Local Area Plan - Kalupur, Ahmedabad

ENHANCING THE HERITAGE CHARACTER: CASE OF KALUPUR, AHMEDABAD BROWNFIELD INTERVENTION

URBAN EXPANSION AND REGENERATION STUDIO MASTER OF URBAN PLANNING, SEMESTER III AAROHI MAKDANI PG180001

URBAN EXPANSION AND REGENERATION STUDIO

Preface

The Urban Expansion and Regeneration studio focuses on Greenfield expansion of the city (TP schemes) and Brownfield interventions in the developed areas of a city (Local area plans). The studio site is located in kalupur area, within the walled city of Ahmedabad. The site has a rich Historic background and is recently nominated for the first UNESCO world Heritage city in India.

The site is located in the Kalupur and Khadia districts, having an area of 0.69 Sq.km. The studio was divided in four phases. Phase I included primary and secondary data collection with analysis, Phase II consisted of conceptual and schematic proposals, Phase III included detail proposals and Phase IV consisted of the final master plan preparation with costing and valuation.

The major proposals for the LAP were Enhancing the Heritage character, which included proposals for both Heritage listed and non – listed structures, Street upgradation and Redevelopment of the commercial area, Parking management plan and Creating urban open spaces.

I have majorly worked on the Heritage area planning that included analyzing present living conditions within the area, issues in the current incentive mechanism, Proposals for non – listed structures (Analyzing the current DCR and proposing additions and alterations in it) to maintain the overall character and proposal for bringing the private pol connections into public domain.

URBAN EXPANSION AND REGENERATION STUDIO

Table of Contents

1

TP Analysis

2

LAP Kalupur

• Understanding the Bhuj TP scheme • Comparing land pooling schemes in Bhuj and Perth

Introduction • Site location and regional context • Site characteristics • Heritage characteristics Concept development • Concept and Schematic proposal Proposals • Enhancing the Heritage 1. Graded Structures - TDR mechanism 2. Non - Graded Structures - Additions and alterations in regulations (DCR) 3. Private pol connections • Street Upgradation & Redevelopment of Commercial • Parking management plan • Creating Urban open spaces

3

Key Learnings

URBAN EXPANSION AND REGENERATION STUDIO

TPS, WALLED CITY - BHUJ

01

Bhuj DP - 2025

Bhuj DP 2025

TP Scheme analysis

DP prepared in 2001.

The earlier plan was prepared back in 1976 for the year 2001.

About the TP scheme

After the 2001 earthquake, the government created Area Development authority in Bhuj for reconstruction and relocation in May 2001.

Walled city layout plan

The Bhuj Town planning schemes plans were prepared and ADA was made responsible for implementing the proposal and ensuring adherence to improved regulations.

Walled city layout plan TP Schemes prepared in 2001.

8 TP schemes proposed in an area of 1.3 Sq.km

TPS 2 - OP map

TPS 2 Layout plan TPS 2 - FP map

TOWN PLANNING SCHEME - BHUJ

TP Scheme 2 was proposed in an area of 12.18 hectare within walled city to facilitate reconstruction.

URBAN EXPANSION AND REGENERATION STUDIO

4

TPS, WALLED CITY - BHUJ Area distribution in the TP scheme

Area of the Scheme

0.121 Sq.km

34.1 % - Area under Proposed Roads 27.0% - Plots having standing structures 35.1% - Area under proposed FP (Final Plots) 1.30% - Plots reserved for Commercial sale 1.28% - Area reserved for Parks 0.77% - Area reserved for Parking 0.35% - Area reserved for Residential sale 0.07% - Area reserved for Public Utilities

Comparing Bhuj TPS with Land Pooling scheme in Perth, Western Australia Perth follows the land pooling mechanism under Western Australian Town planning and Development Act, 1984 while Bhuj implements TPS under the GTPUD Act, 1976.

In the case of perth, a loan is raised by the council to finance the project. The cost is recovered through sale of land and remaining land is returned to landowners.

