Study of Motera, Ahmedabad - A residential hub

M O T E R A - Urban housing district

Landmark

Edge

Path

Adnan Ameer Saqib

Based On Kevin Lynchʼs ʻImage of the Cityʼ, Nodes are identified where traffic entering precinct is filtered and also at the place where mult-directional traffic meets.

Food plaza at the highway, tree at the node and arch standing at the entrance to the village are identified as Landmarks.

The highway acts as a boundary between two varied dense zones acts as edge.

N

ACKNOWLEDGEMENT

I would sincerely like to thank our studio guide Prof. Narendra Mangwani sir, our academic associate Ms. Delicia Konsam ma’am for guiding and assisting me throughout the studio.

I am also very grateful to all the other professors and teaching associates of the foundation studio 2019, for their inputs and comments, which led to holistic learning in this duration.

I express my deepest gratitude towards my family, each and every member of W5 bay, friends and seniors for supporting me, keeping faith and pushing me to work to my best.

DISCLAIMER The information presented in this document has been studied and collated by the author as part of the Foundation studio ‘Understanding the city’ under Faculty of Planning, CEPT University. Any omissions and errors are deeply regretted. Resemblance to any previous work is coincidental. The research is for academic purposes only.

3

NARRATIVE

Motera, an area in Ahmedabad can be rightly called the urban pallette. The area is referred to urban pallette owing to its characteristic of being a city in a city. Motera’s got the world’s largest cricket stadium, one of the largest public sector office - ONGC, city’s lifeline Adani electricity office, most required Gujarat Gas Limited, educator Vishwakarma college, lifesaver SMS multi-speciality hospital, connecting BSNL office. With all the colors present, it is termed pallette. The report covers a precinct of one square kilometer of area in Motera. The precinct covered in the precinct is the residential zone of Motera. The study covers the history, formation and transformation of the residential area of Motera. The study also covers the present day scenario and the factors that helped in acheiving the feat. The study concludes by establishing why Motera is an urban housing district and also what makes the precinct a liveable area.

The

overall

theme

of

this

document

is

the

representative

color

of

residential

WELCOME TO THE NEIGHBOURHOOD

area

as

per

development

plan

INTRODUCTION

6 - 8

S TA G E S O F G R O W T H 9 - 11

CURRENT SCENARIO 12 - 27

C H A N G E D E C I D I N G FA C TO R S

- Physical Infrastructure - Streets formation - Real Estate - Built use - Job market - Housing choices and income - Land prices - Public Realm due to current development - Figure and ground - Streets - Building heights - Housing typologies and access restriction - Summary

- TP scheme - Real Estate offers - Proximity - Green plush surroundings 28 - 30

C O N C LU S I O N

5

- About the area - Insights about the precinct - Resident’s voice

31 - 34

- Development Pattern - Price to Income ratio - Market Value Pattern - Proportion of Housing owned - Public transport accessiblity - Motera’s development timeline - The Residential hub

1

INTRODUCTION About the area

Motera, a suburban neighbourhood in the North-West region of the metropolitan city of Ahmedabad in India. Falling under the West zone of Ahmedabad Municipal Corporation and Gandhinagar Lok Sabha constituency, Motera is the bridge between Ahmedabad city centre and Gandhinagar.

Motera is located strategically in the northern most and closest to the twin city and capital city to the state of Gujarat, Gandhinagar. Motera is on the opposite bank of Sabarmati River.

Similar to a colour pallette, Motera is a city inside a city. It has got the commercial, industrial, educational, entertainment and residental sector within itself.

The area is well connected by public transport systems including the upcoming MEGA metro rail as well as the popular ‘BRTS’.

Map depicting Motera location source : http;/snazzymaps.com

Insights about the precinct

The precinct is a one square kilometer site on the northern side of Motera.

The Gandhinagar highway bisects the precinct into two. . Empty lands can be found predominatnly on the eastern side of the precinct. The intense development seen in the middle of the precinct is the Motera Village.

The north-west side is bound by highway with green allĂŠe, which filters the air and noise pollution from entering the residential complexes. The southeast part of the precinct consists of commercial and residential complexes.

