Naroda
Resurgence of Labour Market
Disclaimer The information presented in this portfolio has been studied and collected by the author as a part of the “Understanding the city� studio, Faculty of Planning, CEPT University. Any omissions and errors are deeply regretted.
Acknowledgement I would like to express my gratitude towards CEPT University, Ahmedabad and Faculty of Planning for conduncting a CFP program over developing the understanding the city. I am grateful to Prof. Tapan Shah and academic associate Priyankita Pants who have constantly been active in imparting the best of their knowledge and skills to us. I would like to express my gratitude to Sangami Nagarajan for always supporting and assisting me.
Preface Cities and towns in the state are the centre of economic growth and have led to an increase in rate of migration. A city can be termed as layers of functional, psychological and agglomerative patterns which overlap to function. This city can be observed through many lenses. Every region of the city differs from one another and functions in a different way. This leads to a very vibrant fabric of which cities are made up of. Ahmedabad is a city located in the state of Gujarat, India. It is the only city in India to be declared as a heritage city. The Sabarmati River cuts Ahmedabad into east and west, as well as old and new respectively. Ahmedabad coexists with the old and the new settlement. Both the old and new have different typologies, densities, infrastructure etc. which were to be studied in the “Understanding the City” , MUP Foundation 2019 studio at CEPT University. The portfolio analyses various elements in Ahmedabad using 1 Sq. km precinct of Naroda area as a case study. Makarpura, Naroda is a rapidly developing urban fringe located east of Ahmedabad. Being in the outskirts, it was agricultural land which was later developed with GIDC development, TP scheme and nodal centre for development. This paper focuses on unfolding the layers of Makarpura and focusing on how market mechanisms play a role in shaping the city development. Factors and parameters which influenced the market and foster the development in Makarpura. Linking the efficiency of Makarpura block size to the labour market and scrutinize the spatial distribution of land price and density. Also how mobility, affordability and desirability acts as tools and land use regulations are aiming the cities towards market developmental growth and reshaping the urban fabric which is market driven. Road network, infrastructure and commercial has developed to facilitate the real estate business. Plots adjoining roads have shops ensuring “Eyes on Streets”.
Introduction
1.1 Where does Naroda stand in Ahmedabad ? 1.2 An outline 1.3 Establishing the Historical Context 1.4 Transformation in last two decades 1.5 Interpreting Transition in Naroda 1.6 People’s Reflection
Urban Land A potentional City Resource 2.1 Neibhourhood Structure 2.2 How owns urban Land? 2.3 TP scheme decided the Land use 2.4 Interpreting Land demand & density
Affordability and Desirability 3.1 Market Desirability 3.2 Built typology - An overview 3.3 Desirability of Housing
Land Markets Driving Developement
4.1 Labor Market for All 4.2 Labour market in close Proximity 4.3 Heterogeneity & Labor Market 4.4 Comparision 4.5 Example of Informal Worker
y
Content
Robust City Network 5.1 Robust Streets 5.2 Characteristics of Access road 5.3 Two-Wheeler is preferred the most 5.4 Walkable Neibhourhood 5.5 Why people don’t prefer Public transport? 5.6 A Case Example 5.7 Mangment of Public Tansport 5.8 Governance and Finance
Hidden Infrastructure of City 6.1 Uninterrupted water supply 6.2 Mechanism of solid waste management 6.3 Underground Drainage Network 6.4 Storm water management needs attention
City Level Public
7.1 Neibhourhood Walkability 7.2 Streets are Public Spaces 7.3 Case of Makarpura Street 7.4 Contrasting Public Realm
Futurity
8.1 Underutilized City Parcel 8.2 Road networks influenced the Development
1
Introduction Imageability that puts emphasis on the component of ‘identity’ and ‘structure’ of the urban elements as two important factors in affecting environmental image. The initial analysis is establishing the rudimentary facts about the place. It includes looking at geographical location, urban settlement patterns. It also scrutinises the growth of typology and evolution of the precinct with factors determining the process of development and transformation of the process.
6
Streets of Naroda, We live our dreams here.....
Understanding the city 7
Where does Naroda stand in Ahmedabad ? Naroda is one of the urban fringe located in the northern eastern part of Ahmedabad. It is an old settlement with green fields in Ahmedabad. Rapid industrialization and job generation has led to the development of the area and thus attracted migrants in this area. Growth of areas with various determinants such as TP scheme and TOD is attracting real estate investor’s benefits. Naroda is revamping with new schemes and acts as a new CBD for the neighbouring neighbourhoods.
Location map of Makarpura, Naroda Satellite Image of the Precinct, 2019
8
250
62.5
N
0
125
500
M
An outline Commercial Building 80M x 85M ITI Training Center 250M x 30M Institutional Building 80M x 300M Galaxy Complex 50M x 18M Water Tank 9M Dia.
Connectivity and Nodes
Hierarchy of Building Footprint
Built Fabric Density
Block Size and Vacant Plots
Precinct Walkability
Ecology of Precinct
BRTS Station 30M x 60M Naroda Lake 150M Dia AMC Plot 40M x 60M Naroda Gam NH 8 Delhi - Mumbai Industrial corridor
Understanding the city 9
Establishing the Historical Context
1866
1940
1950
AMC Cotton Map of Established Industry Ahmedabad with its Environs Established
1962 Development Plan by GIDC
1970 - 1980 Industries Declined - Shift in zone
1977
Residential
Naroda was an agricultural land. When GIDC was established job opportunity increased and job opportunity people from various neighbourhoods started to settle here. 10
1990
Vimal Industry Economy AMTS Bus Revival Service Established Established (Reliance)
Before 1960’s
Farming Land
1982
1996
2002
2011
Naroda - came in BRTS Extended Commercial AMC boundaries till Naroda Gam Development Expanded
1970’s - 1990’s
Industries
2010
Road Network
AMC incorporated Naroda and a significant and positive shift in public infrastructure was observed. People started finding their livelihood through vending and casual jobs.
