BHARUCH-ANKLESHWAR DEVELOPMENT PLAN -2041 by Arun Puri

TOWARDS CITY PLANNING

Arun Kumar Master’s in Urban Planning DP Studio - Semester 2

BHARUCH ANKLESHWAR

DEVELOPMENT PLAN-2041 The plan for a greener, livable and compact twin cities

Preface

Bharuch is probably the oldest port town in the country, its orgin dates back to the era of Bhrigu rishi who was said to have stayed here and named it ‘Bhrigukachcha’. It is located at the creek of river Narmada near the Gulf of Khambat, and was also recognised by the Greek, Persian and Roman empires as an important trade centre. But, somehow the town never grew to an extent to which Ahmedabad, Vadodara or Surat grew post-independence. It transformed from a port city to an industrial city after the introduction of GIDC estate north of the city. Since, then the city is growing with the help of industrial economy. Ankleshwar on the other end of the Narmada river used to be a small temple town which grew to become the largest industrial estate in India due to the availability of petroleum in the region. Ankleshwar has grown tremendously in past 10 years. Both the cities have similar population and are growing at a same rate therefore Bharuch-Ankleshwar Development Authority (BAUDA) was formed to prepare a development plan for the area. Gujarat Petroleum, Chemicals and Petrochemicals Special Investment Region (GPCPSIR) in Dahej with an area of more than 400 sq.km for the development of chemical and petroleum industries is adjacent to the BAUDA region and will affect the growth and development of Bharuch and Ankleshwar. Both the cities also fall on the Delhi Mumbai Industrial Corridor, and the National High Speed Rail Corridor, which will further govern the development. This development plan aims to regulate the growth and make the area greener, livable and compact with an aim to meet the sustainable development goals.

About the Studio

The studio aims at introducing us to the concept of city planning where through an iterative process 15 students were asked to first collect and analyze the existing condition of the given city. The students were then divided into 4 groups of 4 student each where each group again through the iterative process produced its own development plan for the city. Apart from it, a comparison of case studies of Indian and International cities was done which exposed students to various types of city development plans.

Key

Lead Author

Left: The old clock tower in the core area of Bharuch (Surabhi Samant)

Done in a Group of 4

Done in a Group of 15

Contents PART A INITIAL STUDIES Precinct Planning TOD in Nava Vadaj Key Proposals

DP Review - Patna 2031

1.1 1.2

PART B FORMATION OF THE DEVELOPMENT PLAN BHARUCH-ANKLESHWAR-2041 Existing Situation Analysis Chemical Capital of Gujarat Twin Cities Growing at Similar Pace Half of the Working Population is in Industries DMIC and HSRC as Major Determinants of Future Growth Equal percentage of Residential & Industrial Land Use Growth along Highway & Economic Centres Industrial Pollution a major concern What do the people say?

3 3.1 3.2

Proposals Jhagadia & PCPIR as major growth magnets Low Lying Flood Plain & Nuisance Areas Unsuitable for Development Vision for a livable & environmentally suitable twin cities with mixed economy Population & Floor Space Estimation for 2041Liberal Approach & Zoning for Compact City Development A Robust Road Network Connecting Growth Magnets with Nuisance and Character Based Zoning Road Widths to Define Development Controls Public Transport to Intensify Development Green Network as Carbon Sinks to Counter Industrial Pollution How Much Does the DP Cost?

4 4.1 4.2

4.3 4.4 4.5 4.6 4.7 4.8 4.9 4.10

3.3 3.4 3.5 3.6 3.7 3.8

PART C REFLECTIONS ON THE STUDIO Debates & Learnings

1 PART

1.1

TOD in Nava Vadaj

10% developed fsi 42% half-developed fsi 48% underdeveloped fsi

This particular exercise aimed at finding out issues and opportunities in an area of 1 sq.km in Ahmedabad city and proposing long term and short term proposals based on the following analysis.

Stagnant residential precinct

Lack of dedicated open public spaces

COMMERCIAL G+10

ROW encroachment

AKHBARNAGAR BRTS

Haphazard street vending ! (

MIXED G+10

Commercial & mixed use in TOD zone

Underconsumed FSI - scope of intensifying the development

Busy junction

PARK SPACE CAN BE RECLAIMED

VADAJ MEGA STATION

ISSUES

INTRODUCTION TO PLANNING

VADAJ MEGA STATION (PROPOSED)

BHAVSAR HOSTEL BRTS

Ramapir No Tekra slum redevelopment, smart city proposal

NR PATEL PARK BRTS

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Precinct Planning 4

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57% TOD Zone

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PROPOSED METRO ROUTE

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URBAN_BLOCKS New_Links Area

0.01 Hierarchy

- 0.39

0.44 - 0.92 0 1.09 - 1.97 1 2.13 - 3.88 2

24% Public land to provide redevelopment scope 4.87 - 6.76 3

STRENGTHS

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VIJAY NAGAR MEGA STATION (PROPOSED)

Good Public Transport Connectivity

RAMAPIR NO TEKRA BRTS

Upcoming HSRC within 2km

OPPORTUNITIES

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1 1.2

Key Proposals

1 Mixed use transit oriented

Gujarat Housing Board

Residential area

development(Long term vision)

Transit oriented development is going to play a big role in the development of Nava Vadaj precinct. High rise mixed development needs to be incentivise along the arterial roads for a walkable city experience. Government has already provided higher FSI to facilitate the growth. Commercialization of streets will help in bringing more jobs to the precinct thus help in achieving the concept of walk to work.

High-rise mixed use

Commercial retail zone

Above: Proposed Mixed Use Zone and Redevelopment Site

FOOTPATH

6.25M CARRIAGEWAY

2 Old Government housing to be

Above: Kidwai Nagar Redevelopment, New Delhi

BUS SHELTER

HAWKERS

6.25M CARRIAGEWAY

redeveloped to promote mixed use development (Short term)

HAWKERS

FOOTPATH

BUS SHELTER

A large chunk of land belonging to Gujarat Housing Board can provide the much needed thrust for the area to develop as a high-rise mixed development, which will open up the market of housing as well as commercial establishments in the area.