The road network condition changes from west to east. The change in road condition from, well defined pakka roads to mud roads indicates that the site is currently in the development stage.

image source : http;/googlemaps.com

7

R e s i d e n t ’s voice :

Akash Pate l

Sanjay

Vimal

Occupation - Labour work Age - 39 years

Ajay Occupation - Runs a soda shop in the area since 20 years Age - 58 years

Occupation - Post office Age - 35 years

Occupation - Runs a paan shop since 15 years Age - 53 years Major points discussed: He worked in mills earlier, shifted to this part of ahmedabad in search of business.He runs a paan shop on road side. He is happy about the development and hopes the area gets developed more. He informed that the area had experienced sudden boom in the past 10 years.

He is been running his shop since the last 15 years there.

He believes in private societies rather than individual houses, reason being security.

Concern: He is concerned that when the new metro station comes, he might have to relocate.

His statement was that the Motera village is owned by Thakurs and Patels. Thakurs sold their land earlier for living but now are considering it. He also mentioned that the farmers there sold off their land. Bought land somewhere else, changed their businesses. He went on to tell that some farmers turned to be big builders and also are going around the village in cars. He also believes that due to the stadium coming up nearby, there are more chances of the land prices going high even more.

Major points discussed: Vimal is a resident of the motera village. He tells that most houses in his village are getting converted to pakka houses.He is quite unhappy about the motera village not given any schemes by the goverment.

He had said that all houses in Village were built by people’s hardwork.

They still have to pay taxes to the municipality. He also mentions that there is no government building in his village and government concentrates on the outer side of his village.

He told that the women from village do daily chores at people’s home in the residential complexes and m u n i c i p a l i t y .

Concerns: He is concerned with the land prices increasing at that place due to the sudden development of the area. He is planning to invest in the real-estate.

Concerns: He is concerned that the area is now administered by Nagarpallika rather than Panchayat since he has to pay t a x e s .

Major

points

discussed:

His shop is located at the junction where five roadsmeet.

Major points discussed: He tells that the Motera village is the oldest settlement in that area. There are people there but they dont go in since we dont have any work. He believes that the SMS hospital which was opened recently in that area is the reason for the development. He also believes that builders also launchvery attractive schemes for people to buy a flat . Another reason for development Concerns: Concerned that Motera village doesnt share development with outside development.

image source : author, http;/googlemaps.com

2

S TA G E S O F G R O W T H Physical Infrastructure

2000

1.

2005 The oldest settlement include the Motera village and apartments that developed as part of Motera as a whole.

2010

3.

9

2.

Majority of the precinct still remain farmland, while the development of Motera has started.

2019 Much of the agricultural farmlands have been converted into built forms with road network taking shape.

4.

The precinct has come a long way in the course of 19 years and is still developing with vacant plots instead of farmlands. image source :http:/googlemaps.com

Streets formation

Legends Oldest roads formed, have been present since the year 2000. Roads formed since development of Motera started evolving.

As development progressed, roads were formed as buildings were progressing.

Second stage of development progress.

Streets were formed as and when arterial roads extended connectivity to collector roads.

Graphic explaining street formation chronology

Last stage of street network development as per current progress. This category includes the sub-arterial and local roads.

Real Estate

source - http://magicbricks.com

Land prices have escalated almost 10 times in the last two decades.

Major factors that contribute to the increase include the occupancy rate. Notable point from the real estate price include that, rental prices were applicable from 2010, since most of the rental properties were formed by then, implying the evolving residental hub.

The map shows chronology of buildings. The unmarked area were present before the year 2000 and were developed as part of the evolution of Motera area as a whole. It is worth noting that large chunk of the buildings were built in the last five years, when the real estate prices were also high comparatively and the area was potentially seen as the growing residental hub.

11

Graphic explaining built form chronology

CURRENT SCENARIO Built Use

3

Around 95% of the buildings fall under residental use while commercial buildings form the second majority of 3%. A couple of mixed use buildings are found with the use ranging from retail shops to hospitals. Most of the commercial buildings are found at the corner plots or at road junctions. The commercial buildings are found to host shops that cater to the domestic needs and immediate needs.