Policy adopted for deduction of land from open plots Nil

Plots less than 30 Sq.m

10%

30 Sq.m - 100 Sq.m

20%

100 Sq.m - 200 Sq.m

30%

200 Sq.m - 500 Sq.m

40%

More than 500 Sq.m

50%

Government plots

The land deductions vary with respect to the demand of each scheme and compensation is paid to individual owners based on market rates of land.

Map showing new streets added after plot deductions

Urban form achieved after implementation of TP Scheme

TOWN PLANNING SCHEME - BHUJ

URBAN EXPANSION AND REGENERATION STUDIO

5

“In the end, our society will be defined not only by what we create, but by what we refuse to destroy” - John Sawhill LOCAL AREA PLAN - KALUPUR

URBAN EXPANSION AND REGENERATION STUDIO

02

LOCAL AREA PLAN - KALUPUR LOCAL AREA PLAN - KALUPUR

URBAN EXPANSION AND REGENERATION STUDIO

INTRODUCTION

The main focus of the Local area plan is to Enhance the Heritage character of the Pols.

The Aim is to make the area more desirable to live in, while conserving its Heritage character.

This als • • •

Regional Context Location : Centrally located within the AMC (Ahmedabad Municipal Corporation) boundary AMC area : 468.92 Sq.km

is attempted through various proposFor Heritage listed structures For non – listed structures Bringing private pol connections into public domain

For Heritage listed structures, changes are proposed in the TDR mechanism to make it more cost – efficient for owners.

For non – listed structures, additions and alterations are proposed in the current DCR to maintian the Heritage character.

Site Context Location : Extreme East edge of the walled city area, Ahmedabad Walled city area : 5.6 Sq.km

Site Area The Site area is 0.69 Sq.km, which consists of 0.28 Sq.km Built and 0.41 Sq.km Private and public open lands.

LOCAL AREA PLAN - KALUPUR

URBAN EXPANSION AND REGENERATION STUDIO

8

SITE CHARACTERISTICS Heritage area

The site has six distinct characteristics

Heritage area

Heritage Influence area

Railway area

Transit Influence area

Heritage and Transit Influence area

LOCAL AREA PLAN - KALUPUR

Upcoming Metro station

Railway Influenced area

Transit Influence area

Railway area

URBAN EXPANSION AND REGENERATION STUDIO

9

HERITAGE CHARACTERISTICS Heritage Graded structures - ASI

Panchkuwa Darwaza

Sarangpur Darwaza

There are 5 ASI protected monuments in the site.

Shaking minarets - Sidi bashir masjid

Jhulta minar

Queen’s mosque and tomb

LOCAL AREA PLAN - KALUPUR

URBAN EXPANSION AND REGENERATION STUDIO

10

HERITAGE CHARACTERISTICS Heritage Graded structures - AMC Grade II (A)

11 structures

Grade II (B)

17 structures

• •

• •

• Grade III

44 structures

AMC has graded individual structures that are eligible for incentive mechanism - TDR for their conservation.

•

Internal changes and adaptive reuse allowed.

External facade needs to be preserved as is.

Extension and addition allowed, provided its in harmony with existing heritage.

Permission for intervention given by State government.

Buildings and precincts of importance for townscape. Buildings that provide character to the locality.

All changes allowed provided they are in accordance with heritage.

Total Graded structures on site

72 structures

Column1

7% 14%

57% 22%

ASI

Grade II (A)

Grade II (B)

Grade III

LOCAL AREA PLAN - KALUPUR

URBAN EXPANSION AND REGENERATION STUDIO

11

CONCEPT AND SCHEMATIC PLAN Focus

Conceptual proposal

“Enhancing Character�

Enhancing the Heritage area

Interlinking the Heritage with multi-modal hub

Redevelopment in the Commercial area

Creating Urban open spaces and a parking management plan

the

Heritage

It will be achieved through proposals for: i) Heritage area ii) Heritage and Transit influence area iii) Transit area Key questions addressed i) What are the incentives to conserve the heritage structures and create a liveable neighbourhood? ii) How can the area be made one of the desirable locations in the city?

