“Towards a catalytic development of the twin cities (Bharuch-Ankleshwar) as one under BAUDA “
PORTFOLIO
Development Plan Studio | Semester 2
Amrutha Balan PG190115 Master of Urban planning Faculty of Planning CEPT University
ABOUT THE STUDIO The 2nd semester studio focused on preparing a development plan 2041 of area under BAUDA (Bharuch-Ankaleshwar Urban development Authority) understanding and analysing the characteristics of the twin cities of Bharuch and Ankleshwar. The studio spanning over 3 months was divided into 3 exercises to understand the basics of DP and 4 iterations to analyse and propose the DP 2041
ABOUT THE SITE Existing scenario of the study area was analysed to formulate a the vision plan for 2041. boundary delineation was justified as per the requirement for 2041 and thus the concepts for the development plan was worked on under road network and zoning. The study on BAUDA started by incorporating the take aways from the 3 exercises under micro level planning within 1 sq km,Ahmedabad , road network analysis of Bangalore city and finally the study on a similar industrial city of Detroit,Michigan. Various site visits and discussions with the Municipal,BAUDA,Industrial, GPCB authorities ad various developers and residents of the areas were conducted to understand the functioning and existing scenario of the twin cities of Bharuch and Ankleshwar under BAUDA.The development plan was worked on the basis of this understanding .
A premliminary study had to be conducted to the understand the process better.For this 3 exercises were conducted : 1.For understanding the micro level planning. 2.To understand the road network of a developed city within the country . 3.To understand the overall planning process and its implementation mechanism from a selected city in India or abroad.
Led the topic with major contribution to data and graphics
Shared work of 4
Shared work of 2
Individual Output
2
2.
3.
4.
1.
STRUCTURE
1. Understanding the micro level planning
1.Identifying issue within the 1 sq km area of precinct (Shahpur Dariyapur) 2.The proposals for the same Pages 4-5 Development Plan BAUDA
2. Understanding the existing road network of a city through a case study of Bangalore city and key learnings
3. Understanding the macro level planning
4 . Proposal Development Plan for BAUDA 2041
Case Study : Detroit, Strategic Framework Plan 2012-50
Bharuch Akaleshwar, Gujarat
Pages 6-7
Pages 8-9
Pages 11- 25
3
Shahpur Dariyapur Ahmedabad Gujarat Understanding the Micro level planning Exercise 1 Sq km Area of the precinct Shahpur-Dariyapur and development proposals Sabarmati Riverfront Development Development of new structures or recreational centres on the vacant land. This will prevent the formation of slums.
Existing EWS housing The area underneath the metro could be developed into garden and off-street parking
Vacant lands to be developed to residential area.(Govt.Ownership-State)Slums to be relocated to EWS Housing
ed pos
tro Me
Pro
Sab
arm
ati
Riv
erf
ron t
Sab
arm
ati
Riv
er
nd
Ga
ge
rid
B hi
Lala Kaka Garden
Market place (Lala Kaka Market) re-arranged to minimise the Congestion during peak hours
Existing area with higher FSI
Proposed areas for an increase in FSI
4
Proposal 2 Redeveloping the vacant land as residential area. EWS housing with recreational facilities (Govt ownership)
Pedestrian pathways provided and provision for off street parking and garden underneath the metro transit
Proposals
Proposal 3 Proposed Footpaths And Sustainable streetscape development
The MRT corridor is under construction .As the transit system develops the connectivity increases and this will change the economic and physical aspects of the precinct. Biometric system on chota hati
To accomodate this there should be vertical development as the vacant land availability is less.
Heavy fines to be charged for dumping waste on open spaces
Proposal 1 Rearrangement of Market area Redirecting the roads for better transportation and less congestion.
Legends Proposed road Accessibility Development Plan BAUDA
Highlights 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11.
Mixed use corridor development TOD Zone Higher FSI near the riverfront area and the transit corridors Major economic centres- Retails and the Lala kaka Market, Scrap industries Walkable precinct Majority of the population is employed within the precinct area and around Served by autorickshaws,twowheelrs,AMTs and MRTS High traffic congestion due to narrow roads. Narrow lanes within the core city.Vehicular accesibility is limited Second largest generator of waste in Ahmedabad High population density (Pop:65000)
5
Bangalore , Karnataka
Road Network Analysis
Road Network Analysis City Area : 709 Sq km
Population :
The network layout of Bangalore city
84.4 L akhs
Medium population density of :
11904 per sq km The distance between the rings increase as one move away from the city centre .