Above: Proposed Plan of Nava Vadaj Road

3Road & junction redesign to

provide for better mobility and public space (place-making)

Nava Vadaj road is commercializing at a rapid pace due to the spillover of garment & jewellery market of the Nava Vadaj gamtal. It is also facing the problems of disorganised parking, lack of continuous and shaded pedestrian walkways creating an unpleasant user experience. To further achieve the long-term vision of mixed use development, the street needs to be redesigned for a better footpath, on-street parking, and access to public transport. A continuous walking & shopping arcade needs to be developed to further enhance the experience.

3.75M

1.5M

BUS SHELTER, GREEN BAY, FOOTPATH, STREET HAWKERS FURNITURE,

6.25M

CARRIAGEWAY

MEDIAN

6.25M

CARRIAGEWAY

2.5M

PARKING

2.75M

BUS SHELTER, FOOTPATH, STREET FURNITURE,

Above: Proposed Section of Nava Vadaj Road

1 PART

INTRODUCTION TO PLANNING

Patna Master Plan 2031 This exercise included study of a development plan of an Indian city, review its statutory base, implementation mechanism, strengths and weaknesses and compare it

with the development plan of an international city.

Vision

“To develop Patna Planning Area as a modern economic region with locally competitive infrastructure and social amenities to address future requirements in harmony with its ecological resources” Area

Population

1167 Sq.km 36.6 Lakhs

1167 sq.km

Population Density

24.7 PPH

29% Residential 3% Commercial 1% Industrial 4% Public Semi-Public 12% Urban Agriculture 33% Conservation/Bioconservation

Patna Planning Area (PPA)

584.85 sq.km

55% Residential 6% Commercial 2.3% Industrial 7.7% Public Semi-Public 12% Transport/Roads 7.8% Open space/Buffer 0

Urbanisable Area

20KM

DP Layers

2 Comparative Study of DP

PROPOSED STORM WATER NETWORK

PROPOSED PT NETWORK

PROPOSED ROAD NETWORK

PHASING PLAN

ZONAL DISTRIBUTION

1 Implementation Mechanism

Statutory Base

1. Zonal Development Plans (15 zones) Within the Master Plan, as per Section 22 of BUPD Act, 2012

1. Plan prepared by - Patna Metropolitan Area Authority (PMAA) 2. Plan sanctioned by - Department of Urban Development & Housing Department (UD &HD) 3. Plan prepared & sanctioned under the Act - Bihar Urban Planning and Development Act, 2012 4. Relevant sections of the Act - Section 21, 22, 25, 26 (1-5), 27, 28, 46

2. Area Development Schemes (100 Ha.) As per section 46 of BUPD Act, 2012, and implemented through land pooling

Developed Area

Chart Title

Master plan has clearly kept 50 % area as nondevelopable under conservation, urban agriculture and bio-conservation to protect the rural economy from getting damaged due to urbanization.

38% of developable land

50% Developable

B A C

Developable Land - 584.85 sq.km. Total Area - 1167 sq.km.

Non- Developable Land to be conserved 582.15 sq.km.

Developed Land - 232.11 sq.km. Developed over Non-Developable - 20sq.km. 0

50% Compact city planning STRENGTHS

Residential Commercial Industrial

Green/BioSelfconservation sustainable zone satellite towns

40KM

Comparison with Cape Town Municipal Spatial Development Framework Both the plans cater to a population of around 35-40 lakhs. Both the cities were important trading centres of their respective countries. Patna Master Plan is prepared for 15 years with a vision of economic growth and ecological sustainability. Broad objectives are, creation of compact city for sustainable development, Transit Oriented Development (TOD), creation of multiple nuclei self-sustainable growth centres to reduce pressure on core area, to protect and conserve the rural economy and provision of adequate infrastructure to influence the overall development While CTMSDF is prepared for 10 years with a mid-term review at every 5 years. It focuses more on dense inward growth through TOD while protecting and preserving its natural heritage by marking them as heritage zones. The plan has come at a time of economic constraints, and its flat trajectory. This is the reason for not promoting peripheral development which would increase the operational cost and affect the economy.

DEWATS Robust street network with sector sizes of 100 ha.

Heritage sensitive planning guidelines in old areas

Decentralized Robust sewage treatment storm water network to avoid flooding

years Mass transit system with TOD

Multi-layered planning providing facilities at node, sector, neighbourhood levels

Far-fetched horizon year gets difficult to project WEAKNESSES

PMPC PCRMC PMAA PMC BUIDCO BSHB BRJP

Multiple agencies responsible for execution

River back planning, No proposals for river excpet for using it as waterway

15 PART

FORMATION OF THE DEVELOPMENT PLAN BHARUCHANKLESHWAR DP-2041

The Chemical Capital of Gujarat

3.1

DMIC INFLUENCE AREA

Cities of Bharuch and Ankleshwar are centrally located with cities of Vadodara and Surat in a close proximity. Bifurcated by the holy Narmada river at the creek of Gulf of Khambat, it also falls on the existing industrial corridor of south Gujarat and is already the chemical capital of India. Delhi-Mumbai Industrial Corridor (DMIC) crosses through the BAUDA region which is going to further influence the industrial growth in the region. Dahej Port is only 45km from Bharuch city, and is being developed by the GPCPSIRDA as the biggest industrial township constituting 7% of the district area and is going to influence the growth of Bharuch and Ankleshwar twin cities.

AHMEDABAD

191 km

VADODARA

RAJKOT

80 km

372 km Gulf of Khambat

SURAT

75 km

3 Above: Narmada Jayanti is celebrated every year to pay respect to the holy river, (From Brugukutch to Bharuch: A World Within, Patel Ritvik ) Right: Map of Gujarat showing the location of Bharuch and the DMIC corridor going centrally from it.

Existing Situation Analysis 8

TO MUMBAI

332 km

15 Special Investment Region

1 of 4 SIR’s proposed by the Gujarat State Government for Petroleum, Chemical and Petrochemicals is immediately adjacent to BAUDA region having its own development authority (GPCPSIRDA).

