RAJKOT DEVELOPMENT PLAN
2041
SAUMYA SHARMA|PG180904|MUP SPRING SEMESTER 2019|CEPT UNIVERSITY|AHMEDABAD
03
Precinct Planning of Ahmedabad
Economic Centers
Development Plan Case Study: Canberra
Estimations for 2041 Vision and Objectives Strategy for connectivity Road Network Approach to Zoning Zones and their DCR Proposals
02
04
Rajkot: City at a glance
- Skill Based: Onsite and off-site
About Studio
Transect Study Layers Studied Built Typology Stakeholders Consultation
Key learnings
- Knowledge Based
CONTENTS
01
Section 01 Precinct Planning of Ahmedabad
Development Plan Case Study: Canberra
PRECINCT PLANNING AT FRINGE OF AHMEDABAD Existing Scenario
Location
Existing Land Use
71%
68%
3% 1% 2%
Vacant Plot
Private
Residental Multi Unit
Institutional
Limited Accessibility
Open spaces
Commercial
Universally accessible at all time
Issues Location: Chandkheda Area : 1 sq.km. North-west of Ahmedabad Predominantly Residential neighbourhood at fringe Almost equidistant from Gandhinagar (15km) and Navrangpura (13km)
8%
Residental Single Unit
Strength • • • •
15%
Strength
Opportunity
10%
22%
: Availability of Land : Awaited or inadequate infrastructure : Scope of development of public spaces in wide under developed ROWs
PRECINCT PLANNING AT FRINGE OF AHMEDABAD Strengths and Issues • Infrastructure development: Storm water
Existing condition is Low rise, Dense and Organic Growth
• Revival of Existing Open Spaces
Short Term Goals
Planning Interventions proposed Re-densify
- Wider streets for movement -Designated for Parking
• Revival of Public amenities
- Planned public spaces
• Street Vendor Formalisation • Regularizing Traffic Junction • Designing Street Scape
Long Term Goals
Existing Vendor Condition
Redesigning Street Market
• Re-densification - Replace dilapidating houses with apartments
- Formalise
• Interactive Neighbourhood Making compounded open spaces open to public
- Restrict spillovers
• Elevation modification Designing arcade and pedestrian movement spaces between carriage way and shops
- Provide designated place - Plan platforms and pavements
Existing Road Condition
Redesigning Street Section - Formalised street activies and restrict them to designated spaces - Installation of Street lights, CCTV’s etc - Creating shaded urban parkways
CASE STUDY: CANBERRA - A CITY WITH MIXED ECONOMIC DEVELOPMENT Developable and developed land
Darwin Northern Territory Western Australia Perth
South Australia Adelaide
Clearance Zone map MAP 9
Bushfire Abatement Zone
Queensland Brisbane New South Wales Sydney Victoria Melbourne
Canberra
Most developable land is developed in Abatement zone.
31%
of developable
Urban growth Containment line
land is developed
Residential Intensification line Areas targeted for residential intesification Urban Future Urban Civic (City centre) Town Centre Activity Node Industrial
Developed Land : 78.72 sq.km. (approx.) Developable
Developed
Developable Land : 173 sq.km. (approx)
T H E C A N B E R R A S PAT I A L P L A N
Future Employment Corridor Landscape Setting Rural Setting Rural Village Under Investigation for rural village Major Roads Canberra International Airport Planned Major road Potential high speed rail Waterways and lakes ACT Border
Source: Australia National Capital Authority
• Zoning is done at regional level where as Landuse planning and regulation is done at neighbourhood level and is further detailed at precinct level. • Unlike Gujarat modal where landuse is decided at city level. Canberra here has advantage of each precinct getting specification and details as per it’s character and requirement.
25
CASE STUDY: CANBERRA - A CITY WITH MIXED ECONOMIC DEVELOPMENT
Location for Neighbourhood Plan
Neighbourhood Plan
Public Transport Routes
Controls and Regulations
Permissible Heights
Building Envelopes
• Multiple uses are defined but are not segregated. With regulations at precinct level, a lot of scope is provided for overlapping of activities, thereby enhancing interaction within neighbourhood. • Equal weight-age is given to green spaces and to built environment. The planning is extremely eco-sensetive and prohibits any intrusion in ecological sensitive spaces.