Inner rings: 3.32 Km
Outermost rings: 9.67 Km
6
Average Distance between Rings and Radials
The distance betweent the radials vary. There are 16 radials
RING
AVG KM
RADIAL
AVG KM
1-2
3.32
A-B
5.21
2-3
3.09
B-C
5.68
1-3
4.07
C-D
0.79
2-4
3.64
D-E
6.07
3-4
3.95
E-F
2.95
4-5
7.43
4-6
9.67
F-G
2.49
G-H
5.07
H-I
6.00
I-J
5.40
J-K
0.51
K-L
2.10
L-M
3.82
M-N
1.70
N-O
3.84
O-P
3.92
P-A
2.86
Distance between the rings increases as we move away from the city centre
The average block size increases towards outer rings as the ring distances increase
Average arterial block size BLOCK SIZE
AVG SQ KM
Inner Ring
8.54
Outer Ring
43.79
Block sizes increase towards the outer areas making it less walkable
Highlights 1. As we move from inner to outer city area the block sizes increase which reduce the walkability of the city .
2. The Rings are not continuous as it stops at some radials .This will obstruct
Bangalore city road network Development Plan BAUDA
the flow of traffic in outer city areas and as it terminates at the radials which connects the city core to outer areas , it will increase the traffic congestion at these junctions serving high speed traffic making the city highly traffic congested 3. Only 20% of road network has 4 lanes or more. 4. Majority of roads lack service lanes
7
Spatial Evolution
Detroit Case study
Strategic Framework Plan 2012-50 Industries as the major economy Large number of blight structures Area
Vacant Land
360 Sq Kms
52 Sq Km
Population
Population density
672794
1869 person/ Sq Km
Vision Aspirational where it should be and practical where it must be Respectful of city’s history,community efforts and new ideas Just and equitable in seeking to create benefits for all Transparent and Inclusive of all voices participating to improve our community
4 IMPLEMENTATION HORIZONS 2012-2017 STABILIZE 2017-2021 IMPROVE 2021-2030 SUSTAIN 2031-2050 TRANSFORM
Layers
City of Multiple employment district A city connecting people to opportunity
Strategic development plan 2050
A green city where landscapes contribute to health A city of distinct attractive neighborhoods 50 year land use vision
The industrial and economic crisis led to a huge decline in population leaving a large number of vacant structures.
8
Developed Non-Developable
Developable Detached Small Mixed Use houses Aaprtments The kind of predominant building structuresshows the character of the city Policies and regulations :Master plan of policies and city zoning ordinance Temporary
Food trucks
Trailers
Small retails
+
Highlights Active Public Participation
1. The city has a declining industrial
2. 3. 4. -Public participation in urban planning is seen efficient. -Quality of life of every detroiter will be improved -Dense walkable mixed use neighborhood -Vacant land and blight structures are being removed re-purposed . -Clustering of commercial and sicial actvities in the neighborhood to help reinforce symbiotic uses and improved walkability Local Area Plan for Dwarka
5. 6. 7.
and commercial economy due to the decline of motor production sector and increased crime due to many vacant structures and blight structures which could be removed or refurbished to reuse. The work has already started from 2012. Repurposing of vacant land Bringing up the blue green infrastructure Developing the green neighborhoods Increasing green landscape and agriculture and effectively trying to reduce the industrial pollution Public participaion in the growth of the city highly encouraged and monitored Mixed use transit corridor development
9
Bharuch Ankaleshwar Gujarat
Regional Context
Developemt Plan for the Twin city GNFC Bharuch
HSRC
DMIC
GIDC Bharuch
DFC Economic , spatial a nd demograph ic growth under the influence of D Vilayat GID ahej Port and C.
Bharuch
Sardar Bridge
Bharuch
HSRC Station
Golden Bridge
Narmada River
1. Major Connectivity Inter City 2. Connectivity to Ports 3. Connectivity to Dedicated Spatial growth towards Jhagadia
Ankaleshwar
GIDC Ankaleshwar
Freight
GIDC Jhagadia
4. Corridors (DFCs) 5. Close proximity to economically developed cities-Ahmedabad and Mumbai. 6. A part of Delhi-Mumbai Industrial Corridor (DMIC)
6,42,769 Population( 2011)
13,96,933 Projected
Population(2032)
2,315,96 GIDC Panoli
Working
Population ( 2011)
BAUDA Area 635 sq.km
Existing Scenario
BAUDA in comparison with other major urban development areas of Gujarat..