2010 - 2015
Naroda Lake Development Revitilization of Nava Naroda
After 2000
Road Network
Commercial
TOD transforming the neighbourhood with good infrastructure, schools and hospitals and mixed used development, improving the liveability condition and job prospects in the precinct.
Transformation in last two decades
Phase 2000
Phase 2010
Phase 2019
Before 1990’s the precinct was predominantly residential neighborhood and for basic facilities was dependent on Kalupur district. After the TP scheme reshaped and organized farming lands and other plots, AMC promoted real estate developers with various incentives for development.
Transformation started with incentives: road widening, increase in FSI and cheap land rates. High rate of connectivity with airport and walled city encouraged commercial establishment thus leading to a shift in occupation.
The current economics of Naroda makes its nodal centre and new small CBD which comparatively higher priced neighbourhoods compared this is because of high demand and less development land available - increasing job centers for the overall area.
Migration Job Opportunities Availability of Resources Better Lifestyle Low rise and Low density Sprawl
Ahmedabad
Growth of City Improved Literacy Rate Expansion of Commerical Plaza High rise and High density Old Naroda Sprawl
Old Naroda
Ahmedabad Bapunagar
Kalupur
Ahmedabad
Bapunagar
Bapunagar Kalupur
Nava Naroda
Kalupur
Nikol
Understanding the city 11
Interpreting Transition in Naroda Land rates affect Developement Land Rates Rs/sft
7k 5k 4k
7650
7250
6k 5200
4900
3k
Distribution of 12 Changes 10 no. of buildings
New Buildings Redeveloped Demolished
8 6 4 2
Changes
Determinants
12
TP scheme TP scheme implemented and region falls under R1 zone
Updragation Gamtal infrastructure upgrade
2002 BRTS Services Started
TOD Zone Makarpura Galaxy Road to Naroda Gam FSI Insentive
Land Rates Increased land rates in makarpura
Public Realm Naroda Lake Revitilization as city level public realm
Public Realm Increase in public participation
2005 Commercial Development
2008 High Rise Development
2011 Public Realm
2012 Mixed Use Devdelopment
People’s Reflection
“AMTS bus service is better with connectivity and its more affordable. I prefer using my two-wheeler because after BRTS, AMTS bus frequency is reduced and BRTS doesn;t have good last mile connectivity”. Kalu Gada Age - 21 Rakesh Patel Owner Age - 38 Semi Detached Bungalow
Rakesh Dave Owner Age - 72 Detached Bungalow
“Earlier Naroda lake was free - open to all but now after revitalization, the lake is gated and now we can’t afford a visit on an everyday basis. Today my childrens play on the streets because the entire garden area is paid”.
“Our house was constructed in 1960 in just 80,000 but now you just get 1 BHK at this price. Earlier it was farming land and today high rise construction is taking place. The land price is increasing drastically”.
“we shifted from Vastrapur to Naroda, living in west Ahmedabad is very expensive. We were paying 32,000 house rent for 2 Bhkbut in Naroda we are paying only 15,000 for 2 Bhk. Living expenditure is less in Naroda and all daily products are easily available.
Amit Mistry Age - 42
Burhan Rathore Age - 82
Meenakshi Desai Age - 32 Understanding the city 13
2
Urban Land - A potentional City Resource The infrastructure of any urban settlement is equivalent to the major skeletal backbone, framing a framework for the social and economic growth of the precinct. This chapter tries to understand neibhourhood structure, who owns the urban land and how TP scheme decides the land use planning The starting point for this analysis is by interpeting land demand and density.
14
Neighbourhoods expands and grow overtime.
Understanding the city 15
Neibhourhood Structure Figure Ground
Mind Map
ITI Training Center 250M x 30M Institutional Building 80M x 300M Galaxy Complex 50M x 18M Water Tank 9M Dia. BRTS Station 30M x 60M Naroda Lake 150M Dia Naroda Gam Edge
Node
Landmark
District
Built up Space
31%
NH 8 Highway - High FSI
Open space
68%
TOD Zone - High FSI
N 250
62.5 16
0
125
500
M
who owns urban Land ? Public Ownership
Land Ownership
Higher Percentage of private land might provide a good competition in the real estate market. The govt. land also generates employment such as naroda lake with various amenities similar to kankaria lake act as job centre for many.
Private Ownership
73%
27%
Public Ownership
73%
Private Ownership
Public Ownership
AMC Ownership
27%
20%
Naroda Nagar Panchayat
20%
State Government
4%
3%
AMC Ownership
4%
Naroda Nagar Panchayat
N
3%
State Government
250
62.5 0
125
500
M
Understanding the city 17
TP scheme decided the Land use planning Land Use
Jantri rates
TP scheme is the most important determinant and because of this Naroda has wide road infrastructure and organised planning. Being land prices are higher towards aerial roads, high commercial and mixed development takes place towards those roads edges and junctions.
