NAVA VADAJ - A Phoenix in Making by Arun Puri

Arun Kumar

Master’s in Urban Planning, CEPT University PG180157

Understanding the City: Ahmedabad

NAVA VADAJ: A Phoenix in making In Greek mythology, a phoenix is a long-lived bird that cyclically regenerates or is otherwise born again.

A commercial building towering above all in Nava Vadaj gamtal

A glimpse of the precinct The tea kettle identity, the gamtal, and transformation

“Welcomed by a tea kettle on flames known as the Akhbarnagar circle, is the area of Nava Vadaj, which we can also identify by the name on the AMTC bus depot right adjacent to the circle. As we walk down the Nava Vadaj road leading towards Juna Vadaj we see middle and higherincome group single family residential societies which merges with the Nava Vadaj gamtal lined with several small shops and some glimpses of modern commercial complexes, a symbol of transformation. As we walk further and take a right from the Sreerathna complex we enter into an informal settlement known for its vegetable and fruit market, which comes up in the night, and has shops selling daily use items and clothing. Coming back to the Nava Vadaj road we go further and find some government and institutional buildings on the Bhimjipura crossing, along with a huge traffic island as dump yard. Finally, when this road meets with the perpendicular Bhimjipura road, we see a line-up of commercial buildings, majority of them banks, hospitals, and some commercial office buildings. On this road we come across a very non-urban phenomenon on a major road, i.e., cows sitting in a group in the centre of roads. Only, when we go further, we find out an urban village called Bharwadvaas Nava Vadaj Gam, marked by the statue of a cow right in the middle of road, marking the landmark for the village. While taking a walk on the secondary and tertiary streets of the precinct we discover a quaint and peaceful residential zone which marks a chunk of the precinct. Overall, we experience an area which has several layers of built fabric still visible, like a village, small market along the major roads, some commercial complexes, few high-rise apartments, mixed use towers and almost all types of residential areas (bungalows, apartments, slums, gamtal.”

Anticlockwise from right: 1. Satellite imagery of Nava Vadaj precinct showcasing major landmarks, 2. Sreerathnam shopping complex at the edge of gamtal, 3. Gamtal turns into a vegetable and fruit market every evening, 4. Nava Vadaj circle lined with institutional buildings, 5. Area view of the tea kettle rotary

preface

Nava Vadaj is going to enjoy all the existing transport services of Ahmedabad, i.e. AMTS, BRTS, and MEGA. The precinct is going to get a facelift by the new proposed transit hub in the Vadaj area with more than one lakh square metre of built up area. GSRTC bus terminal at Ranip, Sabarmati railway station and the proposed bullet train station. It is going to become a future one stop destination for the tourists and travellers making a case study of transit-oriented development in the city. It is a phoenix in making which is waiting to regenerate on its own ashes, a precinct on the fringe of a major makeover which will completely changes the way it has been over the past 40 yrs.

About the studio

The study was part of the ‘Understanding the city’ studio, conducted by Faculty of Planning at CEPT University. Each student was given a unique one square kilometre area of Ahmedabad to conduct a comprehensive urban study. It included historical evolution of the precinct, its physical, and socio-economic characteristics. Physical characteristics included streets, land, built, public realm, and infrastructure. While, socio-economic characteristics included housing choices, incomes, expenditures, travel behaviour and mapping of job centres and economy generation from the precinct. It also included costing and financing of a street improvement project through SPV. The studio helped us understand the relation of various aspects of urbanism and their interdependency in a city, it also made us more conscious about the city level infrastructure, and economic demands of the city and the community.

Acknowledgement

I would like to thank my faculty members, Rujul Joshi and Suhani Shah who encouraged me to do better work week by week. A special thanks to Vani mam for valuable suggestions and feedbacks. Thanks to all the wonderful people I met during my field visits, expecially Mr. Rajnibhai Patel who helped me understand the history of Nava Vadaj and at last to my friends and fellow students for all the help and valuable discussions.

Right: Akhbarnagar tea kettle is the most famous and the busiest junction of Ahmedabad lined with an AMTS bus depot, a slum, BRTS, and a series of hospitals and clinics.

contents genesis

1.1 Urban expansion of a gamtal

the physical form

the open space

1 2

2.1 A well connected precinct in western Ahmedabad

2.2 Stagnant and privately owned residential area

2.3 Mid-range static land price

3.1 Efficient street network with walkable blocks

3.2 row encroachment & busy junctions

3.3 Streets as public realm

3.4 Adequate infrastructure but poor waste management

people & the economy

4.1 Older apartments and semi-detached bungalows as housing choice

4 32

4.2 Middle income group precinct

2.4 Low-rise residential typology and dense commercial in gamtal

4.3 Middle income group cannot buy a house in Nava Vadaj

2.5 Underconsumed FSI

4.4 2 wheeler as preffered mode over public transport

2.6 Deciphering the cycle of growth

4.4 Higher percentage of casual residential jobs

2.7 Uneven concentration of population

4.5 Male dominated sectors as major source of economy

2.8 Quality of built environment - FSI vs ground coverage

conclusion

5.1 Understanding Nava Vadaj

5.2 Future proposals and policies that will change the face of Nava Vadaj

5 42 43

A view of Nava Vadaj vegetable market in the night

Part 1

genesis

1.1 urban expansion of a

gamtal

NAVA VADAJ

How it all started

Nava Vadaj came into existence in 1870’s, when due to floods in river Sabarmati Vadaj gam (now Juna Vadaj) got drowned and people lost their livestock, homes, and livelihood, especially the Patidar community which lived on the lower banks. These people were relocated by a British collector in 1876, to a new piece of land about a 1 km away which came up as Nava Vadaj. Initially it was only Patidar community which lived there, but later in 1900’s, Bharvaad, Thakur, Rawal, and Vankar(Harijan) communities started pouring from other villages. Agriculture and textile were the major source of economy which attracted people from Saurashtra, Mehsana and several other parts of Gujarat.

THAKUR WAAS

PATEL WAAS

VADAJ

1870’s

- Floods in Sabarmati, Patidar community of Vadaj, living on the lower banks lost their homes, livestock and livelihood.

1876 - Patidar community relocated 1 km away

1900’s - Due to availability of agricultural & pasture

land and proximity to textile mills. Bharvaad, Thakur, Rawal and Vankar communities started moving in Nava Vadaj from adjacent villages.

from the Sabarmati river by a British collector to form Nava Vadaj.

Towards Mehsana

ADARSH NAGAR

SHANKAR NAGAR

132 FEET RING ROAD WAS PROPOSED CONNECTING NAVA VADAJ TO THE WESTERN PERIPHERY OF CITY.

LAL BAUG SOCIETY

LAL BAUG SOCIETY MIGRATION OF PATIDAR COMMUNITY

TIRUPUR NAGAR

KESHAV BAUG

NAVA VADAJ GAMTAL

SWATANTRATA SENANI NAGAR

VA NA

A VEGETABLE & FRUIT MARKET STARTED TO APPEAR INSIDE THE NAVA VADAJ GAM

AKHBAR NAGAR

Towards Navrangpura

SLUM STARTED TO DEVELOP ON PASTURE LANDS DUE TO URBANISATION & WORK OPPORTUNITIES

MIGRATION OF PEOPLE FROM MEHSANA & SAURASHTRA

Towards Chandlodiya

VANKAR WAAS

OTHER COMMUNITIES STARTED MOVING, EXPANDING THE SIZE OF VILLAGE

Evolution

In 1960’s, AMC marked the boundary of Nava Vadaj Gam and marked the area as residential zone in its first development plan in 1965. Nava Vadaj became the north-western periphery of the city and 132 feet ring road was proposed to connect the western periphery of Ahmedabad. Several government housing schemes like Shankar Nagar, Adarsh Nagar, Swantantrata Senani Nagar came up first, and then several cooperative housing societies like Lal Baug, Thirpur, Ronak Park came into existence. By 1970’s and 80’s most of the precinct got filled up by housing societies, and a slum also started developing at Ramapir Ka Thekra due to increasing work opportunities in textile mills and huge pasture lands near the river bed. Town planning scheme was then sanctioned for the area in 1982. Bharvaad community from the village (cow herds) settled on these pasture lands and started encroaching the land and selling it to the migrant labour class thus forming a huge slum area. Over the period Patidar community residing in the village got into small businesses and started earning good amount of money which improved their standard of living and they started moving out of the village into the suburbs. By 2009, first phase of BRTS got operational and later with the transit oriented development policy in 2012, the area started seeing redevelopment of old housing, due to increased FSI. Few high-rise residential apartments, commercial complexes and institutional buildings have come up in past 10 years thus marking the beginning of transformation. Land prices are speculated to go higher with the proposed metro, smart city development projects. Akhbarnagar rotary is also set to get a new identity with proposed transport hub which will provide a smooth interchange between all modes of public transport in the city.