Schematic proposal

Enhancing the Heritage area

Interlinking the Heritage with multi-modal hub through streetscape

LOCAL AREA PLAN - KALUPUR

Creating Urban open spaces and formulating a parking management plan

Redevelopment in the Transit area

URBAN EXPANSION AND REGENERATION STUDIO

12

PROPOSAL 1 : ENHANCING THE HERITAGE CHARACTER Why is intervention required in the Heritage area?

Exisiting scenario

Economic and regulatory constraints

Dilapidation

Intangible character (Changes in traditions/values of the area)

Out - migration / Demographic shift

Accessibility

{

Retail activities (along main roads)

Warehouse activities (along inner roads)

}

Change in Heritage Character

Tangible character (Changes in built form and use)

The condition of Heritage buildings are deteriorating due to issues like i) Neglect of buildings - Lack of awareness towards conservation ii) Commercialization of pol houses and warehouse activities iii) Lack of Infrastructure, accessibility and parking provisions.

LOCAL AREA PLAN - KALUPUR

URBAN EXPANSION AND REGENERATION STUDIO

13

CURRENT INCENTIVES FOR HERITAGE CONSERVATION Aim To make the Heritage area more desirable to live in, while conserving its Heritage character.

Enhancing the Heritage character

Heritage Listed structures

Non - listed structures

Private pol connections

Change in the current incentive mechanism

Additions and alterations in the current DCR

Bringing Private pol to pol connections in public domain

For Heritage - listed structures Current incentive mechanism for conservation of Graded structures - TDR Heritage TDR as a remuneration for conservation of heritage buildings.

Heritage conservation for listed structures

Cost of conservation to be paid by owners

A program allowing landowners to sell development rights.

A developer uses these rights in another location in the city.

Tradeable Development rights to pay for the cost of conservation

LOCAL AREA PLAN - KALUPUR

URBAN EXPANSION AND REGENERATION STUDIO

14

LIMITATIONS/ISSUES IN TDR MECHANISM TDR Generating Structures Total Graded structures on site

72 structures

Grade II (A)

50% of total utilized FSI for Highest Heritage value; Grade II (A).

Grade II (B) and III

30% of total utilized FSI for High and moderate Heritage value; Grade II (B) and III.

Non - listed

No incentives available for conservation of non - listed structures.

50%

30%

Nil

Issues in the TDR mechanism

TDR Transfer mechanism Sending area

• •

Income from Heritage TDR is less than the cost of Conservation.

Small amounts of TDR produced.

LOCAL AREA PLAN - KALUPUR

Recieving area

• •

Significant initial investment required by the owner.

Complex to understand.

• •

Receiving area not identified.

HTDR competing with Chargeable FSI which is cheaper option.

URBAN EXPANSION AND REGENERATION STUDIO

15

PROPOSAL - HERITAGE LISTED STRUCTURES Proposal for TDR is given considering both, where • •

Grades represent the Heritage value of the structure and Building condition represents the level of conservation required.

TDR Transfer mechanism Recieving area

Sending area

•

Considering Heritage Grades as well as Building condition for deciding the value of TDR.

•

Active involvement of AMC as a facilitator for TDR transfer between owners and developers.

•

Clearly identifying HTDR recieving areas and integrating it with chargeable FSI.