TWIN CITIES 12.48 SQ.KM-Bharuch Municipality 50 -Villages 5 -Census Towns 18 SQ.KM -Ankleshwar Municipality 30 -Villages 5 -Census Towns
BAUDA 635 Sq Kms
DMIC
DFC
Vilayat GIDC
PCPIR HSRC Station
BAUDA Kharchi and Jhagadia GIDCs
Economic, spatial and demographic growth under the influence of Dahej Port and Vilayat GIDC. DMIC, DFC and HSRC are three linear corridor based developments running across BAUDA which greatly influence the rate of development and engagement with the habitat through land acquisition, resettlement and impact on local businesses.
AUDA 1866 Sq Kms
Issues
•
• Water logging in
•
• Poor quality of
•
• • • •
HSRC
SUDA 722 Sq Kms
Strengths •
Twin cities under BAUDA but functions as two different cities though the motive was to bring both the city under one administration.
Dahej Port
RUDA 686 Sq Kms
Location and regional connectivity Industries and employment Water supply and irrigation due to Narmada. Dahej port is fueling port-led development. Strategic location, Bharuch has high potential for economical development.
plains
• •
• •
land, GW and low natural fertility. Nuisance points Inefficient public transport and intracity connectivity Industrial pollution Environmental degradation and depletion of natural resources
Opportunities
•
Development of ports and SEZs Backward and forward linkages emerging from rapid industrial and port development, provide huge scope for small and medium enterprises across activities. HSRC Station Area development
Chemical Capital of India Ankleshwar : 1900 Industrial units Red : 1400 units (Highly Hazardous) Orange :350 units (Medium Hazardous) Green:150 units (Less Hazardous) Bharuch : 550 Industrial Units Red: 215 Units (Highly Hazardous) Orange :120 Units (Medium Hazardous) Green:165 Units (Less Hazardous)
GPCB
High pollution due to red and orange industries.
12
Boundary Delineation
81
Spatial Developemnt
22
Villages Retained
Villages Included
14,19,730 721.96 sq.km.
9
Villages Excluded
Decadal Growth Rate (%)
Total population
Main Male Non - Agricultural Workforce
Development Plan BAUDA
New planning Area
New Delineated Boundary
Impact Domain
Common Potential Impacts of DMIC, DFC, HSRC
Planning Response
Fauna, Flora and Biodiversity
Loss of habitat and wildlife; Land acquisition of private land and involuntary resettlement.
Buffer Zones along Water Bodies and Eco Sensitive Areas to conserve and promote their growth; Zones with restricted development to mitigate habitat loss effects.
Involuntary Resettlement
Land acquisition of private land and involuntary resettlement.
The rehabilitation programmes are issued by each of the authorities responsible for acquisition; However, Affordable Housing Policies enforced in DP to meet rising housing demands in the city.
Local Economy
- Affecting sources of income due to land acquisition and involuntary resettlement. - Increasing local business opportunities due to construction activities
Promoting healthier employment conditions in industries while enabling a local Economic Shift with provisioning small and informal businesses models.
Disturbed accessibility to local social infrastructure such as Social religious places, water Infrastructure pipelines for domestic water supply and irrigation system.
While this cannot be resolved through a DP, an ad-hoc system will be in place to address the loss of access to basic services due to development activities
Development Guiding agents
Population density
New projected Population
13
Vision Statement and Planning Principles “To develop a well connected region focusing on economic stability, affordability of resources and environmental conservation thereby enabling inclusive urbanization” .
Initial Concept development (Individual)
Floating population of marginal workers and other staffs of industries could be provided with housing in this area as PCPIR provides housing facilities only to the higher end staffs.
Quality of Life Enhancing the quality of life of Residents and Migrants through:
Incentive areas could be demarkated for housing facilites for industrial workers and other affordable housing at subsidized rates.