OF DISTRICT

453

633

sq.km.

GPCPSIRDA

BAUDA

10%

OF DISTRCT

DMIC and GPSCSIRDA are the two major influencing factors which will govern the growth of twin cities in future.

JAMBUSAR

Saint Bhrigu

Jami Masjid, Bharuch

AMOD

Bharuch Core City

VAGRA

GNFC, Bharuch GIDC BHARUCH

DAHEJ SEZ GPCPSIRDA DAHEJ PORT 45KM

BHARUCH

ANKLESHWAR

JHAGADIA GIDC JHAGADIA MEGAESTATE

NETRANG HANSOT

VALIA

TO SURAT (75 KM)

Second oldest city of India, From Saint Bhrigu to the biggest concentration of chemical industries Ankleshwar GIDC

Dahej Port

Above: District map of Bharuch showing the location of BAUDA and GPCPSIRDA

Twin Cities are Growing at Similar Pace

3.2

635

Bharuch Municipality

Area

Boundary

As per census 2011 the population of the current BAUDA region is 6.39 lakhs with 66 percent living in the urban areas. As we can see in the map the current urbanisable area has exceeded the municipal limits in both the cities especially in Ankleshwar where the city has grown towards the GIDC industrial estate which is the biggest emploment sector here.

Population Growth

Population of BAUDA region has doubled in past three decades from almost 3 lakhs in 1981 to 6.39 lakhs in 2011. The population of Bharuch has increased by 2 times from 2lakhs to 3.8 lakhs, while the population of Ankleshwar has tripled from 1 lakh to 3 lakhs. This population increase is the result of increasing industrial sector in the region.

Lakhs

Population (2011 Census)

sq.km Municipal Area

3.67

Population

Lakhs

sq.km Municipal Area

2.72

Population

sq.km

6.39

Municipalities in BAUDA

Lakhs

Bharuch

Population & Household size

Ankleshwar Municipality

1.34

Lakhs No. of Households

BHARUCH- ANKLESHWAR 635 SQ.KM 6.39 L

RAJKOT 686 SQ.KM 14.4 L

SURAT 985 SQ.KM 49.6 L

4.5

Houshold size

Ankleshwar

BAUDA was formed in 2012 to prepare development plan and TP Schemes for the twin cities of Bharuch and Ankleshwar under section22(1) of the GTPUDA Act-1976. It constitutes an area of 635 sq.km. with 55 villages of Bharuch taluka and 34 villages of Ankleshwar taluka including the municipalities of both the cities.

Comparison with other big cities of Gujarat

BAUDA

Density

PPH

AHMEDABAD 1866 SQ.KM 63.5 L

15 Population is currently growing at a steady rate of around 20% but is expected to grow at a higher pace due to incoming migration to GPCPSIRDA. 700000

BHARUCH - ANKLESHWAR Decadal Population Growth 2X

lakh 1981

1.75X

4.2

21%

600000

29%

POPULATION

500000

35%

400000 300000

BASE YEAR

23% 37%

22% 60%

200000

21%

GIDC Ankleshwar

21%

100000 0

2.25X

Density in PPH Rural 1981

1991

Decadal Population Growth Trend

2001

YEAR

BAUDA

BHARUCH

Urban

2011

ANKLESHWAR

20KM

1991

Concentration of Urban and Rural Population in BAUDA

In the past 3 decades the population of BAUDA has doubled while that of Ankleshwar has tripled

lakh

2.25X

5.4

2001

lakh

90000

20%

80000 70000

24%

60000 50000 40000

BASE YEAR

31%

21%

13%

42%

3.75X

30000 20000

Density in PPH

10000 0

0-7 8-20 1981

Decadal HH Growth Trend

1991

BHARUCH

YEAR

2001

21-60

2011

60-80

ANKLESHWAR

80-105

20KM

Density of Population in BAUDA

2.75X

6.3

2011

lakh

15 Chart Title

3.3 Half of the Working Population is in Industrial Sector The working population is majorly concentrated within respective Nagarpalika and outgrowth areas. 4.39 lakh people in the BAUDA region belong to working population constituting 69% of the total population of the region. 89% of the working population comprises of main workers. While the marginal workers are concentrated more near the core areas. Majority of the working population is employed in the industrial sector.

69% Working Population 31% Non-Working Population

HH Workers

89% Main Workers 11% Marginal Workers

Cultivator

Agriculture

20% Agriculture 27% Tertiary 52% Secondary

Others

Half of the working population is employed in the industrial sector which is a major determinant of growth in these cities.

Industry

Agriculture

BAUDA region comes under black soil and thus major crops growing in the region are paddy, wheat, groundnut and cotton.

Industries

4.39

Majority of industries within and around BAUDA region are of Chemicals, Petro-chemicals, Pharmaceuticals, Engineering and Textiles. With several GIDC estates in Ankleshwar, Panoli, Bharuch, Jhagadia, Valia, Vilayat, Sankhya and Dahej SEZ.

Lakhs Working Population

3.9

Within past 2 decades an investment of more than 25,000 crores in chemicals, and petrochemicals has been already done in the region along with the creation of a special investment region for chemicals and petrochemicals which is going to give direct employment to more than 6 lakh people by 2041.

Lakhs Main workers

Concentration of Working Population in BAUDA 0

MARGINAL WORKERS CONCENTRATION

20KM

0.49

Lakhs Marginal workers

15 Currently industrial units within BAUDA region are stagnant and not growing whereas surrounding GIDC’s of Jhagadia, Kharchi, Vilayat, Sankhya are still growing and will continue to grow for next 20 years.

1054

3022

600

units outside BAUDA

in GPCPSIRDA

DIrect Employment

within BAUDA

units

49,770

units

6000+ 1,09,400+

Industrial estates within BAUDA region are stagnant but adjacent estates in Jhagadia, Valia, and PCPIR region are still growing.