NAVA VADAJ

BHARVAAD WAAS

VADAJ

PATIDAR COMMUNITY IS RELOCATED

RAWAL WAAS

RAMAPIR KA THEKRA

NAVA VADAJ GAMTAL

BHIMJIPURA

Towards Juna Vadaj

1960’s -

AMC prepared its first development plan in 1965 and proposed a complete residential land use for the area. 132 feet ring road was proposed. Government housing schemes like Shankar Nagar, Adarsh Nagar, Swatantrata Senani Nagar were built around the village. People from Mehsana & Saurashtra started pouring in to settle here.

1970-80’s

- The area towards the East & South of the village got filled up with co-operative housing societies due to its proximity with Sabarmati railway station and industrial zone on eastern part of city. TP Scheme for Nava Vadaj was prepared by AMC. By this time a slum also started developing nearby on pasture lands called Ramapir Ka Thekra. A vegetable and fruit market also started to appear inside the Nava Vadaj Gam.

2000’s -

Till the first half of the millenium decade nothing much happened in the precinct except for few buildings like a Swaminarayan Temple, and a commercial building near Nava Vadaj circle

Arun Kumar, PG 180157 - Understanding the city: Ahmedabad

Nava vadaj in last 10 years

2008-10 - 132 feet ring road started widening, and BRTS Phase

1 started. National hand-loom centre and Mansi hospital came up adjacent to it. A swimming pool, and Jila Mojani Bhawan also started to build.

2011-13

- Introduction of TOD Policy and Phase 2 of BRTS,

GSRTC bus terminal has come up in Ranip and a G+10 Ozone housing society near Ramapir Ka Thekra. While NSSO office came up in the heart of precinct.

NAVA VADAJ AMTS BUS TERMINUS

2014-18

- Akhbarnagar tea kettle sculpture was built after BJP

won national elections. Few more high rise commercial and residential building came. Naranpura poilce station got transferred to Vadaj. MEGA and Smart city mission launched and slum redevelopment of Ramapir ka thekra got approved.

GSRTC BUS TERMINAL

BRTS PHASE 1 AKHBARNAGAR TEA KETTLE CIRCLE

MANSI HOSPITAL

SREERATHNA COMPLEX NAVA VADAJ ROAD GETS WIDENED

AMC SWIMMING POOL

ILLEGAL WOOD MARKET

SEVA MOJANI BHAWAN

URBAN HEALTH CENTRE & NSSO OZONE HOUSING SOCIETY

BRTS PHASE 2

JDR RESIDENCY

VADAJ POLICE STATION

PROPOSED SLUM REDEVELOPMENT & TOD ZONE

PROPOSED METRO ROUTE

COMMERCIAL COMPLEXES

What led to change in Nava Vadaj

AMC development plan, 1965

Arun Kumar, PG 180157 - Understanding the city: Ahmedabad

First TP Scheme of Nava Vadaj, 1982

BRTS phase 1, 132 feet ring road,2008

TOD Policy, AMC & AUDA DP, 2011

MEGA & Smart city mission, 2015

A view of the Bhimjipura circle with a new hospital building on th ejunction

Part 2

the physical form

2.1 a well connected

precinct in western ahmedabad

AIRPORT

RAILWAY STATION

INTERSTATE BUS TERMINAL

BRTS

AMTS BUS DEPOT

9 KM

2.5 KM

0.5 KM

0 KM

Nava Vadaj is located in north-western part of Ahmedabad. It enjoys proximity with Gandhi ashram, Sabarmati railway station, RTO and GSRTC bus station in Ranip, all within a radius of 2.5 km. It is well connected with 132 feet ring road and the Gota-Ognaj road which connects the precinct to SG Highway on the western periphery and Shahibaug on the eastern part through Rishi-Dadhichi bridge. Its proximity to 132 feet ring road having BRTS makes it easily accessible. Nava Vadaj has a very good connectivity to public transport with AMTS, BRTS and upcoming MEGA available within 2-5 minute walking distance.

TA -O GN AJ RO AD A

AMTS Bus Depot

Sabarmati Railway Station

Akhbarnagar BRTS GSRTC Bus Terminal

RTO

Gandhi Ashram

ING

29% 2 min walking 50% 5 min walking 21%10 min walking

O IRP

AMTS

SG HIG HWAY

MEGA (Proposed)

BRTS

Airport AD

2.5 KM RADIUS

5 KM RADIUS

PUBLIC TRANSPORT IN NAVA VADAJ

SAB ARM ATI

132

FEE

Rishi-Dadhichi bridge

Delhi Darwaza

Above: Map showing the connectivity of Nava Vadaj from major transport stations and landmarks

Arun Kumar, PG 180157 - Understanding the city: Ahmedabad

2.2 a ‘stagnant’ privately

owned residential precinct

What does the development plan says?

The precinct falls under R1 residential, gamtal and TOZ as per the Ahmedabad Development Plan 2021. 57% of the land comes under the TOZ policy having an allowable FSI of 4, while 33% is under R1 and 10 % under gamtal.

No vacant land for new development

Precinct has 67% residential plots with a slightly higher percentage of single family dwellings over multi-family apartment blocks. 15% area is taken up by roads due to the presence of 3 major arterial and subarterial roads crossing through the precinct. Only 1.2% of the land is completely commercial which came up only after the construction of BRTS corridor. There is not much vacant land available for new development, redevelopment of existing residential area is the only way forward, BRTS and TOD policy will support the redevelopment. Signs of development and variation in land uses can be seen towards east of the gamtal between the arterial roads where more social infrastructure and institutional land can be seen.

Private ownership to provide good competition in real estate market

76% of the precinct land falls under private ownership having multiple owners or co-operative societies. There is higher percentage of public land towards north of 132 feet ring road, which belongs to Gujarat Housing Board. Increased FSI incentive and transit oriented infrastructure might create pressure on the market for redevelopment of existing low FSI residences into mixed use high rise apartments and commercial buildings. In such cases redevelopment happens when demand increases and precinct starts attracting the population.

Chart Title

57%

67%

10%

33%

15%

2.3%

private

1.4%

public

residential

TOZ

R1 residential

road

gamtal

commercial

1.2%

10%

Commercial

Institutional

Open & Park

Recreational

Residential Multi family

Public Amenities

Vacant

Road

76%

gamtal

24%

institutional open & parks

Gamtal

GUJARAT HOUSING BOARD

SOCIAL INFRASTRUCTURE & INSTITUTIONAL LAND IS SEEN MORE TOWARDS EAST OF GAMTAL

DP ZONING : Map showing the zoning as per Ahmedabad Development plan 2021

Arun Kumar, PG 180157 - Understanding the city: Ahmedabad

LAND USE

LAND OWNERSHIP

2.3 mid-range static land

Increased land prices near arterial roads

price

Mid-range jantri rate as compared to other areas of Ahmedabad

Due to residential nature of the precinct and its distance from the older CBD in Navrangpura, and the new CBD in SG Highway, the land prices are mid-ranged and stagnant in the region. In the future the land prices of Nava Vadaj are going to increase manifolds due to transit infrastructure like MEGA, Bullet train, proposed transit hub, and smart city redevelopment project.

45% land is priced greater than 15000 rs./sq.m. 35% between 14000-15000 rs./sq.m. 20% below 14000 rs./sq.m

45% of the land in the precinct is valued at 15000 rs./sq.m. due to its proximity with the 132 feet ring road having BRTS, AMTS and MEGA (proposed) services. Land parcels near sub-arterial Nava Vadaj and Bhimjipura road also has prices more than 15000 rs./sq.m. While the plots near the old railway line having no public transport are priced lower and are below 14000 rs/sq.m. Jantri rates show a similar growth pattern, the rates are increasing as we move east from the gamtal towards the arterial roads having good public transport connectivity.

70 50 60 40

Jantri rates rs./sq.m. MAX.

AVG.

MIN. No. of plots

15,250 14,500 13,500

CHANDLODIYA

RANIP

LOWER LAND PRICES DUE TO NO PUBLIC TRANSPORT NEAR THE OLD DEFUNCT RAILWAY LINE

NAVA VADAJ NARANPURA

THALTEJ

NAVRANGPURA

25000-45000 VASTRAPUR Rs./sq.m

0 14000 13500 Jantri rates rs./sq.m.

14500

14750

15000

15250

HIGHER LAND PRICE DUE TO TOZ ALONG 132 FEET RING ROAD AND OTHER ARTERIAL ROADS

WALLED CITY

>20000 Rs./sq.m

132 FEET RING ROAD

10000-20000 Rs./sq.m PALDI

PROPOSED METRO IS GOING TO FURTHER INCREASE THE LAND PRICES.

3000-10000 Rs./sq.m

TOZ

D VA VA

5750

8750

30000

27500

23750

NAVA VADAJ GAMTAL

14500

15250

Jantri rates rs./sq.m.