Conservation
Of Human Habitat and Natural Environment from:
Economy
Consolidation of Local Economy Concept development (Group of 4)
14
Proposal for a robust network system (2041) DMIC
SH 228
Strengthening the Twin city Connectivity
DFC HSRC NH 48
SH 164
Identifying the missing links
SH 6
NH 48 NH 64
Connectivity to villages
SH 166 NH 90
Radially connecting the city centres to strengthen regional connectiviy
21% 31% 13%
35% Primary Road 60 m Wide (NH, Outer Ring Road) Primary Roads 30 m Wide(SH, Inner Ring road) Secondary Roads 24 m Wide (Radial Roads) Tertiary Roads 18 m Wide Local Roads 12 m Wide
Identifying the development potentials and current growth trends
64 Km 33 Km 112 Km 42 Km 68 Km
Proposed characteristics for the heirachy of roads
•
Various connectivity layers considered
Development Plan BAUDA
Dividing into smaller blocks with improved connectivity within the development area
• • •
12 m wide and 18 m wide-pedestrian pathways on either sides with general traffic carriageway. 24 m wide - separate lanes for NMT (pedestrian ,cycle track) . 30m wide - serve the traffic with separte lanes for NMT (pedestrian,cycle track) and mini bus lanes. 60 m wide - separate mini bus lane ,corridor serving freight traffic and separate service lane
15
Reference Images
Proposed flyovers
Phase wise distribution 39.4%
DFC
DMIC
DMIC SH 228
DFC
SH 228
HSRC
NH 48
HSRC
NH 48
Reference Images
60.5%
Reference Images NH 164
NH 164 SH 6
SH 6 NH 48
NH 48
NH 64
NH 64
The area beneath the flyovers could be developed as a publ recreational space with parks, cycle tracks and pathways. SH 166
SH 166
NH 90
NH 90
Phase I: 2031 (10 years horizon period) Phase II: 2041 (20 years horizon period)
Service Corridor
Bus lane
Carriage way
The area beneath the flyovers could b recreational space with parks, cycle t
Proposed DMIC Flyovers
The area beneath the flyovers could be developed as a public recreational space with parks, The cyclearea tracksbeneath and pathways.
Flyovers proposed
60 m Wide Road section Carriage way
the flyovers could be developed as a public -Eco sensitive -DMIC,DFC,HSRC recreational space areas -PCPIR development parks, cycle tracks -Air,with water -Jhagadia industrialpollution and pathways. development Freight Pedestrian -Low lying Corridor -Cargo Airport land
Bus lane
Zoning Approach
Liberal Use Based
Eco sensitve zones
Recreational
Market Demand
Logistics Agriculture
• PCPIR development • Jhagadia industrial development
• Cargo Airport
Zoning Zoning Rationale Rationale
CC MU1 MU2 CMU IZ MU3 AZ Mixes of Uses Polluting Industries
Small scale industries
Predominant Zones to be considered
Mixed use along corridor
Few non permissible uses are identified under each zones
Environment
• Eco sensitive areas • Air, water pollution • Low ly`ing land Connectivity • DMIC,DFC,HSRC • The road network proposed
To control the hazhazard development and to FSI Based invite more developers to certain zones Control
16
Proposed Zoning (2041)
DMIC
2% 1%
GE)
ure (RAZ)
6%
12%
SH 228
4%
5%
DFC NH 48 HSRC
22%
4% NH 164
7% 2% 3% 1%
2%
SH 6
27%
NH 48
LEGEND DMIC HSRC DFC Railway NH SH Road Network Road extension outside BAUDA BAUDA New Boundary Waterbodies Gamtal (G) Gamtal Extention (GE) Restricted Agriculture (RAZ) City Core (CC) Industrial (I)
NH 64 Industrial Buffer (IB) MU1 MU2 Incentivized Zone (IZ) Logistics (L) MU3
SH 166 NH 90
CMU Agricultural Zone (AZ) Green Buffer (GB) Existing Recreational Proposed Recreational Safe havens
Industrial Buffer (IB) MU1 MU2 Incentivized Zone (IZ)
side BAUDA
dary
Total Developed Area 381.17 Km. sq.
Logistics (L) MU3 CMU Agricultural Zone (AZ) Green Buffer (GB) Existing Recreational Proposed Recreational Safe havens
Development Plan BAUDA
17
MU1
DMIC
MU2
DFC
DFC
DMIC SH 228
NH 48
SH 228 NH 48
HSRC
HSRC
NH 164
NH 164
SH 6
SH 6
NH 48
NH 48
NH 64
NH 64
SH 166
SH 166
NH 90
NH 90
‘The concept to allow a mixed use zone with a liberal approach providing a robust framework considering the market demand and to ensure optimum utilisation of the available land under this demarcated zone.’
The concept is to allow a mix of different uses within the marked zone in a liberal approach within the FSI limit proposed.
Zone Code
FSI Permissible
FSI Purchasable
FSI Max
Zone Code
FSI Permissible
FSI Purchasable
FSI Max
MU1
2.5
1.0
3.5
MU2
1.8
0.8
2.6
18
MU3
DMIC
CMU
DFC
SH 228
DMIC
DFC
SH 228
NH 48
NH 48
HSRC
HSRC
NH 164
NH 164
SH 6
SH 6
NH 48
NH 48
NH 64
NH 64
SH 166
SH 166
NH 90
NH 90
The concept is to allow a mix of different uses within the marked zone in a liberal approach within the FSI limit proposed.