17% 39%
25% 3% 6% Rs. 4900/Sq.m
Rs. 5000/Sq.m
Rs. 7250/Sq.m
Rs. 7500/Sq.m
Institutional
Commercial
Religious
Open Space
Rs. 4600/Sq.m
Rs. 7150/Sq.m
Rs. 7650/Sq.m
Rs. 7200/Sq.m
Mixed use
Industires
Residential
Public Utlity
Vacant Plot
Water Body
41%
39%
22%
4%
More than Rs. 7500/Sq.m Rs. 7150 - Rs. 7250Sq.m
37%
Below Rs. 5000/Sq.m 18
6% 4%
Residential Commercial
25%
Area under Road
N 250
62.5 Proposed By TP Scheme Ex_1 - Present Scenario
0
125
500
M
Interpreting Land demand and density Dwelling Unit Density Distribution
Population Density Distribution
On plotting the population density of each plot, it is inferred that plots holding detached, semi detached and row houses have less population density in-spite of having higher household size. While the density is higher for smaller plots holding apartments. Higher the apartment in smaller plots, increase in dwelling units which in turn increases the population density. Dwelling unit density and population density are directly proportion to each other while is not related to FSI density. 18 - 250
250 - 500
66%
128.6 pph
Population Density
500 - 2000
2000 - 5000
16%
12%
6 - 60
6%
61 - 120
66%
121 - 248
249 - 1132
21%
14%
3%
Since the precinct is predominantly of semi detached typology, the average value is much lesser. But the apartments have high density indicating many dwelling units. N
20%
Residential Density
250
62.5 0
125
500
M
Understanding the city 19
3
Affordability and Desirability Makarpura is predominantly residential neighborhood, with varied housing choice from gamtal to apartments to detached bungalows. Makarpura rapid growth is making the area new CBD with respect to surrounding areas because of its location such as GIDC, Nave Naroda, and direct connectivity with Airport, Nikol and Haridarshan cross road. This chapter tries to understand Desirabilty and affordability ratio of housing and how it differs among all income groups.
20
Contrasting Lifestyle around Urban Centre of Naroda
Understanding the city 21
Market Desirability Built Use The physical built form comparatively old buildings, built before 2000, are single storey. By 2010, it is observed, the precinct had 5-6 storey apartment blocks. Detached houses were of 2 storey with additions to rectangular plan. The built form here has no link with the past traditions: in materials or in physical form. At present the structures are mixed use apartments. Makarpura consists of 4378 Dwellings units with a population density of 128 pph. In Makarpura 25% of residential buildings out of which 7% comes under gamtal typology, 9% semi detached and 5% apartment. When compared with the number of dwelling units 4378 and population size 20660 this indicates that over the years how urban structure has transformed and people are attracted here because of varied job opportunities and cheap land rates.
Institutional
Commercial
Religious
Open Space
Mixed use
Industires
Residential
Public Utlity
0 Homo geneous
0.61
Entropy Index
22
1 Hetero geneous Predominent Ground Floor Use : Residential
25%
Residential
15%
Commercial
10%
Mixed use
On observing the physical built form of the precinct, the comparatively old buildings, built before 2000, are single storey, with either exposed brick work or white washed walls in simple rectangular plan with sloping or flat roof systems. By 2008, it is observed, the precinct had 5-6 storey apartment blocks with less projections and recessions. At present the structures are high rise apartments with elevations being treated aesthetically, projections and recessions as stylish and aesthetic elements. The physical change is also observed in colours of the buildings from vibrant colours to grey, white, beige,etc.
2% 1% 10% 1% 7% 25% 5% 15%
N 250
62.5 0
125
500
M
Built typology - An overview Building Typology
Plot Area : 85 sq.m Building Footprint : 85 sq.m Ground Cover : 100% FSI : 2.6 Building Age : 40 Years
Plot Area : 16560 sq.m Building Footprint : 520 sq.m Ground Cover : 32% FSI : 0.62 Building Age : 20 Years
Though semi detached houses are more in number, the dwelling units in apartments are way more. This is because of the vertical rise. This vertical rise is caused because of FSI changes in precinct and also the land price inflations. This results in increased population density in apartment plots.
4378
Total no. of Units
20660
Semi Detached
Gamtal
Detached House
Slums
42%
42%
Semi Detached
33%
33%
Gamtal
Row House
12%
12%
Total Population
Apartments
2% 4% 7%
Row House
Plot Area : 1750 sq.m Building Footprint : 380 sq.m Ground Cover : 48% FSI : 2.3 Building Age : 10 Years above
Plot Area : 2650 sq.m Building Footprint : 320 sq.m Ground Cover : 45% FSI : 1.25 Building Age : 20 Years
N 250
62.5 0
125
500
M
Understanding the city 23
Affordability and Desirability of Housing Income Distribution across Precinct
Comparing the Average Salary of the Precinct Rs. 50,000 to the average salary of Ahmedabad Rs. 30,000 it is very high but while comparing with Typical Indian household Rs. 27,855 it is also much higher. Middle Income group, average salary is Rs. 47,000, higher than the Indian Urban median income of 51,200 and 30,000 is the median income of Gujarat State. For Ahmedabad in 2011, the median income was calculated to be 19,500 only.
100000 90000
Income Distribution in Rupee
80000 70000 60000 50000 40000 30000 20000
39%
10000 0
0
5
10
15
20
25
30
35
Rs. 60,000 to Rs. 1,00,000 (High Income Group)
21%
No. of Survey
Income Distribution as per Housing Typology
Rs. 30,000 to Rs. 60,000 (Middle Income Group)
50%
Rs. 10,000 to Rs. 30,000 (Low Income Group) 37% Apartment
21% Gamtal
Earning less than Rs 40,000 The lower Income bracket mostly live in slums, gamtal and row houses. Middle Class Income preferred in apartments and semi-detached. High Income prefer to live in Semi-detached and detached houses, as well as higher end apartments (New Development). 24
Affordability and Desirability of Housing Apartments a choice available for all households with different incomes
PIR ratio 4.9 - Naroda 8.6 - Ahmedabad
3.1
Above Rs. 60,000 (High Income Group)
5.2
Rs. 30,000 to Rs. 60,000 (Middle Income Group)
6.0
Rs. 10,000 to Rs. 30,000 (Low Income Group)
Income and Family Size
Average household size in Ahmedabad is 4.72 while in Makarpura it is 4.85. Household size also influences the carpet area in housing choice. For instance, considering a household with 6 members, they have shifted at least before 15 years when their family size was less. The future anticipation is merely done.
