Preface The studio dealt with micro-level planning interventions needed in planned commercial center of early 1980s of Bhopal, Madhya Pradesh. For this site of Maharana Pratap (MP) Nagar was taken. The prime challenge was to accommodate variety of uses that have rooted there lately and multiple transit modes that have come up haphazardly in different time-lines. The approach adopted flows as, first, understanding site & vicinity through secondary sources which was followed by site visit focusing on mapping of activities, understanding existing character & built conditions, consultations with stakeholders & authorities along with necessary data collection. Third step was to document these findings and evolve individual concepts. For this my focus areas were enhancing and intensifying commercial activities, promoting re-development in low-dense & sparse residential development, reviving waterbody, redevelopment of slum pockets and re-claiming government land and most importantly making vibrant public spaces to make MP nagar a round-the-clock destination. Further, these concepts were overlapped and processed with others to formulate group vision and objectives. This was attempted to be achieved by iterative approach of delineating boundary, detailing out road network, zoning, building regulations, other projects and land development mechanism to actualize envisioned form and character.
Submitted by: Saumya Sharma | PG180904 Guided by: Prof. Jignesh Mehta This portfolio is prepared as part of the 3rd sem studio of Masters in Urban Planning program, CEPT University November 2019
1. Contextual Study
1.1 Contextual study of MP Nagar 1.2 Present built character and transit connections 1.3 Present spatial charecteristics
2. Concept
2.1 Delineating Boundary 2.2 Re-locating proposed metro station 2.3 The idea and Objectives A. Addressing market demand B. Re-densification C. Incentivizing re-development D. Reviving public spaces
3. Proposals
3.1 Master Plan 3.2 Improvising Connectivity 3.3 Zoning A. Mixed-use zone 1 B. Mixed-use zone 2 C. Mixed-use zone 3
4. Projects
4.1 Station Area Plan 4.2 Slum and Waterfront Redevelopment 4.3 Place Making 4.4 Parking and Vending Management
5. Implementation
5.1 Land Development Mechanism 5.2 Costing 5.3 Funding and Revenues 5.4 Phasing
Contents
1.4 Strengths and Challeges
Contextual Study • Contextual study pf MP Nagar • Present built character and transit connections • Present Spatial characteristics • Strengths and Challeges
Contextual study of MP Nagar -
regional and site level Economic Centers in Bhopal 1. Chowk Bazar: Commercial centre 2. Chola road Market: Commercial centre 3. BHEL: Public sector unit 4. New Market: Commercial centre
5. MP Nagar: Trade and Commerce centre 6. Bairagarh: Commercial centre 7. Kolar Road: Commercial centre 8. Transport Nagar: Logistic Hub 9. Mandideep: Industrial estate 10. Govindpura: Industrial estate
One of the self contained centers identified by DP 2005. Neori
Bhairagarh Old bhopal
Bhel Ex-station
T. T. Nagar
Since site has railway station and NH passing through, it acts as gateway to Bhopal. Potential for growth as central activity center is evident due to strategic location
BHEL
Misrod
Present built character and transit connections
Commercial complexs with arcaded builtform
Upcoming high income housing - apartment typology
Government employee housing - dilapidating conditions
• Site can be typically diceded into four distinct built characters viz, commercial centre, government employee housing, elite housing and railway land. Existing habibganj railway station and upcoming IRSDC
• Each character is fusing into each other, thereby showing potential for mixed development
Built vs Open
Land Ownership
Existing Builtuse
Existing Landuse
Present spatial characteristics Residential : 35% Commercial : 27% Recreational : 2%
Rigid land-uses restricts market based development Residential : 57% Commercial : 26% Recreational : 1%
Private : 55%
Public : 45%
Public land available for re-development in city centre
Low dense residential Private Open : 50% adjacent to commercial Public Greens : 3% centre Built : 33% Public : 12%
Strength and Issues Analysis
• Unregularised parking and congestion caused by the same • Poor condition of waterbody • Underutilized land