As per Development plan 2021, most of the precinct falls under Residental zone RI. Some parts of the precinct falls under Residental zone RII while the Motera village falls under Gamtal area. As per the alloted plot use, 54% of plots come under residental use while 10% fall under commercial use. It is to be noted that around 24% of plots are vacant as per current land use.

Few religious buildings are also found on the site. The religious buildings are located at the village, highway and at the five road junction. One can also find playground for kids in the locality. However it is worth noting that the playground can accomodate around 15 to 20 kids at a time while there is no such parks that are destined for general public use.

95% Residental 3% Commercial 1% Institutional 1% Mixeduse

Job Market A survey was conducted by sampling method and results were obtained out of 40, state that 3697 jobs are created in the precinct. The results include people working under various institutions, residences and taking up various proffessions. The precinct has the more residential jobs since it is the residential hub of Motera.

Neverthless one can also find necessary institutions ranging from healthcare to schools and coaching centres. The precinct also has other value added retails like fitness centre, dancing studio, travels, etc,.

13

Gender wise distribution of nature of jobs

Job Centre wise distribution of nature of work

Large portion of female workers are mostly regular workers while a minor chunk are casual. Self employment is mostly found in male due to most number of retail shops found. Casual female workers are employed in households.

Industrial workers are distributed equally owing to the skillset required while the lowest self employed are found in the institutions. Vendors are mostly self employed. Most number of casual workers are employed in residential due to household work.

Job Density Majority of restaurants are commercial shops than vendors. Similarly most of the service based jobs are at residences followed by commercial. Similarly all industries are small industries like metal fabrications.

School

Fruits and Vegetable market

Hospital

Food Joint

Category wise distribution of types of jobs

To t a l n o . o f j o b s v s L a n d p r i c e

Lands with higher jantri rate have commercial and residental centres thus leading to larger number of jobs creation. Average jantri price land is found to have 50-100 jobs due to the retail shops.

The precinct, a residential area has more jobs created under residential category owing to domestic helpers, cook, driver, gardener etc. The site is also home to small scale industries, multi-speciality hospital, bank etc.

The fruits and vegetable market at the precinct also employs many people since the business is viable enough at the location owing to be between residences. Thus the precinct is self-sufficient in terms of daily needs.

image source : author.

0.1 Housing choices in the different income brackets

H o10.1 u sHousing i n gchoices cho i cdifferent es a n dbrackets incomes in the income Slums

above 100000

8746 Population

Semi-detached

50001-100000 Income range

Row houses

30001-50000

468 Units Detached bungalows Income range

20001-30000 10000-20000

1853 Units

Apartment

760 Units

NumberNumber of Number units ofofunits units

It is to be observed that, the most number of houses falling under INR 30000-50000 income range are apartments and semi-detached followed

s to be observed that, thehouses. most number ofhighest houses falling under INR 30000-50000 income range apartments and semi-detached

by Row The second found category of houses fall under INR 50000-100000 areare mostly distributed amongst all typologies followed slums.

Row houses. The except second highest found category of houses fall under INR 50000-100000 are mostly distributed amongst all typologies This pattern of various typologies falling under the different income groups depict the purchasing power as well the living patterns of cept slums.

people livingofinhouseholds the can be determined. Notably, one striking of residential floor space. people.

From the study,under the lifestyle pattern is the of the semi-detached is pattern of various typologies falling the different income groups depict the purchasing power asdistribution well the living patterns of houses under various income categories. ople. From the study, the lifestyle of households can be determined. Notably, one striking pattern is the distribution of the semi-detached uses under various income categories.

15798 3347

2209 Population

3587 Population

3,99,776 sq.m

residential units with

47

Net residential dwelling units per PG190043 hectare. | Faculty of Planning | CEPT University

Understanding the City Studio | Exercise 10 | Housing and Travel choices

erstanding the City Studio | Exercise 10 | Housing and Travel choices

238 Units 1123 Population

PG190043 | Faculty of Planning | CEPT University

It is to observed that, the most number of houses falling under INR 30000-50000 income range are apartments and semi-detached followed by Row houses. The second highest category of houses fall under INR 50000-100000 are mostly distributed amongst all typologies except slums. This pattern of various typologies falling under the different income groups depict the purchasing power as well the living patterns of people.

