Bharuch-Ankleshwar D e v e l o p m e n t P l a n 2041
AGNI CHOWDHURY PG 180019 Semester II
Developement plan studio Spring Semester 2019
1
Preface
General Approach and Contribution in the Team
The Development Plan is the most important and powerful statutory tool to plan any urban area in India. It is responsible for influencing, facilitating and managing urban growth. The studio was framed around developing a development plan for the Twin city ‘Bharuch-Ankleshwar’ in a team of four. This allowed us to deal with the issues that a typical combination of industrial and residential neighbourhood faces. It helped us to conceive strategies for the city, which were constantly informed by examples of other cities. At the heart of how we as a group framed our approuch was to study the spatial form of the city and what impact does it have on the growth pattern, density, economy, Affordability and Environment in the city. The process is planned along with development regulations such that it imposes only required controls. The plan has taken a new type of approach that is the ‘LIBERAL’ Approach. The Development Plan studio aimed to develop core competencies in making of a Development Plan, using various tools like zoning and regulations. The development plan contains the integrated proposals for land use, transport, infrastructure, environment and housing to achieve the long term goals of the prepared development plan.
Acknowledgement I would sincerely like to thank our studio guide Prof. Jignesh Mehta , and our academic associate Nancy Dixit for guiding and assisting me through out the studio. I would also like to thank all the other professors of the foundation studio , 2018, for their critical inputs and comments which have led to my learning in the studio. I would like to express my gratitude towards my family and friends for always supporting and assisting me. Lastly, i would thank my fellow batch mates, for their support and faith.
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Source: Amazing Bharuch instagram page
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a)
Introduction To Planning Precinct Planning
2
City context & Character Envisioning City Towards planning Approach Development Concerns Mobility Zoning Infrastructure Implementation Mechanism DCR’s & Phasing Cost & Estimation
Planning intervention in 1 SQ.KM S.W.O.T Analysis Place Making
Table of contents
(b)
Comparative study of development plan Sanghai Development plan Haldia Development plan Comparing Haldia-Sanghai
Developement plan studio Spring Semester 2019
Planning for Bharuch-Ankleshwar urban area
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Key Learnings & Reflection
1
The best places are pleasure to be in, providing a sense of belonging and opportunities for surprise and delight
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1 Introduction to Planning
Source: Amazing Bharuch instagram page
Developement plan studio Spring Semester 2019
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1.1 Planning intervention in 1 SQ.KM
City
Context : The largest city in Gujarat, Ahmedabad is situated on the banks of river Sabarmati has emerged as an important economic and industrial hub in India. The city boasts of a rich cultural scene owing to both its traditional roots and the presence of large number of literary, religious, educational and other institutions. characteristic : Characteristics of Nikol is a rapidly growing area on the fringe of Ahmedabad. The built fabric of Nikol is predominantly residential in nature. It is majority occupied by the migrated people from inter and intra state who came here to work in the near by GIDC industrial estates and later on settled here. Nikol had witnessed a rapid changes in the development sector including basic infrastructure services within a period of two decades. And A residential zone run along the spine of Nikol which is connected by the AMTS
Legends Precinct Boundary Plot Boundary Buildings Road Centerline Road
City
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SITUATING THE PRECINCT : The precinct Nikol located in eastern Ahmedabad. Situated in the middle of 3 industrial estates are Nikol, Naroda and Bapunagar. Distance from CEPT : 14 Km Major Landmarks : Torrent power station, Uttam nagar bus stop, Sadguru Garden Agni Chowdhury Anukriti Trivedi Shivani Arora Surabhi Samant
Vision : “What defines a character of a city is its public space. What defines the value of the private assets of the space are not the assets by themselves but the common assets. The value of the public good affects the value of the private good. We need to show every day that public spaces are an assets to the city.
Strength:
- UN HABITAT Exicutive Director (Joan clos | Mathew) 2. Low jantri rate than Ahmedabad average
PUBLIC SPACES DEFINED All the parts of the urban fabric to which public has physical and visual access. They help in building a sense of community, civic identity and culture.
Weakness: 1. Limited street hierarchy with poor local area accessibility 2. Limitation in space for public livability 3. Poor storm water network infrastructure service Opportunities: 1. Low rise fabric with under consumed F.S.I 2. Redevelopment of illegal housing colony 3. Improvement of green spaces ( 7% present) 5. Financing redevelopment from selling of units
Developement plan studio Spring Semester 2019
Agni Chowdhury Anukriti Trivedi Shivani Arora Surabhi Samant
5
Short term proposals :
Long term proposals :
Present Scenario of Street: Present Scenario of Street: 24m of ROW 24m of ROW No footpath No footpath No Vending Space No Vending Space No parking space No parking space No signal System No signal System
Planning area: 60 Ha Phase I: 50 km
Proposal
Proposed design include Proposed design include 24 m of ROW 24 m of ROW 2.4 m footpath (both2.4 side) m footpath (both side) 6 sq.m/vendors = total 340 m vending 6 sq.m/vendors = total 340 m vending space space Signalized Junction Signalized Junction Cycle track for reducing traffic Cycle trackcongestion for reducing traffic congestion Landscape Bay Landscape Bay
Consequences Consequences Street EncroachmentStreet By Vendors Encroachment By Vendors On Street parking On Street parking Irregular traffic flow Irregular traffic flow Phase II: 30 km Outcome Outcome Traffic congestion Traffic congestion Regular traffic flow Regular traffic flow High probability of accident High probability of accident Public user friendly Public user friendly P Environment friendlyEnvironment friendly
1. Street renovation : connecting all dead ends with the collector roads for well local area accessibility. 2. More street hierarchy development : As Nikol gam road and 80 feet road play vital role to connect the industrial corridor, thus more street hierarchy can help to build more commercial activities. 3. Development of public spaces : As streets are play vital role on public realm and public activities. Thus make streets more private can help to build more public activities. 6 Developement plan studio Spring Semester 2019
Cycle track Traffic lane Public Toilet Signal
Hawkers
Drinking water kiosk Parking
Landscape bay
Bus Stop Pedestrian crossing
Agni Chowdhury
b) Comparative study of development plan Source: Google Image Landscape view of Haldia & Sanghai
Developement plan studio Spring Semester 2019
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Planning Layers
SANGHAI - DEVELOPMENT CONTROL PLAN- 2026 Area 6340 Sq.km
Population 240 Lakhs
Plannning Objectives
VISION : By giving full play to
Population Density 35.7 PPH
Major Location
its role as a hub for domestic and foreign economic activities, further promote the development of the Yangtze River Delta and the Yangtze River Economic Belt. 6340sq.km Developed Land
Proposed green
Road network
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Build up Area
Implimentation Mechanism
Population Growth
4755 Sq.km Developable
MICRO-LEVEL PLANNING - The most acknowledged theories include conformance and performance Land Acquition
based approach.Conformance based approach highlights conformity between actual physical development and plans. Performance based approach explores how the ideas within a plan are delivered and implemented. However, confomance based approach has been only used to evaluate implementation of land use plans.
