Improving the Local Area Plan Mechanism for Urban Precincts with Heritage Value - Dhal Ni Pol by Arun Puri

Improving Local Area Plan Mechanism for Urban Precincts with Heritage Value An illustrative Pilot Local Area Plan for Dhal Ni Pol

Arun Kumar I PG 180157 MUP-2020, CEPT University

About the Directed Research Project (DRP) This Directed Research Project (DRP) is a part and culmination of the larger research project being conducted by a faculty of CEPT University since 2016 in collaboration with Mahila Housing Trust (MHT) and Ahmedabad Municipal Corporation (AMC). Main purpose of this DRP is: 1). To further the previous research through additional case studies, analysis and mapping, and 2). To bring it together as a complete package in the form of a Draft Local Area Plan (LAP)

Contents 1. Background 2. Components of LAP 3. LAP Report

1. Background

Section 76-A of GTPUDA amendment of 2014 brought the provision of making statutory

Local Area Plans for the regeneration and renewal of urban areas.

Above: Image showing the GTPUDA amendment 2014 document, Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

1. Background

So far, the preference for preparing LAP is given to

CBD and

TOZ areas of Ahmedabad.

Above: Map showing the connectivity of Dhal Ni Pol to BRTS, Railways, Interstate Bus Terminal and landmarks of the city. Ward map of Ahmedabad Walled city, UNESCO World Heritage Nomination Dossier Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

1. Background

And Not for the Core

Walled City (World Heritage City

of Ahmedabad) which is in urgent need of urban renewal and conservation

Left: Map showing different municipal wards of the walled city of Ahmedabad.UNESCO World Heritage Nomination Dossier

Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

1. Background

Therefore this research is focussed on preparing

a pilot LAP

for a heritage precinct with Dhal Ni Pol as a case

Dhal Ni Pol LAP

Left: Map showing different municipal wards of the walled city of Ahmedabad.UNESCO World Heritage Nomination Dossier

Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

2. Components of LAP

Regulations, Guidelines & Incentives for Dhal NI Pol

LAP Report

LAP Maps

Regulations

L-Form

Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

3. LAP Report

Regulations, Guidelines & Incentives for Dhal NI Pol

LAP Report

LAP Maps

Regulations

L-Form

Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Above: Cover of the LAP Report

2 Context & Delineation of Boundary 2.1 About the Precinct 2.2 Delineation of Boundary

Dhal Ni Pol is located at the edge of the walled city and easily

accessible through BRTS, Railway Station and Interstate Bus Terminal within 0.5-1.5 km radius. It also makes the precinct vulnerable

to change

Kalupur (1500-1800m)

Jami Mosque Ellisbridge

Manek Chowk

Astodia Chakla BRTS

Astodia BRTS Gita Mandir (600m) Dhal Ni Pol LAP

Above: Map showing the connectivity of Dhal Ni Pol to BRTS, Railways, Interstate Bus Terminal and landmarks of the city. Ward map of Ahmedabad Walled city, UNESCO World Heritage Nomination Dossier

Left: Asha Bhil No Tekro from the arterial road, the precinct has been more vulnerable to change due to its location. Author

2.2 Delineation of Boundary Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

Detailed Analysis

6.4 Regulations for Dhal Ni Pol

6.3 Recommendations for Improvement of Private Realm

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

88 out of the total 2236 (4%) heritage listed structures of walled city are in Dhal Ni Pol

Grade II A: Highest Grade II B: High Grade III: Moderate

Above: Vasant Haveli, a grade IIA structure within the Dhal Ni Pol. Author Above: Survey Map showing the Heritage Listed Monuments in Dhal Ni Pol. Ahmedabad Municipal Corporation

2.2 Delineation of Boundary Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

6.4 Regulations for Dhal Ni Pol

Detailed Analysis

6.3 Recommendations for Improvement of Private Realm

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

Presence of MHT and other NGOs working towards conservation and revitalization in Dhal Ni Pol

0.9 Ha Above: Dhal Ni Pol no Varso workshop poster. Mahila Housing Trust

Above: Map showing boundaries of heritage precincts in Dhal Ni Pol. Aditi Rai

2.2 Delineation of Boundary Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

6.4 Regulations for Dhal Ni Pol

Detailed Analysis

6.3 Recommendations for Improvement of Private Realm

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

3 Existing Situation Analysis 3.1 Need for Analysis 3.2 Tangible Aspects 3.2.1 Private Realm 3.2.2 Public Realm

3.2 Intangible Aspects 3.4 Summary

3 Existing Situation Analysis 3.1 Need for Analysis 3.2 Tangible Aspects 3.2.1 Private Realm 3.2.2 Public Realm

3.2 Intangible Aspects 3.4 Summary

Private realm here is all the land

parcels that are buildable and not reserved as open public space such as parks, roads, streets, chowks or natural

features like rivers, lakes, pond, nallah etc.

Above: Street section showing extent of private realm in Dhal Ni Pol. Author

Above: Map showing the extent of private realm in Dhal Ni Pol. Author

3.2.1 Private Realm Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

6.4 Regulations for Dhal Ni Pol

Detailed Analysis

6.3 Recommendations for Improvement of Private Realm

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

Pol Street- main collector road of a residential pol which connects to other pols and the arterial and sub-arterial network of the city.

Khadki/Khancho- Dead ends residential streets or plaza.

Pol Street

Khadki/Khancho

Above: Map showing the street character in Dhal Ni Pol. Author

3.2.1 Private Realm Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

Detailed Analysis

6.4 Regulations for Dhal Ni Pol

6.3 Recommendations for Improvement of Private Realm

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

1. Built vs Vacant

2. Ownership

7. FSI Consumption

8. Built Type

3. Plot Sizes

9. Built Character & Grading

4. Built Use

10. Built Condition

5. Built Height

11. Built Style

Study of various characteristics

13. Vulnerability Index

14. Intervention Index

6. Jantri Rate

12. Contribution to Heritage Character

of private realm

3.2.1 Private Realm Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

6.4 Regulations for Dhal Ni Pol

Detailed Analysis

6.3 Recommendations for Improvement of Private Realm

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

70% conversions in built use has occurred on main pol street

Above: Image showing various built use changes happening on the main pol street of Dhal Ni Pol, Author

3.2.1 Private Realm Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

Detailed Analysis

6.4 Regulations for Dhal Ni Pol

6.3 Recommendations for Improvement of Private Realm

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

51.6% of the total properties in the precinct are not contributing to its heritage character due to changed typology and style