From the study, the lifestyle of households can be determined. Notable, one striking pattern is the distribution of the semi-detached houses under various income categories.

15

28 Units 132 Population Graphic depicting building typology

Purchase year of housing typologies

Comparison of carpet area with members and typology C o m p a r i s o n o f c a r p e t a r e a , t y p o l o g y, p a x

Pyear u r c hof apersons shousing e y e aper r typologies ohousehold f houses PurchaseMaximum Max. of No. of family members

Semidetached

Apartment

5

Detached bungalows Row houses

3

Row houses/ Attached (others) Detached

4

Typologies

Apartment Detached bungalows Row houses Semi-detached Slums

Housing Typologies

Slums Row Labels

6

Semi- detached

Apartment

Slums

Number of units

5

Number of units

Income variation with respect to year purchased

Income variation with respect toTheyear purchased graph above explains the purchase year of housing

being slums and semi-detachedAverage and of the recent of settlement being semi-deCarpet area of the house Row Labels tached and apartments. (sqm.)

Apartment Detached bungalows

Buying preferences

Maximum no.of family members in the house

Household Income

Average carpet area the houses typologies.

With theofoldest of settlement

Household Income

Carpet area of the house

Housing Typologies

in different categories

145.09

Semi 231.67 detached

Apartments

Distance to work

Social amenities

Family size

Distance to work

Row houses/ Attached (others)

129.00

Semi- detached

158.13

Slums

Educational

17.33

Understanding the City Studio | Exercise 10 | Housing and Travel choices

Social group

Though detached bungalows have been recorded with highest carpet area, it still contains the lowest number of people residing in them. Similarly, though slums

wereThrough recorded with lowest carpetbungalows area, they were have found to been house more number ofwith people.highest It is worth noting that the Semi-detached houses were found to houseupon

detached recorded carpet area, The housing choices depend highest number of people followed by apartments, and row houses.

Infrastructural amenities

Number of units

Educational

PG190043 | Fa

multiple factors like init still contains the lowest number of people residing in them. Similarly, though come, carpet area, locality, society etc,. The graphs above slums were recorded with lowest carpet area, they were found to house more indicate that the precinct is not a typology specific area but a Understanding the City Studio | Exercise 10 | Housing and Travel choices PG190043 | FacultyNumber of Planning | CEPT University of units number of people. It is worth noting the thatCitysemi-detached were found mix of all typologies. Similarly, the precinct is not PG190043 an upmarket Understanding Studio | Exercise 10houses | Housing and Travel choices | Faculty of Pla to house highest number of people followed by apartments and row houses residential area, it is the area for the masses based on graphs

Land Prices per sq.m Jantri Rate

17

C u r r e n t M a r k e t Va l u e

The lowest price recorded is INR 5250 per sq.m while the highest jantri price is INR 17000 per sq.m. A majority of 28% of plots are under the INR 9001-11000 price bracket. About 17% of the plots are recorded under the INR 11001-13000 price bracket. About 45% of the plots are recorded in the INR 9001-13000 bracket.

The current market price as per real estate websites suggest that the minimum price prevailing is INR 19425 and reaches a maximum of INR 62000 per sq.m. Interestingly the highest price is recorded at plots close to highway and with high rises. The high prices indicate that the area is sought after in terms of residental space.

Public Realm

Fruits

and

Ve g e t a b l e

market

The streets of Motera have always been reserved in aspects of social mix. Residential typologies of buildings are predominantly found in the precinct. The villas are placed in a row followed by apartments followed by row houses, this row creates a boundary between different social classes, which does not emphasize collectivism and togetherness on a larger grain. The streets are also guarded and gated which reduces the possibility of a social hangout. There is a vegetable market in the area that serves the vicinity.

The vegetable market acts as a public realm, it brings people of all classes to one place promoting social gathering. People flock here in groups as well as individually too. Autorickshaw stand and paan shops can also be found. Interestingly, streets of Motera have places of interest for leisure and activity, like the seats underneath trees.

Tea Joint

Fruits and Vegetable market

Graphic depicting public realm on left and graphic depicting public realm’s accessibility on right.