Concept
• Delineating boundary • Re-locating Metro stations • The idea • Objectives
Delineating Boundary 1
2 200m radius to indicate 2 min walk catchment area
Cluster of 3 metro stations in vicinity and their walkable area
400m radius to indicate 5min walk catchment
3
Taking boundary with reference to adjacent major roads
4 Including important upcoming project of IRSDC.
LAP Area: 2.18 SQ.KM. Estimated Population: 16,596 Population per hectare: 76 About 1% of BMC population
Re-locating Metro Stations Existing location of metro stations
Reference Case Studies New Delhi
0
48 694
Pratap Nagar
00
11
834m
Pul Bangash
850m
Malakpet
750m
Shyam Nagar
Hyderabad
Proposed location of metro stations
MGBS
0
88
Jaipur
00
11 Vivek Vihar
The Idea and its Objectives ‘Flourishing existing commercial centre into vibrant, mixed use, active central area utilizing the locational benefits of being next to railway station and upcoming metro’.
Improving road network for better connectivity and walkability.
Address the demand of growing commercial centre.
Incentivizing re-densification
Slum redevelopment and reclaiming government land back
Multimodal integration to facilitate seamless transition.
Revive spaces around waterbody and develop vibrant public realm.
Conceptual planning
Envisioning higher densities along transit nodes & decreasing gradually
Lively and pedestrian friendly neighbourhood
Revive spaces around waterbody and develop vibrant public realm
Improving road network for better connectivity and walkability.
Reviving existing public realm
Proposals Masterplan
Connectivity Zoning
Master Plan 1. Connectivity • • • •
Walkable block sizes Aligning existing network Completing missing links Increasing ROWs to cater envisioned load
2. Zoning
• Mixed Use zone 1 • Mixed Use zone 2 • Mixed Use zone 3
3. Waterfront & slum redevelopment
• Reclaiming land along waterbody • Allocating formal housing in same vicinity
4. Station area plan
• Multi-modal integration • Active public space near transit nodes • Pedestrian & vehicular cross-over connections
5. Place Making
• Active market spaces in CBD • Upgrading & intensifying existing usages
6. Parking & Vending Management
• Organizing on street parking and street vending • Proposing new MLCP
Perciving intensity based on zoning Mixed Use Zone 1 High Intensity | High-rise | public transport | Along arterials | Predominantly commercial Mixed Use Zone 2 Medium Intensity | Midrise | Predominantly commercial mix |Street vending
Mixed Use Zone 3 Medium Intensity | Midrise | Predominantly residential mix
Proposed IRSDC project Medium Intensity | Midrise | Predominantly residential mix
• The idea was to facilitate market growth trend by taking liberal approach. Hence only few uses were classified as non-permissible based on necessity. • Zones vary only in terms of differencce in intensities and built character.
Connectivity 1. Road Widening
• Increasing ROWs to cater envisioned load • Improving circulation
2. New connections • • • • • •
Completing missing links Bridging physical barriers Minimizing dead ends Improving walkability Improving alignment Improving road geometry
3. Discontinuing roads
• To facilitate plot amalgamation • Optimizing block size • Minimizing dead ends
Total area under road:
0.75sqkm
34% of total site area (12% increase from existing network) ROAD AREA DISTRIBUTION
Arterial
Major Street Sub-arterial Road area distribution
Local Street
7% 22%
7%
64%
- To cater envisioned load, existing road network was re-strengthened by increasing ROWs, improving alignment, providing new connections and discontinuing few old ones
ROAD AREA DISTRIBUTION ROAD AREA DISTRIBUTION Arterial Sub-arterial Major Street Local - AsStreet block sizes were optimized, total area under roads OAD AREA DISTRIBUTION increased significantly, hence came up the necessity of Major Street Arterial Sub-arterial Local Street RIBUTION holistic street design i.e. giving equal weightage to other Major Street Local Street b-arterial elements like pedestrian movement, vending, cycling and jor Street Local Street plantation as much as to drive lanes 7%
7%
Zoning: Mix-use Zone 1
Characteristics • High rise high intensity • Mixed Commercial development • Active frontages, built to line • Integrated with public transport • Adequate Infrastructure to handle footfall
Typical section of 45m ROW road with envisioned zone character
Public realm
Street Service vending/ lane parking
Carriageway
BRTS lane
Carriageway
Street vend- Service ing/ parking lane metro line
Public realm
If plot size is less than 700sqm
If plot size is equal to or more than than 700sqm
Base FAR: 2.5 Chargable FAR: 1
Base FAR: 3 Chargable FAR: 2
• •
Plot size greater than 1200sqm All side greater than 30m
75m max. permissible height
8m min podium Active frontage 4m shaded walkway
6m setback
Building regulations Non-Permissible uses
Orange and Red Industrial, Agricultural, Storage and Logistics
Uses
Active frontage uses on first three floors
Width greater than 30m
Front : No front margins
Plot Margins
Margin is mandatory on any side abutting another plot line. • If plot size is less than 1200sqm or one side of plot is less than 30m, then 3m margin to be left on all sides abutting other plot line. • If plot size is more than 1200sqm, 6m margin to be left on all sides abutting other plot line. • If any one side of plot is less then 12m, only 3m margin from one side is mandatory.