Above: A redeveloped structure near Rasik Chowk, Dhal Ni Pol. Author

Above: Diagram showing the ranking of structures based on their contributing to heritage character within Dhal Ni Pol. Author Above: Private realm in Dhal Ni Pol, Arun Kumar

3.2.1 Private Realm Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

6.4 Regulations for Dhal Ni Pol

Detailed Analysis

6.3 Recommendations for Improvement of Private Realm

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

61.2% of the structures contributing to heritage character are vulnerable to lose their character as they are not protected as heritage. Above: A non-heritage structure in poor condition within Dhal Ni Pol. Author

Above: Diagram showing the ranking of structures based on their vulnerability to lose the heritage character within Dhal Ni Pol. Author

3.2.1 Private Realm Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

6.4 Regulations for Dhal Ni Pol

Detailed Analysis

6.3 Recommendations for Improvement of Private Realm

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

29% structures in the precinct are below the minimum habitable standards of 24sq.m

Left: A structure having a ground coverage less than 24 sq.m in Dhal Ni Pol. Author

3.2.1 Private Realm Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

Detailed Analysis

6.4 Regulations for Dhal Ni Pol

6.3 Recommendations for Improvement of Private Realm

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

AR A net FSI of 2.5 and form of the precinct

3 floor height is the native built

Above: Image showing the native built form of Dhal Ni Pol. Author

3.2.1 Private Realm Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

6.4 Regulations for Dhal Ni Pol

Detailed Analysis

6.3 Recommendations for Improvement of Private Realm

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

Market prices within the precinct ranges from 1.5-10 times of the jantri rate due to value appreciation after conservation and adaptive reuse.

27-180,000 Rs/sqm

Above: Map showing variations in jantri rates within the walled city of Ahmedabad. Author

Above: Map showing market rate variations within the city of Ahmedabad. www.magicbricks.com

Above: Recently restored French Haveli in Dhal Ni Pol. Author

3.2.1 Private Realm Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

Detailed Analysis

6.4 Regulations for Dhal Ni Pol

6.3 Recommendations for Improvement of Private Realm

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

Low Income Levels

Attachment and sense of belongingness

Low Education Levels

Multiple Ownership & Rented Properties

20% properties are rented

Above: Data collected through household survey with a sample of 95 households. Mahila Housing Trust

70% Owned by Single Owner 20% Rented 10% Owned by Multiple Owners

3.3.1 Socio-economic Aspects Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

6.4 Regulations for Dhal Ni Pol

Detailed Analysis

6.3 Recommendations for Improvement of Private Realm

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2 Tangible Aspects 3.2.1 Private Realm

Vision, Approach & Concept

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

AR It is clear that the precinct is facing issues in both tangible as well as intangible aspects of an urban area. It requires a

comprehensive urban regeneration approach to improve its condition and make it a desirable place to live.

Above: Image showing dilapidated structures within the precinct. Author

3.4 Summary Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

Detailed Analysis

6.4 Regulations for Dhal Ni Pol

6.3 Recommendations for Improvement of Private Realm

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2 Tangible Aspects 3.2.1 Private Realm

Vision, Approach & Concept

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

4 Vision, Approach & Concept 4.1 Purpose & Vision for LAP 4.1.1 Purpose 4.1.2 Vision

4.2 Approach 4.2.1 Historic Urban Landscape Approach 4.2.2 Approach for Dhal Ni Pol

4.3 Comprehensive Concept Plan 4.3.1 Public Realm Improvement 4.3.2 Private Realm Improvement

4 Vision, Approach & Concept 4.1 Purpose & Vision for LAP 4.1.1 Purpose 4.1.2 Vision

4.2 Approach 4.2.1 Historic Urban Landscape Approach 4.2.2 Approach for Dhal Ni Pol

4.3 Comprehensive Concept Plan 4.3.1 Public Realm Improvement 4.3.2 Private Realm Improvement

The Historic Urban Landscape Approach Out of all the previous urban conservation approaches, the Historic Urban Landscape Approach recommended by UNESCO in 2011 was considered to be the most appropriate and comprehensive for historic precincts. It deals with the improvement/conservation of : • • • • • •

The built environment Intangible heritage Cultural diversity Socio-economic condition Environmental condition Local community values

4.1.2 Vision Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

6.4 Regulations for Dhal Ni Pol

Detailed Analysis

6.3 Recommendations for Improvement of Private Realm

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

To Regenerate Dhal Ni Pol as

prime residential historic precinct having increased property value, rich tradition, living standards and heritage tourism as a mode of economy.

Above: An aerial view of Mangaldas Ni Haveli II, Ahmedabad. https://timesofindia.indiatimes.com/city/ahmedabad/Heritagehavelis-turn-boutique-hotels-museums-in-Walled-City/articleshow/55882556.cms

4.1.2 Vision Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

6.4 Regulations for Dhal Ni Pol

Detailed Analysis

6.3 Recommendations for Improvement of Private Realm

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

AR Improving private realm through regulations,

incentives, architectural control guidelines and TDR as a tool of funding

Above: Image showing the ongoing façade painting works in Dhal Ni Pol. Author

4.2.2 Approach for Dhal Ni Pol Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

Detailed Analysis

6.4 Regulations for Dhal Ni Pol

6.3 Recommendations for Improvement of Private Realm

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

6 Private Realm Improvement 6.1 Private Realm 6.2 Issues & Observations 6.3 Recommendations for Improvement of Private Realm 6.4 Regulations for Dhal Ni Pol Precinct 6.5 LAP Maps for Dhal Ni Pol Precinct 6.6 L-Form for Dhal Ni Pol Precinct 6.7 Costing & Revenue

Heritage Structures Defined by the authority based on architectural and historical relevance

Above: Image showing grade IIA & IIB listed heritage structures within Dhal Ni Pol, Ahmedabad. Author

6.1.3 Components of Private Realm Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

6.4 Regulations for Dhal Ni Pol

Detailed Analysis

6.3 Recommendations for Improvement of Private Realm

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

Contributing Structures Defined by its location on the major pol streets of the precinct

Above: A contributing structure at Rasik Chowk, Dhal Ni Pol, Ahmedabad. Author

6.1.3 Components of Private Realm Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

6.4 Regulations for Dhal Ni Pol

Detailed Analysis

6.3 Recommendations for Improvement of Private Realm

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

Non-Contributing Structures Defined by its location inside khadki/khancho

Above: Image showing non-contributing structures in Dhal Ni Pol, Ahmedabad

6.1.3 Components of Private Realm Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

Detailed Analysis

6.4 Regulations for Dhal Ni Pol

6.3 Recommendations for Improvement of Private Realm

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

Above: Graphic showing various documents governing the private realm in Heritage Precincts, Aditi Rai