Ideology to develop an existing trend of mixed use observed along the corridors .Highest FSI of 3.7 is set along this area. The Zone offset is 200 m on either sides of the corridor.
Zone Code
FSI Permissible
FSI Purchasable
FSI Max
Zone Code
FSI Permissible
FSI Purchasable
FSI Max
MU3
1.2
Nil
1.2
CMU
2.2
1.5
3.7
Development Plan BAUDA
19
Green Buffer DFC
DMIC SH 228
NH 48 HSRC
NH 164
SH 6 NH 48
NH 64
Cycle tracks along the waterbodies with 10 m wide green buffer
SH 166 NH 90
Industrial Buffer FSI :0.6
Heavy industries FSI 1.2
Zone Code
FSI Permissible
FSI Purchasable
FSI Max
Ind Buffer
0.6
Nil
0.6
Green buffer along the corridors
20
Special proposals-Transportation proposals Policies
Policy Proposal Prime carriers in the region Low Density Carriers
Consolidating their pick-up stations in a regulated network
Policy Proposal
To introduce mini buses as IPT and integrate the auto-rickshaws into the system with consolidation of their pick-up stations in a regulated network
To Provide first mile/ last mile connections between job centers and major transit routes.
Industries could partially fund the purchase of IPT carriers for primary routes.
Safety concerns of people using para transit to be addressed. The bicycle tracks and pedestrian pathways to be constructed on the major roads
Fares should be sufficient to secure the living for the rickshaw drivers
The road network with separate transit lanes for MT and NMT
Development Plan BAUDA
The green network along the transit corridors
The proposed transit corridor of 30 m road width
21
Transportation proposals
DMIC SH 228
Current scenario Bharuch: No PT Ridership
IPT to be introduced as main mode
Existing Transport mode within city: Private auto rickshaws, cars and bikes, Cycle carts, bicycle Bus requirement per 1000 population: 2031 -5 buses 2041 -2 buses Share auto requirement : 2031 -8 2041 -3 TARGETTED RIDERSHIP TARGETTED RIDERSHIP (Industry oriented) (Industry oriented)
NH 48
HSRC
Bus requirement per 1000 population: 2031 -5 buses 2041 -2 buses Share auto requirement : 2031 -8 2041 -3
Case studies -Indore (Pop : 19 lakhs) -Kuala Lumpur-1975 (minibuses)Pop:15 lakhs -Gauteng Province, South Africa-Kombi Buses
NH 164
SH 6
NH 48 NH 64
SH 166 NH 90
Bicycle Dock
GENERAL RIDERSHIP GENERAL RIDERSHIP
• 9 Routes identified. • 198 Km long Bus route • 91 Km long Auto route
DFC
Existing Bus stops Proposed Minibus stops Proposed Share auto station
Bus Station under construction Mini Bus route + Bicycle tracks Shared auto Development in Phase 2
Non-motorised IPT
Motorised IPT
SPV should be setup franchising operations to private partners
Regulatory
ITS Device on vehicles Panic button and GPS
Technological interventions
NMT -Phase I development if successful could be taken to Phase II Separate Cycle tracks of 2.2 m to be provided along the corridors – Primary 30 m wide ,secondary 24 m wide roads
22
BAUDA
Compactibility with PCPIR Enhanced connectivity to PCPIR
1
Overall connectivity to DMIC,DFC,HSRC
2
Villayat 1
Connectivity of gamtals to arterial roads
3
Connectivity of overlay incentive zones to industries
4
Residential development towards PCPIR for the projected population 2041
5
PCPIR
1
4 Overlay Incentive Zone
3
2
5
Dahej Overlay Kharchi Incentive Zone 4
Jhagadia
Developments towards PCPIR Mixed Use 3 zone proposed towards PCPIR encouraging the development envisaging the future migrant population and residential outgrowth from the identified housing areas within Dahej –Villayat regions.
The Commercial mixed use is proposed along the transit corridors towards PCPIR as anticipated and taking into account the mixed use proposed along the corridors within PCPIR area.