19750

PROPOSED SLUM REDEVELOPMENT ALONG THE BRTS PHASE 2 WILL ALSO INCREASE THE PRICES MANIFOLD

BHIMJIPURA ROAD

JANTRI RATE COMPARISON WITH OTHER PRECINCTS OF AHMEDABAD

JANTRI RATES : As per Gujarat revenue department

DETERMINANTS OF LAND PRICE INCREASE IN NAVA VADAJ

Arun Kumar, PG 180157 - Understanding the city: Ahmedabad

2.4 low-rise residential

86% buidings in nava vadaj are low-rise residential

typology and dense commercial in gamtal

Higher ground coverage in gamtal

Nava Vadaj precinct has 39% overall ground coverage with an average FSI of 1.08 and a low rise built typology. Dense built fabric can be seen within the gamtal area where open spaces are found only on the streets and squares. Whereas outside the gamtal most of the open space is taken up by the streets and setbacks.

39% built

61% open

Nava Vadaj precinct has 86% low-rise built typology where maximum number of buildings are residential tenements or row housing with G+1 height. 13% are medium rise apartment, institutional and commercial, whereas only 1% are high rise apartments that have come up only after the TOD policy was applied and higher FSI was allowed. Majority of buildings are 30-40 years old and are semi-detached bungalows, built with lower FSI and thus making it a low-rise residential precinct.

Commercial is concentrated only in the gamtal and along the arterial roads

Nava Vadaj precinct has 79% buildings with residential land use on ground floor with only 16% commercial and 4% mixed residential. 80% of the total commercial buildings in the precinct are concentrated within the gamtal. Majority of the outlets are of garments and jewellery along with the vegetable and fruit market. It acts as a support to the nearby residential area. Garment and jewellery shops in Nava Vadaj gamtal

Low rise semi-detached dwellings in the precinct

79%

86%

residential

low Rise (G+1)

13%

59%

residential mixed

medium Rise(G+2 - G+5)

built in gamtal

16%

commercial

high Rise (G+6-G+10)

Institutions

COMMERCIAL MIXED COMMERCIAL SINGLE INSTITUTIONAL INSTITUTIONAL(HOSPITAL) INSTITUTIONAL(OFFICE) RELIGIOUS RESIDENTIAL RESIDENTIAL MIXED USE

TOZ

ONLY 1 % HIGH RISE HAVE COME UP SINCE TOD POLICY

GAMTAL

FIGURE GROUND

Arun Kumar, PG 180157 - Understanding the city: Ahmedabad

BUILDING HEIGHTS

GAMTAL

BUILDING USE

2.5 underconsumed FSI potential for future economic growth

As per the development plan, the allowable FSI in R1 residential area is 2.7, 2.0 in Gamtal, and 4.0 in TOZ which means that 57% land of the precinct can have an FSI of 4. Currently 52% land have an FSI close to 1.0, 27% close to 2.0, and 13% plots have FSI less than 0.6. 8% plots having FSI in the range of 2.4 -5.0 are the plots where newly built high rises are situated. Average FSI of the precinct is 1.08 this low FSI value is due to more numbers of single family units rather than multi family. Another reason could be the filling up of land during

1970’s when the allowable FSI values were not very high. Most of the building are 30-40 yrs old and have not changed much since.

Low rise semi-detached dwellings are the reason for low FSI in the precinct.

57% land has 4 allowable FSI 33% land has 2.7 allowable FSI 10% land has 2 allowable FSI

FSI ALLOWABLE : As per Ahmedabad Development plan 2021

Medium rise apartments with an FSI of 2 might also go for future expansion.

52% 0.7-1.4 27% 1.5-2.3 13% 0-0.6 8% 2.4-5.0

FSI CONSUMPTION

In the precinct only 10% of the plots are developed to its full potential while 42% have achieved half of the allowable FSI. 48% plots are underdeveloped and needs redevelopment to higher FSI. Future proposals and policies like transport hub, metro corridor, and redevelopment of Nava Vadaj area under TOZ will trigger the market in the precinct to redevelop to its full potential and we might see high rise commercial and mixed development instead of single family residential typology.

High rise apartments with higher FSI are slowly coming,

10% developed 42% half-developed 48% underdeveloped

AVERAGE FSI CONSUMPTION

1.08

FSI DEVELOPMENT SCOPE

Arun Kumar, PG 180157 - Understanding the city: Ahmedabad

2.6 deciphering the cycle of growth Demand of growth

In the last 40 years development has started happening towards the east of Nava Vadaj gamtal due to its proximity to 132 feet ring road, and Nava Vadaj road. While the growth on Western part was limited by the old defunct railway line with no public transport.

Increase in Land Price

Land prices show a similar trend of growth from west to east towards arterial roads. Land adjacent to old railway line have the lowest price

FSI incentives and deficit

Underdeveloped plots due to the presence of 30-40 year old buildings which were built with lesser FSI but with time policies have changed, and now there is a deficit of FSI in these plots.

AKHBARNAGAR - 80 % UNDERDEVELOPED

BRTS

PROPERTIES ADJACENT TO ARTERIAL ROADS HAVE HIGHER ALLOWABLE FSI DUE TO TOZ BUT MARKET DEMAND IS SLOW HENCE 50 % PLOTS REMAINED UNDERDEVELOPED

BRTS NE

NAVA VADAJ GAMTAL

AY LI

NE AY LI

PROPERTIES ADJACENT TO ARTERIAL ROADS SHOW HIGHER LAND PRICE, BRTS ALSO ACTED AS A MARKET FORCE TO FURTHER INCREASE THE LAND PRICES

AILW

AMTS

NAVA VADAJ ROAD

LAND PRICE INCREASING FROM WEST TO EAST

SWATANTRATA SENANI NAGAR TOZ

BRTS

AMTS

NAVA VADAJ ROAD

FSI 1.0 out of 4.0

NAVA VADAJ GAMTAL - 50 % DEVELOPED

OLD R

AILW

BRTS

NAVA VADAJ GAMTAL

132 FEET RING ROAD

BRTS

EVIDENT BY SOME VARIETY IN LAND USE, DEVELOPMENT HAS MOVED TO THIS PART OF PRECINCT DUE TO BETTER CONNECTIVITY WITH ARTERIAL ROADS.

DEFUNCT RAILWAY LINE LIMITS THE GROWTH TOWARDS WEST OF THE GAMTAL

AY LI

132 FEET RING ROAD

BRTS

132 FEET RING ROAD

FSI 1.0 out of 4.0

AKHBARNAGAR GHB TOZ

UNDERDEVELOPED

FSI 2.0 out of 4.0

FSI 1.0 out of 2.7

R1 ZONE

50 %DEVELOPED

FSI 1.0 out of 2.0

NAVA VADAJ GAMTAL

FSI VARIATIONS IN NAVA VADAJ

Arun Kumar, PG 180157 - Understanding the city: Ahmedabad

2.7 uneven concentration

Smaller plots with apartments have higher densities

of population

Half of the total population in Nava Vadaj lives in only 11% of the built 55 % of the population lives in apartments although the ground coverage is mostly taken by semi-detached bungalows which constitutes to only 20% of the population. Rest of the population is divided into tenements, row houses, gamtal and slums with 20% population living in tenements, 9% in row houses, 11% in gamtal and 5% in slums.

Row House

Gamtal

Semi-detached

Higher densities are found on small plots having apartments in the eastern part of the precinct. Overall population density of the precinct is 290 PPH which is greater than the average of Ahmedabad city but falls in the range of 150-290 PPH as the optimum and recommended density for an urban area as per *UN Habitat studies. 70 60 50 40

55% apartments 20% semi-detached 9% row house 15% gamtal 1% slum

RESIDENTIAL BUILT TYPES : Apartments

G+2 apartments

G+4 apartments

G+10 apartments

No. of plots

30 20 10 0

8.8-250

251-500

501-750

750-1000

>1000

Density in PPH

TOTAL DWELLING UNITS

DU SIZE

TOTAL POPULATION

6153

4.73

29042

RESIDENTIAL BUILT TYPES : Gamtal, Row House, Semi-detached bungalows, slums

AHMEDABAD

NAVA VADAJ

MUMBAI

118 PPH

290 PPH 317 PPH

POPULATION DENSITY IN PPH

*UN Habitat, Guidelines for Urban Planning, Prepared for the republic of the union of Mayanmar Arun Kumar, PG 180157 - Understanding the city: Ahmedabad

2.8 quality of residential

built environment

ground coverage vs fsi

Chart Title

1.5

50%

FSI

TOTAL

25%

1.5

27%

TOTAL

FSI

TOTAL

GR CO OUND VE RA GE

FSI

TOTAL

FSI

TOTAL

2.7

34%

TOTAL

FSI

TOTAL

G+10 APARTMENTS DENSITY 1224 PPH G+6 apartments are built on smaller plots or as a result of redevelopment within housing societies. New constructions with retail shops on ground floor. Although less usable open space despite of low ground coverage. Most of the open space goes in parking.