The fruit and vegetable market serves the vicinity and is a result of the many residences around it. The market can be seen active during the evening time and also constitutes many food joints and sweet stalls. The vendors gather around a plaza which acts as their social identity. The market is surrounded by many retail shops.

Images explaining public realm

People most often visit the market after school trips or with their neighbours. The market acts as a public space with autorickshaw stand nearby and big trees with seats underneath adding value to the place as public space. The strategic location of the market can be seen below.

Graphic explaining public realm features

18

image source : author

Figure and Ground

Bar explaining figure and ground in %

Motera Village

Mix of residences

The area shows open space and vacant land as one moves north the precinct, this is due to the wave of development.

Likewise the builtforms are scattered on the east side of the precinct with much of open spaces.

The map shows difference in residential types and it can be easily noticed by the difference in grain size.

The grain size in the village indicate that the houses are closely packed while the same is not true in the case of newer settlements

The built forms constitute to about 19% and the open spaces are 82%. This further substantiates the current scenario of growth and indicating the possible scope for the same.

The percentage of built figures are 19% compared to 60% of plots.

The built forms are erected in a ratio of 1:3. This indicates lots of open and ample spaces present.

Streets Perimeter

Node

It can be observed that the most of the precinct is of smaller size and the larger sized blocks mostly have few buildings with open areas.

It is easy for residents to cover blocks since average perimeter of a block is lesser, making it an prefereble place for walk.

It is to be noted that the street node connectivity along with the perimeter of the precinct present an favorable situation for the residents avoiding trafic and congestion. The conditions also favour walking around the precinct pleasant.

Count : 36 Minimum : 144.9 sq.m Maximum : 1541 sq.m Sum : 29161.9 sq.m Mean : 810 sq.m Std Deviation : 363 sq.m

Road Density : 204.4 m/ha Nodal Density : 0.91 no/ha Link Node Ratio : 1.769 (total links/intersection nodes)

Connected Node Ratio : 0.710

(total intersection nodes / intersection nodes + dead ends)

21

The map depicts the nodes in the precinct. Higher Link Node Ratio indicates that the area is well connected and has many links and intersections. The Higher Connected Node Ratio indicates higher connectivity and more direct travel between two points

Housing typology affecting change

Graphic explaining perimeter

Perimeter Based on the perimeter, blocks with the smallest perimeter is highlighted. This means smaller distance to travel around making these areas easy to access and go around.

The precinct is well inter-connected and has blocks of less perimeter thus making it easily walkable. The images below also explain the various ways of interconnectivity. Certain socities are gated, but are open to public roads on more than one sides.

Apartments access to socities

Roads meet at junction like these

image source : author

Building Heights Most of the buildings are found to be G+1 structure indicating that there are many villas. row houses, semi-detached than apartments. Apartments also constitute to second major count of units. Most of the buildings of a single floor structure tend to be retail shops, slums and semi-detached houses predominantly found in the Motera village.

The map below depicts the variation in heights of buildings in the precinct. It is worth noting that the image gives a idea of the predominant buildings prevalent in the precinct. The vacant plots and empty spaces can also be noted from the below image. The map also tells about the development wave pattern.

Interestingly, the plots are empty on the western side of the precinct since there are many public institutions that cater to the functioning of Chandkeda and Motera.

Graphic depicting building heights 23

Bar explaining height of buildings

Housing typologies and access restrictions

The most predominant typology are apartments (55%), the reason behind this is the lucrative schemes offered by builders.

This in-turn means high built density and population density.

Comparing the typology map with Nolli’s map, one can find the access restrictions. This does provide an insight into how residential areas appear and function. The regulated access areas provide the residents with entertainment.

Almost 72% of land come under private areas, defining the residential units present.

Slums Semi-detached

Slums 1%

Row Houses

Row houses 7%

Detached

Detached houses

Apartments Plots

Open access to all

25%

Roadways

14%

Semi-Detached houses 14%

Apartment 55%

3%

72%

Private areas

Regulated areas

Private Realm Regulated access

Wa t e r s o u r c e a n d s u p p l y

Elevated Service Reservoir Serves Chandkeda and surrounding, pumps 8 lakh litre per day.