6.1.4 Role of Local Authority in Private Realm Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

Detailed Analysis

6.4 Regulations for Dhal Ni Pol

6.3 Recommendations for Improvement of Private Realm

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

6 Private Realm Improvement 6.1 Private Realm 6.2 Issues & Observations 6.2.1 Issues in Regulation & Incentives 6.2.2 Issues in Institutional Framework 6.2.3 Issues in Involvement of Professionals 6.2.4 Issues in Maintenance of Heritage Structures

6.3 Recommendations for Improvement of Private Realm 6.4 Regulations for Dhal Ni Pol Precinct 6.5 LAP Maps for Dhal Ni Pol Precinct 6.6 L-Form for Dhal Ni Pol Precinct 6.7 Costing & Revenue

CGDCR Notified on 15.6.2016

Ambiguity due to frequent partial changes in the CGDCR-2017 document CGDCR Notified on 3.10.2016

•

5 notifications within 3 years

•

Heritage regulations removed from the latest notification

CGDCR Notified on 12.10.2017

CGDCR Notified on 5.11.2018

CGDCR Notified on 3.10.2019

6.2.1 Issues in Regulation & Incentives Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

6.4 Regulations for Dhal Ni Pol

Detailed Analysis

6.3 Recommendations for Improvement of Private Realm

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

Regulations written in ambiguous language

AUDA-Part 3, GDCR-2002

•

Primarily intended

•

May be permitted

•

May not be permitted

6.2.1 Issues in Regulation & Incentives Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

6.6 L-Form for Dhal Ni Pol

Legal Documents

6.5 LAP Maps for Dhal Ni Pol

6.4 Regulations for Dhal Ni Pol

6.3 Recommendations for Improvement of Private Realm

Detailed Analysis

6.2 Issues & Observations

Case Studies

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

Regulation based on street width and building area not suited for heritage precinct

Above: Map showing the varying street widths of Khadia II ward within the walled city of Ahmedabad, Author

•

Varying street width

•

Margins, Height, Permissible uses, common plot etc. based on street width

6.2.1 Issues in Regulation & Incentives Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

6.4 Regulations for Dhal Ni Pol

Detailed Analysis

6.3 Recommendations for Improvement of Private Realm

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

Zoning based uniform regulations irrespective of the character

DP-1987

DP-2002

•

Whole walled city as one zone

•

Only 1987 DP had two distinct zones in walled city

DP-2021

6.2.1 Issues in Regulation & Incentives Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

6.6 L-Form for Dhal Ni Pol

Legal Documents

6.5 LAP Maps for Dhal Ni Pol

6.4 Regulations for Dhal Ni Pol

6.3 Recommendations for Improvement of Private Realm

Detailed Analysis

6.2 Issues & Observations

Case Studies

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

AR Permissible Uses Road Width

Permissible Uses

Restriction for Commercial

Less than 9m

Not Allowed

Dwelling-1 : Detached dwelling unit, clinic not having indoor treatment facility. Dwelling-2 : Semi-detached, Row House, Tenement, Chawls, Farm House, clinic not having indoor facility, cottage industry (no noise, vibration, fume, dust etc.). Part of residential building may be used for office by advocate, doctors, architects, engineers, CA. Dwelling-3 : Apartment, Hostel, Dharamshala, Pre-school and affordable housing. Health-1 :PHC, Clinic, Dispensary Hospitality: Bed and Breakfast, Guest House, Lodging and Boarding, Hotel, Motel, Serviced Apartment Mercantile-1Shop, Business, Restaurant, Shopping Centre, Light Home Workshop, LPG Cylinder Godown, Service Establishment , Clinic, Fitness Centre. Mercantile-2: Shopping Mall, Laboratory, Nursing Home, Maternity Home, Kerosene Depot, Corporate Offices, Call Centres, Training Centres, CinePlex (having maximum seating capacity of 40 seats).

Ground Floor only

9mt and less than 12mt.

CGDCR-2017 (Core Walled City)

Commercial and non-active uses allowed within the residential pols in past & current regulations •

Warehouse, Godowns

•

Shopping Mall, Cineplex

6.2.1 Issues in Regulation & Incentives Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

6.4 Regulations for Dhal Ni Pol

Detailed Analysis

6.3 Recommendations for Improvement of Private Realm

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

Parking mandated & incentivised in CGDCR causing congestion

CGDCR-2017

•

Parking mandated for structures having a plinth area more than 100 sq.m.

•

Basement and stilts used for parking are not counted in FSI consumption.

6.2.1 Issues in Regulation & Incentives Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

Detailed Analysis

6.4 Regulations for Dhal Ni Pol

6.3 Recommendations for Improvement of Private Realm

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

Change in built typology from pol house to apartment due to amalgamation of plots •

Apartment with stilts

•

Due to permitting an FSI of 3.0 supported with plot amalgamation in the DP of 1987

Left: A redeveloped apartment structure in Haldarvar No Khancho in Dhal Ni Pol, Author

6.2.1 Issues in Regulation & Incentives Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

Detailed Analysis

6.4 Regulations for Dhal Ni Pol

6.3 Recommendations for Improvement of Private Realm

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

Loss of intangible interactive spaces

verandah/otlas

Above (Clockwise): Family sitting in the otla in front of their house, Aditi Rai. A person sitting in the chowk within the Baghban Haveli, Jagabhai Pol. Locals and tourists enjoying the festival of Uttrayan on the terrace of Baghban Haveli, Jagabhai Pol. Author

•

Due to change in built type

•

And change in lifestyle

Left : A redeveloped structure on the main pol street of Dhal Ni Pol with shops at ground floor having no otlas. Author

6.2.1 Issues in Regulation & Incentives Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

6.4 Regulations for Dhal Ni Pol

Detailed Analysis

6.3 Recommendations for Improvement of Private Realm

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

Change in built style to non-heritage have taken over due to a lack of facade control guidelines & availability of cheaper material

Above: ACP cladded structures near Rani Sipri Mosque, Khadia, An RCC structure near Rasik Chowk, Dhal Ni Pol. Author