Vilayat GIDC Sankhya

Above: Type of Industries in Ankleshwar GIDC Estate. (Cluster Profile Report Ankleshwar Chemical Cluster, SIDBI)

Industrial Area

No. of Plots

No. of Allotted Plots

No. of Vacant Plots

Ankleshwar

1891

1876

Bharuch

195

Panoli

1117

1105

Dahej 1

142

102

Dahej 2

824

589

235

Valia

Above: List of vacant plots of industrial estates in Bharuch district. (An Industrial Profile of Bharuch District, MSME 2013)

Bharuch INA (Stagnant) Dahej 1 & 2

GPCPSIRDA

BAUDA Kharchi

Jhagadia GIDC Ankleshwar INA (Stagnant) Panoli INA (Stagnant) Valia GIDC

Location of Industrial Estates in BAUDA 0

Legend Industries within BAUDA

20KM

Panoli SEZ

Future Industrial growth centres

FUTURE INDUSTRIAL GROWTH

VILAYAT

-48

150m Expressway

in a city, and in Bharuch & Ankleshwar apart from a good highway connectivity to Surat and Vadodara via NH-48 there are several big infrastructure planned and two of them are already under construction.

GPCPSIRDA

To Vadodara

NH-228

3.4 DFC and HSRC as Major Determinants of Future Growth Connectivity is one of the major determinant of growth

To Jambusar

250m Dahej Expressway

To Statue of Unity

BHARUCH

1 Dedicated Frieght Corridor

To Dahej

Under Construction

2 Mumbai-Vadodara Expressway

Under Construction

River Narmada

3 High Speed Rail Corridor Bharuch Station

Land Acquired

HSRC Bharuch Station JHAGADIA

ANKLESHWAR SH-

4 Dahej Expressway

GPCPSIRDA (Under TP Scheme)

DFC Sanjali Station VALIA

100m MumbaiVadodara Expressway

Above: Proposed Mumbai-Vadodara Expressway and High Speed Rail Corridor. 14

HSRC

DFC

To Surat

Map Showing Existing & Proposed Regional Connectivity in BAUDA region 0

2.5

10KM

3.5 Equal Distribution of Residential & Industrial Land Use Predominant land use of BAUDA region is agriculture

To Jambusar

To Vadodara

GPCPSIRDA VILAYAT

with an equal distribution of residential and industrial while if we look at Bharuch and Ankleshwar separatley than Bharuch has predominanlty residential but Ankleshwar is predominantly industrial.

To Statue of Unity

BHARUCH To Dahej

River Narmada

Bharuch

26 % Residential 11% Industrial

ANKLESHWAR

77% Agriculture 10% Waterbody 4% Industrial 4% Residential 3% Road 2% Gamtal

Ankleshwar 21 % Residential 33% Industrial 0

2.5

10KM

JHAGADIA

To Surat

Map Showing Existing Land Use in BAUDA region 0

2.5

10KM

3.6 Growth along Highway and Economic Centres Bharuch city has grown from a port city in 200 A.D. to an

industrial town with the development of Golden bridge during 1880’s. The construction of bridge connected the cities of Bharuch and Ankleshwar thus encouraging trade across Narmada. In 1970’s establishment of GNFC in Bharuch encouraged further suburban growth of Bharuch town along the National Highway-8. While the growth of Ankleshwar is attributed to the establishment of Ankleshwar and Panoli GIDC in 1976. Since than, both the towns have been growing at a similar pace. Several new highways and proposals like PCPIR, MumbaiVadodara Expressway, and HIgh Speed Rail Corridor will now govern the growth of the area in next 20 years.

Bharuch 2006

Ankleshwar 2009

Spatial Growth of Twin Cities

Legend Core Town Outgrowth Silver Jubilee railway bridge Golden Bridge

GROWTH – 1850-1935

Legend Core Town Outgrowth GIDC+ GNFC NH-8

GROWTH – 1970

Jantri (Rs./sq.m) 23-186 187-598 599-1516 1517-3725 3726-9750 Market Price (Rs./sq.m)

Jantri & Market Price in BAUDA region 0

4250-10,000 10,001-20,000 20,001-30,000

20KM

30,001- 65,000

Ankleshwar 2015

Bharuch 2019

Legend Core Town

Growth in Last 15 Years

Bharuch 2011

Outgrowth Industrial growth NH-8 GNFC-Dahej Bypass

GROWTH – 1976 - 2001

Legend Core Town Outgrowth Industrial growth

Ankleshwar 2019

NH-8 GNFC-Dahej Bypass NH-48

GROWTH – 2000-2019

3.7 Industrial Pollution a Major Concern 54% 54%

28% 28%

BAUDA BAUDA

Bharuch Bharuch

71% 71% Ankleshwar Ankleshwar

54% people in BAUDA feels industrial pollution is a major concern

As per the stakeholder and household survey Ankleshwar and Panoli were very unpopular places for having high level of air and water pollution due to obnoxious chemical industries in the region.

Map showing the locations of Pollution in BAUDA region Industries

Sewage

Vehicles

Solid Waste

None

What does the government say?

The Ankleshwar chemical cluster was declared ‘critically polluted‘ among 42 other clusters in India by MoEF, GoI. MoEF has induced the cluster units to invest in technologies for their effluent treatment.

GNFC

Ankleshwar GIDC

Above: Graph showing the level of VOC in air in March 2008 in Ankleshwar Industrial Cluster, Comprehensive Environmental Pollution Abatement Action Plan, GPCB 2010

Map showing Critically Polluted EstatesIndustries in BAUDASewage 0

Panoli GIDC

Solid Waste 20KM

Industries Vehicles

Sewage

None Polluting Industries

Ankleshwar, the most polluting CPA in the 2009 list, continues to operate with a Vehicles None of 80.93 in 2013. Solid Waste pollution score

Above: Newer, Not Better, Sanjiv Kumar Kanchan,Down To Earth, July 16-31, 2017

15 4. ‘Issues in water supply and source of water?’