TOTAL

30% Chart Title

Chart Title

0.6

64%

TOTAL

FSI

1.5

50%

1.25

TOTAL

GAMTAL DENSITY 250 PPH Gamtal has more than 80 year old buildings which are similar to row houses but each house has an open space in the front for carrying out the daily chores. People use these open areas more often thus interaction with the neighbourhood and street is good Chart Title

Chart Title

2.7

FSI

Chart Title

FSI

G+2 APARTMENTS DENSITY 650 PPH G+2 apartments are housing board structures which are 45 years old and are in dilapidated state having cracks, and problems of water seepage. Although there is more open area in the surrounding as compared to other FSI

TOTAL

G+10 APARTMENTS DENSITY 1224 PPH G+10 residential apartments are new housing societies with big central park, recreational activities and all the amenities inside the gated complex. Highly secured and well ventilated

G+4 APARTMENTS DENSITY 548 PPH G+4 apartments are 25-30 years old and are in good condition. Less ground coverage provides adequate open space and parking Chart Title

Chart Title

FSI

Chart Title

70%

1 Chart Title

Chart Title

0.7

70%

FSI

TOTAL

FSI

TOTAL

SLUM DENSITY 300 PPH Slums have the worst living conditions having poor light, ventilation, no open space in the fabric, unplanned and haphazard growth. Some rural activities like cattle rearing, happen in slums, road conditions are poor and unhygienic to live.

Arun Kumar, PG 180157 - Understanding the city: Ahmedabad

Chart Title

1.1

55%

FSI

MORE THAN 70%

TOTAL

FSI

Chart Title

1.5

75%

FSI

TOTAL

FSI

TOTAL

ROW HOUSE DENSITY 400 PPH G+1 Row houses have the lower middle class staying with 75 % ground coverage. Houses are packed back to back and the activities often spill out on streets due to lack of space inside. There is no open space or park in the vicinity. Open space quality is poor.

TOTAL

SEMI-DETACHED BUNGALOW DENSITY 220 PPH G+1 tenements are single dwelling houses and have better light and ventilation as only one wall is shared. Still there is no open space or park in the vicinity as most of the land is filled up with houses.

A view of the vegetabe market at Nava Vadaj gamtal

part 3

the open space

3.1 efficient street

ROAD DENSITY

network with walkable blocks

PERCENTAGE AREA OF ROADS

256 M/HA

NODE DENSITY

25%

LINK NODE RATIO

3.59 M/HA

CONNECTED NODE RATIO

1.92

0.67

! (

! ( ! (

! (

Nava Vadaj is well connected with a network of arterial, sub-arterial, connectors and access roads. Precinct has a good mobility

! (

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An efficient street network with ! ( walkable blocks, UN Habitat, Guidelines for Urban Planning, Prepared for the republic of the union of Mayanmar

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199-325

20.93-1.97

325-473

31.98-3.88

473-744

3.89-6.76

! (

744-1285

! (

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! (

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<all other va

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Legend 6

PRECINCT_BOUNDARY

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(values> <all other! ! (

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130

<all other v

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1.09 - 1.97 1

2.13 - 3.8 2

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4.87 - 6.7 3

STREET HIERARCHY WITH NODE & BLOCK SIZES

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0 22

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! ( ( ! ( ! ! (

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BLOCK PERIMETER (M.)

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49-199

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400M

4908 M

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0.96 HA.

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25233 M

3016 M

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with an ! ( average block size of 0.96 ha. and average block ! ( ! ( of 400m which is easily walkable. With a road ! ( perimeter ! ( ! ( ! ( density of 256 m/ha and link to! node ratio of 1.92, the precinct has ( ! ( ! ( ! ( ! ( area 25% of the ! ( as roads. ! ( Majority of the streets are the access lanes ! ( ! ( entering to the ! housing societies and apartment complexes. ( ! ( ! ( ! ( Legend ! ( ! ( TOTAL! (NETWORK ! ( ! ( ! NODES ( ( ! (! ! ( ! ( ! ( ! ( ! ( ! <all other values> ( ! ( ! ( ! ( ( ! ! ( ! (! ( no_arms ! ( ! ( AVERAGE BLOCK AREA ARTERIAL ! ( ! ( ! ( 1 Legend ! ( ! ( ! ( 3 ! ( ( ! ( NODES ! ( ! ! ( ! 4 other values> SUB-ARTERIAL ( ! <all (! ( ! ( AVERAGE BLOCK PERIMETER ( ! ( ! (! no_arms5 ! ( ! ( ! ( ! ( 16 ! ( ! CONNECTOR ( (! 3 ! ( (! ! (! New_Links ( ! ( ! ( ! ( ! ( ! ( ! (! 4 <all other values> ! (! ( ! (( ( ! ( ! ! ( ! ( ! ! ( ! ( ( ! ( ! ( Hierarchy 5 ( ! ( ! ( ! ( ! ! (! ! ( ACCESS ! ( STREET HIERARCHY ( ! ( ! ! ( ! ( ( ! 0 ( 6 ! (! ( ! ( ! ( ! ( ! ( ! (! 1 Arterial(40m) ! ( ! ( ( New_Links ! ( ! ( ! (! ! ( (! 2 <allSub-Arterial(24m) other values> Legend ! (! ( ! (( ! ( ! ( ! ( ! ( ! ! ( ( ! ( ! ( Connector(18m,15m) 3 Hierarchy ! ( ( NODES ! ( ( ! ! ( ! ( ! ! ( IDEAL SIZE ! ( ! ( WALKABLE BLOCK 0 Access(9m) ! ( ! ( ! <all other values> (! ( 300 X 300 M ! ! ( ! ( ! ( ( NODES 1 ! ( ! no_arms ( ! ( ! ( ! ( 1 2Dead End (117) ! ( ! ( ! ( 3 33 (189) ! ( ! ( ! ( 4 4 (39)

! (

260

390

Meters 520

Arun Kumar, PG 180157 - Understanding the city: Ahmedabad

3.3 row encroachment &

busy junctions

FOOTPATH 3M

CARRIAGEWAY 9M

DEDICATED BUS LANE 4M

BRTS STOP 3.5M

DEDICATED BUS LANE 4M

CARRIAGEWAY 9M

FOOTPATH 3M

ENCROACHED BASEMENT 5M

Majority of the streets of Nava Vadaj are have encroached ROW’s. Arterial and sub-arterial roads are encroached by commercial developments and parking while roads inside gamtal and near the junctions are encroached by parking as well as street vending. Lux level Min. 50 Max. 100

Legend <all other values> STREET SIDE ACTIVITIES

Nature_Enc

COMMERCIAL, HAWKERS Commercial, Hawkers COMMERCIAL, HAWKERS, PARKING Commercial, Hawkers, Parking

SECTION THROUGH ARTERIAL ROAD - 40M ROW

COMMERCIAL, PARKING Commercial, Parking HAWKERS Hawkers HAWKERS, PARKING Hawkers, Parking PARKING Parking

On street parking, and encroachment of ROW by banks on Bhimjipura road

FOOTPATH 2.25M

CARRIAGEWAY 9M

Lux level Min. 10 Max. 45

CARRIAGEWAY 7M

FOOTPATH 1.4M

CARRIAGEWAY 12M

MEDIAN 1M Lux level Min. 5 Max. 35

SECTION THROUGH SUB-ARTERIAL ROAD - 24M ROW

ENCROACHMENT 1.5M

FOOTPATH 2.25M

FOOTPATH 1.4M

SECTION THROUGH CONNECTOR ROAD - 15M ROW

ENCROACHMENT 1.5M

Legend <all other Lux values> level

Nature_Enc

Min. 25

Commercial, Max.Hawkers 60 Commercial, Hawkers, Parking Commercial, Parking Hawkers Hawkers, Parking Parking

STREET ACTIVITY MAP

Arun Kumar, PG 180157 - Understanding the city: Ahmedabad

SECTION THROUGH NAVA VADAJ FRUIT BAZAAR 10M ROW

Mixed development with commercial in basement on the 132 feet ring road. On street parking reduces the width of carriageway

MAXIMUM PEDESTRIAN FLOW

720 PEOPLE PER HR.

The junction is the one of the busiest junctions in the precinct catering to the traffic flowing from east to west and from north to south of Ahmedabad or vice versa. It is a controlled junction with stop & go time of 120 and 30 seconds during peak hours. But, due to traffic rule violations the junction often gets clogged and is also very difficult to manage especially for pedestrians to cross. Buses entering and leaving from the Nava Vadaj terminal also creates traffic congestion. It is a poorly designed junctions with 6 arms, which gets difficult to control when traffic comes from all the arms and merge here. Several accidents have also happened in the past, on this junction.

TRAFFIC FLOW AT PEAK HOURS

MAX. QUEUE LENGTH

2332 PCU/HR.

80M

Bus & pedestrian movement to and from the bus terminal is a major reason of traffic congestion at the junction, and is also dangerous.

Cattle comes on streets and sometimes on main roads due to presence of Bharvadwaas slum.

NAVA VADAJ AMTS TERMINAL

S R ANI P

Akhbarnagar rotary : busiest junction in the precinct

WA S

ARD

RD AN

TOW

CH DL OD

CONFLICT POINTS

4 VEHICLE TO VEHICLE 12 VEHICLE TO PEDESTRIAN

AKHBARNAGAR BHARVADWAAS

720 3.0

KM/

HR.

320

B 400 /HR. M 3.8 K

HR.