6.2.1 Issues in Regulation & Incentives Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

Detailed Analysis

6.4 Regulations for Dhal Ni Pol

6.3 Recommendations for Improvement of Private Realm

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

SEWA Haveli- Rate of Conservation Rs. 14,400/ Sq.M

Existing TDR value not sufficient to cover

Pushpa Ben House- Rate of Conservation Rs. 25,600/ Sq.M

•

Average TDR within Dhal Ni Pol is 60 sq.m

•

Cost of conservation is 2.5-5 times of TDR value

Above: SEWA ni Haveli on the main pol street of the precinct, Pushpa Ben’s house located in Pananagar Khadki. Author

conservation costs

6.2.1 Issues in Regulation & Incentives Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

Detailed Analysis

6.4 Regulations for Dhal Ni Pol

6.3 Recommendations for Improvement of Private Realm

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

No TDR / incentive for contributing and noncontributing structures •

86% built up of precinct is non-heritage

Above: Non-heritage structures within the precinct. Author

6.2.1 Issues in Regulation & Incentives Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

6.4 Regulations for Dhal Ni Pol

6.3 Recommendations for Improvement of Private Realm

Detailed Analysis

6.2 Issues & Observations

Case Studies

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

TDR not profitable for buyers and competing with chargeable FSI

Above : Graphic source Aditi Rai Zone

Base FSI

Core Walled City Gamtal Gamtal Extension Residential Zone I Residential Zone II Residential Zone III Commercial Zone Logistics Zone Industrial Zone- General Industrial Zone- Special Knowledge & Institutional RAH CBD TOZ

2 2 1.2 1.8 1.2 0.3 1.8 1 1 1 1.8 Aas per base zone/1.8 1.8 Aas per base zone

Above : CGDCR - 2017

Chargeable FSI (40% of Jantri Rate) Nil Nil Nil 0.9 0.6 Nil 0.9 0.5 0.8 for commercial use Nil Nil 0.9 3.6 As applicable

•

Buyers have no incentive to purchase TDR, as chargeable FSI is available at a discounted rate of 40% of jantri.

•

No identified sending and receiving zones for HTDR is specified and can be sold anywhere with permissible FSI more than 1.2.

Permissible FSI 2 2 1.2 2.7 1.8 0.3 2.7 1.5 1.8 1 1.8 2.7 5.4 4

6.2.1 Issues in Regulation & Incentives Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

Detailed Analysis

6.4 Regulations for Dhal Ni Pol

6.3 Recommendations for Improvement of Private Realm

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

3.4 Summary

Private Realm Improvement

3.2 Intangible Aspects

3.2.2 Public Realm

Public Realm Improvement

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

6.3 Recommendations for Improvement of Private Realm 6.4 Regulations for Dhal Ni Pol Precinct 6.5 LAP Maps for Dhal Ni Pol Precinct 6.6 L-Form for Dhal Ni Pol Precinct 6.7 Costing & Revenue

Lack of urban design and planning professionals in AMC Heritage Department •

AMC Heritage Department does not have the capacity to prepare local area plans.

Above : Flowchart indicating the institutional framework of AMC Heritage Department, https://ahmedabadcity.gov.in/portal/jsp/Static_pages/heritage_dept.jsp

6.2.2 Issues in Institutional Framework Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

Detailed Analysis

6.4 Regulations for Dhal Ni Pol

6.3 Recommendations for Improvement of Private Realm

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

Lack of self-sustainable funding mechanism for urban renewal projects

Above : Ongoing street improvement works in Dhal Ni Pol. Author

•

Municipal funding for heritage in the year 2019 was only 4.57 crore rupees which is only 0.03% of the total municipal expenditure in the year.

•

Dependant on state/ CSR funds

6.2.2 Issues in Institutional Framework Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

6.4 Regulations for Dhal Ni Pol

Detailed Analysis

6.3 Recommendations for Improvement of Private Realm

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

Time taking and cumbersome TDR process

Above : Graphic source Aditi Rai

•

Only 20% TDR is issued at the time of commencement of works

•

12 months to get the 100% TDR

•

More than 20 documents required with involvement of 5 agencies 6.2.2 Issues in Institutional Framework Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

6.4 Regulations for Dhal Ni Pol

Detailed Analysis

6.3 Recommendations for Improvement of Private Realm

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

Lack of awareness of TDR incentive amongst residents •

Above : Data source. MHT and Graphic source Aditi Rai

Only 17% people in Dhal Ni Pol said they are aware about TDR

6.2.2 Issues in Institutional Framework Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

Detailed Analysis

6.4 Regulations for Dhal Ni Pol

6.3 Recommendations for Improvement of Private Realm

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

6.3 Recommendations for Improvement of Private Realm 6.4 Regulations for Dhal Ni Pol Precinct 6.5 LAP Maps for Dhal Ni Pol Precinct 6.6 L-Form for Dhal Ni Pol Precinct 6.7 Costing & Revenue

Craftsmen not getting enough work to survive the profession •

Craftsmen are also losing interest and their skills, due to less demand for conservation works.

Above : Studio & residence of Kinnari Panikar, Khadia, https://www.architecturaldigest.in/content/the-story-of-a-350year-old-haveli-in-ahmedabad/

Disinterest in architects/engineers for conservation works •

Due to less money involved and even lesser recognition

Above : A wood carver working on a shrine in Ahmedabad, https://gaatha.com/wood-carving-gita-minder-ahmedabad/

6.2.3 Issues in Involvement of Professionals Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

Detailed Analysis

6.4 Regulations for Dhal Ni Pol

6.3 Recommendations for Improvement of Private Realm

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

6.3 Recommendations for Improvement of Private Realm 6.4 Regulations for Dhal Ni Pol Precinct 6.5 LAP Maps for Dhal Ni Pol Precinct 6.6 L-Form for Dhal Ni Pol Precinct 6.7 Costing & Revenue

Ownership issues •

Multiple and disputed ownership leading to lack of maintenance and dilapidation

•

Rented properties- low rents lead to poor maintenance by the owner

30% properties are rented & have multiple ownership

Above : A property card of Dhal Ni Pol precinct showing multiple ownerships, https://anyror.gujarat.gov.in/emilkat/GeneralReport_IDB.aspx

70% Owned by Single Owner 20% Rented 10% Owned by Multiple Owners

6.2.4 Issues in Maintenance of Heritage Structures Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

6.4 Regulations for Dhal Ni Pol

Detailed Analysis

6.3 Recommendations for Improvement of Private Realm

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

Costly conservation works

Above : A brochure documenting the process of conservation within the Walled City of Ahmedabad, https://sws.cept.ac.in/course-detail/adaptive-re-use-of-heritage-buildings-a-case-of-the-world-W17FA008

•

15,000-25,000 Rs/sq.m conservation cost depending on the condition and grading of structure.