Elevated Service Reservoir Serves Motera and surrounding, pumps 5 lakh litre per day.

Kotarpur

Motera WDS

Water source

Dharoi Dam/ Narmada

Shrinath Sewage treatment Residence 25

Shrinath water pumping station

ESR

Motera Pumping station

image source : author, http;/googlemaps.com

2) Water Supply

Building type - Semi-detached house Primary water source - Borewell Timings - Throughout the day Quality of water - sweet

Building type - Villa

Primary water source - Borewell Timings - Throughout the day Quality of water - sweet

3) Water Consumption

Elevation level 78 m above sea level.

Considering water requirement for 3347 dwellings i.e.

15798 people Considering 135 litres per head per day for residential dwellings (source - NBC) 15798 x 135 = 21 lakh litres = 5.5 lakh gallon

Majority of the houses receive water from Ahmedabad Municipal Corporation supply. The Motera village is entirely supplied by AMC water. A few houses rely on groundwater for their requirement, they dont have AMC connection.

Similarly villas also rely on groundwater bore well. Socities that have AMC water as their primary water source also have borewell installed as backup

4) Storm water drainage network

Average catch pit 4 nos per kilometer.

32% of roads covered under storm water network thus minimising water logging.

Building type - Apartment

Primary water source - AMC (Narmada) Timings - 4 hours per day Quality of water - salty Secondary water source - Borewell Quality of water - sweet

Building type - Semi-detached house (village)

Primary water source - AMC (Narmada) Timings - 4 hours per day Quality of water - salty

The precinct is well supplied in terms of water, sewage and drainage network, thus making it a preferred living place.

Summary

The photo montage above explains the evolution of the precinct. Since the area is a agricultural farm turned residential area, one can find traits of farm land. The above picture highlights the mix of various scenarios present in the precinct. The sudden change of pakka roads to kacha roads, cattle grazing its path through pakka roads, high rises surrounded by vacant lands, presence of cow sheds. The above picture highlights all present scenarious through one common road. Summary of past and present.

27

FA C TO R S R E S P O N S I B L E To w n P l a n n i n g S c h e m e Motera was earlier under Gandhinagar district till 2008. Motera came under Ahmedabad Municipal Corporation as the city of Ahmedabad started expanding, as a result Town Planning scheme was introduced and the area was well planned and developed accordingly. Introduction of TP scheme ignited the development process.

4 The precinct currently comes under Residental zone RI and Residental zone RII mainly as per Development Plan 2021. The Motera village remains under Gamtal. The introduction of TP scheme started the blooming of the area as a residental hub and the DP 2021 has further projected the precinct as the residental hub. Introduction of the proposed MEGA metro line will furhter boost the area’s residential occupancy. As per current plot use, around 54% of the plots are for residental land use and 10% is commited for commercial use while 25% of the plots in the precinct still remain vacant.

Real Estate Offers Ever since the TP scheme was introduced in 2008, builders started building residences of various typologies. These typologies include apartments, villas, semi-detached houses and row houses. The builders also provided lucrative schemes like the 100% loan, less interest, long loan tenure. As per the residents of the precinct, the builders were also handy in obtaining a loan as they had a tie up with banks.

Proximity Motera, being located approximately 11 kms from Ashram road and 14 kms from Gandhinagar has been an advantage. The area is also located at approximately 10 kms from the airport. This proximity of the site to various centres have proven quite effective in the development. As a result of this proximity, the area has seen occupancy rates, since it makes easy for the residents to work in one of the mentioned areas. Similarly Tapovan circle which is a centre point for construction labourers is also nearby. The residents of the area found its location to be quite substantiating.

29

Job centres Another main factor influencing growth of the area was the presence of large scale job centres in and around Motera. The precinct is a residential neighbourhood of the ‘Urban pallette-Motera’.

People employed in government owned industries like the ONGC, Gujarat Gas Limited, BSNL, Adani, etc,. have reportedly found themselves a shelter in the precinct. ONGC reportedly has been a major contributor in the case with people stating the same on surveys conducted. Other private institutions have also added on to the contributions towards adding residents in the area.