Section 02 About Studio
Rajkot: City at a glance Transect Study Layers Studied Built Typology Stakeholders Consultation
METHODOLOGY
RAJKOT : CITY AT A GLANCE
Importance of Rajkot for Saurashatra Industrial Hub
Commercial Center
Educational Center
Cultural Center
What makes Rajkot a preferred choice? City Demographics and location Availability of Manpower Business Environment Regional Connectivity Industrialisation Infrastructure
RUDA Area
Population Density
RMC Area
Literacy rate
733.68 Sq.km 104.85 Sq.km Population
15,35,112
2237 per Sq.km 79.72% Sex Ratio
905
Forward linkages of some major industries in Rajkot Diesel Engines and Pumps South Africa | Middle East
23
Slum population
2,04,000
Surendranagar Amreli 6% 3% Bhavnagar 13% Somnath 0% Jamnagar 8% Junagadh 4% Morbi 3%
MorbiPorbandar 1% 1% Jamnagar Junagadh 13% 6% Bhavnagar 18%
Agricultural Equipment Middle East | South Africa
Rajkot 62%
Rajkot 51%
Amreli 3%
Industrial Profile of Rajkot Others 18%
Middle East | USA | UK | Germany | Italy| Australia
Gold & Silver Jewellery
Porbandar 1%
Investment profile of Saurahtra
Casting & Forging Industries
Middle East | USA
Number of Wards
Employment generation profile of Saurahtra
Food Processing 4%ITeS IT & 5% Textiles 5%
Auto Components 20%
Engineering 48%
PERCEIVING CITY THROUGH ITS TRANSECTS na
Landmark: RK Industrial Zone | IOCL botteling plant
gar
Transects Character
d Roa
Ahmedabad transect
Jam
Ro a
d
bi Mor
Transects Character
Industrial and commercial land use
ad
dab
e Ahm
way igh
H
Gondal transect Landmark: GIDC | GSRTC
Landmark: APMC| Marwadi University
Urban Core Low Rise High Density Street Vending Congested Roads
Gondal Road
d
Industrial and residential land use
Industrial and mixed use land use
d Roa
a Ro
Landmark: Cricket Stadium | Airport
vad Kala
r ga na av Bh
Jamnagar transect
Landmark: Kotecha chowk | Amtiya University
Institutional and mixed use land use
Morbi transect
Agricultural and residential land use
Kalawad transect
Bhavnagar transect Landmark: Amul chowk | Aji Dam
Institutional and residential land use
General Urban Mixed Use Local gathering spaces
Sub Urban and rural Sparsely Dense Deep Setbacks Irregular Roads
LAYERS STUDIED
Existing Land Use
Population per Hectare
Land Prices : Jantri rates
0-500 501-2500 2500-5000 5001-10000 10001-22000 RUDA Boundary RMC Boundary
Apart from 42% agriculture, Residential Also Other than RMC, villages near Shapar Demand towards west is evident with and Industrial uses are second highest veraval, Khirasar and metoda is denser as higher prices and higher population with approximately 7% each. compared to others due to industrial es- density. tablishments.
UNDERSTANDING CITY TRENDS THROUGH BUILT TYPOLOGY
Walled City Area
150 feet Ring road
Mavdi Chowk
Shapar Veeraval Industrial estate
Commercials in front, residentials in rear Narrow but well Paved Lanes
Plots facing arterial roads have mixed or commercial usage Residential type is primarily apartments
Retail outlets can be seen along crossing, making it lively during late hours. Mixed use dominating
Katcha settlements and slums have come up amongst industrial setups
STAKEHOLDERS PERCEPTION Real Estate Developers Village: Sarpanch & Talati
Residents
Builders Town Planners
Collectorate
Academician Industrialists and Traders
Taluka Office Infrastructure Engineers
Environmentalists Socialist
• Industrialists perceive industrial setups as drivers of development. • As per residents, water scarcity is the biggest challenge and land prices demand is largely influenced by ground water levels of the place. • Environmentalist and socialist suggested, environment concerns are left un-addressed in present scenario.