•

16,000-20,000 Rs/sq.m cost of new construction

6.2.4 Issues in Maintenance of Heritage Structures Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

6.4 Regulations for Dhal Ni Pol

Detailed Analysis

6.3 Recommendations for Improvement of Private Realm

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

Not enough NGO/Trusts to help in maintenance of heritage structures •

More than 2000 heritage structures within the walled city.

6.2.4 Issues in Maintenance of Heritage Structures Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

Detailed Analysis

6.4 Regulations for Dhal Ni Pol

6.3 Recommendations for Improvement of Private Realm

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

6 Private Realm Improvement 6.1 Private Realm 6.2 Issues & Observations 6.3 Recommendations for Improvement of Private Realm 6.3.1 Improving Regulations & Incentive 6.3.2 Improving Institutional Framework 6.3.3 Encourage Involvement of Professionals 6.3.4 Encourage Maintenance of Heritage Structures

6.4 Regulations for Dhal Ni Pol Precinct 6.5 LAP Maps for Dhal Ni Pol Precinct 6.6 L-Form for Dhal Ni Pol Precinct 6.7 Costing & Revenue

8.1.4 Takeaways for Dhal Ni Pol Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

Detailed Analysis

6.4 Regulations for Dhal Ni Pol

6.3 Recommendations for Improvement

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

8.1.4 Takeaways for Dhal Ni Pol Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

Detailed Analysis

6.4 Regulations for Dhal Ni Pol

6.3 Recommendations for Improvement

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

6.4 Regulations for Dhal Ni Pol Precinct 6.5 LAP Maps for Dhal Ni Pol Precinct 6.6 L-Form for Dhal Ni Pol Precinct 6.7 Costing & Revenue

AR 6.3.1a Key Considerations

Regulations should be based on conserving the form & character of the precinct. In the case of Dhal Ni Pol

Above: A residential heritage precinct with bread & breakfast in France, https://www.france-justforyou.com/blog/6reasons-stay-bbs-France. Image showing a harmonious character in the Red Light District, Amsterdam, Netherlands,

Laszlo Szirtesi / Getty Images

•

Encourage residential-mixed use character on pol streets

•

Conserve residential character on Khadki/Khancho

•

Regulate building height and plot amalgamation/subdivision

6.3.1 Improving Regulation & Incentive Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

6.4 Regulations for Dhal Ni Pol

Detailed Analysis

6.3 Recommendations for Improvement

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

6.3.1a Key Considerations Incentives for conservation of heritage structures should be based on •

their grading, and condition.

Structures with highest heritage grading and poor condition require the most intervention and thus incurring higher costs.

Above: Diagram showing the ranking of structures, based on the degree of intervention and expertise requires in conservation works, within Dhal Ni Pol. Author

6.3.1 Improving Regulation & Incentive Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

Detailed Analysis

6.4 Regulations for Dhal Ni Pol

6.3 Recommendations for Improvement

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

6.3.1a Key Considerations For contributing & non-contributing structures

redevelopment should be based on Incentive, regulation & guidelines. •

TDR incentive applicable in compliance with Architectural Control Guidelines.

•

For contributing structures Architectural Control Guidelines are mandatory to follow.

6.3.1 Improving Regulation & Incentive Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

Detailed Analysis

6.4 Regulations for Dhal Ni Pol

6.3 Recommendations for Improvement

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

6.3.1b Recommendation related to built use

Encourage active uses and prohibition of nonactive uses

Above: An aerial view of Mangaldas Ni Haveli II, https://timesofindia.indiatimes.com/city/ahmedabad/Heritage-havelisturn-boutique-hotels-museums-in-Walled-City/articleshow/55882556.cms

•

Homestays, Restaurants, Galleries, Shops to be permitted as an additional incentive for conserving the heritage structures.

•

Homestays, Restaurants, Galleries, Shops to be permitted on ground floor as an additional incentive for redeveloping the contributing structures in compliance with architectural control guidelines.

•

Non-active uses like godowns, warehouses, stores must be prohibited.

6.3.1 Improving Regulation & Incentive Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

Detailed Analysis

6.4 Regulations for Dhal Ni Pol

6.3 Recommendations for Improvement

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

6.3.1b Recommendation related to built use

Parking prohibition within the structures & Incentives in municipal car parks

Above: Image showing plots used for parking within the walled city. Author. Image showing a municipal parking lot in Ahmedabad. TOI

•

For heritage structure owners after conservation works, parking space for 1 car to be free in municipal car parks.

•

For contributing and non-contributing after redevelopment in compliance with architectural control guidelines, parking space for 1 car to be discounted to 50%.

6.3.1 Improving Regulation & Incentive Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

Detailed Analysis

6.4 Regulations for Dhal Ni Pol

6.3 Recommendations for Improvement

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

6.3.1c Recommendation related to built form

Conserving the heritage built form & regulating the amalgamation/sub-division and change in built form •

Heritage Structures must conserve their built form with all the elements like height, margins, otlas, chowks, balcony as per the original design and form.

•

For contributing & Non-contributing structures regulations related to built form like FSI, height, margins, otlas, balcony, chowks must be harmonious with the heritage built form.

6.3.1 Improving Regulation & Incentive Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

Detailed Analysis

6.4 Regulations for Dhal Ni Pol

6.3 Recommendations for Improvement

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

6.3.1d Recommendation related Architectural Control & Aesthetics

Architectural control & conservation guidelines to supplement regulations

Above: Covers of conservation and façade control guidelines in Singapore and Jaipur respectively. An isometric showing the detailed documentation of a pol house, UNESCO Nomination Dossier

•

Architectural control guidelines for contributing and non-contributing structures must contain guidelines related to building layout, material and facade.

•

Conservation guidelines must identify and categorize drawings, details, construction techniques and guidelines based on built style and architectural features of heritage structures.