Green plush surrounding It is a well known fact that, Motera is located on the North-western side of the Ahmedabad city. Based on the surveys conducted, people preferred staying in Motera due to the calm, peaceful surroundings and its green plush flora. People have stated that the area is a little away from the city’s chaos and traffic which has been their idea of moving out from the city’s centre. The affordability of property prices has also been a decidiing factor as per the survey conducted.

5

CONCLUSION It is found that INR 30001-50000 is the most common income range

D eThevhighest e l oincome p mrange e n(above t PINRa 1t lakhs) t e risnobserved in 2 households.

Price-to-income ratio Thedepicting concept of price-to-income ratio is used to measure the plot ownership Map development pattern Map depicting affordability of homes in a certain area.

Chart Title Price-to-income ratio graph

12000000

10000000 8000000 6000000 4000000 2000000

00 1 50

PIR 5.0

00 00 10

00 -1 0

-5 0 00 1

PIR 4.0

ab ov e

00

0 00

0 00 -3 0 00 1

PIR 3.0

30

Income range

20

00 1

-2 0

00

0

0

10

ng ouses in anges 31

This statement can be concluded with the claim that there are more MIG’s

in the precinct. Based on the survey conducted, most of the people from

this category are working in private sectors like IT sector, Bank and self

employment. The households that fall in the lowest income category were

found to be from slums and people were mostly occupied with labour work (construction industry, household chores).

Price

5000

The smallest income range (10001-20000) is observed in 3 households.

Cost of Housing

PG190043 | Faculty of Planning | CEPT University

The price to income ratio is a measure of affordability of houses. PIR is a method showing the ratio of the current market value of housing unit that households plan to purchase to the total income of the household. The PIR for different income groups in three year ranges are plotted and the precinct is found to be affordable. Housing affordability is one of the key factors of socio-economic liveability.

The Gandhinagar highway bisects the precinct into two and difference in development is seen on both sides.

The difference is due to the fact that most of the land on the west side is public owned plots while the plots on the east side is privately owned and developed. Similarly, the public owned land have proven to be very essential to the residental hub the precinct thrives for, since it provides with the water and santitation facilities. Though the westcomes under Chandkeda, which is more developed than Motera in terms of residences, the Eastern part of the precinct serves Chandkeda also.

The essential for the development required for a residence is already present in the precinct and this will further support further increase in capacity of residential units.

M a r k e t Va l u e P a t t e r n The growth of Motera as an area has paved way for many catalysts that boost the market value, few of them being the Multi-speciality hospital, residences and other job centres.

Together these factors have had a positive effect on the area and the land prices have been observed to increase based on each of the parameter. The map adjacent shows the increase in land market value based on the add-on value and he year of recording.

Graphic explaining rise in land prices due to development

Proportion of owned Housing

It was found based on a survey that a higher percentage of residences were owned and a very small proportion were rented out. The higher proportion of houses being owned substantiate the point that the residents here are most likely to invest in the real estate at the area which projects the area as the Ahmedabad city’s residental hub.

P u b l i c Tr a n s p o r t c o n n e c t i v i t y List of destinations based on number of interchanging stops (from lowest to highest) - Naroda Terminus - Ahmedabad Railway Station - APMC market jamalpur - Lal Darwaja - Kankaria Lake - The Acropolis - ISCON Mega mall - CTM cross road - Odhav - The High Court of Gujarat The schematic map depicts the connectivity between Motera and the various landmarks and important areas in Ahmedabad based on public transport connectivity. The route lines are marked upon prominent arterial and sub-arterial roads. Other important landmarks are also marked to show where the destination lies and how route is planned.

Public Transport accessibility

Index is 21 (buses per hour to major destinations)

33

M o t e r a ’s d e v e l o p m e n t t i m e l i n e The precinct part of a pallette, is the residential hub of Motera. Motera can rightly be termed as a city inside a city.

The area has seen extensive growth and in due course of two decades has had its fair share of development. The area has seen increase in residents over the years. The parameters affliated with the liveability has been found to substantiate the fact that Motera is the most liveable area of the new city of Ahmedabad. The area is developing at a good pace.

The Residential hub

Graphic depicting timeline of growth