3.8 What do the People Say? A sample household survey was conducted which was

spatially distributed throughout the BAUDA region. It covered several questions regarding infrastructure, public transport, migration, pollution etc. 1. ‘How long have you lived here, and from where have you migrated?’ 80

25%

HOUSEHOLDS

70 60

15%

50 40

18%

17%

15%

3. ‘Where do you go for recreation and how far do you go?’

30 20 10 0

<10 YEAR

11 to 20 <10

21 to 30 31 to 40 41 to 50 11 to 20 21 to 30

more than 50

38% people said they have moved from within the Bharuch district while 12% moved out of the Bharuch core town. 2. ‘Do you use public transport?’

38%

32%

BAUDA

Bharuch

Yes

45% Yes

Ankleshwar

Para-transit is the only available mode of transport apart from local train between Bharuch and Panoli. Two-wheeler is the most preffered option for non work trips 18

Above: A Household survey in Bharuch Core City. (Surabhi Samant)

43% Park

1.5Km

Median distance to recreational spaces

Bharuch

45% Park

Km Median distance to recreational spaces

Map showing the frequency of water issue in BAUDA region 0

20KM

51% household in BAUDA have issues with water quality. High TDS content in ground water is reported. 5. ‘Issues in drainage?’ 29% households in BAUDA has drianage issues as Bharuch has no sewerage system and 35% households have problem with open drains.

Ankleshwar

Around 40% people in BAUDA go to park for recreation followed by religious spaces. There is a need of good recreational spaces in the region. Above: Open drains in Bharuch city (Kamaldeep Kaur)

1 6. ‘Good Points about twin cities?’ Peaceful Neighbourhood Peaceful Neighbourhood

29%

Amenities WellPublic developed/ Public Amenities 29%Well developed/

31%

Safety/ Less Crime Safety/ Less Crime

21%

Cheap/ easily Cheap/ accessible Housing Market easily accessible Housing Market

18%

Cheap/easily accessible Housing Market Cheap/easily accessible Housing Market

21%

Peaceful neighbourhood Peaceful neighbourhood

18%

Heritage/ Tourism Heritage/ Tourism

15%

Religious Buildings Religious Buildings

15%

13%

Transport network Transport network

13%

10%

Employment opportunities Employment opportunities

10%

Recreational space (park) space (park) 8% Recreational

Employment opportunity Employment opportunity 8%

Well developed/ amenities WellPublic developed/ Public amenities 8%

GNFC township GNFC township 6%

Compact townCompact town 6%

Affordable housing Affordable housing 3%

Affordable housing Affordable housing

Bharuch

6. ‘Bad Points about twin cities?’

26%

LackDrainage of Proper Drainage Lack of Proper

22%

Open Dumping Open Dumping

14%

Traffic congestion/ Traffic congestion/ Accidents Accidents

13%

26% 22%

17%

12%

Transport network Transport network 9%

Safety/ Less Crime Safety/ Less Crime 9%

Recreation space Recreation space 5%

Poor road condition Poor road condition

17%

Ankleshwar Industrial issues Industrial issues

39%

Health issues Health issues

39%

19%

Water supply Poor WaterPoor supply LackDrainage of Proper Drainage Lack of Proper

11%

Traffic congestion/ Traffic congestion/ Accidents Accidents

Industrial Pollution Industrial Pollution

11%

Poor road condition Poor road condition

Water supply Poor WaterPoor supply

11%

Open dumping Open dumping

10%

Lack of Recreation spaces Lack of Recreation spaces

10%

Lackamenities of Public amenities Lack of Public

10%

MosquitoesMosquitoes

10%

Poor qualityPoor of higher qualityeducation of higher education 3%

MosquitoesMosquitoes 7% Lack of Public Lacktransport of Public transport 4%

7% 4%

13% 12%

19% 17%

17%

Lack of Recreation spaces Lack of Recreation spaces

Lackamenities of Public amenities Lack of Public

31%

13% 12%

4 PART

FORMATION OF THE DEVELOPMENT PLAN BHARUCHANKLESHWAR DP-2041

4.1 Jhagadia

& PCPIR as major growth magnets

2 GPCPSIRDA

BAUDA has Dahej port, Vilayat GIDC and PCPIR as growth magnets in the west, while Statue of Unity, Jhagadia GIDC and Valia GIDC in east and Jhadeshwar, Airport and ONGC Township in center. These growth magnets are identified as ‘pull factors’ in the map. Currently, both Bharuch and Ankleshwar seems to be growing towards east mainly due to NH-48 in Bharuch and Jhagadia and Kharchi GIDC in Ankleshwar. The route to Statue of Unity and Airport falls on the same road and is expected to encourage growth in Ankleshwar further towards east.

Proposals

8.49 20

123

No of villages

Fast connectivity to large urban centres like Mumbai, Ahmedabad, Surat

Attracting large investments, connecting the largest concentration of industries to the world.

As mentioned before, half of the population residing in BAUDA region is employeed in industrial sector. Dahej and Jhagadia are the two major industrial centers around the cities. Planning in Dahej is being considered by GPCPSIRDA, but Jhagadia is not under any planning authority. Hence, to regulate and control growth towards Jhagadia, and consider rest of the airport which is partly outside the current BAUDA region, we are extending the BAUDA boundary to include 216 sq km. more area, 31 more villages that means 65,522 more people.

Lakhs Population (2019)

3 HSRC

1 Dahej Port

Delineating the Boundary

BAUDA

This special investment region is developing at a fast pace. 45,298 Ha. of land is developing as the largest petrochemicals, and chemical hub of India.

Jhagadia Mega Estate

Growth of the estate will further attract employment and economic growth

Map Showing Factors Influencing Future Growth and Proposed New BAUDA Boundary 0

= 851

Area

sq.km

+ 125

sq.km Developed Area

20KM

+ 205

sq.km Undevelopable Area

521

sq.km Development Availability

Low Lying Flood Plain & Nuisance Areas Unsuitable for Development

4.2

Development suitability is analyzed in terms of areas that are suitable or unsuitable for urban development considering the natural and environmental constraints as well as market demand. The suitability is divided into negatives and positives and achieved through spatial analysis of BAUDA region.

