MAHESANA DEVELOPMENT PLAN 2031 HOUSING STUDIO
ADITYA BHATTACHARYA PP0000216 MASTERS OF URBAN & REGIONAL PLANNING SPRING SEMESTER 2016-2017 CEPT UNIVERSITY
MAHESANA | OVERVIEW METHODOLOGY Population:
Growth Rate 35.1% (CAGR = 3.05)
Municipality : 1,90,7533 Study Area: 2,36,733
Natural Growth Rate 4.25%
Part A Development plan area 10 sq. km.
7 KMS
Part D
Part C Total urban sprawl – 23.52 sq. km.
Part C 5 KMS
Part B Municipality area 32 sq. km. Population: 184991
Part A
Part D Study area – 110 sq. km.
Part B
Migration Rate :15.62%
Boundary Expansion: 15.27%
Mahesana Development Plan: Vision 2031
1
To Make framework for appropriate private land for public uses
2
To manage/control externalities and nuisances from market actions
3
To ensure social equity in the city, for allocation of goods and services
4
To accommodate and facilitate expected future growth of the city
“To improve the quality of life of the people, and to revive the economy of Mahesana ”
Municipality Area :
31.54 sq. km. Study area : 117 sq. km. Total villages study area 13 Total wards study area 11 Spatial outgrowth has expanded far beyond the DP as well as municipality boundaries.
URBAN DEVELOPMENT PLAN | MAHESANA 2031 | HOUSING
Socially Beneficial Regionally Contextual
Environmentally sustainable Financially Viable
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Institutionally Executable Politically Acceptable
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MAHESANA | DEVELOPMENT PLAN | PROJECTIONS & REQUIREMENTS NORMATIVE APPROACH
MAKING ROOM APPROACH The normative approach restricts the DP boundary to the following issues: •Administrative boundary jurisdiction: The new DP will pass through only half of 5 villages, leading to disputes on land. •Unforeseen externalities that may arise.
MINIMUM LAND REQUIREMENT Gross Area (km²)
Residential
9.35
Commercial
0.91
Institutional
0.26
Industrial
0.25
Recreational
0.48
Total
11.25 km²
The DP should not be restricted to spot zoning but rather be flexible to make room for future externalities. New approach: Making room approach.
Applying Normative approach, portion of 5 villages will be included in the DP. Area added : 11.64 km²
The entire limits of the five villages (Dediyasan, Panchot, Ramosana, Palvasana, Hedua Hanumat) will be added
URBAN DEVELOPMENT PLAN | MAHESANA 2031 | HOUSING
Total DP Area :
65.1 sq. km.
Village Area Name (Sq.Km) Dediyasan 7.4 Panchot 15.2 Ramosana 3.5 Palvasana 3.4 Hedua Hanumat 4.1 TOTAL 33.6
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MAHESANA | SLUMS | OVERVIEW What happens when people live in informal settlements?
Existing results of externalities in Mahesana
Slum statistics:
Living in Informal settlements creates certain externalities
Basic Infrastructure Services Not provided
Stress on Environmental Resources
Exposed to Hazards on Lowlying neglected Lands
Affect on Public Health and Basic Minimum Standard of Living Settlement Becomes a Slum
Slums today in Mahesana
28,105
No of Slums in Mahesana | Census 2011 =13 | Primary Survey 2017 = 19 (10 listed, 9 unlisted)
Total slum population
5,735
Total number of slum households
13% of Mahesana’s total population lives in slums, occupies only 1% area of Mahesana (M+OG).
17% of slums have Kutcha houses
58% of slums have Semi-pucca houses
25% of slums have Pucca houses
38% of slums have Kutcha internal roads
66% no drainage connection
51% waterlogging issues
List of slums in Mahesana 1. Desai Nagar 2. Lashkari Kua 3. Shankarpura 4. TB Road 5. Dediyasan GIDC 6. Panch Limdi 7. Amarpura 8. Dhobi Ghat 9. Haidri Chowk 10. Magpura 11. Mohanpura 12. Para Padusan 13. Sitrapark 14. Sukhpura 15. Aerodrum Chapra 16. Ambawadi Chapra 17. Indiranagar 18. Lavaar Chakla 19. Kasba.
59% no water connection
In Mahesana, Major issues in Slums is related to INFRASTRUCTURE DEFICIENCY
URBAN DEVELOPMENT PLAN | MAHESANA 2031 | HOUSING
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MAHESANA | SLUMS | RELOCATION OF UNTENABLE SLUMS All slums on non- objectionable,
TENABLE SLUMS IN MAHESANA non-hazardous sites.
UNTENABLE SLUMS IN MAHESANA Why relocate slums??