59% Nuclear Family Understanding the city 25
4
Land Markets Driving Developement “job markets are distributed throughout the city” and determines the “urban form” and makes “cities a dynamic entity”. “The cities primary function is and always has been, proximity” (Glaeser, 2011). It acts as a major determinant for people in determining their choices like where one stays and how far one travels to work. When livelihood is the question, proximity is the reason that often results in trade-offs for many. Classification and location of jobcentres (labour market) are based on availability of labours, location, and accessibility and connectivity benefits. This chapter tries to understand density of jobs offered by Naroda and nature of job with income in each sector and comparing it with Ahmedabad.
26
Job markets and Urban form
Understanding the city 27
Labor Market for All Job Density
Job Centres
With rapid development of institutes, retail and commercial hub employment in this area is increasing and a shift in industrial employment is observed. With the increase in urbanisation, the in formalisation of the market has increased. Informal economy generally refers to the grey zone in the economy which is nontaxable. In Naroda, informal jobs include people who are generally into street vending, daily wage labourers, auto rickshaw drivers and domestic help.
Library
Hotel
Industries
Institute
Religious
Office
Police Station
Public Utility
Retail
Hospital
Hostel
Jobs in Residential Neighborhood 6% Apartment 11% Detached
28
7% Row House 11% Gamtal
35% Semi Detached
0
1.65
2.9
5
5.1
6.35
7.3
8.1
2.6
Job Density per 100 Sq.m
The precinct has more than 1000 formal job centers which generates more than 24000 formal jobs with an average job density of 2.6 jobs per 100 sq.m and it generates more than 1300 informal jobs. Therefore 87% of job generation is contributed by formal jobs and 13 % by informal N jobs. 250
62.5 0
125
500
M
Labor Market for All No. of workers as per Typology
0-9
9 -25
13122
Total Job Centres
25 - 48
48 - 96
96 - 133
Makarpura, Naroda is a predominant residential area (77%) yet it provides various job opportunities in different sectors. The job centres situated in this area vary in area from 1.6 sq.m vendor’s cart to 16200 sq.m institutions. 77% of the residential sector belong to trade and commerce and are offering 8% of jobs. while only 4% of Institutional job centres accounts for around 20% of total jobs. Whereas the 12% commercial sector generates 79% of jobs due to commercial development along the edges of the roads. 63% of the workforce employed for commercial units belong to the regular category of employment thus providing job security but with low salary structure.
12960
N
Total no. of workers
250
62.5 0
125
500
M
Understanding the city 29
Labour market in close Proximity
17%
Self Employed
66%
Regular Jobs
30
The precinct has more than 1000 job centers which generates more than 12000 jobs with average job density of 2.4 jobs per 100 sq.m. Makarpura,
Naroda is a predominant residential area (77%) yet it provides various job opportunities in different sectors. The job centres situated in this area vary
in area from 1.6 sq.m vendor’s cart to 16200 sq.m institutions. 77% of the residential sector belong to trade and commerce and are offering 8% of jobs. while only 4% of Institutional job centres accounts for around 20% of total jobs. Whereas the 12% commercial sector generates 79% of jobs due to commercial development along the edges of the roads. 63% of the workforce employed for commercial units belong to the regular category of employment thus providing job security but with low salary structure.
Heterogeneity and Labor Market Equality Job Center to distribution of Nature of Jobs
Job Center to distribution of Monthly Income
Residential units are not only job centers for domestic help but also work from home. School or tution classes in ground floor and 1st floor Living.
73% Earning less than 1 Lakh
27% Earning More than 1 Lakh
Understanding the city 31
Heterogeneity and Labor Market Equality Percentage Distribution of Type of Work throughout the precinct
Number of workers to Job Center
Mixed used development with commercial below and residential above, such towers generates more employment and commercial complex and gated community.
30% Population of Makarpura works in retail sector 46% Population of Makarpura works under 5 km
32
Heterogeneity and Labor Market Equality Carpet area to distribution of nature of jobs
The street vendors are considered as the natural markets where sellers and buyers congregate selling and purchasing directly and work as informal markets. TOD zone, shuttle autos and retail footfall has been facilitated on either side of the Naroda gam road. This has engulfed a vast portion of the Gamtal area which contains an informal market. There are around 146 street vendors in Makarpura area.
11% Large scale Industry
78% Small scale Industry
Carpet area to scale of Job Center 15% of Job centers have 30 Sq.m of area Dominating in retail shops. 18% of Job centers are using 120 Sq.m of carpet area, Dominated by Institutional buildings like Police station & Academy. Multi-electronic showrooms like Vijay sales cover 300 Sq.m. Medium Scale - Garages occupy max. 25 Sq.m but encouragement is next 35 Sq.m for repairing.
Understanding the city 33
Comparing Ahmedabad and Naroda Nikol - Naroda one of the highest job generator Vulnerable vendors are caught between “capital without capital” (Banerjee and Daflo, 2011)
Comparing Makarpura job to A’Bad city 10% Casual Jobs in Naroda
58% Casual Jobs in A’Bad
78% Regular Jobs in Naroda
26% Casual Jobs in A’Bad
21452
2.45 Million
Total jobs in Naroda
Rs 15,528
Total jobs in A’Bad
Average Monthly Income
Rs 23,000
Average Monthly Income
*Above graphics are not prepare by individual - Source - W4 Thematic Panel.* *Duflo, Esther, and Abhijit Banerjee. Poor economics. PublicAffairs, 2011.*
34
A Case Example of Informal Worker Public realm_Case Example
Rs 50,600
Rs 23,055
Rs 27,545
16% i.e Rs. 2000
2 BHk - 85 Sq.m
10.5 Hrs
Monthly Income Per Day Profit
Monthly expenditure of Livelihood Affordability
Saving After Expenditure Working Hours
58% Expenditure
42% Savings Understanding the city 35
5
Robust City Network Robust hierarchy of streets is directly related to the type of real estate establishment. Arterial road has more mixed use development whereas the sub arterial road has more commercial development. Moreover the higher connectivity within percent encourages people to take shorter routes thus connectivity is also one of the determinants for real estate investors. This chapter tries to understand the walkability index of precinct with understanding the vehicle ownership and the purpose of travel. This chapter also understands the management and junctioning of public transport.