Map showing HTDR Sending areas - Considering Heritage Grades and Conditions Sending area Good

Average

Poor

Very poor

Grade 2(A)+ 2(B)

A2

B2

C2

D2

Grade 3

A3

B3

C3

D3

Making TDR cost effective for owners Category

Value of TDR

D2

180% Built up area

C2 + D3

160% Built up area

B2 + C3

140% Built up area

B3 + A2

120% Built up area

A3

100% Built up area

Jantri rate of Khadia is 23,000 Rs/Sq.m

LOCAL AREA PLAN - KALUPUR

URBAN EXPANSION AND REGENERATION STUDIO

16

PROPOSAL - HERITAGE LISTED STRUCTURES Identifying HTDR Recieving areas Zone

Base FSI

FSI 1 Chargeable FSI (40% of jantri rate of receiving area)

FSI 2 Heritage TDR (jantri rate of receiving area)

FSI 3 Chargeable FSI (40% of jantri rate of receiving area)

Maximum FSI

CBD

1.8

0.6

1

2

5.4

TOD over R1

1.8

0.6

0.3

-

4

Areas identified as receiving zones are such that they promore compactness.

The heritage TDR is integrated within the existed Chargeable FSI range, not tampering the envisioned density. To achieve this, TDR is given a base value of Jantri rate receiving area.

Developers can access FSI 2 at the chargeable FSI rates, if there is unavailability of HTDR in the AMC portal.

Improving HTDR Mechanism Heritage conservation of listed structures

LOCAL AREA PLAN - KALUPUR

Owner applies for TDR and executes the conservation process

Clears inspection by AMC and recieves a certificate equivalent to TDR value

Developers can buy the HTDR and use it in recieveing areas with chargeable FSI

Owner sells TDR to developers wherin AMC acts as a facilitator for the transaction

URBAN EXPANSION AND REGENERATION STUDIO

17

PROPOSAL - NON LISTED STRUCTURES Current regulations and their impacts Plot amalgamation

Additions and alterations

Parking

Current regulation : Amalgamation shall be permitted and in such cases 10% of the land shall be kept open on the road side.

Current regulation : No mention of materials or existing street character taken into consideration for additions to existing building.

Current regulation : Hollow plinth and basement is permissible for parking for new building construction.

Impacts : • Leads to larger block sizes • Change in land-use from residential to commercial

Impacts : • The existing character is lost because of redevelopment using modern building materials.

Impacts : • Basement parking provisions leads to discontinuous facades due to need for ramps.

Proposal for regulations

Regulations kept same as per DCR

LOCAL AREA PLAN - KALUPUR

Modifying existing regulations from the DCR

Adding new regulations in the DCR

URBAN EXPANSION AND REGENERATION STUDIO

18

PROPOSAL - NON LISTED STRUCTURES Regulations kept same as per current DCR

Maximum permissible FSI The maximum permissible FSI of a Building�unit shall be 2.0 Road width

Max. Height

< 7.5 m

Twice the width of the abutting road

7.5 - 12 m

15 m

> 12 m

25 m

Modifying existing regulations from the DCR

Margins No road side margin shall be applicable. The new building must be built on street edge.

Plot amalgamation Plot amalgamation shall not be permitted, so as to retain the existing Urban fabric.

Ground coverage The max. permissible ground coverage shall be the same as original building footprint.

Parking No hollow plinth (stilt) or basement parking shall be permitted.

LOCAL AREA PLAN - KALUPUR

URBAN EXPANSION AND REGENERATION STUDIO

19

PROPOSAL - NON LISTED STRUCTURES Adding new regulations in the DCR

Provision of Otla Regulations for otla : Otla shall be provided facing the road on the front façade of the house.

The height of Otla shall range from 0.45 – 0.90 m from the surface of the road.

Height – 0.45 m (Min.)

Height – 0.90 m (Max.)

Material specification

ACP

Tiles

Wall cladding on exterior facades like metal cladding of any kind, “ACP sheets” and “Tiles” is restricted.

LOCAL AREA PLAN - KALUPUR

Built to edge

If a structure is redeveloped, building unit shall be built abutting the street edge without leaving any front margin.

URBAN EXPANSION AND REGENERATION STUDIO

20

PROPOSAL - PRIVATE POL CONNECTIONS

The pol connections from private properties need to be taken into public domain.

The alley that acts as an private pol connection shall be rented by AMC and due rent shall be given to the owner.

