Commercial and IT developments clustered in the south of the industrial estate by major market players. Existing supply scenario : The scenario of high occupancy and supply of office use spaces is seen. It is validated through studies conducted by CBRE consultants that show YoY top line absorption trends in the market is witnessed to be in the range of
0.8 – 0.9 million sq.ft nually.
an-
This emphasizes the area being developed as a job centre in the off-CBD area. 0
5
10
20 km
Market Feasibility and Recommendation Site - Well positioned, mixed land use for a radius of 3km ; A better choice from a buyers’ perspective. Limited vacancy levels in the recent development of commercial, IT and non IT office towers in the primary catchment are Cluster developments owned by major market players - Limited Competition COST
370 Cr
369 Cr
Higher profits for a large scale I.T park development
REVENUE
176 Cr
158 Cr
Scenario A is an ideal option.
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5.
Conclusion
5.1. Key Learnings Reading and debating on
models of micro level planning planning approaches to walkable neighbourhoods how a TPS can facilitate an upcoming station area
Exposure and Understanding
International case studies of Chicago, Netherlands, Copenhagen, Seoul and Singapore's mobility plans Concept of laneways and how they function more than a service alley. Market scenarios and Real estate ; How Gandhinagar's existing Town Planning Schemes have complimented the market scenario Reconstitution and valuation principles. Exploring different approaches to achieve equity - Trade offs based on zone wise appropriation ; Incremental factorisation based on infrastructure provisioning and other depreciating factors ; Rethinking revenue models - contrast to the conventional land banking.
Technical Skills
Spatial analysis in ArcGIS - service radii analysis for infrastructure provisioning. Walkability - Shortest route scenario analysis Catchment areas of public transit nodes Geospatial analysis - Topography and Stream order analysis using Global Mapper.
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5.
Conclusion
5.2. Bibliography AUDA., Development Plan and Control Regulations. Byahut,2020 ; The unique challenges of planning a New Town, Urban Design International, March Edition. Chandigarh Master Plan 2031, Chandigarh Administration Draft Development Plan, 2024, Gandhinagar Urban Development Authority. Gandhinagar District Census Handbook, Census of India, 2011 Ilhamdaniah et al, 30-Jun-2005, Evaluating the planning of social infrastructures in Ahmedabad, India., Proceedings of CUPUM 05, Computers in Urban Planning and Urban Management, London. ITDP, 2014 Better Streets Better Cities and Pune Urban Street Design Guide Junction Design in the Netherlands, 2014. [online] Available at: < https://bicycledutch.wordpress. com> Lee, Park, 2018, Exploring Neighborhood Unit’s Planning Elements and Configuration Methods in Seoul and Singapore from a Walkability Perspective MDPI. Ministry of Urban Development, 2012, Smart Cities Mission, Code of Practice – Cross Section Smart Metropolitan Regional Development - Economic and Spatial Design Strategies, 2017, November Edition, Springer Bulletin. The Gujarat Town Planning and Urban Development Act, 1976. Valuation and Schemes, Gujarat Town Planning and Valuation Department. 2020. [online] Available at: <https://townplanning.gujarat.gov.in> UN Habitat, 2020, Streets for Walking and Cycling. URDPFI Guidelines. UTTIPEC, 2011, The Street Design Checklist
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