36
Transport connectivity for relocated urban poor
Understanding the city 37
Robust Streets Markarpura has high rate of connectivity
Arterial Road - 45 M
Sub - Arterial Road - 25 M
Level 1 - Arterial Road Level 2 - Sub-Arterial Road
Level 3 - Collector Street Level 4 - Local Street
196.77 M/Ha
1.60 Nos/Ha
1.92
0.672
Total Street Density Link Node Density
38
Node Density
Connected Node Ratio
The aerial road i.e. NH8, connects the industrial estate of the north to the residential area of the south. Naroda Gam road is a vibrant street in the evenings where it transforms into a big market. While in the mornings it is used by commuters. During evenings half of the carriageway is used for non-transport activities like vending, keeping only half the street active for mobility. The ROW of local streets is such that it offers shade on the footpath and carriage way of the trees along it. Hence it is cosy and comfortable for pedestrians, encouraging walk-ability.
Collector Road - 18 M
Robust hierarchy of streets is directly related to the type of real estate establishment. Arterial road has more mixed use development whereas the sub arterial road has more commercial development. Moreover the higher connectivity within percent encourages people to take shorter routes thus connectivity is also one of the determinants for real estate investors.
N 250
62.5 0
125
500
M
Characteristics of Access road Road Width
Medians
Foothpath
Type of Enchorchment
84%
84%
86%
52%
Types of Carriageway Level-1 streets are divided roads, due to the volume and speed of traffic.
Pedestrian Walkway Streets do not have any design element for pedestrians. Spaces on eedge are used as pedestrians to walk. Level-4 Few streets have a pedestrian walkway on both sides that are uninterrupted but lack in sufficient width.
Level-4 streets are encroached with ramps and steps projected outside the residences.
Roads with no median
84%
Roads with no median
Roads with no footpath
Roads are enchorched by parking or informal activities
Roads with no median The roads in the precinct are planned with sub arterial roads on either ends and collector roads connect them. In the precinct,the sub arterial roads are planned as 2 way 2 lanes and 2 way 4 lanes depending on the usability and traffic.
Level-2, Level-3, Level-4 streets are undivided roads and therefore experience more conflict in traffic.
Level-1, 2 & 3 streets are encroached with street vendors due to the presence of large commercial complexes that make these roads a place of recreation. N 250
62.5 0
125
500
M
Understanding the city 39
Two-Wheeler is preferred the most Vehicle Ownership
“ On an average, Rs. 2335 is spent for transportation a month � 22% 4 Wheeler
83% Education
17% Cycle
Travel Distance vs Travel Cost
57% 2 Wheeler
45% Work
Average travel distance per trip is around 3.5 Km Average cost of transportation is Rs. 12 per trip
Travel choice and Gender
Purpose of travel
Mode of transport for commutation
Travel choice across different income groups
The trade-off is observed in average distance traveled and transportation cost per trip, where the average distance traveled average distance
Work : 9.7 km Drop: 2.01 km School: 2.96 km College:9.99 km
Two wheeler is preferred for work and educational their commute while auto is mainly for school trips. Few women worker use AMTS.
Every household has two wheeler, it is because of the poor connectivity of public transport within the precinct.
40
Walkable Neibhourhood Block Perimeter - High Connectivity - High Walkability
Walk access time from POI to SAP
H1
Bus Stop & Shuttle Auto Stand H1 Distance - 0.22 KM Time - 3.5 Mins H2 Distance - 0.82 Km Time - 13 Mins H3 Distance - 1.03 Km Time - 17 Mins
H1
AMTS & BRTS Bus Terminal H1 Distance - 0.38 Km Time - 6 Mins H2 Distance - 0.65 Km Time - 10 Mins H3 Distance - 0.71 Km Time - 11 Mins
H3
H2
A
H3
H2 B
200 - 500 (Walkable) 2000 - 5000
500 - 1000 (Walkable)
75 %
Block Perimeter
97 - 200 (Walkable) 1000 - 2000
The measure of connectivity is done by linking travel behaviour to urban form. On comparing block sizes and perimeter, walkability can be measured. Walkability is measured by considering the ideal walking distance and speed of a human. Other factors that affect walkability are absence of footpath, street activities, lighting and also encroachments along the road.
N
Makarpur block perimeter
Live Near – Work Near – Study Near
Count
250
62.5 0
125
500
M
Understanding the city 41
Why people don’t prefer Public transport? Connectivity of Makarpura to other parts of city through Public transport
“Short trip distance and poor accessibility to public transport lead to high number of vehicle ownership”
Naroda Gam to Ranip Bus Terminal
Naroda Terminus
Naroda Terminus also acts as
er Ri v at
hi
Precinct
AMTS 70
S.V.P Int. Airport
ABRTS 7
a terminal for interchange for
G.
H
ig
Sa
hw ay
ba
R.T.O Circle Ranip Bus Stand
rm
Gujarat High Court
people coming from Nikol. The
S.
Acropolis
Naroda Gam to Gujrat High court
Vastrapur Lake
SP. Ring Road
Lal Dharwaja
Kalupur Terminus
Odhav
ISKON
Kankaria Lake
AMPC Market, Jamalpur
residents of Nikol – Naroda
SP. Ring Road
CEPT University
prefer public transport because of cheaper price and because of AMTS 66/3
the first and last mile connectivity.