6.3.1 Improving Regulation & Incentive Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

6.4 Regulations for Dhal Ni Pol

Detailed Analysis

6.3 Recommendations for Improvement

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

46 47 126 8 48 49 52 55 58 60

61 80 82 127 129 130

Total

Grading

L-Form (Dhal Ni Pol) Original Built up Area (in Applicable Available TDR (in Jantri (Rs sq.m) /sq.m) sq.m) TDR Multiplier 158.5 0.50 79.2 18000 322.5 0.50 161.3 18000 2.7 0.30 0.8 18250 3.0 0.30 0.9 18000 122.8 0.30 36.8 18000 145.3 0.30 43.6 18000 160.9 0.30 48.3 18000 263.1 0.30 78.9 18000

Amount (in Rs.) 14,26,133.74 29,02,852.40 14,856.83 16,242.59 6,63,182.69 7,84,682.07 8,69,127.66 14,20,827.03

0.30

90.3

18000

16,24,949.67

384.3 197.6 166.4 57.4 38.8 104.8 115.6 76.5 215.9

0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30

115.3 59.3 49.9 17.2 11.6 31.4 34.7 23.0 64.8

18000 18250 19250 18000 18250 18000 18250 19250 18000

20,75,311.28 10,81,951.44 9,61,167.82 3,10,108.99 2,12,267.43 5,66,047.83 6,33,168.84 4,41,807.66 11,65,939.59

1186.2 201.6 288.4 183.0 207.5 314.3

0.30 0.30 0.30 0.30 0.30 0.30

355.9 60.5 86.5 54.9 62.2 94.3

18250 18000 18000 18250 18250 18250

64,94,437.73 10,88,465.45 15,57,168.46 10,02,157.14 11,35,931.06 17,20,595.61

1661.7

Average Conservation Cost - 17,000 Rs./sq.m Estimated cost of conservation works - 8.8 Crores Average TDR generated - 69.23 sq.m Conservation Cost/ TDR value - 3.4

More TDR incentives for conservation of heritage structures to cover the conservation cost • 110-150% of the built up area a TDR incentive depending upon condition and grading.

3.01 Crores Above: Images showing heritage structures in Good and Poor conditions within Dhal Ni Pol, Author

6.3.1 Improving Regulation & Incentive Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

Detailed Analysis

6.5 LAP Maps for Dhal Ni Pol

Case Studies

6.4 Regulations for Dhal Ni Pol

6.3 Recommendations for Improvement

6.2 Issues & Observations

6.3.1e Recommendations related to TDR & Incentives

300.9

5218

6.1 Private Realm

Implementation Framework

3.4 Summary

Private Realm Improvement

3.2 Intangible Aspects

3.2.2 Public Realm

Public Realm Improvement

3.2.1 Private Realm

Survey_no 2764 IIA 2274 IIA 2539 IIB 2337 IIB 2772 IIB 2765+2774 IIB 2739 IIB 2740 IIB 2730+2731+2737+ 2738 IIB 3049+3050+3051+ 3052 IIB 2348+2349 IIB 3074 III 2733 III 3067B/2 III 3064 III 3067B III 3085 III 2773 III 3070+3076+3078+ 3079+3127+3128+ 3129 III 2306 III 2307+2308 III 2344 III 2351 III 2352 III

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

S.No. 34 35 38 39 40 41 43 44

3.1 Need for Analysis

L-Form (Dhal Ni Pol)

S.No. 34 35 38 39 40 41 43 44 46 47 126 8 48 49 52 55 58 60 61 80 82 127 129 130

Total

Survey_no 2764 2274 2539 2337 2772 2765+2774 2739 2740 2730+2731+273 7+2738 3049+3050+305 1+3052 2348+2349 3074 2733 3067B/2 3064 3067B 3085 2773 3070+3076+307 8+3079+3127+3 128+3129 2306 2307+2308 2344 2351 2352

Available Applicable TDR (in TDR Multiplier sq.m) 1.35 213.9 1.35 435.4 1.30 3.5 1.30 3.9 1.35 165.8 1.30 188.9 1.30 209.2 1.30 342.1

Jantri (Rs /sq.m) 18000 18000 18250 18000 18000 18000 18000 18000

IIB

Good

300.9

1.30

391.2

18000

70,41,448.55

IIB IIB III III III III III III III

Fair Good Poor Good Fair Fair Fair Good Good

384.3 197.6 166.4 57.4 38.8 104.8 115.6 76.5 215.9

1.35 1.30 1.30 1.20 1.25 1.25 1.25 1.20 1.20

518.8 256.9 216.4 68.9 48.5 131.0 144.6 91.8 259.1

18000 18250 19250 18000 18250 18000 18250 19250 18000

93,38,900.75 46,88,456.24 41,65,060.56 12,40,435.96 8,84,447.61 23,58,532.61 26,38,203.51 17,67,230.62 46,63,758.38

III III III III III III

Fair Poor Good Fair Fair Fair

1186.2 201.6 288.4 183.0 207.5 314.3

1.25 1.30 1.20 1.25 1.25 1.25

1482.7 262.0 346.0 228.8 259.3 392.8

18250 18000 18000 18250 18250 18250

2,70,60,157.21 47,16,683.62 62,28,673.86 41,75,654.75 47,33,046.07 71,69,148.37

6661.7

Average Conservation Cost - 17,000 Rs./sq.m Estimated cost of conservation works - 8.8 Crores Average TDR generated - 277.5 sq.m Conservation Cost/ TDR value - 0.72

Amount (in Rs.) 38,50,561.09 78,37,701.49 64,379.58 70,384.56 29,84,322.11 34,00,288.99 37,66,219.84 61,56,917.11

More TDR incentives for conservation of heritage structures to cover the conservation cost • 110-150% of the built up area a TDR incentive depending upon condition and grading.

12.1 Crores Above: Images showing heritage structures in Good and Poor conditions within Dhal Ni Pol, Author

6.3.1 Improving Regulation & Incentive Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

Detailed Analysis

6.5 LAP Maps for Dhal Ni Pol

Case Studies

6.4 Regulations for Dhal Ni Pol

6.3 Recommendations for Improvement

6.2 Issues & Observations

6.3.1e Recommendations related to TDR & Incentives

Original Built up Grading Condition Area (in sq.m) IIA Good 158.5 IIA Good 322.5 IIB Good 2.7 IIB Good 3.0 IIB Fair 122.8 IIB Good 145.3 IIB Good 160.9 IIB Good 263.1

5218

6.1 Private Realm

Implementation Framework

3.4 Summary

Private Realm Improvement

3.2 Intangible Aspects

3.2.2 Public Realm

Public Realm Improvement

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

AR 6.3.1e Recommendations related to TDR & Incentives

TDR incentive for contributing as well as noncontributing structures for heritage sensitive redevelopment/facade improvement works • 50-100% of the permissible built up area as TDR incentive depending upon the type of works. 1. 50% for facade improvement 2. 100% for redevelopment

Additional TDR generated- 9696 sq.m Average TDR value generated - 20.3 crores

Above: Images showing contributing and non-contributing structures within Dhal Ni Pol, Author

6.3.1 Improving Regulation & Incentive Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

6.4 Regulations for Dhal Ni Pol

Detailed Analysis

6.3 Recommendations for Improvement

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

Additional 20% TDR

6.3.1e Recommendations related to TDR & Incentives

Additional incentives for early-bird applications to encourage quick mobilization for conservation and redevelopment works •

120% TDR within 1 year

100% TDR after 5 years

To be valid for all kind of TDR applications submitted within 1-5 years of date of notification of LAP.