3.2 KM/

BHAVSAR

HOSTEL

AKHBARNAGAR TRAFFIC POST AR AKHBARNAG BRTS

AKHBARNAGAR CIRCLE

180

TOWARDS

3.0 KM/HR.

3.0 200 KM /H R.

DS WAR

G PRA

ATI

NAG

NAVA VADAJ AMTS TERMINAL

PARK

SIGNAL PHASING - 120 STOP, 30 GO

HOTEL ANJALI MANSI HOSPITAL

RESIDENTIAL

TO WA

SHIVSHAKTI HOTEL

DA J

2 wheeler parking at the pavement adjacent to Mansi hospital. Presence of several banks adds to the number.

INSTITUTIONAL

TOW CR ARDS OS SIN VIJA G YN

COMMERCIAL

Food stalls start to appear near Mansi hospital in the evenings.

U S J

PEDESTRIAN FLOW (PER HR.) & CONFLICT POINTS

JAI AMBE RESTAURANT

MANSI HOSPITAL

JAI AMBE RESTAURANT

Traffic at Akhbarnagar roatary is a nightmare during rush hours. People crossing the road as well as buses coming out of the terminal slows down the traffic considerably.

AKHBARNAGAR

AKHBARNAGAR TRAFFIC POST

INFRASTRUCTURE

Presence of restaurant, pan shop and several other commercial activities promotes on street parking near the junction causing traffic congestion.

ACTIVITIES AROUND THE JUNCTION

Arun Kumar, PG 180157 - Understanding the city: Ahmedabad

Public Private

3.3 streets as public realm

PUBLIC ACCESS

23%

PRIVATE

77%

STREET AS PUBLIC REALM

71%

130

260

390

Meters 520

Nava Vadaj is a predominantly residential area consisting of semidetached tenements, and apartment blocks with a compound wall and restricted access. 77% of the precinct is filled with this private space leaving only 23% area accessible for everyone at most of the time. Out of the total public space 71% goes in roads and streets, while 17% in commercial retail and only 6% in parks and recreation. Since there is less amount of public space available, a majority of the public activity happens on streets, nodes, and junctions. Especially on the Akhbarnagar junction, the Nava Vadaj circle, and the vegetable market inside the Nava Vadaj Gamtal.

71% roads 17% retail 6% parks 4% institutional 2% religious

TYPES OF PUBLIC REALM IN NAVA VADAJ

Arun Kumar, PG 180157 - Understanding the city: Ahmedabad

PUBLIC REALM IN NAVA VADAJ

Nava Vadaj vegetable market

Nava Vadaj vegetable market comes alive daily in the evening from 5-9 PM, it is also a market for cheap daily use goods, garments. and jewellery shops catering to the lower middle-class families. Activities

happening in the market are street vending, shopping, waiting, resting, and on-street parking. Chowk-1 is more active in terms of commercial activities, footfall, and range of activities, while Chowk-2 is more of a resting and parking place. Most of the people comes from the surrounding

residential areas like Vijaynagar, Akhbarnagar, Nava Vadaj Gamtal, Bhimjipura etc.

NO. OF HAWKERS

110 PEDESTRIAN FOOTFALL IN PEAK HOURS (5-9PM)

10,560 PEOPLE (APPROX.)

Chowk-2 is more of a transitional area between the market and the residential zone. It is majorly used for parking, waiting, sitting, and chatting under the tree.

TOTAL PEDESTRIAN FOOTFALL DURING A DAY

18,500 PEOPLE (APPROX.) TRAFFIC FLOW ON CHOWK-

684 PCU/HR. (PEAK HOURS) VEHICLES PARKED

210

80 % OF THE TOTAL SHOPS ARE OF GARMENT

90 % OF THE TOTAL HAWKERS ARE VEGETABLE & FRUIT SELLERS

TARMAC FINISH

UNIVERSALLY ACCESSIBLE

95% OF VEHICLES PARKED PRACTICALLY NO MUTUAL SHADING WITH SPARSE VEGETATION MAKES IT DIFFICULT TO SHOP IN THE AFTERNOON.

OR CROSSING THE CHOWK ARE 2 WHEELERS

MARKET CATERING TO THE NEEDS OF LOWER & MIDDLE CLASS FAMILIES WITH CHEAPER NON-BRANDED GOODS

60 % PEOPLE WITH AGE

80 % FEMALE POPULATION 20 % MALE POPULATION

ABOVE 50 ARE SEEN.

Shops open On street parking Open space taken by shops Space taken by street vendors

Chowk-1 is more active in terms of commercial activities, footfall, and range of activities. Street vending (fruits & vegetables, and daily use goods) is the major activity happening here, on-street parking, waiting & resting under the shade while shoppers stroll around the shops or buy vegetables from the vendors.

EVENING - 5PM-9PM - HIGHLY ACTIVE WITH ACTIVITIES LIKE STREET VENDING, ON STREET PARKING, SHOPPING, STROLLING, WAITING, RESTING.

An aerial view of the Nava Vadaj vegetable market in the evening

Activities at highly active Chowk - 1

Chowk-2 mainly used for parking and resting

Arun Kumar, PG 180157 - Understanding the city: Ahmedabad

Activity Mapping

During the peak hours i.e. between 5PM-9PM the market space gets divided into five activities. 58% remains for circulation while 16% goes in shop fronts, 16% in on-street parking, 9% in hawkers and only 1 % for sitting and resting. Because of the these activities in the chowk, the open space gets cramped up with a density of 2640 people/hr. and a PCU count of 684/hr. It has a width to height ratio of 4:1 and sparse vegetation meaning there is very less shaded open space available. Due to extreme hot weather majority of people visit the market in the evening and vendors use umbrella for protection against heat. Garment shops in the market

Hawkers selling fruit & vegetable on carts

Vendors selling daily use goods on ground

On street parking

300 HR PCU/

Vendors selling daily use goods on carts

360 HR PCU/

350 HR PCU/

Pedestrian Vehicular On street parking

SPACE FOR STREET VENDING SPACE UTILISATION DURING PEAK HOURS - 330 SQ.M.

TRAFFIC MOVEMENT & PARKING

PARKING SPACE UTILISATION DURING PEAK HOURS - 820 SQ.M. SPACE FOR CIRCULATION - 2094 SQ.M.

SPACE TAKEN BY THE SHOPS ON STREET SPACE UTILISATION DURING PEAK HOURS - 703 SQ.M.

SITTING/RESTING SPACES 50 SQ.M.

12M 25M 2M

Space taken By shops

2.5M

Space for pedestrian and vehicular movement Hawkers

Hawkers

SECTION THROUGH STREET

Arun Kumar, PG 180157 - Understanding the city: Ahmedabad

Space taken By shops

2.5M

Space taken by shops

On-street parking

2.5M

Space for pedestrian and vehicular movement

Space for pedestrian and vehicular movement Hawkers

Hawkers

2.5M

On-street parking

Space taken by shops

SECTION THROUGH CHOWK-1

2.4 adequate

in the precinct which generates 6% of the total waste, two of them are in the Gamtal area, and one at Akhbarnagar circle, these spots are created due to removal of bigger green bin with 1 tonne capacity. Some of the open plots are also popular dumping points.

infrastructure with poor solid waste management

6236 41% apartment 40% semi-detached 14% row house 5% slum

Door to Door collection

Open dumping a problem in gamtal

Nava Vadaj precinct generates 3.6 tonne waste daily from AMC bins, out of which 40% is the dry waste from streets, 7% is collected via primary green bins which are mostly kept outside the housing societies or commercial areas. While, 47% is collected from secondary silver bins that are kept at major junctions. There are 6 open dumping spots

A single waste collector starts at 8:30 AM, and serves 1100 DU’s in a span of 4 hours to collect 1 tonne of waste. Although the vehicle arrives daily but some households give it on alternate days. Most of the time people do not know whether vehicle is outside or not. While some of them throws the garbage from a distance due to which some of it spills on ground.

Waste collected out of Municipal dustbins

40% cart 7% primary 47% secondary 6% open

TOTAL DU’S IN PRECINCT

3.3 KG TOTAL DOMESTIC WASTE GENERATION DAILY

20,579 KG OR 20.5 TONNE

! .

3.9 TONNE

TOTAL WASTE GENERATED PER DU/DAY

STOP ! .

! . ! .

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! . ! .

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! .

. ! ! .

! .

START

NO. OF STOPPAGE POINTS 38

Waste collection truck

ROUTE LENGTH 4164 M

! . ! .

COLLECTION TIME Legend 4 HOURS PRECINCT ROAD

! .

! . ! .

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! . ! . ! .

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! . . .! !

! .

Legend

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PopupInfo ! .

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LOCATION OF MUNICIPAL BINS IN NAVA VADAJ

. !

GREEN

! .

OPEN

! .