ABRTS 9
CTM Cross Road
Naroda Gam to Lal Darwaja SABARMATHI RIVER
The Agricultural Produce Market
58, frequency 20 mins
66/3, frequency 12 mins
33%
15 - 20 Mins
37%
51% are Female users in Non - Peak Hour
11%
51%
52%
Trip Purpose - Education
42
within
Trip Purpose - Work Trip Purpose - Other
Female Users
Female Users
or
shuttle
autos.
Since affordable choices are
67% are Male users in Peak Hour
6.5 Km
Average Trip Length
transport
ABRTS 8
32,000 ppl
Average Travel Time
connectivity
encourage people to use private 900, frequency 20 mins 7, frequency 10 mins
Daily Passengers
poor
the precinct and nearby areas
Narol Circle
108, frequency 15 mins 128, frequency 15 mins
The
very limited, most of the people 67% Male Users
own at least a basic motorcycle model for day to day transport. Furthermore, the public transport doesn’t provide short distance
49%
trips, hence it doesn’t cater the
Male Users
needs of the people in this region.
A Case Example Overcrowding Map
Demographic Profile
Route Preferred more by people outskirt of ahmedabad boundary
28%
7%
22%
Service
Others House Wife
43%
- Female & Middle age group = Workers and Service class Sensitiveness towards the travel cost, comfort and safety.
Students
Connectivity 60% High Connectivity
40% Low Connectivity
Affordability
Trimandire Adalaj to Naroda Terminus Route No. : 109 | Time : 6:20 pm | Duration : 80 Mins
30% Not Affordable
- Nearly 82% of the bus users belong to LOW INCOME GROUP Distribution of over crowding
70% Affordable
35% Moderate
65% Acceptable
Understanding the city 43
Mangment of Public Tansport Staff hierarchy under Naroda Terminus
Naroda Terminus as Regular Job Center _ Distribution of Salary Structure
44
Workers
Salary
Working Hours
Workers
Salary
Working Hours
Deputy Controller
Rs. 26000
8 Hrs.
Controller
Rs. 44000
8 Hrs.
Supervisor + Card Supervisor
Rs. 14000
8 Hrs.
Driver – Government
Rs. 24000
8 Hrs.
Ticket Counter
Rs. 8000
8 Hrs.
Conductor – Government
Rs. 24000
8 Hrs.
Driver
Rs. 9000
8 Hrs.
Driver – Private
Rs. 9000 - 18000
8 – 16 Hrs.
Security Officer
Rs. 6000
Conductor – Private
Rs. 9000 - 18000
12 Hrs.
8 – 16 Hrs.
Governance and Finance Finance and Funding
AMTS
BRTS
Scheme
Public Transport Service
JNNURM – Janmarg
Funded By
AMC – Loan
AMC, 50% - Loan State Govt. – 15% Central Govt. – 35%
Total Project Cost
429 Cr.
525 Cr.
Land Ownership
AMTS
Funded By
AMC – Loan
Total Cost
23.4 Cr.
Expenditure
Expenditure Preliminary cost – Infrastructure
137.71 Cr. 2.48 Cr. / Annum
Vehicles – Maintenance 144.70 Cr. / Annum Bus Shelters
1 Lakhs
Road infrastructure
600 Cr.
Preliminary Cost + Infrastructure
41.85 Cr. (48.52 – Fuel + other)
11.3 Cr.
1.52 Cr / Annum Vehicles + Maintenance
1.5 Cr.
132.0 Cr / Annum
610 Cr. Bus Shelter
Pension
Expenditure per Km
Every Govt. – 95.32 Cr. / Annum
26 - 28
People who joined before 1995 – 23.2 Cr. / Annum
1 Lakh
Income
40 Fare + Income
25.3 Cr / Annum
No. of Passengers
32000
Income Fare + Income
126.89 Cr. / Annum
65.7 Cr. / Annum
Understanding the city 45
6
Hidden Infrastructure of City Neighbourhoods in Naroda have sufficient water supply with 156 LPCD, which is more than required but it lacks in storm water drains. On observing contours map it was observed contour ranging from 55 to 58 m are low lying areas thus facing water logging. Moreover the undulating streets is other reason causing water logging along the street fringe. Silver bins along the highway encourages vehicular parking and garbage littering around it. Despite replacing the silver bins with smaller blue/green bins at multiple location of the residential areas, the nuisance has increased to multiple points, which also seems to be a failed attempt.
46
Struggling with Rain ? - Drowning city
Understanding the city 47
Uninterrupted water supply Source of Water From kotarpura
Appartments are more dependent on Ground water Naroda Pumping Station Pumping Capacity : 81.3 Lakhs Litre/Day Water Source : Kotar STP Bore Well Depth : 1000 feet Total Area Covered : 3.5 Km Total DU Covered : 52,000 DU
ESR location + Serving the entire precinct
UGT 18.5 Lakhs Pump Room ESR Capacity : 3 Lakhs Galion
48
89% Surface Water
11% Ground Water
Water Supply Total Populatio Covered = 52,000 PPL Capacity of Water Tank = 21,50,000 Gallon Pumping Capacity = 21.4 Lakhs Litre/Day Standard (For low cost) = 135 LPCD
Average consumption per person = 1 56.5 LPCD
Effective mechanism of solid waste management Waste collecting vehicle route
Transfer and Disposal
Waste collection route Example: Route - 02 Vehicle No. GJ-01-FT-1374 Start Point 7:00 am End Point 1:40 pm
No. of DU covered in 1 Transfer = 252 Du Average Household size = 4.72 Total Weight in 1 Transfer = 720 Kg Average per Capita = 0.605 Kg Average Household Waste = 2.8 Kg Door to Door step
Route
Green Bins provided by AMC and Green side are used to collect wet waste. Blue side is the dry waste. Segregation is done before collection.