Agni Chowdhury Minakshi Srivatsav
Planning Layers
HALDIA - DEVELOPMENT CONTROL PLAN- 2026 Area 1982 Sq.km
Population 3.5 Lakhs
Population Density 11.5 PPH
Plannning Objectives VISION : To develope the part of extended haldia planning area as agro-based economic node with enhancing linkage and envisaging planned development having adequacy of access to facilities
Road Network Residential 24.89% Institutional 11.20% Commercial 0.22% Agricultural 49.95% Public space 0.44% Manufacturing 2.05% Transportation 5.34% Water bodies 5.92% Recreational 0.20%
1987 Sq.km
345 Sq.km
Residential Institutional Commercial Public space Manufacturing Transportation Recreational
41.20% 11.20% 15.30% 0.44% 27.20% 5.34% 0.20%
Proposed Infrastructure
Proposed Industries
1991
2007
Developement plan studio Spring Semester 2019
2017
Build up Area
Implimentation Mechanism
Population Growth
584.8 Sq.km Developable
Zonal Development Plan
The most acknowledged theories include conformance and performance based approach.Conformance based approach highlights conformity between actual physical development and plans. Performance based approach explores how the ideas within a plan are delivered and implemented. However, confomance based approach has been only used to evaluate implementation of land use plans.
Agni Chowdhury Minakshi Srivatsav
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Comaparative Analysis:
Land Development: As per the Development plan only 23% of the Land is developed and the only 75% land is developable.
Urban Fabric Analysis
Key points: Shanghai
1. Shanghai is the fasters growing city since 2000.
Sanghai
2. Shanghai, the largest city by population in the world, has been growing at a rate of about 10 percent a year the past 20 years, and now is home to 23.5 million people -- nearly double what it was back in 1987. 3. As Chinese government began opening the country to foreign trade and investment, markets developed in “special economic zones,� villages morphed into booming cities and cities grew into sprawling megalopolises 4. In 2010, the population of Shanghai had amounted to about 20.31 million inhabitants and was forecasted to grow up to 34.34 million by 2035.
Developed Land 5870 Sq.km Developable Land 4755 Sq.km
Land that was developable in 2000 has now been fully developed. Where as Haldia’s only 31% land has been developed of 41% developable land.
Haldia
23% Public 77% Private
Sanghai Avg Block Size 195375 Sq.m
Haldia Avg Block Size 120000 Sq.m
Haldia 1. A semi-urban growth centre with agro-service and tourism centre based functional specializatio in the Perspective Plan 2025. 2. To develop Growth Centre for providing economic impetus to the area. 3. Integrated rural planning for meeting the basic requirement of facilities.
31% of Developable Land
4.This goal was formulated to improve low quality of housing stock, Low accessibility and coverage of infrastructure-water supply, education, health; and weak connectivity.
Developed Land 232.1 Sq.km Developable Land 584.8 Sq.km
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Agni Chowdhury Minakshi Srivatsav
2 Planning for Bharuch-Ankleshwar urban area
Source: Amazing Bharuch Instagram Developement plan studio Spring Semester 2019
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City Context & Character 10%
6,509 sq.km.
BAUDA Area
BHARUCH-ANKLESHWAR
RAJKOT
BAUDA
RUDA
633 km2
686 km2
SURAT
AHMEDABAD
SUDA
AUDA
985 km2
1866 km2
Population : 6,38,992
Population : 14,42,975
Population : 49,61,094
Population : 63,57,693
Density : 238/km2
Density : 397.8/km2
Density : 1376/km2
Density : 9,900/km2
Elevation : 15m
Elevation : 128 m
Elevation : 13 m
Elevation : 53 m
o
The
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lC eve L t ric
t Dis
The cities of Bharuch and Ankleshwar are centrally located amidst all other major cities of Gujrat State. BAUDA region is in favorable proximity to both Surat and Vadodara cities. The cities are closer to Mumbai than they are to Rajkot within the same state. The Delhi-Mumbai Industrial Corridor is a mega infra-structure project covering an overall length of 1483 kilometres between the political and business capital of India.
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CI MI
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Based on the strengths of specific regions across the state of Gujrat, 5 development nodes are identified in the influence area of DMIC. Two of these proposed nodes are of significance with respect to BAUDA region as observed in the map alongside: Node 13: Vadodara – Ankleshwar Industrial Area Node 14: Bharuch – Dahej Investment Region Long term, Bharuch district is anticipated to heavily contribute to economic growth of the country.
o
e
Th
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el C Lev e t Sta
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Group of 15
Envisioning City Built form
04% BUILT 96% OPEN
26.3 sq.km TOTAL BUILT FOOTPRINT
Inter regional connectivity National and State Highways account for the bulk length of 58.11 km within BAUDA region. Whilst there is emphasis on North-South connectivity, west-east connectivity is not properly accounted for; west Ankleshwar has the poorest connectivity in BAUDA region.