To Amod

To Vadodara

Derol

Narmada

Gulf of Khambat Oil Fields

Hansot

Panoli GIDC To Mumbai HSRC

Environment Based Low Lying Flood Plain Streams

Low lying flood plains Nuisance based non-suitable areas Streams

Nuisance Based

Narmada River

DFC

Areas Not Suitable for Development

To Amod

Polluting Industries Oil Fields Transport Junctions

Ankleshwar GIDC

To Vadodara

Vilayat GIDC

Bharuch GIDC

Jhadeshwar

Dahej

Demand Based Higher Market Price

Narmada Core

Economy Based

Industrial & Commercial Centres

Gulf of Khambat

Airport Kharchi GIDC Ankleshwar GIDC

Hansot Panoli GIDC To Mumbai HSRC

Jhagadia GIDC Valia GIDC

DFC

Non-suitable development areas Existing Growth Potential Growth Narmada River

Areas Suitable for Development Overlayed on Non-Suitable

Vision for a livable & environmentally suitable twin cities with mixed economy

4.3

INCREASING MOBILITY BETWEEN THE GROWTH CENTRES, PROVIDE PUBLIC TRANSPORT AND PROMOTE TRANSIT ORIENTED DEVELOPMENT

PROMOTING COMMERCIAL DEVELOPMENT AT TRANSECT NODES

Based on the existing situation analysis and stakeholder survey a vision for the development plan was prepared to cater to the issues which act as guiding principles for the development plan-2041.

To develop BAUDA region as an

environmentally suitable and livable area having a balanced economy and adequate infrastructure. Special focus will be given to conserve the

heritage areas, and creation of compact twin cities.

Above: New Cable Bridge, Bharuch-Ankleshwar. (Amazing Bharuch Instagram Page)

Above: Oil Gas Circle Ankleshwar, (Field Survey)

DISINCENTIVIZING POLLUTING INDUSTRIES

Above: GIDC Ankleshwar (Field Survey)

PRESERVATION OF HERITAGE CHARACTER IN CORE AREAS

Above: Heritage structure in Bharuch Core City (Field Survey)

PROVIDING BIO-CONSERVATION ZONES AND RECREATIONAL SPACES

Above: Matariya Talav, Bharuch(Amazing Bharuch Instagram Page)

Population and Floor Space Estimate 2041

4.4

Population Projection for the extended BAUDA region is estimated by three methods namely arithmetic, geometric and incremental increase. For this, the population for the year 1981, 1991, 2001 and 2011 has been drawn from the census of India based on which projections were estimated till 2041. This development plan proposal considers the maximum population projection out of the three methods for a long term and robust planning.

18.7 Lakh

Geometric Increase method gives the highest estimate of population

5.92 Lakh 2001

2011

2021

2031

Above: BAUDA Expected Natural Growth

Migrating Population from GPCPSIRDA

The 75% of the total floating employment of GPCPSIRDA is expected to stay in BAUDA region which is 1.23 lakh, considering a family size of 3 due to more single people working in industrial sector the total migrating population from GPCPSIRDA will be 3.7 lakh.

18.7 Lakh

Floor Space Estimation

The population projection estimated before is used to estimate the floor space required. When calculated at the rate of 10% decennial increase in per capita floor space, the total demand for 2041 is 15.5 Cr sq.m. The land area of 258 sq. km. will be required if 50% increase is assumed in the current average FSI consumed that is 0.4.

4.82

crore sq.m. built up area (2019)

per capita floor space (2019)

2041

BAUDA

0.4

consumed FSI (2019)

3.7 Lakh

Migration from GPCPSIRDA

22.5 Lakh

After adding 75% of migrating population from GPCPSIRDA

Considering 10% increase in per capita space consumption per decade

15.51

crore sq.m. built up area (2041)

per capita floor space (2041)

258

sq.km land required if FSI is increased by 50%

Liberal Approach and Zoning for Compact City

4.5

Planning Approach

If there is a scale of two contrasting approaches, command & control on one side and liberal on other, than the approach we have taken is somewhat in between but closer to liberal. Here regulations are given only on the basis of nuisance and character. Whereas development is incentive through FSI and tax benefits.

Zoning Concept

Nuisance based regulations & disincentives

Command & Control

Zoning is derived from a series of priorities which are supposed to regenerate inner city and intensify development around it. Then connecting all the growth magnets in the periphery to each other and introducing the commercial zones to provide a mixed economy to the region. Creating a high intensity mixed use corridor along the arterials connecting the growth magnets. Finally, infill of low and mid intensity mixed use zone with more greenery.

Core town Regeneration

Intensification of immediate periphery of core and connecting the growth magnets

Liberal

FSI, tax benefits, as a tool to incentivize development

Introduction of potential commercial centers and connecting them with the center through arterial road network

Creating a high intensity mixed use corridor along the arterials

Infill of mid and low intensity mixed use with more greenery.

Robust road network connecting growth magnets with Nuisance and Character Based Zoning

To Amod

4.6

To Vadodara

Gulf of Khambat

Narmada

Gulf of Khambat

Hansot

Scenarios

To come up with a new robust road network we looked into 2 different BAU scenarios. One scenario is proejcted on the basis of the exisitng road network and growth along it while another scenario is based on the transport infrastructure coming in the region, and the growth it will trigger. In scenario 2 we might experience growth of Bharuch city in totally opposite direction i.e. towards PCPIR and Dahej port. While the city of Ankleshwar will continue to grow more towards Valia and Jhagadia.

Existing Growth Expected Growth (BAU) Bullet To Mumbai Train

DFC

Expected Growth due to Regional Road connections

To Surat

Business As Usual Scenario - Future Growth of Twin Cities

Existing Growth Expected Growth (BAU) Expected Growth due to Regional Road connections

To Amod BAUDA Planning Area 2041

Vision

Land Suitability and Mobility

To Vadodara Infrastructure

Zoning and Development

Scenario 3

BAUDA Planning Area 2041

Business As Usual

Dahej

Vision

Vilay GIDC

DCRs

Vilayat GIDC

Dahej Gulf of Khambat

Bharuch GIDC

Narmada

Missing Links

After looking into the BAU scenarios four major links were found missing. One connecting all the existing industrial estates and growth centres with each other while another link connecting the city cores of Bharuch and Ankleshwar from the west which will complete the inner city network. There is a need to make a direct link from Ankleshwar to Jhagadia.