Total Route length : 18 km Number of Stops : 26 Buildings covered : 70 No. of Dwellings units coverd : 252 Average stop time : 4 mins Max. stop time : 8 min Min. stop time : 1 min Calculation for one Transfer Gross Weight = 2270 Kg Wet Weight = 600 Kg Dry Weight = 110 kg Total Weight = 710 Kg
Collection of Dry and Wet Waste at Transfer Point. Wet Waste collected in Large container to transfer at the main station. Road side Green waste collected by truck directly taken to transfer point.
85% Wet waste
15% Dry Waste N 250
62.5 0
125
500
M
Understanding the city 49
Underground Drainage Network
Inpection Chamber
Catch Pit Manhole Inpection Chamber
Catch pit Strom water Drainage pipe
Inpection Chamber Manhole Extreme right of the road
On observing the precinct, the roads are designed well with manholes where the location of it changes with its time i.e. in some roads it is seen on center, while in some on the ends, while in some roads on mud tracks. Few manholes are sealed and are inaccessible. From each house the sewer is let out through gutter pipes, which connects to the drainage trunk lines on the road. Many manholes in the site are not accessible, while few are broken, the manholes in new roads are in good condition of accessing for cleaning and maintenance. On observing the precinct, the condition of the Manhole depends on the age of the road.
50
Storm water management needs attention Topography and Storm Water This particular plot is observed with complete water logging, because there was an existing water body, which depleted over years. 1m depression is still seen On analyzing the contour, water logging is observed on the depressions and in few high land, where depression is created due to construction. No Catchpits at Residential areas
51 - 54
54 - 58
58 - 61
61 - 65
Water Logged Area
Choked Catchpits and Irregular intervals
+ Water logging is observed at road is low contour levels.
Typical Sewage Manhole
+ Water logging is mainly at the junctions of
Cover Size - 900 x 900 m
streets.
Manhole Size - 1100x1100m Average distance between 2 stormwater catchpits = 50m
N
Sewage drain used as Storm water drain
250
62.5 0
125
500
M
Understanding the city 51
=
7
City Level Public Space These spaces are social spaces that are accessible to all, regardless of culture, gender, age or socio-economic level. Public places become necessary as they produce a visible communication between many persons who visit it. Providing a sense of place that strengthens community identity and community pride which improves community relations and reduces the feeling of alienation while creating a place for all types of people to congregate. These spaces are the “breathing spaces� in a city’s urban fabric. This chapter tries to understand the spaces in terms of accessibility, culture, gender, age and socio-economic level. Understanding nature and porosity and what all are the public spaces in the precinct.
52
Public Realm for all Social groups
Understanding the city 53
Neibhourhood Walkability Nolli’s Map - Public and private spaces
Publicness in Makarpura
Informal Cricket Ground Temple
Pani Puri Centre
Bus Stop
Time Restriction
Chat Pani Puri Centre
Open 24 x 7 SBM Toilet
AMC Park
AMC Vegetable Market
Bus Stop
Temple
Soda Shop Snacks shop
Flower Shop
Omlet Centre
Corn Centre
Omlet Centre Temple
Walkability is the basic parameter which makes above space a public realm. All the spaces discussed above are public realm because of less walkability distance from various neighbourhoods. Also on comparing the scale of public realm, we can conclude that Amc park acts as a neighbourhood level public realm whereas Mayur cross road acts as an area level public realm and Naroda lake is city level public realm which not only attracts people from Naroda but also from other districts.
54
Social Organization (Private) Material Culture
23% Roads
45% Private Realm
22% Regulated Public Access
12% Open to All
Space that strengthens community identity and community pride which improves community relations and congregates people. These spaces are the “breathing spaces” in a city’s urban fabric.
Belief and Religion
N 250
62.5 0
125
500
M
Streets are Public Spaces Formal economy / Vendors
Informal economy / Vendors
Vehicles - Shuttle auto stand
Vegetables vendors have a dedicated space with well circulation. 10 years back market space was designed as per few vendors, today vendors have increased and sit on floors outside the market. Women foot-fall is seen more during the evening time. The ladies come in groups to buy vegetables.
Vendors with moving carts are situated near major roads to get better access to clients. Whereas Stationary vendors (on floor) are mostly situated inside the temple foreground in the shades of Existing Trees. Fountain is used as a background by the street vendors.
There is no designated space for parking. Shuttle autos park along the side of the road edges and nex to vendors. Whereas the two-wheelers are parked in front of shops and next to vendor space and dead walls. Despite no parking signage, the Autos and two-wheelers are parked along the sides due to vast demand.
Understanding the city 55
Case of Makarpura Street Market Naroda Market - Evening Time
Naroda Market - Porosity Analysis By evening time, Streets are bustling but at this time more with ladies. As the Amc office and school next to the junction is closed, food vendors like soda and omlet vendors come and use it as background with the steps of the building as sit out space. Access to street Acess to building Legends Opaque Partially Porous Porous
People
Vendor
Cow
Two - Wheeler
Auto
Car
60% Partially Porous Vendor gather around the urban element Informal activities along road side thus congestion.
Public street - Section
56
Visually Physically
30% Porous
10% opaque Ladies coming in groups to buy vegetables and fruits. Tea vendors sitting from morning next to “chabutra� become more busy with lots of users engaged in various activities, such places have also acquired a distinct cultural identity with multiple and varied layers of activity depending on the time of the day.
Contrasting Public Realm A large percentage of visitors at market are pedestrians or on two-wheeler t ransit usersafe.
Naroda Gam Is the wholesale market of the Naroda area
Most of the visitors are women and the percentage of old people and children in the area is also very low.