Passage acting as a private connection between two pols

The alley taken into public domain will be paved in accordance with the adjoining pol streets.

The passage doors will then be kept open for public use from 7 AM to 9 PM.

Key plan

LOCAL AREA PLAN - KALUPUR

House plan

URBAN EXPANSION AND REGENERATION STUDIO

21

PROPOSAL 2 : STREET UPGRADATION

Tertiary roads are taken for street upgradation as they have a potential to develop an interlink between old city and modal hub.

Tertiary roads are solely made as pedestrian and resident vehicle friendly streets with urban design elements like street furniture, lights etc.

Proposed Road • • • •

Public Vehicles restricted Clearly identified movement and non movement areas Parking provisions for residents Active recreational spaces

Existing Road • • •

No separate lanes for vehicles and pedstrians 3 Wheeler movement Negative spaces

Pilot Precinct •

LOCAL AREA PLAN - KALUPUR

Ghasiram ni Pol

URBAN EXPANSION AND REGENERATION STUDIO

22

PROPOSAL 2 : REDEVELOPMENT OF COMMERCIAL AREA

There is no efficient use of land in the Commercial area with a lot of under utilized potential in terms of Private open lands. Hence, proposing redevelopment regulations for the same.

Developable Plot area Full ground coverage (After the 4 m margin)

Margins 4 m margin from the road side is mandatory

Development envelope Maximum permissible height 45 m

Plot amalgamation Permitted, minimum plot size should be 750 sq.m

Setback 3 m setback after 3 floors of constuction mandatory

FSI The maximum permissible FSI of a building unit is 5.4

LOCAL AREA PLAN - KALUPUR

URBAN EXPANSION AND REGENERATION STUDIO

23

PROPOSAL 3 : PARKING MANAGEMENT PLAN

Parking

On street parking Commercial streets

Residential streets

Off street parking Parking on Private plots

Parking on Public plots

Parking proposal for Pilot precinct

Proposed parking Plan (On -Street) : • • •

Clearly identifying the movement areas Enhancing the non - movement areas Identifying plazas / common public spaces

Parking on Private plots (Off - Street) : • • •

No mandatory parking requirements on individual plots.

No parking provision (setback for parking or stilt) shall be made on the street front.

Parking fees shall be charged for on-street parking.

Plazas/ Common Public Spaces Non-movement areas for Parking Movement areas – Pedestrian

LOCAL AREA PLAN - KALUPUR

URBAN EXPANSION AND REGENERATION STUDIO

24

PROPOSAL 4 : CREATING URBAN OPEN SPACES

COSTING AND VALUATION

To create a space for social participation and community engagement

Cost of Infrastructure works Construction of roads

32 Crores

Lighting poles installation

07 Crores

Laying water supply pipe

08 Crores

Laying sewer line

15 Crores

1. Identifying only pedestrian area

Laying storm water drains

12 Crores

Total cost of Infrastructure works

74 Crores

Expenditure Total expenditure

74.33 Crores 2. Integrating it with the existing public space

Revenue generated Total Revenue generated

208.57 Crores Funding agencies

LOCAL AREA PLAN - KALUPUR

URBAN EXPANSION AND REGENERATION STUDIO

25

03

KEY LEARNINGS LOCAL AREA PLAN - KALUPUR

TP and LAP preparation and implementation

Analysing Indian and International Land pooling schemes

Interventions for Heritage Conservation

Integrating LAP with larger city vision - To maintain the Heritage tag

Planning for efficient Infrastructure

Team working and decision making process

The studio equipped us with micro level planning interventions at a neighborhood level. This helped in understanding the dynamics of that area and how Urban planning Interventions can help transform an area with broader visionary goals. All these methodologies helped shape a robust, brownfield surgery for Kalupur area of the walled city of Ahmedabad.

URBAN EXPANSION AND REGENERATION STUDIO

26

LOCAL AREA PLAN - KALUPUR

@CEPT University Aarohi Makdani Master of Urban Planning, Semester III PG180001