Industries Total Industrial Units
7173 Micro Enterprise Units
Small Enterprise Units
Medium Enterprise Units
Large Enterprise Units
85%
11%
2%
2%
Topography The highest elevated areas in BAUDA region fall towards the south-east and is fairly developable. Flood level in 2013 of the is 11 m. 15% of the total BAUDA area falls within the Narmada flood plains Developement plan studio Spring Semester 2019
Group of 15
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Towards planning approach Need for Boundary Expansion Existing developed land
To Vadodara NH 48
To Jambusar NH 28
TO STATUE OF UNITY DAHEJ
PCPIR
BHARUCH
To Dahej SH 48
ANKHLESHWAR
Kharchi GIDC
Jhagadia GIDC
To Hansot SH 64
To Valia SH 176
Valia GIDC
BAUDA Boundary Planning Boundary Airport
Buisness as Usual growth trend
The city evolves from the core areas towards the periphery along the transects. Connecting roads should be the provision for a radial and compact growth pattern. Without intervention, the growth will continue to spread along the transects considering the growth magnets. Thus planning is the need to regulate the growth. To incorporate nearby Industrial estate of Jhagadia considering it as a major growth magnet. To include important and high demand areas near proposed Airport along NH8.
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To Surat
Industries
BAUDA Region
New Planning Region
Area 635 Sq.Km.
Area 934 sq.Km
Population
Population
6.39 Lakhs
9.36 Lakhs
Villages
Villages
92
137
Municipalities 2
Municipalities 2
Built-up Area
Built-up Area
41.45 Sq.Km
47.8 Sq.Km Group of 15
Demography
Stakeholder’s Perception:
“Facilities & amenities in Bharuch are not equivalent to other big cities therefore do not prefer settling in Bharuch.” 6.39 Lakhs
3.67
BAUDA
Population
Lakhs
6.39 Lakhs
Rural
2.72
34%
Lakhs
Urban
66%
Local Residents Bharuch
Density in PPH Rural
BAUDA Region Population Bharuch Taluka Population
Urban
Ankleshwar Taluka Population
11% : Lack of recreational spaces 39% : Industrial pollution and has health issues ઉચ્ચ િશ�ણ અને મનોરં જક હેતુ માટે બહાર જવું પડશે”
Local Residents Ankleshwar 69% Working Population
31% Non-Working Population
“Since the inclusion of villages within the BAUDA planning boundary, there has been no development in the village which were prior governed by Village Panchayat.”
Density in PPH 0-7 8-20
89% Main Workers 11% Marginal Workers
21-60 60-80 80-105
No. of Households (In Lakhs)
Average HH Size
Working Population
1.34
4.5
4.39
Developement plan studio Spring Semester 2019
City Engineer, Bharuch
Lakhs
Group of 15
15
Initial planning approach
Conceptual Zoning
Initial Concept of BAUDA development plan Existing Situtation
Growth trend To Jambusar
To Vadodara
Bharuch GIDC To Dahej
Bharuch
TO DAHEJ
OLD NH-8
Ankleshwar
To Statue of Unity JHAGADIA MEGA ESTATE
Ankleshwar GIDC
To Hansot
To Valia
VALIA
Panoli GIDC
Developed land Growth trend
Jhagadia GIDC
TO SURAT
Vadia GIDC
To Surat
TO SURAT
Industries
Conceptual Road Network
Conceptual Public transport Network
Sub-Arterial road
Sub-Arterial road
Inner ring road
Inner ring road
Collector road
Collector road
Sub-Arterial ExpresswayRoad
Sub-Arterial ExpresswayRoad
Sub-Arterial road Sub-Arterial road Sub-Arterial road Inner Ring Road
Sub-Arterial road Sub-Arterial Sub-Arterial road Inner Ring road Road
Inner ring road Collector Road Inner ring road Inner ring road
Collector Road Inner ring road Inner ring road Inner ring road
Collector road Expressway Collector road Collector road Expressway
Expressway Expressway
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Core City
Suburban, Low intensity
Urban Extension for mixed use
High yield Agriculture
Extension zone for regulating density
Industrial zone
Ring road for economic driving zone
Propose extended BAUDA boundary
Collector road Expressway Collector road Collector road Expressway
Expressway Expressway
Agni Chowdhury Anukriti Trivedi Shivani Arora Surabhi Samant
Natural Resonance Unfolding the Layers
Growth Trends
Dahej and PCPIR Statue of Unity
Developable Land Flood Prone Low Lying Area Narmada River
Developable land
Low Lying area Nuisance Areas Airport
Environmental Concern
Dahej and PCPIR
Vagara
Statue of Unity
Zadeshwar
Bypass
Vesdada
Motali
Bharuch City Airport Ankleshwar City
Developable Area
High Land Price
Developed Area
High Footfall
Narmada River
Industries
Developed Land
Developement plan studio Spring Semester 2019
ONGC Township
High land price/demand based
Growth Potential Areas Overlapping the different layers of growth magnets and market demands it is clearly evident that the growth is moving towards the west in Bharuch because of the strong Dahej and PCPIR and towards east in Ankleshawar because of the new development opportunities coming up because of the proposed Airport.
Agni Chowdhury Anukriti Trivedi Shivani Arora Surabhi Samant
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Merging The City Planning Principles Liberal Approach
To develop a well connected region focusing on growth and infrastructure development and simultaneously conserving the heritage character of the twin cities.
It is more liberal and flexible with reduced restriction It is market driven. Simplistic and easy to undrstand.
Knitted Fabric of Infrastructure
Location based, caters to zone based requirements.
Providing the villages a sense of inclusion by giving connectivity through physical infrastructure.
It offers more choices. Ensures equitable distribution
Population Estimation
Improving physical infrastructure within the city and in the region.
2041
12.00
Vibrant Green Pockets
10.87
Population in lacs
10.00
Developing recreational spaces in the city. 8.00
4.00
-
1.37
1.13 0.41 0.26
1981
1.84
1.39 0.72
0.45
1991
1.88
1.69
1.67 0.96 0.91
0.89
2001
2011
3.35
3.16 3.13
2.72
2.33
2.00
Provision for more green spaces in order to reduce the impact of pollution.
6.00
6.00
2.57
2.23
1.94
1.92 1.17
1.20
2019
2021
4.07
3.62
3.17
2.16
1.61
Economic Growth 2031
2041
Year BMC
AMC
Rest Urban areas of BAUDA
Natural growth population estimation for 2041 Spill over from Dahej- PCPIR Total population estimation for 2041 18 Developement plan studio Spring Semester 2019
Heritage conservation.