Major issues in tenable slums: Basic infrastructure, Condition of housing.
Highly vulnerable, as lack of tenure
Located on improper spatial locations like flood prone lake areas.
Upgrading/ redeveloping not viable.
Relocation will ensure their safety and improve living condition.
Pictorial representation
Therefore, Relocation is the only available option for the worst affected slums.
Slums considered for relocation
TENABILITY MATRIX
1ST PRIORITY: DESAI NAGAR | LASHKARI KUA | AERODRUM CHAPRA | AMBAWADI CHAPRA | MOHANPARA | KASBA | MAGPARA 2ND PRIORITY: DEDIYASAN GIDC | HAIDRI CHOWK | LAVAAR CHAKLA | AMRAPURA
Strategies tenable slums
3RD PRIORITY: SHANKARPURA | SITRAPARK | INDIRANAGAR Upgradation 1
Upgradation 2
Upgradation 3
Extending basic Infrastructure
Extending missing Infrastructure
Enabling housing upgradation
Steps for relocation
URBAN DEVELOPMENT PLAN | MAHESANA 2031 | HOUSING
Relocating the existing slums to locations within municipality boundary within 2-3 km from their existing locations
Providing proper living conditions (housing conditions, infrastructure) in the relocated site; eventually upgrading the slums to LIG
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MAHESANA | SLUMS | RELOCATION | TOWN PLANNING SCHEMES
3 4
TP Scheme 3
5
TP Scheme 4
TPS
Total Area (Ha)
Reserved Area for EWS
According To GTPUDA (10%)
3
107.709
4.52 Ha
10.77
4
101.205
2.91 Ha
10.12
5
110.142
2.53 Ha
11.01
Out of the TP schemes in Mahesana prepared in 1986,
Implemented
1&2
Not Implemented
3, 4 & 5
URBAN DEVELOPMENT PLAN | MAHESANA 2031 | HOUSING
Therefore, the 10% is not effectively utilised for EWS housing in the TP Schemes ADITYA BHATTACHARYA | PP0000216
TP Scheme 5
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MAHESANA | SLUMS | EXISTING LOCATIONS & PROPOSED RELOCATION SITES
3
Existing slum locations for relocation
1
Panch Limdi
2
TB Road
3
Dhobi Ghat
4
Para Padusan
4 1
3
4 1
Reserved sites for EWS housing from TP schemes 3, 4 and 5 (not implemented yet)
2
TP Schemes 1,2 (implemented) TP Schemes 3,4,5 (not implemented)
2
500 metres radius of the existing slums – to show distance to the EWS reserved sites
URBAN DEVELOPMENT PLAN | MAHESANA 2031 | HOUSING
Existing slums in Mehsana Slums to be relocated Dhobi ghat |Para Padusan |TB Road| Panch Limdi Reserved sites for EWS housing from TP schemes
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MAHESANA | SLUMS | DHOBI GHAT (RELOCATION) & PARA PADUSAN (REDEVELOPMENT) Dhobi Ghat:
Dhobi Ghat Para Talao
Para Padusan
Located in close proximity to Para Talao lake which is prone to flooding (2015 floods). Population to be 832 relocated 160
Area of reserved site from TPS
9700 sqm. = 0.97 Ha.
To be redeveloped Population to be relocated
2136
Approx. no of households for redevelopment
411
URBAN DEVELOPMENT PLAN | MAHESANA 2031 | HOUSING
Permissible ground construction (not considering the 20% for roads and open spaces) = 80% of Plot area = 7760 sqm. Considering 40 sqm. Of dwelling units, No. of units possible on ground floor = 7760/40 = 194 units Therefore, No. of floors tentative = 4 or G+3 No. of units for freesale = Total no. of units possible - No. of households to be relocated & redeveloped = (728 – 571) units = 157 units
Para Padusan:
Dhobi Ghat & Para Padusan is a special case of relocation & redevelopment together in 1 site
Assuming FSI = 3 Total permissible BUA = Plot area * FSI = (9700 * 3) =29100 sqm.
Considering 40 sqm. of dwelling units, No. of units possible = 29100/40 = 728 units
Approx. no of households to be relocated
Proposed relocation site: • Located in proposed TPS 5 • Potential site for rental housing.