• •
Plot size less than 1200sqm One side less than 30m
Frontage
Shaded walkway of width 4m and height 4m min from plot line to be provided along the sides abutting to main road *Shaded walkway to resemble of either to form of colonnaded arcade or cantilevered roof or pergolas * This shaded walkway is free of FAR *Minimum 60% of total plot width must be built to plot line
4m min podium
Basement
If used for parking, only first level of basement (with maximum clear height of 3m) is free of FAR
Podium
Podium is mandatory if plot size is more than 500sqm. Maximum height of podium to be 18m. If the plot size is more than 1200 sq. mt, then the buildings recede minimum 8m on the podium level from plot line on the side abutting to widest road. If it is less than 1200 sq., mt, then the buildings recede minimum 4m on the podium level .
Active frontage 4m shaded walkway
Boundary Wall
No front boundary wall
Incentive
If plot size is more than 700sqm, than base FSI is 3.
Width less than 30m
75m max. permissible height 3m setback
Mix-use Zone 2
Characteristics • Compact development with higher intensity • Active frontages • Incorporating informal economy through vendor management
Arcaded builtform
Arcaded builtform
Footpath
Carriageway
Footpath
Typical section of 12m ROW road with envisioned zone character
Mix-use Zone 3
Characteristics • Mixed Residential development • Densification of the area, from low to high rise • More space in public realm • Facilitate contiguous commercial development.
Footpath
Carriageway
Parking
Footpath
Typical section of 12m ROW road with envisioned zone character
Projects • Station Area Plan
• Slum and Waterfront Redevelopment • Place Making • Parking and Vending Management
Station Area Plan: Recommendations for IRSDC proposals Underpass for vehicular cross over connection Residential mixed development Plaza 1 Multi-modal integration
Commercial/residential/ hotels/ service apartments/ institutional development
Existing retained structure: Habibganj station Concourse - ticketed area Plaza 3 Rear catchment + commercial and offices spill over
Plaza 1 : Multi-modal integration Street vending Metro station landing on public realm across the road
BRTS stop
Metro station connecting directly to IRSDC commercial Metro station
IPT stop
Pedestrian friendly area No vehicle zone
Active Frontages Arcaded walkways on ground floor First three floors compulsory active frontage usage
Terrace can be use for open to sky activities like roof top restaurants, work out stations etc
Driveways and parking Drop off lanes Way to surface and underground parking
Existing Habibganj structure
Slum and Waterfront Redevelopment
Waterboby
Slum locations
Plots in public ownership
Total Plot Area for green trail23,100 sq.m.
Plots in private ownership
plots for slum redevelopment
Green trails
Neighbourhood level green spaces
Total Plot Area under public ownership19,057 sq.m.
Slum re-development Incentives for EWS housing: Government land provided for construction Builder will get TDR equivalent to floor space built on other land parcel. DCR relaxation: wavier of parking space, permissible up to 5 floors without lift.
Cost of Project 68Cr.
Total Plot Area under slum 24990 sq.m.