Rural areas
19,66,728 9,22,356
Providing High Intensity Mixed used development with high FSI along the transects attract growth Connected Industrial areas Connecting roads to promote tourism.
28,89,084 Agni Chowdhury Anukriti Trivedi Shivani Arora Surabhi Samant
Development Approach Planning Principles
Status Quo To maintain existing situation and no increase in the existing density should be allowed.
Infill and densification To fill vacant plots and densify the existing developed area
Expansion Promoting demand driven expansion and development.
Developement plan studio Spring Semester 2019
Agni Chowdhury Anukriti Trivedi Shivani Arora Surabhi Samant
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City Engine In today’s globalized world, Collaboration and Connection are more important
Source: Field study
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Mobility
Existing and BAUDA proposed Connectivity Mumbai Vadodara Expressway and the expressway to Dahej is anticipated to influence the future development towards West of Bharuch and Ankleshwar. 35KM Mumbai Vadodara Expressway In BAUDA Region
Proposed DMIC By BAUDA Dedicated Freight Corridor has 150 m DMIC on both sides of the transit which will influence the expansion of Industries. 38KM DFC In BAUDA Region
Ankleshwar Railway Station
Bharuch Railway Station
Proposed DFC By BAUDA
Existing Railway
Vertical Spine : The NH-48 acts as the vertical spine of the city connecting it to Vadodara on the North and Surat to its south. Hortizontal spine : The SH-6 leads to Dahej port on the west and SH-64 In Ankhleshwar connects Hansot to its west and leads to the Statue of Unity on the east.
Existing Roadway
Developement plan studio Spring Semester 2019
Agni Chowdhury Anukriti Trivedi Shivani Arora Surabhi Samant
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Proposed Connectivity Road to the Statue of Unity will encourage tourism. The enhancement of road in the core of Bharuch will benefit the heritage walk. Shuklaterth in Bharuch is a famous pilgrimage point with historical importance which will help in economic boost . Dhandhi march another tourism area in Ankleshwar
Promote Tourism
Few existing roads are proposed for road widening and enhancement to provide better connectivity .
Enhancing & Widening Existing Roads
Collector Roads divide the land into superblocks which will further have inner lanes sub-dividing into more walkable smaller blocks.
Diving Land parcel into smaller blocks To connect the villages in the BAUDA region which otherwise lack connectivity to the main city. Hence giving them the feeling of inclusiveness and a part of the city.
Inclusiveness of villages
Provide alternate route of connectivity to the twin cities, reducing the pressure and congestion in NH-48 The inner ring road has been so proposed that one can easily connect to the airport from any part of the city
Connecting Twin City
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Agni Chowdhury Anukriti Trivedi Shivani Arora Surabhi Samant
Final Proposed Connectivity Overall Proposal Connectivity towards the magnets Connecting the twin cities Inclusiveness of villages Dividing land parcel into smaller blocks Enhancing and road widening of existing roads Promote tourism
Bridge Proposal Road Widening / Enhancement New road Proposals
Developement plan studio Spring Semester 2019
Agni Chowdhury Anukriti Trivedi Shivani Arora Surabhi Samant
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Proposal of Public Network Proposal I Promoting more number of trips to important destinations like Dahej, Jhagadia, Surat and Vadodara Proposing new route to Statue of Unity
Proposal II additional destination points and few buses with shorter trips better service by providing more frequency of buses with minimum fair
Overall proposed PT network Additional routes to cater population by 2031 and 2041. Proposing additional destination points and few buses with shorter trips Assuring better service by providing more frequency of buses with minimum fair
Proposed PT network High demand for auto rikhshaws and two wheelers Bharuch and Ankleshwar are growing cities From long term perspective, this model would not be efficient Strong need of integrated public transport system.
Need of PT network 32% PT and IPT users in Bharuch 48% PT and IPT users in Ankleshwar GSRTC provides service to important destinations across Bharuch district and Gujarat state 3 GSRTC bus stations in planning area.
Existing PT network 24 Developement plan studio Spring Semester 2019
Agni Chowdhury Anukriti Trivedi Shivani Arora Surabhi Samant
Road hierarchy & Characteristics
Arterial Road – 42-60m Along the arterial road High intensity zone has been proposed which will attract high commercial activities along it Commercial complexes, shopping malls will come along the major arterial which will lead to high footfall. Onstreet parking is allowed along the roads. Thus 6.5m of footpath has been provided which will allow easy movement of the pedestrians
Sub-arterial Road – 18-42 m Along the sub-arterial road medium intensity zone has been proposed. Mixed use development with commercial, residential, institutional activities will come along these roads. 5m of footpath has been provided, trees along the footpath and street furniture will make the streets more pedestrian friendly
Collector Road – 12-36 m Along the collector road low intensity zone has been proposed. These roads will predominantly have residential units along it . 3.3m of footpath has been provided.
Developement plan studio Spring Semester 2019
Agni Chowdhury Anukriti Trivedi Shivani Arora Surabhi Samant
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Adaptive Planning as a Strategy
planning layers
Better connectivity and accessibility attract more development along major roads. Hence these wider roads are growth magnets, promoting commercial and high intensity activity along it. Overlapping the different layers of growth magnets and market demands it is clearly evident that the growth is moving towards the west in Bharuch because of the strong Dahej and PCPIR and towards east in Ankleshawar because of the new development opportunities coming up because of the proposed Airport.