Section 03 Economic Centers
Estimations for 2041 Vision and Objectives Strategy for connectivity Road Network Approach to Zoning Zones and their DCR Proposals
ECONOMIC GROWTH CENTERS Since economy is the base for any city to thrive, it is important to identify and locate economic drivers of Rajkot. LIGHT INDUSTRIES , JAMNAGAR ROAD Cotton Ginning & Pressing Industries, Agro - Based Industries, Party Plots, Hotels
APMC MARKET, MORBI ROAD
AIIMS Upcoming Medical institution in Rajkot
LIGHT INDUSTRIES ,KUVADVA Agro - Based Industries, Hand Pumps, Agriculture Tools, Krishi Vigyan Kendra
UPCOMING SMART CITY ABD Commercial Centres, Banks, Offices, Trade Centres & reccreational spaces
LIGHT INDUSTRIES ,ANADPAR IOCL, Indane Bottling Plant, Gujarat State Seeds Corporation
MAVDI CHOWK Commercial Centres, Banks, Offices, Trade Centres
WALLED CITY Gold & Silver Jewellery Workshops
LODHIKA GIDC AND UPCOMING KHIRASAR GIDC Forging Industries, Casting Foundry, Pipes and Pipe Manufacturing, Automobile Parts
AJI INDUSTRIAL ESTATE Metal Forging & Casting Industries, Diesel Engines
SHAPAR - VERAVAL INDUSTRIAL ESTATE Forging Industries, Casting Foundry, Pipes and Pipe Manufacturing, Automobile Parts
BHAKTINAGAR INDUSTRIAL ESTATE Metal Forging & Casting Industries, Diesel Engines
On studying varoius economic centers of Rajkot, they can be classified under follow 4 heads. Further moving foreward by taking development of inclusive economy as prime approach for development plan 20141 INDUSTRIAL
COMMERCIAL
INSTITUTIONAL
AGRICULTURE
ESTIMATIONS FOR 2041
VISION FOR RAJKOT 2041 To stimulate development of all sectors of economy in cohesive manner in order to facilitate equal opportunity and choice of live and work.
Duration of DP: 20 years Horizon year: 2041 Total planning area: 733.68 sq.km. Estimated population: 44Lacs Estimated population density: 60 persons/Ha
Institutions
Skill development
Population Projection 5000000 4500000 4000000
Infrastructure
Population
3500000 3000000
Housing
Inclusive streets
2500000 2000000 1500000
Jobs
Young population
SOCIAL EQUITY
1000000 500000 0
NMT
SKILL DEVELOPMENT
1981
1991
2001
2011
2019
2021
2031
2041
Years Arithmetic increase mean
Geometric increase method
Incremental increase method
Graphical method
Present per capita floor space comsumption for residential: 30sq.m. Minimum additional per capita floor space required for residential by 2041: 9,50,64,643sq.m.
Green cover
Park
EQUITABLE PLANNING
Water Live & Work Regional Connections
Industries
MIXED ECONOMIC DEVELOPMENT
Sustainable
Densification Interlinked economies
• Plan is to be robust enough to cater more than double the estimated population requirements. • Facilitating development of all sectors of economy and not just industrial. • Giving due importance to environment concerns and preserving existing water bodies
Agro tourism
Identifying Missing Links
Jam
ana
gar
Ro ad
M
Identifying Congestion Points Due to Regional Traffic
ad i Ro b r o
STRATEGY FOR CONNECTIVITY
bad
da me
Ah
Hospital Chowk
Madhapar Chowk Raiya Circle
Smart City ABD Area
Greenland Chowk Manila college
Trikaun Baug
Institutional
d ava Kal
d Roa
ar ag
n av
Bhavnagar Circle
Bh
Malviya Fatak
ay hw g i H
Gonda l Road
Industrial setups
Connecting missing links: • Linking various economic centers • Promoting ribbon development • Facilitatting alternate routes
ay w gh
Providing alternate Regional Bypass: • Moving regional traffic at outer periphery • Alternate route to regional traffic • Avoid regional traffic from entering core city
Hi
Gondal Chowk
STRATEGY FOR CONNECTIVITY
gar
Ro ad
Jam
ana
ad
ana
Optimizing Block Sizes
ay ghw
i
H bad
gar
Ro ad
Ro rbi Mo
Jam
d Roa rbi o M
Connecting economic centers of core city to outer periphery
da
me
Ah
y wa igh
H bad
da
me
Ah
Avg Block size (1x0.9)km
Smart City ABD Area Institutional d Roa
d ava Kal
d Roa
Avg Block size (4x3)km
Gonda
ay w gh
l Road
Hi
l Road
Avg Block size (2x2)km
ar ag
Gonda
n av
Connecting missing links: • Connecting existing and potential economic centres • Multiple radials to provide alternate routes • To facilitate accessibility between major roads in the city.
ay w gh
Hi
Industrial setups
Bh
ar ag
n av
Bh
d ava Kal
Super block sizes: • Optimizing block sizes as per intensity envisioned in various neighbourhoods • To cater the growth in terms of vehicles and traffic. • Also provide walkable paths for the pedestrian.