Total Plot Area under private ownership4042 sq.m.
No of Households – 1475 Ground coverage for 74 buildings 10,500 sq. Total land required – 15750 sq.
Place Making & Parking-Vending Management Place Making - 6No. (Mahila) Market
Active frontages
Public Plaza - Open space for spill over activities - No parking allowed - Waterfront edge Basement Parking entrance
Rebate in Regulations for Market places Up to three floors of Basement free of FAR if used for parking. Terrace can used for roof top commercial activates like open air restaurants and work out stations
Parking Zones and lane divisions
Zone 1
On street vending
Zone 2
Parking plots including MLCP
Zone 3
Vending plots
Zone 4
Metered Parking for 3-4 hrs. Metered Parking for 1-2 hrs. Metered Parking for 8-10hrs Residential Parking with permit
Implementation • Land Development Mechanism • Costing • Funding and Revenues • Phasing • Summary
Land Development Mechanism Key principles for proposed land development framework: •
If ULB takes land for development of public infrastructure (roads, canal front, etc.), the land owner shall be compensated.
•
The land shall only be taken away whenver the owner goes for re-development.
Compensation shall be based on whether the remaining plot after deduction is redevelopable or not. Case 1: Remaining plot is redevelopable
Case 1: If land remains developable, compensation through FAR (as per section 4.26, DP 2005)
Incentive Incentive BUA BUA (TDR +(TDR Remaining + Remaining Chargeable) Chargeable) BUA BUA Base BUA Base BUA
Existing Existing BUA BUA
Case 2: If remaining land is non-developable: - Monettarily - Land for land - TDR based on equitable value transfer •
•
Incentive Incentive BUA BUA 120.26120.26 sqm sqm
Remaining C. FAR BUA TDR BUA
Existing BUA Existing Existing BUABUA Existing Plot Existing Existing PlotPlot 266.14 sqm 266.14 266.14 sqmsqm
A TDR exchange to record and monitor the transaction of TDR.
Base BUA
Existing BUA Existing Existing BUABUA 665.35 sqm 665.35 665.35 sqmsqm
TDR BUA = 931.51sqm TDRTDR BUABUA = 931.51sqm = 931.51sqm TDR value @ circle TDRTDR value rate value =@Rs. circle @9,78,08,036 circle raterate = Rs.= 9,78,08,036 Rs. 9,78,08,036
BUA as incentive BUA Final as per base Incentivized TDR (2 times lost FSI to be compensated value in Rs. (@ of BUA) on same plot circle rate) NA NA NA NA NA NA NA NA NA NA NA NA NA NA NA NA NA NA NA NA NA NA NA NA NA NA NA NA NA NA 21.15 NA 526.13
Existing Plot(EP) Area
Deducted area
Remaining Plot(RP) area
Buildable/Non buildable
Remaining area*
Max Per.FAR
Base FAR
BUA on EP (Base FAR)
423.75 383.93 383.09 234.20 306.70 299.80 349.55 190.09 252.64 426.44 206.22
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 4.23
423.75 383.93 383.09 234.20 306.70 299.80 349.55 190.09 252.64 426.44 201.99
Una ffected Una ffected Una ffected Una ffected Una ffected Una ffected Una ffected Una ffected Una ffected Una ffected Redevelopable
423.75 383.93 383.09 234.20 306.70 299.80 349.55 190.09 252.64 426.44 201.99
3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5
2.5 2.5 2.5 2.5 2.5 2.5 2.5 2.5 2.5 2.5 2.5
1059.37 959.82 957.72 585.50 766.75 749.49 873.88 475.22 631.60 1066.09 515.55
1,05,000 Pri va te 1,05,000 Publ ic BMC 1,05,000 Pri va te
235.47 1713.98 236.58
24.05 621.08 114.16
211.41 1092.91 122.41
Redevelopable Redevelopable Non_Redevelopable
211.41 1092.91 0.00
3.5 4 3.5
2.5 3 2.5
588.66 5141.95 591.44
120.26 NA NA
MUZ2
1,05,000
Pri va te
266.14
172.50
93.64
Non_Redevelopable
0.00
3.5
2.5
665.36
NA
MUZ1
1,05,000
Pri va te
260.24
256.90
3.33
Non_Redevelopable
0.00
3.5
2.5
650.59
NA
Plot_Id
Zone
3318 3321 3322 3323 3324 3452 3453 3454 3458 3459 3455
MUZ2 MUZ2 MUZ2 MUZ2 MUZ2 MUZ1 MUZ1 MUZ1 MUZ1 MUZ1 MUZ1
1,05,000 1,05,000 1,05,000 1,05,000 1,05,000 1,05,000 1,05,000 1,05,000 1,05,000 1,05,000 1,05,000
3457 10546 3319
MUZ1 MUZ2 MUZ2
3320 3456
Pri va te Pri va te Pri va te Pri va te Pri va te Pri va te Pri va te Pri va te Pri va te Pri va te Pri va te
Proposed Proposed BUA BUA 884.26884.26 sqm sqm
Case 2: Remaining plot is non-redevelopable
Mandate to consume TDR first, then remaining chargeable FAR and hence, bought at par with chargeable FAR.