To Vadodara
To Jambusar
NH-48
NH-228
al nti
h
d
a Ro
a as
wt gro
te po
To Statue of Unity
To Dahej SH-6
m
d an
De
sed
Ba
s
nd
tre
h wt gro
To Hansot SH-64
SH-175
To Valia Non-suitable areas for development Demand based growth tends Growth potential along transit Existing Roads Proposed roads
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ita
-Su
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To Surat Agni Chowdhury Anukriti Trivedi Shivani Arora Surabhi Samant
Floor space demand estimation Total planning area
934 Sqkm
Existing population (2019)
9,36,538
Total built up area in planning area
47.76 Million Sqm
Floor space consumption per capita
51 sqm
By 2031
By 2041
Total planning area
934 Sqkm
Total planning area
934 Sqkm
Estimated population
18,07,580
Estimated population
28,89,084
(natural growth + migrants) Floor space demand
(natural growth + migrants) 108.45 million sqm
173.34 Million Sqm
Floor space demand
(assuming 60sqm per capita floor
(assuming 60sqm per capita floor
space consumption)
space consumption)
Floor space demand gap
60.69 million Sqm
Floor space demand gap
125.94 Million Sqm
Floor space need to supply
121.38 million Sqm
Floor space need to supply
281.88 Million Sqm
(Double of what is required)
(Double of what is required)
Hence development plan should allow floor space of more than 281.88 sqkm
Developement plan studio Spring Semester 2019
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Breaking the monotony
Mixed use high intensity zone is identified in high demand areas along major roads This areas will have high rise mixed use buildings like commercial complexes, malls , apartments etc.
High intensity zone 2
The core area is the existing core cities of Bharuch and Ankhleshwar . No further development is promoted in the core areas due to congestion and the FSI is maintained to 2.5 High intensity zone has been provided in the developed area of Bharuch and Ankhleshwar to fill up the vacant land and develop the city as a compact city
Core and High intensity zone 1 Existing industrial settlements are identified as industrial zone. No new industries are proposed as the industries are shifting to Dahej industrial area. A buffer has been provided around the industrial zone which will subdue the industrial hazards to other surrounding areas Buffer zone can be used for structures like warehouses, workshops and service establishments
Industrial zone
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Agni Chowdhury Anukriti Trivedi Shivani Arora Surabhi Samant
Affordable housing has been provided near the industrial areas as a trend has been observed that industrial workers tend to reside near the industries which give rise to informal settlements Hence affordable housing scheme will cater to the needs of the migrants from villages and near by areas working in these industries Kharchi is an upcoming industry hence there will be a housing demand in the area
Affordable Housing Zone
Mixed use low intensity zone has been identified near industial areas areas such as near Panoli and Ankleshwar GIDC Low intensity will provide for low rise and larger open spaces
Low intensity Zone
Mixed use medium intensity zone has been provided for the expansion and infilling the land blocks beyond the municipal limits
Medium Intensity Zone
Developement plan studio Spring Semester 2019
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Proposed DP 2041
Eco-sensitive zone Industries Industrial buffer Core Areas High Intensity Zone - HIZ1 High Intensity Zone – HIZ2 Medium Intensity Zone – MIZ Low Intensity Zone – LIZ Affordable Housing Special Planned Area Development Recreational Area Bio-conservation Zone Logistics Park Gamtals Gamtal extension Public Utility Agricultural Land
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Agni Chowdhury Anukriti Trivedi Shivani Arora Surabhi Samant
Phasing of Developemnt
Eco-sensitive zone
Eco-sensitive zone
Industries
Industries
Industrial buffer
Industrial buffer
Core Areas
Core Areas
Landed opened for first phase in 2031 is 322.57 sq km
Phase I
Phase II
Landed opened for second phase in 2041 is 472.74 sq km 2%
Eco-sensitive High Intensity zone Zone - HIZ1 High Intensity Zone - HIZ1
10%
Industries High Intensity Zone – HIZ2 High Intensity Zone – HIZ2 Industrial buffer Zone – MIZ Medium Intensity Zone – MIZ Medium Intensity CoreIntensity Areas Zone – LIZ Low
7.2%
7.4%
47%
Low Intensity Zone – LIZ
9.8%
Housing Special Planned Area Development High Intensity Zone - HIZ1Affordable Affordable Housing Gamtals High Intensity Zone – HIZ2Recreational Area Gamtal extension
Bio-conservation Zone
Medium Intensity Zone – MIZ
Logistics Park
Developement plan studio Low Intensity ZoneSpring – LIZSemester 2019
0.2%
2.9%
3.4% 0.4% 0.2%
3.6% 1% 1% 2.9%
Agni Chowdhury Anukriti Trivedi Shivani Arora Surabhi Samant
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Zoning Table No. Use Zone
1.
2.
3.
4.
5.
Low Intensity Mixed Use Zone
Code
LIZ
Medium Intensity MIZ Mixed Use Zone
High Intensity Mixed Use Zone (Within the developed Area)
High Intensity Mixed Use Zone (Along Transits)
Gamtal
HIZ-1
HIZ-2
G
Use clasification table Area (Sq. Km.) 33.89
90.79
26.93
68.74
31.18
FSIFSI - Base FSI Maximum (Permissible) Chargeable Permissible 1.8
1.8
1.8
1.8
1.5
Nil
0.45
0.9
1.8
Nil
1.8
2.25
2.7
3.6
1.5
Permissible Uses Dwelling Unit 1&2, Mercantile‐ 1, Religious, Educational 1, Assembly‐1, Service Establishment, Sports & Leisure, Parks, Temporary Use, Public Institutional. Dwelling Unit 1,2 & 3, Mercantile‐ 1 & 2, Religious, Educational 1 & 2, Assembly‐1,2 & 3, Service Establishment, Sports & Leisure, Parks, Temporary Use, Public Institutional, Storage, Transport, Public Utility, Tourism Services, Health 1 & 2. Dwelling Unit 1,2 & 3, Mercantile 1,2 & 3, Religious, Educational 1 & 2, Assembly‐1,2 & 3, Service Establishment, Sports & Leisure, Parks, Temporary Use, Public Institutional, Storage, Transport, Public Utility, Tourism Services, Health 1, 2, 3 and 4. Dwelling Unit 1,2 & 3, Mercantile 1,2 & 3, Religious, Educational 1 & 2, Assembly‐1,2 & 3, Service Establishment, Sports & Leisure, Parks, Temporary Use, Public Institutional, Storage, Transport, Public Utility, Tourism Services, Health 1, 2, 3 and 4. Dwelling‐1,2 and 3, Mercantile 1, Religious, Educational 1, Institutional, Hospitality 1, Health 1, Assembly 1, Sports & Leisure, Parks, Temporary Use, Public Utility, Public Institutional.
No.
Use Classification
Uses
1.
Dwelling 1
Detached dwelling unit
2.