It forms the core of the precinct, housing formal and informal commercial activities, religious and cultural sentiments, and a vibrant public life.
Vehicles dominate Market Plaza??
Street remains active for 18hrs a day! Unorganized vending activities cause congestion and bottlenecks for movement; Shop extensions onto footpaths and streets reduce space for pedestrian movement.
Mixed traffic zone, with high twowheeler and auto-rickshaw counts; private four wheelers are few in number, but add to the congestion within the area. High fear and risk of road accidents, making roads unsafe. Source - Data and representation by EMBARQ India, 2014 Understanding the city 57
8
Futurity Fostering Growth of Makurpura According to AUDA development plan, precinct falls under R1 residential zone. With the rapid development of NH corridor, TOD (BRTS development), Connectivity with Airport via underpass and road widening (connecting NH with SP ring road) has led to an increase in FSI and currently FSI is 4 because of TOD zone. On analyzing DU per plot and population per plot, the average population density is 128 people/Ha with average DU is 27/Ha and FSI being 0.9 (fig.3.1). This indicates DU density and population density are directly proportional to each other. Also FSI currently is directly proportional to these densities, which means more dwelling units and higher population.
58
Regulation ‘fostering’ the market growth.
Understanding the city 59
Underutilized City Parcel Building Height According to the AUDA development plan, the
G+6 Apartments
Building Height
precinct falls under the R1 residential zone.
G+4 Apartments
With the rapid development of NH corridor, TOD (BRTS development), Connectivity with Airport via underpass and road widening (connecting NH with SP ring road) has led to an increase in
G+1 Semi Detached
FSI and currently FSI is 4 because of TOD zone.
FSI
On analysing DU per plot and population per plot, the average population density is 128 people/ G,G+1
G+3,G+4
Ha with average DU is 27/Ha and FSI being
G + 5 to G + 8
0.9. This indicates DU density and population
FSI
density are directly proportional to each other. Also FSI currently is directly proportional to these 41% FSI 0.5 - 1.0 81% G,G+1
22% FSI > 0.5
28%
09%
FSI 1.0 - 2.0 FSI 2.0 - 3.0 22% G+3,G+4
densities, which means more dwelling units and higher population. Currently the region has a higher FSI, is gradually revamping the urban form to more commercial and mixed use development and thus creating more job centres, more migrants, more population. N 250
62.5 0.08 - 0.5 60
0.5 - 1.0
1.0 - 2.0
2.0 - 3.5
0
125
500
M
Road networks influenced the Development Railway Line
NH Corridor
NH Corridor High FSI Low Density (Deflicit)
Better connectivity
Better connectivity Commercial / Mixed use
DU Increase Better connectivity
Industries Expansion
High FSI Low Density (Deflicit)
Public Realm
High Market Demand (Incentives)
TOD acted as market force to further increase in land price Connects SP Ring Road
Connects SP Ring Road High FSI High Density (Incentives)
Naroda Gamtal Denser BRTS Corridor
NH Corridor Gamtal Expan-
Development along NH and Railway Corridor
BRTS Corridor
TOD and TP Scheme
GIDC Developement - Old Naroda Airport 8Km
Land Price + Low Rise Developemnt + FSI
“Extension of TOD Zone” “1.5 km road from Devi Cinema to Muktidham is being widened to start the BRTS for which roadside shops are being demolished”. - TOI
Public Realm
FSI - Encourgment of Commerciala & mixed used
Increase Market Demand Stock
Undeveloped 75 years old Plots New Development Mixed Use
Land Price + FSI + Real Estate Market + PPH
Affordability Purchasing Power
Upgradation of Infrastructure
Magnet to Real Estate
“Real estate: Steady march towards growth”
“Naroda developers get 4 FSI boost”
“Town Planning scheme 121 - between Naroda and Hanspura. Road development, gardens, neighbourhood centres and open spaces will be provided to the residents”. - Indian Express
“Regulation ‘fostering’ the market growth. Naroda a Small CBD of neighbouring areas”.
- TOI Understanding the city 61
Summary
Makarpura, Naroda is transforming into a contemporary built form. Studying the lens of city planning and relating to market mechanisms, proves that economics and market shapes the city development with design tools of regulations and infrastructure. In Makarpura, Naroda – TP scheme, road widening, high FSI from 1.9 to 4, TOD zone, walkable block size and high rate of street connectivity prompts the productivity of the area and thus leads to improved productivity and welfare of citizens. High rate of real estate development which generates high levels of jobs choices and job centres is reshaping the old settlement from low rise – low density to high rise – high density. In Makarpura the streets rights-of-way and designing public transport systems serve the shape and densities created by real estate markets. Land rates which act as tools where higher land price on arterial roads (better connectivity roads) attracts more real estate resulting in high density. Moreover in Makarpura trade-off is made between labour market and transport. 83% of people are working in a radius of 5 Km which promotes the idea of concept Work, live and play. From the above all parameters, it is found that Makarpura, Naroda is more affordable and desirable therefore it creates a high demand which fosters new development. The current economics of Naroda makes its nodal centre and new small CBD. Hence, regulations and policies are fostering the market growth in Makarpura and revamping the urban fabric which is market (real estate) driven. We can thus infer that the social economic fabric of the precinct is changing, although still it remains affordable.
62
At Galance
1.92
73%
39%
12%
Link Node Density
Private Ownership
Land underResidential
Land under Commercial
9%
4.2
75%
2.3
Semi Detached Houses
PIR Ratio
Walkability
Average FSI
66%
40%
Rs. 38,000
4.3
2.6
21,691
Regular Jobs
Service Sector
Job Density
Average Salary
Average Travel Length
Number of Jobs
Understanding the city 63
CEPT | MUP | Understanding the Studio 2019 | 64