SILVER

130

260

390

R_Row_House

NO OF BUILDINGSR_Apartment 517 R_Detached

R_Semi_detached_row

AVERAGE STOP TIME Legend Slum 6.48 MINUTE WASTE COLLECTED 1000 KG25 50 0

! .

door to door waste collection route in nava vadaj 0

! .CART

NO OF DWELLING<all UNITS other values> 1100 B_Typo Dry waste carts

100

150

Meters 200

Silver bins

Meters 520

Arun Kumar, PG 180157 - Understanding the city: Ahmedabad

Sewage Network

Storm Water

Water Consumption

TOTAL NO. OF MANHOLES

TOTAL NO. OF CATCH PITS

NO. OF DU’S

323

285

6236

NETWORK LENGTH

WATER CONSUMPTION

11.7 KM

160 LITRES/CAPITA/DAY

Total sewage network is about 12.2 km which is 90% of the total road length with 26.4 manholes per km. Sewage network in Nava Vadaj is in pretty fair condition and there seems to be no overflow of sewage at any point. Manholes are in good condition , all of them has covers on it, although some of them might have been hidden beneath the tarmac.

17% main trunk 25% secondary 23% tertiary 35% connectors

NETWORK LENGTH

12.2 KM AVERAGE MANHOLE

26.4 /KM

Total storm water network is 11.7 Km which is 86% of the road length within the precinct having 24.3 catch pits per km. Network seems fair in most of the places except for few catch pits covered with vegetation, waste and jute cloth.

Nava Vadaj precinct has 2 water distribution station 300 m away from its boundary. One in North is Shrinath station which has a GSR of capacity 94 MLD while one in South has a GSR as well as an ESR of capacity 94 MLD and 8.7 MLD respectively. Water demand of precinct is 47.2 MLD which is served by these two stations probably.

* As per AMC Water department report

AVERAGE NO. OF CATCH PITS

24.3/KM

WATER DEMAND OF PRECINCT Catch pits are in fair condition except for few covered with vegetation

47.2 MLD GSR at Kiran park

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Arun Kumar, PG 180157 - Understanding the city: Ahmedabad

. ! . !

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type PRIMARY

! . . ! .! ! . . !

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sewage network

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SHRINATH WATER DISTRIBUTION STATION

.! ! ! ! . . . ! . ! ! . ! . . .! . ! . ! !! . . . . ! ! . !! .

! . . ! . ! . !

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SECONDARY TERTIARY

! . . ! . !

CONNECTOR . !

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Sewage

storm water network 0

KIRAN PARK WATER

130

260

390

Meters 520

water distribution

A view of the vagateble market in Nava Vadaj gamtal

part 4

people & the economy

4.1 older apartments and

semi detached bungalows as housing options

10-30 YRS. 375 SQ.FT.

40 YRS. 700 SQ.FT.

800 RS/SQ.FT.

3-4 Lakhs

3% Slum

61% housing stock have unit areas more than 100 sq.m. and most of them falls in semi-detached bungalows, while 29% have areas in the range of 62-82 sq.m.

61 % of the housing stock is priced between 50-90 lakhs which are semi-detached bungalows, new apartments, and gamtal housing, while 29% is priced between 30-50 Lakhs which are old apartment. New development or plotted bungalows are the most desired types, therefore have higher prices, while old dilapidated apartment buildings are less desirable, therefore is priced lower.

30-45 YRS. 670 SQ.FT.

10-25 YRS. 900 SQ.FT.

40-100 YRS. 1200 SQ.FT.

<10 YRS. 900-1200 SQ.FT.

30-45 YRS. 1100 SQ.FT.

4200 RS/SQ.FT. 3800 RS/SQ.FT.

5900 RS/ SQ.FT.

5000 RS/SQ.FT.

6300-7000RS/SQ.FT.

6000-6500 RS/ SQ.FT.

7200 RS/SQ.FT.

30 Lakhs

40 Lakhs

50 Lakhs

70 Lakhs

10% 5% Row Housing Relatively new Apartments

8% Gamtal Housing

7% New Apartment

11% Public Apartment

25-40 YRS. 900 SQ.FT.

82 % of the housing stock in Nava Vadaj is aged between 26-40 years which is built with older building regulation therefore several apartments do not have lifts and fire escape stairways. Only 6 % of the housing stock is relatively new.

36%

Old Private Apartments

100 Lakhs

20%

SemiDetached Bungalows

57% of Total Housing

stock lies between 30-40

lakhs and is 25-40 years old.

12% of Total Housing

stock is 8-25 years old

having a price range between 45-90 lakhs.

20% of Total

Housing stock is semi

-detached bungalows with a price range of 75-100 lakhs.

Arun Kumar, PG 180157 - Understanding the city: Ahmedabad

82 SQ.M. /2BHK

36 YEARS

AVERAGE BUILDING AGE

3556 RS/SQ.FT. AVERAGE RATE

AVERAGE UNIT SIZE

52 LAKH

AVERAGE PRICE

New Development

Aerial view of Nava Vadaj

< 10 yr. 6%

Semi-detached house

26-40yrs. 82%

11-25yrs.

35 sq.m. 12%

41-60yrs.

10%

A 2 BHK House

82 sq.m. 18%

62 sq.m.

Old apartment in Nava Vadaj

140 sq.m.

11%

61%

100 sq.m.

3-4 Lakhs 10%

New apartment in Nava Vadaj

30-50 Lakhs 10%

19%

30 Lakhs

61%

50-90 Lakhs

Legend

Leg

PRECINCT ROAD

Unit_Size

Pri

0.0 - 35.0 35.1 - 62.0 62.1 - 82.0 82.1 - 140.0

BUILDING AGE

Arun Kumar, PG 180157 - Understanding the city: Ahmedabad

SIZE OF UNIT

PRICE OF55UNIT 110 0

220

330

Meters 440

4.2 middle income group

Mr. Soni spends almost half his income in his children’s study and wants to move to a bigger and newer apartment.

Middle income self-employed people

Mr. Soni has brought this house 30 years ago when Nava Vadaj was still affordable. Main reason for shifting was the central location and presence of the goldsmith community. His two children are pursuing graduation from private colleges in Ahmedabad so majority of his earnings go into their education.

precinct

68% population of Nava Vadaj is middle-class, self-employed in small businesses having a monthly income between 20000-50000 rs. per month which is at par with the per capita income of Gujarat state i.e. . If we look at their consumption patterns than more than 50% of their income goes in the education of their children, while one fourth goes into food and groceries. Only people with monthly incomes greater than 50,000 are enjoying other activities like, eating out, shopping, vacations etc, frequently.

AVERAGE INCOMES

AVERAGE EXPENDITURE

RS. 48,950

RS. 16,650

Chart Title

KAVERI APARTMENTS MONTHLY HH INCOME - RS. 30,000 FAMILY SIZE - 5 (2M, 3F) CHILDREN BELOW 18 YEARS - 0 NO. OF WORKING ADULTS - 1 PROFESSION - GOLDSMITH CARPET AREA - 82 SQ.M. (2 BHK) UNIT MARKET PRICE - 40 LAKHS WATER CONNECTION - MUNICIPAL DOMESTIC HELP - 0

26% food & groceries 5% transporatation 5% communication 53% education 6% bills 5% recreation/eating out

Total monthly consumption

Rs. 19100

Mr. Soni’s Drawing room Food/Groceries

Transportation

Communication and Misc

Education

Kaveri apartments is a 30 year old apartment block in the area

Entertainment, Recreation and eating out

Housing-rent/EMI

Housing-Health/ Medicines

Housing-HH goods (appliances, furniture’s etc.)

Housing-Electricity Bill

Housing- Domestic Help

Bed room

Kitchen

Nava Vadaj: Household Income Distribution in Various Typologies 30%

Apartments

Percentage of Households

Row houses/Attached gamtal Row houses/Attached (others) Semi detached

68% households in Nava Vadaj have incomes between 20000-50000 rs

25%

which means it has a majority of middle class population mostly living in apartments

20%

28% apartments, 17.5% semi-detached bungalows and, 7.5% row houses

15%

Slum

10%

INCOME DISTRIBUTION IN NAVA VADAJ IN DIFFERENT TYPOLOGIES

Monthly Income (in rs.)

>150000

140001-150000

130001-140000

120001-130000

110001-120000

100001-110000

90001-100000

80001-90000

70001-80000

60001-70000

50001-60000

40001-50000

30001-40000

20001-30000

10001-20000

8001-10000

< 8000

*Based on 40 samples collected from different typologies in ratios of their numbers within the precinct

Arun Kumar, PG 180157 - Understanding the city: Ahmedabad

260000 240000 220000

4.3 middle income group Price to Income ratio in Nava Vadaj is close to 8.9 which is higher than that of whole Ahmedabad which is 8.05. This ratio makes the housing unaffordable for middle income group who earns rs. 25000-50000 a month.

NAVA VADAJ

AHMEDABAD CITY

8.9

8.05

250,000 250000

Monthly Income in rs.

Price to income ratio

300,000 300000

Monthly Income (in rs.)

cannot afford to buy a house in nava vadaj

Monthly Income (rs.)

200000 180000 160000

Row houses/Attached (others)

100000

Semi detached

200,000 200000

20000 0 0.0

150,000 150000

Rents (in rs.)

10000 8000

Average Rent Rs. 8025

6000

20.0

25.0

30.0

35.0

40.0

45.0

Per Capita Space Consumption (sq.m.)