Circle Rate(in Ownership Rs.)
Existing Existing BUA BUA 588.66588.66 sqm sqm
Plot Plot Existing Existing 235.47235.47 sqm sqm
648.79 NA 828.01
NA NA
Land for Land value NA NA NA NA NA NA NA NA NA NA NA NA NA 2,48,40,435
Total land taken for development: 0.51sqkm
Non-redevelopable: 0.05sqkm
Re-developable: 0.46sqkm
8,69,41,523 2,79,45,153 9,78,08,036 910.82 2,73,24,741 9,56,36,594 Total TDR value: INR 849 Cr. Total Land to land value: INR 283 Cr.
Private 12% | Public 88%
Private 60% | Public 40%
Private 7% | Public 93%
TDR value = 3 times land to land value
931.51
Implementation phasing, costing, funding & revenues COSTING & EXPENDITURE Sr. No.
Costing (in Rs. Crores)
Description of work
1
Overall construction of roads along with all public amenities viz street light, footpath tracks.
165
2
All underground infrastructure including water supply, sewerage, storm water drain
83
3
Cost of project and all cross over connections
137
4
Data collection and institutional cost
19
TOTAL COSTING
406
INCOME & REVENUE Sr. No.
Revenue (in Rs. Crores)
Revenue Source
1
Lease of commercial/residential land owned by bmc at circle rate (considering 50% lease in 20 years)
96
2
Sale of FAR* at 20% of circle rate in 20 years (assuming 30% sale**)
320
3
Development charges from citizens at 5% of total infrastructure cost
19
TOTAL REVENUE
436
INITIAL FUNDING Sr. No.
Phase 1 Phase 2 Phase 3 Phase 4
Initial Funding Source (for 1st 2 years)
Initial Funding (in Rs. Crores)
1
Reserves & surplus of bhopal municipal corporation based on bmc financial st statement 2018-19 for 1 2 years
35
2
Loans* (secured loans and bonds) based on bmc financial statement 2018-19 for st 1 2 years
4
3
Grants** based on bmc financial statement 2018-19 for 1 2 years
st
TOTAL FUNDING
3
43
A Brief Take away • Intervention in brownfield areas is necessary as city cores are getting stressed due to overloading intrastructure and obseleting builtforms. • In such cases one of the most important aspect is to incentivize re-development and come up with equitable mechanism for compensation. • To give market freedom for development based on demand, liberal approach has been debated to be a viable option with minimal restrictions. This also helps in capturing land value better. • For built character to be active frontage and enhanced open to built environment interaction, modifications needs to be done in DCR which should be specific to site and project. • Transferable development rights (TDR) acts as one of the improtant tools to get land in public domain for public purpouses. However, TDR needs to be made equitable and so value to value transfer can be one of the alternative. • Finally, for a LAP to be viable for all stakeholders, it is necessary to create balance between market demand, people’s aspiration and envisioned character of the place.
MP Nagar proposal at a glance