Dahej Gulf of Khambat

Hansot

Narmada

Ankleshwar GIDC

Gulf of Khambat

Jhagadia GIDC

Industrial C

Municipali Missing Links

Hansot

BAUDA Planning Area 2041

Panoli Bullet To Mumbai Train

Municipality

DFC

To Surat

Missing Links

Industrial Centres Municipality Missing Links

To Mu

Industrial Centres

BAUDA Planning Area 2041

Vision

Missing Missing Links Links

Vision

Land Suitability and Mobility

Zoning

1 Iteration 1 Initial Concept

Initial zoning concepts were based on BAU scenarios and better E-W connectivity from Dahej to other economic centers. Insertion of commercial nodes to balance the economy and high intensity mixed use along arterial road network. This led to the development of zoning concept in further iterations.

Iteration 2

After iteration 1 focus was given to establishing a robust road network with superblock sizes of 2.5-3 Km2.

Initial Concept, Iteration 1

Initial Concept, Iteration 2

1 To Amod

To Amod

To Vadodara

Narmada

Gulf of Khambat

Narmada

Hansot

Gulf of Khambat

Hansot

Bullet To Mumbai Train Bypass RoadRoad 60 m wide Bypass 60

DFC

Bullet To Mumbai Train To Surat

DFC

To Surat Proposed Road Network

m wide

Arterial Road 30 m - 45 m wide

Sub-arterial Road 20 m - 30 m wide

BAUDA Planning Area 2041

BAUDA Planning Area 2041 28

Vision

Proposed Roads Land Suitability and Mobility

Vision

Zoning and Development

Land Suitability and Mobility

Infrastructure

Zoning and Development

Proposed Roads

DCRs

Infrastructure

DCRs

Proposed Road Network

60 m Bypass - This road is proposed to connect the existing GIDC estates with each other. All the frieght traffic will be diverted to this road thus decongeting the urban arterial roads and highways. 30-45m Arterial - These roads are the major arterials which will connect all the growth centres to the city centre. They will be rapid transit ready so that in future BRTS and MRTS can run along these routes where development intensities could also be increased though TOD.

MOTEL, DHABA, PETROL PUMP, RESTAURANT, FOOD COURT

20-30m Sub-Arterial - These roads would further divide the arterials into smaller superblock sizes of 2.5-3 km2.

GREEN BAY + FOOTPATH

SERVICE ROAD

3 m

SERVICE ROAD

CARRIAGEWAY

MEDIAN

CARRIAGEWAY

5m MOTEL, GREEN BAY DHABA, + FOOTPATH PETROL PUMP, RESTAURANT, FOOD COURT

60 m wide ALONG PROPOSED BYPASS ROAD

3.5 m MIXED USE – PREDOMINANTLY COMMERCIAL

VENDORS, FOOTPATH STREET FURNITURE

2 m CYCLE PATH

3.5 m

3.5 m CARRIAGEWAY

3.5 m

BRTS

3.5 m

CARRIAGEWAY

3.5 m

2.5 m PARKING

2 2m m FOOTPATH CYCLE STREET PATH FURNITURE

4.5m MIXED USE – PREDOMINANTLY COMMERCIAL

MIXED USE – PREDOMINANTLY RESIDENTIAL

FOOTPATH STREET FURNITURE

2.5 m GREEN BAY, HAWKERS

3.5 m

CARRIAGEWAY

1 m

3.5 m

MEDIAN

3.5 m

CARRIAGEWAY

45 m wide

30 m wide

HIGH-INTENSITY MIXED USE ZONE

MID-INTENSITY MIXED USE ZONE

3.5 m

4.5 m

PARKING

FOOTPATH STREET FURNITURE

MIXED USE – PREDOMINANTLY RESIDENTIAL

851 sq.km

7% Mixed Industrial 1% Mixed Commercial 10% High Intensity Mixed 4% Mid-Intensity Mixed 6% Low-Intensity Mixed 6% Recreation/Bio-conservation 18% Agriculture 24% Restricted Zone

4 Proposed Zones

Regeneration, adaptive reuse, preservation, tourism is promoted in core areas of Bharuch & Ankleshwar.

This zone is provided to incentivize a compact and high intensity development near the core areas, with higher demand and market value.

This is a mixed use zone but with lower FSI and built intensity. 33% green cover in public realm must be provided in the area to promote a healthy and green environment.

This zone is again a mixed-use zone that promotes development of large townships near the industrial areas. Incentives will be given for EWS and industrial housing in this zone.

Incentives Property tax benefits, and subsidies in basic infrastructure services for adaptive reuse of heritage properties.

Incentives 0.9 Chargeable (at 30% of Jantri rate) if only 50% ground is covered and out of that 25% is kept green.

Incentives 0.6 Chargeable (at 30% of Jantri rate) if 50 % ground coverage is kept green or for urban farming.

Incentives Property tax benefits, and subsidies in basic infrastructure services for developers making large townships as per township policy of Gujarat. 20% of the total FSI consumed to be kept for developing housing units not more than 35-60 sq.m.

Base FSI - 2.5 Purchasable FSI - Nil Implementation - Local Area Plan

Base FSI - 1.8 Purchasable FSI - 0.9 Implementation - TP Scheme, Local Area Plan

Base FSI - 1.5 Purchasable FSI - 0.6 Implementation - TP Scheme

Base FSI - 1.2 Purchasable FSI - Nil Implementation - TP Scheme

Heritage Zone

High Intensity Mixed Mid Intensity Mixed Low Intensity Mixed Use Zone Use Zone Use Zone 31

This zone is identified for providing smaller and affordable housing units of size 35-80 sq.m for lower-middle income group and single occupancy households.