Average Income 48,950 rs.

10 10

20 20

30 30

40 40

50 50

60 60

70 70

80 80

90 90

100 100

110 110

Unit Price (in Lakhs)

PRICE OF UNIT VS. MONTHLY INCOME

Chart Title 12000 12000 10000 10000

Nava Vadaj is relatively affordable as compared with Vastrapur and Satellite which are central localities on 132 feet ring road

4000 4000

Rate per sq.ft.

2000 2000

4000 2000 0

15.0

6000 6000

12000

10.0

50,000 50000

8000 8000

14000

5.0

100,000 100000

People living in rental housing spends 16% of their salary in it

16000

Slum

40000

Unit Price (in Lakhs)

18000

Row houses/Attached - gamtal

120000

Most of the apartment80000 units in nava vadaj are old and falls in price range of 20-50 lakhs relatively affordable than 60000 some other central locations of Ahmedabad

The average rent in Nava Vadaj is 8000 rs. per month with a minimum of 3000rs. in gamtal area and maximum of 17,000 rs. in apartments that are less than 10 years of age. If we compare average income i.e. 48,000 rs. of the precinct with rent prices than the rental housing stock is very much affordable as people are spending only 16% of their salary in rents.

Apartments

Average Unit Price 52.3 Lakhs

140000

No. of Households

PRICE OF UNIT VS. MONTHLY INCOME

Arun Kumar, PG 180157 - Understanding the city: Ahmedabad

RANIP

Ranip

NAVA VADAJ

SHASTRI NAGAR

Nava Vadaj Shastri Nagar

PROPERTY RATE COMPARISON ON 132 FEET RING ROAD *Sourced from www.magicbricks.com

VASTRAPUR

Vastrapur

SATELLITE

Satellite

UNIVERSITY AREA

University Area

81% trips generating from Nava Vadaj are motorized and 83% of these motorized trips are through private vehicles. It tells us about the ability and need of people to own a motorized vehicle. Although availability of public transport is good in Nava Vadaj with AMTS, BRTS, and para-transit modes, people still prefer to use private vehicles as it saves time. 55% of trips are done via 2 wheelers, while only 9% trips are done via car. Average trip lengths from Nava Vadaj is 5.95 KM, which is fairly less, so people prefer to go via 2 wheelers, people who own cars also prefer daily trips via 2 wheelers because of parking problems in the city. Majority of work trips are taken via 2 wheelers while public transport is generally used for educational trips because of the concentration of institutions and colleges in Sarkhej, Sola etc. which are far from Nava Vadaj and public transport is economical to travel large distances daily. 83% Private Vehicle

17% Public or para-transit

100%

2 4

Higher income group have better distribution of trips by purpose while lower middle income group take more trips to work than education

90%

2.5

80%

16 34

70%

2.0

Trip rate/Capita

mode over public transport

Social trips are mostly done by walking while works trips are taken via 2 wheelers

Percentage share of Mode

4.4 2 wheeler as preferred

60% 4 2

50% 40%

30%

20%

1.1

0.7

1.5

0.9

1.4 0.4

1.0 1.3

0.5

0.3

0.5

10%

0.8

0.7

H-M

0.0

0% Education

Social

Work

L-M

Income group

Trip Purpose 2 Wheeler

Auto/Ola/Uber

Car

Bus

Cycle

Walk

Education

TRIP MODE BY PURPOSE

Social

Work

TRIP RATE BY PURPOSE

Educational trips for college going people are mostly located on SG Highway, while school kids travel within 5Km radius.

Work trips are taken mostly within 5 Km radius of Nava Vadaj and concentrated in Western parts, with some trips to industrial or trading centres of eastern Ahmedabad.

MOTORIZED TRIPS BY PRIVATE & PUBLIC TRANSPORT

17% Walk

1% Cycle

55% 2 wheeler

4% 9% 14% Auto/Ola/Uber Car Bus

TRIPS BY MODE

32% 17% 51% Education Social Work

TRIPS BY PURPOSE * Analysis done through sampling of 40 households based on typologies.

Legend Work

TOTAL TRIPS

142

AVERAGE TRIP LENGTH

5.4 KM

TRIP RATE PER CAPITA/DAY

2.29

WaterBody AMC_Boundary PRECINCT

5.2 KM

Work

Legend Education 1

6WORK

Legend

1,450

2,900

3 4 6 WaterBody AMC_Boundary PRECINCT

5,800

8,700

TRIP RATE PER CAPITA/DAY

Legend Education

Meters 11,600

1EDUCATION

2.25 0

1,450

2,900

2 3 5 WaterBody AMC_Boundary PRECINCT

5,800

8,700

2 3 5 WaterBody

Arun Kumar, PG 180157 - Understanding the city: Ahmedabad

Meters 11,600

45 40 35

60% trips from the precinct are happening within 5 Km radius which means Nava

Vadaj is located within 5KM from work opportunities, and social amenities.

No. of Trip

30 25

Column Labels H H-M L L-M Grand Total Sum of 2 5km Wheeler Cycle/Moped) 14 39 1 19 73 between to (Scooter/Motor 13 Km

which means for distances higher than 5KM people tend to choose public transport Column Labels as it is economical. H H-M L L-M Grand Total

Trips taken via public transport is found

20 15

Sum of 4 Wheeler (Car/Jeep/Taxi)

10 5 0 0.5-1.5

1.5-2.5

2.5-3.5

3.5-4.5

4.5-5.5

5.5-6.5

6.5-7.5

7.5-8.5

8.5-9.5

9.5-10.5

10.5-11.5

11.5-12.5

12.5-13.5

14.5-15.5

Trip Distance(Km) TRIP LENGTH FREQUENCY BY MODE

* Analysis done through sampling of 40 households based on typologies.

100%

Auto/Ola/Uber

4 Wheeler

Bus

and 2 wheelers increases.

80% 70% 60% 50%

71%

40%

2 Wheelers

30%

24%

20%

4 Wheelers

10%

0% L

L-M

H-M

Income range 2 Wheeler (Scooter/Motor Cycle/Moped)

4 Wheeler (Car/Jeep/Taxi)

VEHICLE OWNERSHIP BY INCOME

Three Wheeler

Cycle

* Analysis done through sampling of 40 households based on typologies.

Arun Kumar, PG 180157 - Understanding the city: Ahmedabad

3 Wheeler

Cycle

Chart Title

18.5-19.5

19.5-20.5

22.5-23.5

Sum of Cycle

Cycle

Walk

There is an equal distribution of 2 wheeler and 4 wheeler in higher income groups while as we go down the range percent ownership of car decreases

90%

Percentage

2 Wheeler

17.5-18.5

Column Labels H H-M L L-M Grand Total 0 0 0 2 2

Sum of Three Wheeler

<0.5

10 0

Column Labels26.5-27.5 39.5-40.5 24.5-25.5 25.5-26.5 H H-M L L-M Grand Total 0 1 0 2 3

Grand Total

2 Wheeler/1000 Population 4 Wheeler/1000 Population 3 Wheeler/1000 Population Cycle/1000 Population No. of Vehicle Owned/1000 Population

329 112 9 14 464

If we compare it to international standards of car ownership than China has 90 cars/1000 population and India has 18 cars/1000 population, while that of Nava Vadaj is 112 cars/1000 population vehicle ownership of 464 /1000 population of Nava Vadaj precinct is on higher side than the average of Ahmedabad which is 350/1000 population. But out of that only 9% trips are happening daily via car, due to smaller size of city and

unavailability of parking spots.

* http://www.nationmaster.com/country-info/stats/Transport/Road/Motorvehicles-per-1000-people

4.5 higher percentage of

casual residential jobs

Nava Vadaj is an R1 residential zone in the Ahmedabad Development Plan 2021 with permissible commercial land uses of mercantile, business, and service establishment based on varying width of roads. The job opportunities in the precinct are based on domestic services, retail outlets, institutions, and street vending. 48% jobs in Nava Vadaj are in the residential centres while commercial outlets contribute 40% of the total jobs in the precinct.

48%

residential

40%

25,480

total jobs in the precinct

commercial outlets

1 2

institutional 3 4

RESIDENTIAL

COMMERCIAL

5898

1500

Regular jobs are found only in institutions SEMI-DETACHED BUNGALOW

RETAIL OUTLETS

1238

1170

SEMI-DETACHED ROW HOUSE

MIXED RESIDENTIAL

PROFESSIONAL SERVICE

280

1219 APARTMENTS

Only institutional sector has regular jobs in the precinct while 79% of all the jobs are casual. Higher percentage of casual jobs are seen due to presence of residential and small commercial outlets where people generally don’t prefer to get paperworks. In the future more number of regular jobs are estimated to come due to more number of commercial complexes on the arterial roads.

3441

professional service

Hawkers

As the area is predominantly residential and is a middle income precinct so almost every household is a job centre to either newspaper delivery guy, a milkman, or house maids. Commercial jobs in the precinct are due to the Nava Vadaj market in the gamtal where most of the self-employed, and casual jobs are concentrated.