Dwelling 2
Semi‐detached dwelling unit, Row House, Tenement, Cottage Industry, Pre‐school
3.
Dwelling 3
Apartment, Hostel, Dharamshala, Cottage Industry, Pre‐school
4.
Mercantile 1
Shop, Restaurant, Shopping Centre
5.
Mercantile 2
Shopping Mall
6.
Mercantile 3
Wholesale
7.
Business
Offices for Individuals, Corporate Offices, Call Centers, Training Centers, Clinic, Fitness Centre, Nursing Home
8.
Educational‐1
Preschools, Primary Schools, Secondary and Higher Secondary Schools.
9.
Educational‐2
College, Polytechnic, University
10.
Assembly‐1
Community Hall, Banquet Hall
11.
Assembly‐2
Convention Centre, Exhibition Hall, Auditorium, Planetarium,Stadium, Museum, Exhibition Halls
12.
Assembly‐3
Theatre, Multiplex, Drive‐in Cinema, Clubs, Golf Course
13.
Assembly‐4
Party Plot, Garden Restaurants
14.
Institutional
Research Centres, Hospital,
15.
Religious
Temples, Church, Mosque, Gurudwara, Synagogue Upashraya, Sant Niwas
16.
Hospitality‐1
Bed and Breakfast, Guest House, Lodging and Boarding, Hotel, Motel, Serviced Apartment in Building Units with area less than2000 sq.mts
17.
Hospitality‐2
Hotel, Motel, Serviced Apartment in Building Units with area of 2000 sq.mts or more
18.
Sports and Leisure
Sports Complex, Swimming Pool, Playfield, Camping Ground, Facility for water sports, Theme/Amusement Park, Aquarium, Zoo and Botanical Garden
19.
Parks
Gardens, Parks, Nursery, Botanical Garden, Green House, Play Fields, Forest,
20.
Service Establishment
Auto Repair Workshop, Wood Workshop, Fabrication Workshops, Public‐Garage
21.
Industrial‐1
All type of Light, Service Industries, Small Factories, Warehouses, Newspaper Printing Press, Concrete Batching Plant, stone cutting and polishing; Poultry Farm, Dairy , Assembly Plant
22.
Industrial‐2
All Industries except Hazardous Industries, Junk Yard, Textile Units, Ice Factory; Quarrying of Stone, Gravel and Clay, Dumping of Solid Waste
23.
Industrial‐3
Slaughter House, Meat Processing Units, Leather Processing Units, Cold Storage
6.
Gamtal Extension
GE
31.18
1.2
Nil
1.2
Dwelling‐1,2 & 3 Mercantile 1, Religious, Educational 1 & 2, Institutional, Hospitality , Assembly 1 & 4, Service Establishment, Sports & Leisure, Temporary Use, Parks, Public Utility, Public Institutional
7.
Industrial Zone
I
66.6
1.8
Nil
1.8
Industrial 1,2,3 & 4
8.
Agricultural Zone
AG
Nil
0.15
Agriculture 1,2 & 3, Mercantile 1, Dwelling 1
24.
Industrial‐4
Fuel Storage, Storage of inflammable materials, Thermal Power Plant, Power Plant, Gas Plant, Storage of Hazardous Materials, Hazardous Industries, Chemical Industries.
9.
Recreational Zone REC
0.15
Nil
0.15
Natural Reserve and Sanctuary, Race Track, Shooting Range, Zoo, Gardens, Recreation, Nursery, Botanical Gardens, Green House, Play Fields, Forest.
25.
Storage
Warehouse, Godown, Cold Storage, Timber Mart, Steel Stockyard, Ice Factory
26.
Transport
Truck Terminal, Bus Terminal (by private enterprise)
ECO
100.56 0.15
Nil
0.15
Agricultural Practices allowed
27.
Agriculture‐1
Horticulture, Dairy Development, Fisheries, Animal Rearing and Breeding, Natural Resource and Sanctuary, Tannery, Repair and Sale of agricultural equipment, Saw Mill, Brick Kiln, Concrete Batching Plant, Cemetery, Burial Ground, Regional Park, Way‐side Shop, Agricultural Vocational Training
BIO
26.47
0.5
Nil
0.5
28.
Agriculture‐2
Agricultural Vocational Training, Mining and Quarrying, Dumping of Solid Waste, Shooting Range, Drive‐in Cinema, Golf Course
PU
0.83
1
Nil
1
29.
Agriculture‐3
Poultry Farm, Agro‐based Godowns
30.
Temporary Use
Fair, Circus, Exhibition, Mela, Pandal
31.
Public Utility
Sub‐station, Bus Station and Terminals, Fuelling Station, Parking, Multi‐level Parking; Infrastructure for Water Supply, Purification Plant, Pumping Station, Electricity Sub‐station; Drainage, Sanitation, Domestic Garbage Disposal Collection, Solid Waste Transfer Station; Pumping Station, Electricity, Purification Plant, Fire Stations. or any development activity carried out by appropriate authority for public purpose.
32.
Public‐Institutional
Post Office; Postal, Telegraph, and Communication Networks; Police Station, Jail, Government and Semi‐government Medical Facility; Ward and Zonal Offices for Appropriate Authority, Public Library, Civic Centre, Offices for Government and Semi government, Banks. or any development activity carried out by appropriate authority for public purpose
Eco-Sensitive 10. Zone 11.
Bio-Conservation Zone
12. Public Utilities
436.89 0.15 1.46
Special Planned Area Development -1 13.
Aliabet Riverfront Development Area
14. Logistics Zone
SPD
LO
9.54
3.7
0.15
1
Nil
Nil
32 Developement plan studio Spring Semester 2019
Parks, Mercantile 1 All types of Public Utilities including Physical and Social Infrastructure Riverfront Development Area
0.15
1
Dwelling 1, 2 & 3 ‐ up to maximum of 20% of utilized FSI ,Mercantile 1,2 and 3,Religious, Institutional, Hospitality 1&2 Assembly 1,2,3 & 4 Service Establishment, Industrial 1, Transport, Storage, Public Utility, Public Institutional
Agni Chowdhury Anukriti Trivedi Shivani Arora Surabhi Samant
Medium intensity High intensity zone zone- 1
Developement plan studio Spring Semester 2019
Industrial High intensity Low intensity zone zone- 2 zone- 2
33
Green cover development Special project I
Green Networking
Forming network of green streets & parks
Why this project? Enhance existing public / private open space
Implimentation Mechanism Incorporated in design of streets
Proposing new vibrant and healthy green spaces
CSR activities
Special project II
Lake rejuvenation and Natural channels development
Potential locations
Along Narmada River, Ankleshwar lake, AliaBet, and existed waterbodies and channels.