STRATEGY FOR CONNECTIVITY
Regional Bypass
Section 1: Regional Bypass with service lanes to facilitate logistics movement near industrial clusters
Links between transects Section 2: Regional Bypass with plantation bed on either sides
Section 3: Roads that are 45m and above to have provision for BRTS
OVERALL PROPOSED ROAD NETWORK
Section 4: Sub arterials with shaded pedestrian pathways provisioned
Section 5: Roads with urban parkways provisioned for public realm
Section 6: Roads with urban parkways provisioned for public realm • A network has provision for bypassing regional traffic, which is also connecting major industrial clusters of Rajkot • Connected transects will facilitate infill development • Optimized super block sizes as per density envisioned will enhance accessibility, both pedestrian and vehicular
APPROACH FOR ZONING
Mobility Based
Economy Based
By linking Jamnagar transect and Kalavad transect: ABD area under Smart city will get boost Linking agro based centres to institutional setups
Increasing area of Gondal industrial estate to facilitate expansion.
Low intensity mixed use development Intense mixed use development High intensity demand driven development
• As per existing trend - Ribbon development along transects • For better mobility concentrated development is preferred • Freight movement causing congestion in city, hence locating industries such that it avoids freight movement in core city
• Integrating multiple economic centres • Allocating zones as per driving demand • Segregating non-compatible uses
Avoid new industries in core city area to regulate nuisance
APPROACH FOR ZONING Nuisance Based
OPTIMAL BALANCE WITH MAXIMUM NET BENEFITS
Consideration for Zoning TOTAL COSTS
TOTAL BENEFITS Land use related cost Through nuisance from
Throu
gh tra
veling
betwe
en use
s
insecurty costs Through lack of eyes on street
Balance (rich mix of uses)
Land use Anarchy (mixing all uses)
Small-scale commercial and small-scale manufac-
A factory or power plant in a residenhood
of uses)
only...
neighbourhood
Corner commercial
Large shopping mall
neighbourhood
neighbourhood
Rich Mix of Uses
Linking Economic Centers
Character preservation of gamtal
Increasing green cover
More parks and more open spaces
Optimised block sizes
Degree of mixing
Indusrial waste treatment • A network has provision for bypassing regional traffic, which is also connecting major industrial clusters of Rajkot • Connected transects will facilitate infill development • Optimized super block sizes as per density envisioned will enhance accessibility, both pedestrian and vehicular
Treating congestion points
COMPREHENSIVE ZONE 1
Rationale: To establishing a mixed use zone. To promote the balanced combination of uses and coexistence without negative effects. Permissible Uses: General residential mixed development, Small home based and street linked production. Medium home based and street linked commercial & institution. Non-Permissible Uses: Industries
Minimum abutting road width: <12m Permissible ground coverage: 50% Base FSI: 1.5 Chargable FSI Nil
Minimum abutting road width: 12m - 30m Permissible ground coverage: 60% Base FSI: 2.5 Chargable FSI Nil
Minimum abutting road width: >30m Permissible ground coverage: 60% Base FSI: 2.5 Chargable FSI 1
COMPREHENSIVE ZONE 1 - DERIVATIVES AND INTENSITY
1B - Walled City Area
1C - Smart City ABD Area
Intensity Map of Comprehensive Zone 1
LOWEST Rationale: Intent is to ensure the conservation of walled Rationale: Intent is to high density mixed use and to fa- HIGHEST city area which the mark of start of settlement for city of cilitate smart city proposal. Rajkot. Intensity of nuisance is governed by abutting road width Permissible Uses: All Uses in 1, 1A, Convention Permissible Uses: General residential mixed Centre, Sports Complex, Auditorium, Musems, Stadium, development, Small home based and street linked Office Complex, Institutional Buildings, Health & Welfare production. Medium home based and street linked Centre. Non-Permissible Uses: Industries Base FSI: 3 commercial & institution. Chargeable FSI: 1 Ground Coverage: 40% Non-Permissible Uses: Industries
COMPREHENSIVE ZONE 2
Rationale: This zone is to facilitate mixed zone with low density. It is to allow growth as per trend but at the same time encourage densification of city core first. Permissible Uses: All Uses in Comprehensive zone 1 and green, white and orange industries. Non-Permissible Uses: Red Industries Base FSI: 1.2
Chargeable FSI: 0.5
Ground Coverage: 50%
Development Regulations: Industries need to leave margin of 10m in case of Green Industry, 15m in case pf Orange Industry, to be provided, in case of industrial plot adjacent to non - industrial plot.