GARMENT SHOPS FIRM JEWELLERY SHOPS LAB PROVISIONAL STORES & CLINIC PHARMACY HAIRDRESSER STATIONARY TUTION CENTRE

HOUSE MAIDS NEWSPAPER DELIVERY BOY MILKMAN

77% casual

16%

self-employed

TYPES OF JOBS IN NAVA VADAJ

regular

Percentage of Job Types

Majority of retail jobs are concentrated in the gamtal area

100% 90% 80% 70% 60% 50% 40% 30% 20% 10% 0%

JOB CENTRES IN NAVA VADAJ

Hospitals & scholls provide service sector jobs in the precinct

85%

78%

15%

22%

85%

Commercial Outlets

Professional Service

Institutional

28%

Residential

Apartments generates maximum number of domestic jobs

15%

72%

Self - Employed

Regular

Casual

PERCENTAGE OF TYPE OF JOBS IN DIFFERENT SECTORS

Arun Kumar, PG 180157 - Understanding the city: Ahmedabad

4.6 male dominated

14.6 crore worth of jobs are created in Nava Vadaj per month with per capita income of 5840 rs. per month. Retail(60%) and institutional(34%) sectors are the major contributors to the economy although the percentage of institutional jobs are only 8% but it is creating job worth of 5 crore which means it is the highest paid job centre in the precinct. Total

sectors as major contributors to economy

Institutions are the highest paid job sectors in the precinct

retail

14.6

crores worth of jobs created in the precinct

34%

institutional

CASUAL JOBS RETAIL, RESIDENTIAL

CLEANER

12000

10000

residential

8000

professional service

4000

6000

TEACHER/ NURSE

2000 0

DISTRIBUTION OF TOTAL SALARIES GIVEN IN THE Residential Professional Service Retail NAVA Institutional VADAJ PRECINCT BY SECTOR * This is an indicative graph based on 40 samples

Chart Title

DOMESTIC HELP

14000

Male to female job ratio is biased towards males with 81% to 19% respectively, but in institutions ratio of male to female is almost equal. Most of the women are housewives and only 3% out of selfemployed people are women, whereas in schools and hospitals more women are employed as teachers and nurses.

60%

60% of jobs in Nava Vadaj are casual and falls below the 5000 rs. income while more than 50% of the jobs are below the income of 20000 rs., regular jobs vary from the range of 20000-70000 rs. per month.

Rs.5840 per capita income

Disparity: male dominated job sector

Residential

Hawker

Male

NO. OF JOBS BY TYPE (GENDER)

Professional Service

Retail

Female

Chart Title

* This is an extrapolated data through sampling of 40 job centres.

60% jobs in the precinct falls below the income range of 25000 due Chart Title

to more number of domestic and retail jobs which are casual in nature. Female Sum of Salaries given female

70% of the total income generated out of jobs is by male members

REGULAR JOBS INSTITUTIONAL, OFFICES

Institutional

Chart Title

which is due to huge employment gap between male and female members.

Sum of Salaries given female

Male Sum of Salaries given male

Sum of Salaries given male

0 <5000

5000-9999

10000-14999 15000-19999 20000-24999 30000-34999 35000-39999 40000-44999 45000-49999 50000-54999 60000-64999 65000-70000 Casual

Regular

Self employed

Residential

PERCENTAGE OF JOB TYPES IN DIFFERENT INCOMES * This is an indicative graph based on 40 samples

Rs. 615

AVERAGE INCOME IN DOMESTIC SECTOR

Rs. 5671

AVERAGE INCOME IN PROFESSIONAL SECTOR

Arun Kumar, PG 180157 - Understanding the city: Ahmedabad

Rs. 8577

AVERAGE INCOME IN RETAIL SECTOR

0 Residential

Institutional

5 crore

10 crore

50000000 100000000 150000000 50000000 100000000 Professional Service

Retail

Professional Service

DISTRIBUTION OF TOTAL SALARIES GIVEN IN THE NAVA VADAJ PRECINCT BY GENDER & SECTOR * This is an indicative graph based on 40 samples

15 crore

150000000 Retail

Rs. 22087

AVERAGE INCOME IN INSTITUTIONAL SECTOR

A night view of the Akhbarnagar rotary which is going to witness a change soon

part 5

conclusion

5.1 understanding nava

vadaj

JOB WORTH/RETAIL

8.7 CRORE PER MONTH

STREET AS PUBLIC REALM

COMMERCIAL BUILDINGS

1. Low rise - low FSI - residential.

16%

MEDIUM LAND PRICE IN RS/ SQ.M.

4. Stagnant land price. 5. TOZ - higher allowable FSI, more development opportunities for commercial and mixed commercial.

RS. 15250

6. Good connectivity - BRTS, AMTS, MEGA, Railways, GSRTC.

PUBLIC REALM DISTANCE FROM CBD

13. Higher number of casual domestic jobs.

50%

10% VACANT LAND

AVERAGE UNIT PRICE

ROADS

25%

RESIDENTIAL LAND USE

RS. 52 LAKH

70%

11. Higher per capita space, medium density. 12. Retail and institutions as major economy generator, while street vending inside the gamtal also significant contributor.

290 PPH

POPULATION LIVING IN APARTMENTS GAMTAL

8. Middle income group self employed people.

10. People prefer 2 wheelers as all the basic amenities are located within 5 km radius.

MEDIUM DENSITY

23%

5 KM

7. Walkable blocks, robust street network

9. Majority of expenditure goes in education of children.

66 LAKH PER MONTH

71%

2. Commercial retail in gamtal. 3. Old & relatively affordable housing stock.

INFORMAL ECONOMY/ VEGETABLE HAWKERS

G+1 BUILDING HEIGHT

AVERAGE UNIT SIZE

36 YRS.

RS. 48,950

LOW FSI CONSUMPTION

AVERAGE RENT

RS. 8000

17 SQ.M.

86%

AVERAGE BUILDING AGE

AVERAGE INCOME

HIGHER PER CAPITA SPACE

ALLOWABLE FSI OF 4

82 SQ.M.

1.08

57%

Arun Kumar, PG 180157 - Understanding the city: Ahmedabad

5.2 future proposals &

policies that will change the face of nava vadaj

MEGA, transport hub, bullet train, slum redevelopment will create additional force on a stagnant real estate market

Nava Vadaj is facing slow growth despite of TOZ, its reasons are unavailability of vacant land, already developed precinct might not go into redevelopment immediately. All of the above mentioned proposals and policies will create pressure on the area to redevelop into a mixed residential and commercial centre, thus increasing the land prices of Nava Vadaj further which will cause private owners to sell their lands to developers who will develop commercial and housing complexes and utilize the maximum allowable FSI.

PARK SPACE CAN BE RECLAIMED

MIXED G+10

COMMERCIAL G+10

VADAJ MEGA STATION SMART CITY REDEVELOPMENT, Smart city proposal by AMC

BRTS TOZ, www.ahmedabadbrts. org/

POSSIBLE SCOPE OF DEVELOPMENT IN TOZ

SINGLE FAMILY G+1 MEGA, www.gujaratmetrorail.com/

BULLET TRAIN, www.nhsrcl.in/

MULTI FAMILY G+4

ARTIST’S IMPRESSION OF VADAJ METRO, Creative group

Printed from

AKHBARNAGAR - 80 % UNDERDEVELOPED

Ahmedabad: Transport hub to come up at Vadaj TNN | Jun 22, 2018, 04.51 AM IST

NAVA VADAJ TRANSPORT HUB

MEGA

POSSIBLE SCOPE OF DEVELOPMENT IN R1 RESIDENTIAL WITH THE COMING OF TRANSPORT HUB, MEGA & SMART CITY SLUM RHABILITATION PROJECTS THE LAND PRICES ARE GOING TO GO HIGHER THUS CREATING DEMAND FOR HIGHER FSI

connected with the bullet train and Sabarmati Railway station through battery operated vehicles.

132 FEET RING ROAD

BRTS

AHMEDABAD: The Ahmedabad Municipal Corporation as a part of the smart city project has decided to set up an inter-modal transport hub in Vadaj area. The inter modal hub will connect inter and intra modes including the ambitious bullet train project. Municipal Commissioner Mukesh Kumar talking to reporters announced the project and said that the hub will connect metro and GSRTC bus station and metro in Ranip area. Apart from this the hub will also be

V VA

MIXED G+3

NAVA VADAJ GAMTAL MIGHT ALSO CHANGE OR BECOME A SLUM WITH THE CHANGING MARKET

SLUM REHABILITATION SCHEME WILL FURTHER INCREASE LAND BRTS PRICES AND CREATE MARKET FORCE

AMTS

NEWSPAPER ARTICLE ON PROPOSED TRANSPORT HUB

Arun Kumar, PG 180157 - Understanding the city: Ahmedabad

POSSIBLE SCOPE OF DEVELOPMENT IN NAVA VADAJ

POSSIBLE SCOPE OF DEVELOPMENT IN GAMTAL

NAVA VADAJ - A Phoenix in Making

Articles inside

2.5 Underconsumed FSI