Implimentation Mechanism TP Scheme 5% Open area (Neighbourhood) Land Readjustment
Why this project?
Better treated open Space Enhanced character of the city Healthy & Vibrant spaces Increased quality of life Improved social character of neighbourhood
Existing Green cover Existing green areas: 1.4 Sq km
Need of increasing green cover in city
As per WHO, per capita green area required is 9 sqm Industrial pollution Existing per capita green area : 1 Sqm
34 Developement plan studio Spring Semester 2019
Lack of recreational spaces
Agni Chowdhury Anukriti Trivedi Shivani Arora Surabhi Samant
Visualizing Scenario Green Networking Propose green street network of 612 km Benefit: • Reduce the effects of pollution • Enhanced character of the streets and city • Improved quality of life
Green shaded streets create attractive streetscape that increase walkability, increase green cover, reduce heating of paved surface as well as reduse heat island effect. While designing the green street following design principles should be considered: 01 Avenue along the road sides.
Rear & One Side 3M Margin, One side 4.5M
Road
Plot Area > 500Sq. M.
02 50% of road side margin area of adjacent plots to be mandated as green space. 03 Built to line, leaving margin of 6m (only for Arterrial roads)
Road
Lake rejuvenation and Natural channels development
Lake rejuvenation 9.3 Sq.km Water Channels
15.4 Sq.km
Benefits: • Natural wellbeing • Promote tourism • Promote recreation and public spaces • Protecting environmental integrity
Developement plan studio Spring Semester 2019
Bholav Talav : Bharuch
• Bio-conservation
Agni Chowdhury Anukriti Trivedi Shivani Arora Surabhi Samant
35
Physical Infrastructure Sewage Network
Service heads
Water supply
By year 2031
By year 2041
Name of project
Population
Demand (MLD)
Treatment plant capacity
Demand gap/surplus
Population
Demand (MLD)
Treatment plant capacity
Demand gap/surplus
BMC
2,23,368
29.8 MLD
29.6
-0.2
2,56,790
30.81
29.6
-1.21
Ayodhya nagar WTP
AMC
1,60,926
Solid Waste
Existing capacity 37 MLD
Proposed capacity -
19.31
18
-1.31
2,15,839
25.9
18
-7.9
Maktampur WTP 13 MLD
60 MLD
Rest urban areas 10,16,327 of BAUDA + Migrants
121.95
0
-121.95
19,56,119
234.73
0
-234.73
New WTP at Tavara
-
100 MLD
Total
171.06 MLD 47.6
New WTP at Tham
-
50 MLD
Bharuchi naka WTP
12.36 MLD
-
New WTP at near Jhagadia villages
-
100 MLD
New WTP near GNFC lake Anklesvar
-
50 MLD
14,00,621
Provision of new sewage treatment plant Name of project
123.46
291.44
47.6
-243.84
Upgradation and provision of new sewerage network
Proposed capacity
New STP at Skkarpor
80 MLD
New STP at Piraman village
100 MLD
New STP at Vejalpur
80 MLD
New STP at Maktampur
70 MLD
Total
330 MLD
Note: • Area required for these projects are dependent on the technology used . • Approx. area required if conventional method is adopted is 9-10 Ha
Assuring sewerage network to all urban areas of BAUDA. Total supply network influence area: 236 SQKM :
36 Developement plan studio Spring Semester 2019
Provision of overhead tanks and ESR Capacity of all the reservoirs would be around 161 MLD (considering 33% of the supplied water) Upgradation and provision of new water supply network Total supply network influence area: 236 SQKM
Basic Considerations:
• Waste is generated at household level.
• There is common dustbins provided in residential society or area. • The household waste is collected and put it in garbage container .
80 MLD
Total
489.36 MLD
• The vehicles will dump that waste on dumping ground or landfill.
294 Tonnes
waste is generated per day. • Inadequate containers
New WTP at Kondh
• Vehicle will collect the waste from these garbage containers and transport it to nearest dumping site.
• Open dumping is observed.
• No daily waste.
collection
of
• Inadequate capacity dumping site.
• Waste is spilled over and occupied right of way.
Provision for new municipal solid waste landfill site Expected waste generation by 2041 : 25.98 Lacs tonnes Area required : 9.14 ha
Area Provide: 20 Ha
Agni Chowdhury Anukriti Trivedi Shivani Arora Surabhi Samant
of
Implimentation Mechanism
DCR’s
High intensity zone Permissible Base FSI : 1.8 Chargeable FSI : 1.8 Maximum permissible FSI : 1.8
Percentage Area of Land 7.4% Area Covered : 68.75 Sq. Km.
Permissible Commercial according to Road Widths Plot Max. Permissible Commercial
Road
Less than 12M wide Road
Road
12M – 18M wide Road
Road
More than 24M wide Road
Midium intensity zone Permissible Base FSI : 1.8 Chargeable FSI : 0.45 Maximum permissible FSI : 2.25
Percentage Area of Land 9.9% Area Covered : 91.46 Sq. Km
Permissible Commercial according to Road Widths Plot Max. Permissible Commercial
Road Less than 12M wide Road
Developement plan studio Spring Semester 2019
Road 12M – 18M wide Road
Road
More than 24M wide Road
Agni Chowdhury Anukriti Trivedi Shivani Arora Surabhi Samant
37
Low intensity zone Permissible Base FSI : 1.8 Chargeable FSI : Nil Maximum permissible FSI : 1.8
Percentage Area of Land 3.6% Area Covered : 33.89 Sq. Km.