• To facilitate growth of light industry and large scale party plots. • At the same time encouraging development at core city first by providing lesser FSI an lesser ground coverage at periphery. • Incentivizing skill development institutions and cold storages at government owned land near agro-based industries.
INDUSTRIAL ZONE
Rationale: This zone is to create conducive environment for development of all red, orange, green and white industries. Facilitate them with shared services and locate them at logistically feasible locations. Permissible Uses: All Uses including industries, warehouses, small scale residential, commercial, institutional and ancillary activities FSI: 1 Ground Coverage: 50%
Source: Tata steel plant, Jamshedpur, India
Development Regulations: Industries need to leave margin of 10m in case of Green Industry, 15m in case pf Orange Industry and 20m in case of red industry to be provided, in case of industrial plot adjacent to non - industrial plot.
• To facilitate growth of large scale industries, shared services like common effluent treatment plant (CETP) are incentivized within designated industrial zones • Logistics hub are proposed where regional bypass is crossing industrial estates of Metoda and Gondal. • Residential units of size upto 45 sqm is supported with additional FSI of 0.5 to promote industrialist for providing residences for workers.
GAMTAL EXTENSION AND AGRICULTURE ZONE
Gamtal Extension
Rationale: This zone facilitate organic growth of existing village settlements. Permissible Uses: General residential mixed development, Small home based and street linked production. Medium home based and street linked commercial & institution. Non-Permissible Uses: All other uses FSI: 1.5 | Ground Coverage: 60%
Agriculture Zone
Rationale: This zone is largely for agricultural, other primary activities and their ancillary requirements. Permissible Uses: Low rise detached/ semi-detached dwelling units, storage units, gardens, orchids, educational institutions, hospitality. Non-Permissible Uses: All other uses In case of dwelling/ storage units: FSI: 0.15 | Ground Coverage: 5% In case of institutional and hospitality setups: FSI: 0.45 | Ground Coverage: 15%
URBAN GREEN
Rationale: To preserve environment around waterbodies and to facilitate open green recreational spaces in city Permissible Uses: Open green spaces such as parks, gardens, zoo, small commercial shops, other small scale ancillary activities and recreational activities. Non-Permissible Uses: All other uses A B
FSI: 0.15
Ground Coverage: 40%
Proposal of Green Trail 1 3
2
Land required : 21
Sqkm : INR 113 Cr.
Cost Section A
Green Buffer Installation Park Section B
• 50m of green trail is provisioned from flood line of stream/ canal and extended along lakes and reservoirs. • Green trails will act as lungs for city. It will contribute total of 3.5 sqkm of green space. • These open green spaces will also facilitate space for public interactions and activities.
Children’s Park
Low intensity development
OVERALL INTENSITY MAP
OVERALL ZONING
Legend Highest
Legend Lowest
RUDA Boundary
â&#x20AC;˘ As per present demand and trend, highest density is speculated towards west and therefore it is provisioned with highest permissible FSI and smallest super block sizes â&#x20AC;˘ Industries are foreseeing to spread towards southern villages of Padavala and Lothada and hence land in these villages are opened for industrial development.
INFRASTRUCTURE PROPOSAL
Water Treatment Plant Total Capacity Additional Land required Cost
: 628
MLD : 11 Ha : INR 267 Cr.
248 to 628 MLD
Sewage Treatment Plant Total Capacity Additional Land required Cost
: 496
MLD : 88 Ha : INR 564 Cr.
96 to 496 MLD
Common Effluent Treatment Plant Total Capacity Land required Cost
: 185
MLD : 11 Ha : INR 434 Cr.