6.3.1 Improving Regulation & Incentive Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

Detailed Analysis

6.4 Regulations for Dhal Ni Pol

6.3 Recommendations for Improvement

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

150% used to fund

Additional incentive of 30%

TDR incentive of 150% Existing Built Up

private realm improvement

6.3.1e Recommendations related to TDR & Incentives

Additional 30% TDR as a source of revenue for AMC

180%TDR

•

As a fee for facilitating the TDR transaction

available for sale

•

Ex- Owners will get 150+30=180% TDR, but will only receive value equivalent to 150%, rest 30% of its value shall go to AMC as a fee for facilitating the transaction.

•

This additional 30% shall be used to fund the public realm improvement works, maintenance and conducting workshops, festivals etc.

30% used to fund the LAP and maintenance of precinct

6.3.1 Improving Regulation & Incentive Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

Detailed Analysis

6.4 Regulations for Dhal Ni Pol

6.3 Recommendations for Improvement

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

6.3.1f Recommendations related to TDR Market

CBD & TOZ as TDR receiving areas with mandatory TDR component

Above: Graphic Source, Aditi Rai

•

TDR component to be interchangeable with chargeable FSI whichever is cheaper. Ex- In areas with jantri rates more than 45,000 Rs/sq.m, HTDR shall be cheaper than the Chargeable FSI.

•

Additional benefits in terms of area can be given to buyers for purchasing the HTDR, which has a competition with slum TDR also.

•

Through TDR component a total demand of 1.8+46.4 sq.km can be generated in the TDR market.

•

HTDR supply of 8.8 sq.km

6.3.1 Improving Regulation & Incentive Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

6.4 Regulations for Dhal Ni Pol

Detailed Analysis

6.3 Recommendations for Improvement

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

6.3.1f Recommendations related to TDR Market

HTDR Portal to facilitate a easy and transparent transaction process •

The HTDR seller will post the their TDR with the copy of their certificate.

•

Buyers from CBD and TOZ can buy the HTDR from the portal as per the chronology of their posting.

•

To make the HTDR attractive, the buyer will get an extra 2.5x area of the purchased TDR as an incentive.

Above: TDR Bank portal of Greater Hyderabad, http://tdr.ghmc.telangana.gov.in:8080/

Sending Area Remaining TDR value

HTDR area

TDR Bank/ Portal

Transaction facilitation fee

2.5x HTDR area

Receiving Area

TDR value 6.3.1 Improving Regulation & Incentive Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

Detailed Analysis

6.4 Regulations for Dhal Ni Pol

6.3 Recommendations for Improvement

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

AR 6.3.1g Structure for Improved Regulations

Contents of improved regulations •

Definitions

•

Regulations, Guidelines & Incentives

•

1. 2. 3. 4. 5.

General Regulations Built Use Regulations Built Form Regulations Architectural Style/Aesthetics Guidelines TDR & Incentives

Annexures (Conservation and Architectural Control Guidelines)

6.3.1 Improving Regulation & Incentive Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

6.6 L-Form for Dhal Ni Pol

Legal Documents

6.5 LAP Maps for Dhal Ni Pol

6.4 Regulations for Dhal Ni Pol

6.3 Recommendations for Improvement

Detailed Analysis

6.2 Issues & Observations

Case Studies

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

6.4 Regulations for Dhal Ni Pol Precinct 6.5 LAP Maps for Dhal Ni Pol Precinct 6.6 L-Form for Dhal Ni Pol Precinct 6.7 Costing & Revenue

3-tiered institutional framework with a Special Purpose Vehicle for execution of local area plans regulation, guidelines & incentives •

State Level Committee to approve LAP, Listing, Conservation Plans etc.

•

City Level Committee to prepare the LAP, Supervise its implementation, conduct workshops/seminars

•

SPV to execute, generate revenue and maintain the precinct

6.3.2 Improving Institutional Framework Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

Detailed Analysis

6.4 Regulations for Dhal Ni Pol

6.3 Recommendations for Improvement

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

TDR granting process to be smoother & faster •

Maximum 3 months for sanction of proposals

•

60% TDR must be provided before commencement of work

•

Application must be online with lesser paperwork

6.3.2 Improving Institutional Framework Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

Detailed Analysis

6.4 Regulations for Dhal Ni Pol

6.3 Recommendations for Improvement

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

Intensive awareness campaigns for heritage conservation & TDR

Above: Posters of various events, festivals organised in Ahmedabad, MHT, Meet me at Khadia & Brihati Foundation

•

Festivals

•

Door to door campaign

•

Community Workshops

•

Street Plays

•

Exhibitions

•

Heritage Walks

6.3.2 Improving Institutional Framework Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

6.4 Regulations for Dhal Ni Pol

Detailed Analysis

6.3 Recommendations for Improvement

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

6.4 Regulations for Dhal Ni Pol Precinct 6.5 LAP Maps for Dhal Ni Pol Precinct 6.6 L-Form for Dhal Ni Pol Precinct 6.7 Costing & Revenue

Mandating the involvement of professionals in the TDR process and their empanelment with the local authority

Above : Studio & residence of Kinnari Panikar, Khadia, https://www.architecturaldigest.in/content/the-story-of-a-350year-old-haveli-in-ahmedabad/ . A wood carver working on a shrine in Ahmedabad, https://gaatha.com/wood-carvinggita-minder-ahmedabad/

•

Professionals & craftsmen to charge a fixed fee based on the type of work, decided by the AMC

•

It shall be mandatory for the owners to hire architects/engineers empanelled with AMC to avail TDR

6.3.3 Encourage Involvement of Professionals Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

Detailed Analysis

6.4 Regulations for Dhal Ni Pol

6.3 Recommendations for Improvement

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

Incentives and recognition for professionals •

Incentives for professionals & craftsperson in terms of municipal tax waivers.