Dhobi ghat lies adjacent to the dried up Para Talao lake
Plot area = 9700 sqm. = 0.97 Ha. No. of households to be relocated & redeveloped = 571
Number of rental units (16% of relocated units) =16% of 571units = 92 units But first priority to provide housing is the 571 households who were past dwellers in Dhobi-ghat and Para Padusan. ADITYA BHATTACHARYA | PP0000216
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MAHESANA | SLUMS | DHOBI GHAT (RELOCATION) & PARA PADUSAN (REDEVELOPMENT)
Sample design of the proposed units at the relocated site Relocated & redeveloped units Freesale units
Common plots
PHASING
Relocation & Redevelopment to be done in the following phases -
Phase
Function
1
Demolishing old dwelling units at Para Padusan (73 % of land, 300 households)
2
Providing rental vouchers to displaced HH of Para Padusan
3
Redeveloping of Para Padusan (infrastructure, housing)
4
Relocation of dwellers from Dhobi-ghat & providing units to existing dwellers of Para Padusan.
5
Demolition of remaining land
6
Construction of free-sale component (free sale units)
COST CALCULATION
SAMPLE DESIGN OF HOUSING UNITS
Area calculations: Area of the redevelopment land = 571 units * 40 sqm./unit = 22840 sqm. = 2.28 Ha
Area of reserved EWS site from TPS = 9700 sqm. = 0.97 Ha FSI = 3 Site area = 0.97*3 = 2.91 Ha
Developers’ cost Construction cost for relocated units (Rehabilitation) = 18.24 crores Construction cost for free sale units = 5.04 crores Total construction cost = 23.28 crores O & M cost = 8 % of 23.28 crores = 1.86 crores Rental vouchers (for transit accomodation) = 0.42 crores Arial views of the sample design
Therefore, Area of free sale component = (2.91-2.28) Ha = 0.63 Ha
Developers’ revenue – Sale price of freesale units = 0.63 x 10000 x 17000 = 10.71 crores
Negative premium = 14.85 crores
Total developers’ cost = INR 25.56 crores
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MAHESANA | SLUMS | PANCH LIMDI & T.B ROAD | RELOCATION T.B Road Current Issues: - Lack of proper tenure, - improper infrastructure.
1 2
1
Panch Limdi
2
TB Road
The existing slums Panch Limdi and TB Road have to be relocated to the EWS Reserved site in TPS 3 Area of reserved site from TPS 3 = 13122 sq. m. = 1.312 Ha.
Population to be relocated
1840
Approx. no of households to be relocated
354
Panch LimdiCurrent Issues: Only there is a threat of future evictions from the existing site. Population to be relocated
1884
Approx. no of households to be relocated
362
Plot area = 13122 sqm. = 1.31 Ha. No. of households to be relocated & redeveloped = 362+354 = 716 Assuming FSI = 3 Total permissible BUA = Plot area * FSI = (13122 * 3) =39366 sqm.
Considering 40 sqm. of dwelling units, No. of units possible = 39366/40 = 985 units Permissible ground construction (not considering the 20% for roads and open spaces) = 80% of Plot area = 10948 sqm. Considering 40 sqm. Of dwelling units, No. of units possible on ground floor = 10948/40 = 263 units Therefore, No. of floors tentative = 4 or G+3 No. of units for freesale = Total no. of units possible - No. of households to be relocated & redeveloped = (985 – 716) units = 269 units Number of rental units (16% of relocated units) = 115 units
URBAN DEVELOPMENT PLAN | MAHESANA 2031 | HOUSING
But first priority to provide housing is the 716 households who were past dwellers in TB Road and Panch Limdi. ADITYA BHATTACHARYA | PP0000216
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MAHESANA | SLUMS | PANCH LIMDI & T.B ROAD | RELOCATION COSTING CALCULATIONS
Phase-wise costing
Area calculations: Area of the redevelopment land = 716 units * 40 sqm./unit = 28640 sqm. = 2.86 Ha
Area of reserved EWS site from TPS = 1.3122 Ha FSI = 3 Site area = 1.3122*3 = 3.94 Ha
Therefore, Area of free sale component = (3.94-2.86) Ha = 1.08 Ha Therefore, construction on 1.08 Ha of the free sale land.
Developers’ cost Construction cost for relocated units (Rehabilitation) = 22.88 crores Construction cost for free sale units = 8.64 crores Total construction cost = 31.52 crores
As a proposal, this site can be utilized as a free-sale component for developers’ revenue to recover the 15 crores negative premium. Developers revenue = Land value + Sale value of free sale units Since, in the vicinity, all the units are predominantly row houses and bungalows, proposed dwelling units to be constructed is row housing/bungalows.
O & M cost = 8 % of 22.88 crores = 1.83 crores Total developers’ cost = INR 33.35 crores Developers’ revenue – Sale price of free sale units = = 1.08 x 10000 x 17000 = 18.36 crores Negative premium = 15 crores
Area of reserved site from TPS 3 = 2650 sqm. = 0.265 Ha.
URBAN DEVELOPMENT PLAN | MAHESANA 2031 | HOUSING
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