Permissible Commercial according to Road Widths Plot Max. Permissible Commercial
Road
Road Less than 12M wide Road
12M – 18M wide Road
Road
More than 24M wide Road
Core city zone Permissible Base FSI : 2.7 Chargeable FSI : Nil Maximum permissible FSI : 2.7
38 Developement plan studio Spring Semester 2019
Percentage Area of Land 0.2% Area Covered : 2.3 Sq. Km.
Agni Chowdhury Anukriti Trivedi Shivani Arora Surabhi Samant
Costing And Financing No. Proposals
Proposed work (Quantum)
Rate per unit
Estimated cost (in Crores)
Funding source
Water supply system 1
Water Treatment Plant (Upgradation)
60 MLD
0.5 crores/ MLD
30
2
Water treatment plant (New)
430 MLD
0.5 crores/ MLD
214.68
3
Over head tank
40 number
2.5 crores each
100
4
Water distribution network
206.77 SQKM
4.5 crores/sqkm
930.46
Total
• Government schemes like Swarnim Jayanti Mukhyamantri Saheri Vikas Yojana) • BOOT basis or through CSR activites • User fees like water charges
1275.14 Sewerage system
1
Sewage treatment plant (New)
330 MLD
1 crores/ MLD
330
2
Sewage pumping station
4 number
8 crores each
100
3
Sewage network
236 SQKM
2.6 crores/sqkm
613.6
Total
• Government schemes like Swarnim Jayanti Mukhyamantri Saheri Vikas Yojana) • Selling water to industries • CSR activites
975.6 Storm water network
1
Storm Water distribution network
236 SQKM
2 crores/sqkm
472
• Government schemes like Swarnim Jayanti Mukhyamantri Saheri Vikas Yojana)
Solid waste management 1
Proposed landfill site (Only for land acquisition)
Developement plan studio Spring Semester 2019
9.14 ha
2800/sqm
25
• Government schemes like Swarnim Jayanti Mukhyamantri Saheri Vikas Yojana) Agni Chowdhury Anukriti Trivedi Shivani Arora Surabhi Samant
39
No. Proposals
Proposed work (Quantum)
Rate per unit
Estimated cost (in Crores)
Funding source
Transport 1
Construction of roads
138.5 km
2.5 crores/ km
1255.53
2
Flyovers or underpasses
7.93
34.3 crores/km
272
3
Bridges over river
3.25
44.8 Crore/km
145.6
4
Street infrastructure
150
0.2 crore/ km
30
Total
• Development Charges • Selling of plots • Charging Tolls
1,703.13 Environment
1
Recreational spaces
930 HA
0.7 crore/ha
651
2
Lake and kanal development
1560 HA
1.6 crore/ha
3147
Total
• CSR activites • Government grants
3,798 Housing
1
EWS housing units
Total cost
40 Developement plan studio Spring Semester 2019
35000 Units
4.25 lacs/unit
1487.5
• •
Pradhan Mantri Aawas Yojana Grants from central and government
state
9,733.24 Crores
Agni Chowdhury Anukriti Trivedi Shivani Arora Surabhi Samant
3 Key Learnings and Reflection
Developement plan studio Spring Semester 2019
Agni Chowdhury Anukriti Trivedi Shivani Arora Surabhi Samant
41
What we need is not a new and improved vision of urban form but a robust liberal understanding of urban form. This transition involves shifting from thinking of cities as simple machines toward thinking of cities as complex, emergent systems that evolve through decentralized trial-and-error and reflect the diverse normative preferences of urban residents. This approach incorporates the recognition of three elements:
Free Market
Anywhere- No place restriction Anytime- No Use restriction
1. Given that cities are complex and unpredictable systems, we should resist the urge to heavily centralize their management.
Any Amount- No FSI/Density restriction Liberal Approach
Anywhere- Health & Safety Anytime- Non-Compatible Uses Any Amount- Supply-Demand
Complete Control
Zone restriction- Location Specific
Use restriction- No use restriction FSI restriction- No FSI/Density restriction
42 Developement plan studio Spring Semester 2019
2. In order to function and evolve, cities need relatively free and open land markets and a functioning ecosystem of small developers and entrepreneurs. 3. We must recognize that even if we had all the relevant information about how to manage any given city, the remarkable variety of unique preferences among urban residents should make us wary of strictly regulating urban form and design. First, a liberal approach to urban form recognizes that cities are complex, emergent systems of which we know very little about at any given moment. While planners may set floor area ratios (FAR) or assign use zones and assume that they are driving the shape of development, the actual production of a given FAR or mixture of uses is a function of variables like resident incomes, land values, and construction costs. What is and isn’t built is not the prerogative of planners, but the result of a dynamic market process constantly adjusting to the needs and preferences of urban residents and businesses. Finally, a liberal approach to urban form accepts that reasonable people can disagree over the ideal urban arrangement. Wrapped into every grand vision and design regulation are particular normative preferences that many may not share. Should retail and residential be separate? Should every apartment receive at least one hour of direct sunlight? Should everyone live on a one acre lot? These are issues on which similarly situated people can reasonably disagree, but in many cities, one particular preference is imposed by force of law. In this regard, our current approach to cities is straightforwardly illiberal. Thanks to the flowering of our contemporary open society, legislating personal preferences has largely disappeared from nearly every other aspect of our lives—art, religion, family arrangements, etc.—yet such habits conspicuously remain in the realm of urban form.
Agni Chowdhury Anukriti Trivedi Shivani Arora Surabhi Samant
DP 2032
8%
Agricultural
4%4%
5% 12% 9%
55% 3%
DP 2041
High intensity zone 1 High intensity zone 2 Medium intensity Low intensity
Developement plan studio Spring Semester 2019
BAUDA DP has segregation of land uses such as residential, commercial or mixed use. Whereas this proposed development plan is more liberal approach providing mixed used in all zone. The development plan based on market demand and environmental concerns. . Intensity based zoning is reflected in maximum permissible FSI in that zone. Overall zoning will give character to each part of the planning region
0%1%1%2%0% 4% 4%
Agricultural Residential Mixed Industrial
88%
Institutional
Agni Chowdhury Anukriti Trivedi Shivani Arora Surabhi Samant
43
Portfolio By Agni Chowdhury (PG180019) Email id: agni.pg180019@cept.ac.in Development plan Studio Sem 2 MUP CEPT University