DCRs FSI and Ground Coverage
Base FSI Purchasable FSI Base FSI utilization according to the plot coverage Road
Development Plan BAUDA
Zone
FSI
1.2 1.2 1.2 2.5 MU1 2.5 2.5 1.8 1.8 MU2 1.8 1.8 1.2 1.2 MU3 1.2 1.2 1.2 2.2 CMU 2.2 2.2 Logistics 1.0 2.0 2.0 IZ 2.0 (Overlay) 2.0 2.0 Industrial 1.2 Industrial buffer 0.6 1.5 Gamtal 1.5 1.5 City core
FSI Max
GC
1.2 1.2 1.2 3.5 3.5 3.5 2.6 2.6 2.6 2.6 1.2 1.2 1.2 1.2 1.2 3.7 3.7 3.7 1.0 3.7 3.7 3.7 3.7 3.7 1.2
50% 60% 70% 30% 40% 50% 30% 40% 50% 60% 30% 40% 50% 60% 70% 30% 40% 50% 50% 30% 40% 50% 60% 70% 50%
60% 0.6 1.5 50% 1.5 60% 1.5 70%
B.U.A No.of FSI floors permissible 1200 2 1200 2 1200 2 2500 8 2500 6 2500 5 1800 6 1800 4 1800 3 1800 3 1200 4 1200 3 1200 2 1200 2 1200 2 2200 7 2200 5 2200 4 1000 2 2000 6 2000 5 2000 4 2000 3 2000 3 1200 2
Area per floor 500 600 700 300 400 500 300 400 500 600 300 400 500 600 700 300 400 500 500 300 400 500 600 700 500
600
1
600
1500 1500 1500
3 3 2
500 600 700
B.U.A No.of Max floors FSI 2 1200 2 1200 2 1200 12 3500 9 3500 7 3500 9 2600 7 2600 5 2600 4 2600 4 1200 3 1200 2 1200 2 1200 2 1200 12 3700 9 3700 7 3700 2 1000 12 3700 9 3700 7 3700 6 3700 5 3700 2 1200 600 1500 1500 1500
1 3 3 2
23
Plot Size
Plot width abutting road
<=150
150-300
300-500
300-750
12 m
18 m
1000
1000
1000
194
=
Proposed TP Schemes
107 Bharuch
+
87 W Ankleshwar
>18 m
12-18 m
<12 m <6 m
6-12 m
24 m
30 m
60 m
Road Width
Relation of Setbacks with Plot Size and Abutting Width No. Of Floors ROW 12 m 12-18 m 24 m 30 m >30 m
MU1 1 2 All All All
MU2 1 2 All All All
MU3 1 2 All All All
CMU 2 3 All All All
Overlay 2 2 All All All
Plot Area Max. Permissible Commercial MU 3 Zone
12m
12-18m
24m
30m
>30m
Phase I Phase II
MU 1 and MU2
Proposed TP Scheme Boundaries 12m
12-18m
24m
30m
>30m
CMU Zone
Revenue Generated by Budget Grants 12m
Roads < 12m wide
12-18m
24m
30m
12m- 18m roads Roads 12-18 m 2424m m roads30 m30m roads <12 wide wide wide wide
>30m
> 30 m roads
60 m wide
Permissible Mercantile Uses according to the Road Width
Revenue Generation
Grants received (Centre/State): 68% Cost Recovered by Sale of Plots Revenue Generated by Municipal Govt. on annual and periodical basis. Sale of Purchasable FSI
24
Summary 381.17 sq.km.
18,70,598 Population (2041)
Total Land Area Zoned 281.02 sq.km.
78.8 sq.km.
169.18 sq.km.
Area Zoned Area Zoned 59.40 sq.km. 109.40 sq.km. Area Required Area Required Net Residential Land Industrial Land
MU2 Zone The outgrowth of MU1 .No further industries in this zone
MU1 Zone Developing the existing city areas vertically
194
MU3 Zone
Proposed TP Schemes
Horizontal and vertical developments to a restricted height. More neighborhoods,detached houses,townships apartments encouraged Industrial Green buffers with developement of MSMEs.Green buffer along water bodies and transit corridors.Protection from natural and chemical disasters Safe Havens, Escape routes
Mixed use commercial corridor development FSI 3.7
FSI 3.5
FSI 0.3
FSI 1.2 FSI 0.6
FSI 3.7
FSI 1.2
Infrastructure-Water supply,Sewage treatment and Solid waste management -Proposals condsidering the future demand
FSI 0.15
Incentive zone for Industrial and Affordable Housing
FSI 2.6
FSI 1.5
FSI 1.0
FSI 1.5
IPT Introduced as public mode of transport with segragated traffic corridors
Local Area Plan for Dwarka
25
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