•

Awards for best practices as recognition for professionals

Above : Posters for Lucknow Heritage Awards organised by Intach,

https://www.facebook.com/IntachLucknowChapter/posts/intach-lucknow-heritage-awardintachlucknow-heritage-award-is-for-the-best-pract/1406899192801832/

6.3.3 Encourage Involvement of Professionals Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

Detailed Analysis

6.4 Regulations for Dhal Ni Pol

6.3 Recommendations for Improvement

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

6.4 Regulations for Dhal Ni Pol Precinct 6.5 LAP Maps for Dhal Ni Pol Precinct 6.6 L-Form for Dhal Ni Pol Precinct 6.7 Costing & Revenue

Online portal containing all the documentation, regulations, conservation plan, directory of professionals

Training workshops for masons/contractors/residents Conservation technique manuals for best practices Encourage NGO / Trusts to intervene in maintenance of the heritage structures

Above: Online portal of URA

6.3.4 Encourage Maintenance of Heritage Structures Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

6.4 Regulations for Dhal Ni Pol

Detailed Analysis

6.3 Recommendations for Improvement

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

Online portal containing all the documentation, regulations, conservation plan, directory of professionals

Training workshops for masons/contractors/residents Conservation technique manuals for best practices Encourage NGO / Trusts to intervene in maintenance of the heritage structures

Above: Housing Improvement training in Nizamuddin Basti, AKTC

6.3.4 Encourage Maintenance of Heritage Structures Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

6.4 Regulations for Dhal Ni Pol

Detailed Analysis

6.3 Recommendations for Improvement

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

Online portal containing all the documentation, regulations, conservation plan, directory of professionals

Training workshops for masons/contractors/residents Conservation technique manuals for best practices Encourage NGO / Trusts to intervene in maintenance of the heritage structures Above: Conservation Technical Handbooks, URA

6.3.4 Encourage Maintenance of Heritage Structures Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

6.4 Regulations for Dhal Ni Pol

Detailed Analysis

6.3 Recommendations for Improvement

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

Online portal containing all the documentation, regulations, conservation plan, directory of professionals

Training workshops for masons/contractors/residents Conservation technique manuals for best practices Encourage NGO / Trusts to intervene in maintenance of the heritage structures

Above: A heritage structure in conservation, Jagabhai Pol, Khadia

•

Help in resolving ownership issues

•

Maintain the heritage structure by partial ownership

•

Owning properties, maintaining them and leasing it out for affordable housing

6.3.4 Encourage Maintenance of Heritage Structures Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

6.4 Regulations for Dhal Ni Pol

Detailed Analysis

6.3 Recommendations for Improvement

Case Studies

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

6.4 Regulations for Dhal Ni Pol Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

Detailed Analysis

6.4 Regulations for Dhal Ni Pol

Case Studies

6.3 Recommendations for Improvement

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

6.4 Regulations for Dhal Ni Pol Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

Detailed Analysis

6.4 Regulations for Dhal Ni Pol

Case Studies

6.3 Recommendations for Improvement

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

6.4 Regulations for Dhal Ni Pol Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

Detailed Analysis

6.4 Regulations for Dhal Ni Pol

Case Studies

6.3 Recommendations for Improvement

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

6.4 Regulations for Dhal Ni Pol Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

Detailed Analysis

6.4 Regulations for Dhal Ni Pol

Case Studies

6.3 Recommendations for Improvement

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

6.4 Regulations for Dhal Ni Pol Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

Detailed Analysis

6.4 Regulations for Dhal Ni Pol

Case Studies

6.3 Recommendations for Improvement

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

6.5 LAP Maps for Dhal Ni Pol Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

Detailed Analysis

6.4 Regulations for Dhal Ni Pol

Case Studies

6.3 Recommendations for Improvement

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

6.5 LAP Maps for Dhal Ni Pol Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

Detailed Analysis

6.4 Regulations for Dhal Ni Pol

Case Studies

6.3 Recommendations for Improvement

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

6.5 LAP Maps for Dhal Ni Pol Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

Detailed Analysis

6.4 Regulations for Dhal Ni Pol

Case Studies

6.3 Recommendations for Improvement

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

6.5 LAP Maps for Dhal Ni Pol Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

Detailed Analysis

6.4 Regulations for Dhal Ni Pol

Case Studies

6.3 Recommendations for Improvement

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

6.6 L-Form for Dhal Ni Pol Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

Detailed Analysis

6.4 Regulations for Dhal Ni Pol

Case Studies

6.3 Recommendations for Improvement

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

6.6 L-Form for Dhal Ni Pol Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

Detailed Analysis

6.4 Regulations for Dhal Ni Pol

Case Studies

6.3 Recommendations for Improvement

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

6.6 L-Form for Dhal Ni Pol Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

Detailed Analysis

6.4 Regulations for Dhal Ni Pol

Case Studies

6.3 Recommendations for Improvement

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

6.6 L-Form for Dhal Ni Pol Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

Detailed Analysis

6.4 Regulations for Dhal Ni Pol

Case Studies

6.3 Recommendations for Improvement

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

6.6 L-Form for Dhal Ni Pol Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.6 L-Form for Dhal Ni Pol

6.5 LAP Maps for Dhal Ni Pol

Detailed Analysis

6.4 Regulations for Dhal Ni Pol

Case Studies

6.3 Recommendations for Improvement

6.2 Issues & Observations

6.1 Private Realm

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis

Total TDR Funding Total = Rs. 41.4 Crores

Revenue Generated by AMC through TDR Total = Rs. 12.4 Crores

Funding for Private Realm Improvement Total = Rs. 29 Crores

Costs of private realm improvement in Dhal Ni Pol Total cost of application fee = 136 * 500 Rs.68,000 Total cost of hiring professionals = 16,358 * 700 Rs. 11,450,600 Total cost of conservation/ redevelopment = 16,358 * 17,000 Rs. 278,086,000 Total Rs. 28.9 Crores

6.7 Costing & Revenue Arun Kumar PG 180157-Master of Urban Planning 2020, CEPT University

Bibliography

Legal Documents

6.7 Costing & Revenue

6.6 L-Form for Dhal Ni Pol

Detailed Analysis

6.5 LAP Maps for Dhal Ni Pol

Case Studies

6.4 Regulations for Dhal Ni Pol

6.3 Recommendations for Improvement

6.1 Private Realm 6.2 Issues & Observations

Implementation Framework

Private Realm Improvement

3.4 Summary

3.2 Intangible Aspects

Public Realm Improvement

3.2.2 Public Realm

3.2.1 Private Realm

Vision, Approach & Concept

3.2 Tangible Aspects

Existing Situation Analysis

Context & Delineation of Boundary

Introduction & Background

3.1 Need for Analysis