Solid Waste to Energy Plant Total Capacity Land required Cost Legend Vacant / Traverse land Logistics Hub location Water treatment plant- existing Water treatment plant- proposed
Sewage treatment plant- existing Sewage treatment plant- proposed Common effluent treatment plant (CETP) Landfill site & waste to energy plant
Logistics Hub Land required Cost
• Provisioning infrastructure for estimated population growth of more than 44Lac in 2 decades. • Incentivzing industries by proposing common effluent treatment plan and logistics hub.
: 966
TPD : 13 Ha : INR 286 Cr. : 80
Ha : INR 98 Cr.
Waste
Energy
PUBLIC TRANSPORT
Motorized Routes
Existing BRTS Netwok
Non-Motorized - Walled City
Proposed BRTS Netwok
Proposed RMTS Netwok NMT routes in walled city
Existing RMTS Netwok
Common Parking spots outside NMT
• One of the stakeholder’s concern was inadequate public transport(PT). Improvised PT connectivity will enhance accesibility and will contribute in catering congestion issues. • Walled city has narrow lanes, which are congested round the clock, since its small area of 2sqkm, non-motorised mode will improvise mobility in this area.
AFFORDABLE HOUSING
Key Map for Location of Affordable Housing Affordablity Line
2
1 People living in informal housing like slums
24%
People living in formal housing but can not afford own house
Regulations and Incentives
3
People living in formal housing and can afford their own house and move to higher order of housing
12%
Affordability
64%
• Supplying land for EWS housing – public land or through TP Schemes • Central/state government fund for EWS housing (55,000 houses shortage) • PPP /PMAY fund for slum rehabilitation and in-situ development • PPP for affordable housing with credit linked subsidies. • Optimizing regulations and reduced cost of housing - overall cost reduction by 22 to 34%
Provisioning and enabling
Enabling
EWS/ LIG Housing
Private Housing
Percentage below/ above affordability line
36% below
64% above
Number of Households
3,17,435
5,64,328
Avg. DU size (sqm)
36
99
Total floor space (sqm)
11
56
Average FSI
2
1.5
Total land required (sqkm)
6
37
Housing type
• Affordable housing incentives is not restricted to some specific areas and are open for entire Comprehensive zone 1 and Comprehensive zone 2 • Land required to be opened for housing development – 43 sqkm • Land open for housing in zoning - 217 sqkm ( 5 times more)
Section 04 Key learnings
- Skill Based: Onsite and off-site - Knowledge Based
Key Learnings
Knowledge Based
Skill Based
Basemap preperation Preperation of existing situtation layers from collected data Planning process
On Site
Off Site
Primary data collection
Secondary data collection
Stakeholders Consultation
Estimations and projections
Random sample survey for perception
Data analysis and representation
Household survey
Learning from some successful and unsuccessful planning attemps made globally through extensive case studies Identifying strengths and issues in city that impact development Significane of economy on development and planning process. Approach to planning: significane of liberal approach over conventional planning methods Requirement and necessity of development control regulations Improvising by iterating Costing and funding Implementation mechanisms
Studio began with introduction to planning at precinct level for 1sqkm stretch of Ahmedabad as introductory exercise. Further on increasing scale upto city level, development plan studio for Rajkot urban development area was taken up. Understanding the city and its existing situations, trends and demands through data collection and stakeholderâ&#x20AC;&#x2122;s perception was first step. This gave us the idea of what people expect from development plans. Next from case studies, it was established that a city like Rajkot which has industries as main economic driving force will perform better if focuses equally on developing other sectors of economy too. This will also distribute the burden of employment generation, which is at present solely delving on secondary sector. For this multiple economic centers were identified and planning approach was taken up such that it facilitates growth of these centers by catering their respective needs. With this the idea of following demand driven planning came up which would let market decide which use is required where instead of dictating it in conventional way. However, to regulate nuisance and cater infrastructural requirement, minimal regulations were planned. Same is reflected in proposed connectivity and zoning. Further on, iterations presented to planning authorities of Rajkot and received inputs helped in understanding real time issues and questions faced by planners.
SAUMYA SHARMA|PG180904|MUP| SPRING SEM 2019|CEPT UNIVERSITY saumya.pg180904@cept.ac.in