Disincentivizing the existing polluting industries in Ankleshwar, Panoli and Jhagadia to curb the threat of increasing air and water pollution in the area.

Incentives Dwelling unit size of 35-80 sq.m. are incentivized in the zone with 0.9 chargeable FSI at 30% of Jantri rate.

Incentives No new permissions for such industries will be allowed. 20% of the total FSI consumed to be kept for developing housing units from 35-60 sq.m.

Base FSI - 1.8 Purchaseable FSI - 0.9 Implementation - TP Scheme

Base FSI - 1 Purchaseable FSI - Nil Implementation - Local Area Plan

Affordable Housing Industrial Zone Zone 32

This zone is to be provided with the highest FSI to promote tertiary sector growth with a mix of office, retail, and other businesses.

Incentives No height restriction (subjected to permission from airport authority), maximum consumption of ground coverage is allowed after leaving required setbacks and margins.

Base FSI - 1.8 Purchaseable FSI - 1.8 Implementation - Local Area Plan

Commercial Zone

This zone includes parks, gardens, sports complexes, and natural streams. Sports activities are promoted in this zone, private sports grounds and complexes are encouraged with a limited FSI of 0.15. Incentives For private developers, Polluting industry owners to contribute in developing recreational areas in the city as part of their CSR activities.

Base FSI - 0.15 Purchaseable FSI - Nil Implementation - TP Scheme, Local Area Plan

Recreational/BioConservation Zone

4.7 Road Widths to Govern Development Controls To promote high intensity development along the arterial road network and to ensure light and ventilation for everyone, development control regulations are set based on the width of streets. Another reason is to efficiently capitalise on the infrastructure cost. Following are the DCR’s for high intensity mixed use zone in our proposed development plan.

High Intensity Mixed Use Zone

Permissible uses All uses are permitted except for heavy, obnoxious, and agro-based industries. Height Restriction Height restrictions are based on the road width. For road width greater than 40m there is no height limit. Permission from airport authority must be taken for height limit before contsruction of any building.

Base FSI - 1.8 Purchasable - 0.9

45m 25m

12-1

9-12

10m

12-1

9-12

18-6

4.5m

9-12

>40m 0m

erci m Com Use

All Floors All Floors

G+1

ac Setb

6m 6m

>40m 18-4

15m

Above: Perspective view of an arterial street in High Intensity Mixed Use Zone.

e sibl s i Permght Hei

>45m

12-1

18-4

4.8 Public Transport to Intesify Development Integrated Public Transport

Since, the only available mode of transport for the people of Bharuch and Ankleshwar is the shared auto rickshaw plying on fixed routes connecting from railway station and bus station to different areas. IPT network can be further enhanced and regulated by providing parking spaces near the major employment and recreational zones. Introduction of city buses and integration with non-motorized cycle rickshaw within the city would help in curbing pollution within the core city area.

To Amod

To Vadodara

To Amod

To Vadodara

Narmada

N Narmada Gulf of Khambat

Gulf Gulfof of Khambat Khambat Gulf of

Hansot

Gulf of Khambat

Khambat

Hansot

Bullet To Mumbai Train

DFC

To Surat

Bullet To Mumbai Train DFC

Bullet Train DFC

To Surat

(Long Term future proposal to be implemented when population reaches 25 Lakhs)

Rapid Transit System

All the arterial streets will be developed as transit ready so that when population reaches around 15 lakh a BRTS system could be implemeted in the city to provide a comfortable and efficient ride to work, education and recreational spaces. Connection of Dahej to the HSRC station, Bharuch core city, Ankleshwar and Jhagdia GIDC will provide much needed support for development that will in turn attract people to live and work in BAUDA region. If the economy of the area booms and in-migration of people happens faster and population reaches 25 lakhs than an MRTS system could be implemeted in the region to provide faster and smoother connectivity between the growth centres and further help in creation of high intensity development along it.

Existing Bus Terminal Proposed Bus Terminal

Proposed BRTS - MRTS Routes To

To Amod

Vadodarawhen population reaches 25 Lakhs) (Long Term future proposal to be implemented

BAUDA Planning Area 2041

Vision

Land Suitability and Mobility

Zoning Development To and Amod

Infrastructure To Vadodara

DCRs Bus Terminal

BAUDA Planning Area 2041

Vision

Land Suitability and Mobility

Zoning and Development

Infrastructure

DCRs

Existing Bus Terminal Proposed BusTerminal Terminal Existing Bus Proposed Bus Terminal

BAUDA BAUDA Planning PlanningArea Area2041 2041

Vision Vision

La La

BAUDA Planning Area 2041

Vision

Narmada

Narmada Gulf of Khambat

Gulf of Khambat

Hansot

Gulf of Khambat

Hansot

Bullet To Mumbai Train

To Mumbai

DFC

Bullet Train

To Surat

(Long Term future proposal to be implemented when population reaches 25 Lakhs)

Proposed TOD Zone

(Long Term future proposal to be implemented when population reaches 25 Lakhs) BAUDA Planning Area 2041

Vision

Land Suitability and Mobility

Zoning and Development

Infrastructure

DCRs

BAUDA Planning Area 2041 BAUDA Planning Area 2041

Vision

Land Suitability and Mobility

Zoning and Development

Infrastructure

DCRs

Vision

Lan

4.9 Green Network as Carbon Sinks to Counter Industrial Pollution

To cater to the alarming status of industrial pollution, a green network is amongst the first priorities proposals to be implemented in the region. Green Streets with dense foliage and bio-swales and water recharge points to be provided. Existing lakes to be linked with each other and developed as a recreational space.

Narmada

Gulf of Khambat

Above: Section showing green streets with Water Recharge Points, Bird’s eye view of a sub-arterial green street

Map Showing the Green Network 0

2.5

10KM

Arterial Streets covered with dense foliage Streets with dense foliage and bio swales

4 High Intensity Mixed Use Zone

Incentives 0.9 Chargeable (at 30% of Jantri rate)if only 50% ground is covered and out of that 25% is kept green. Property tax benefits for maintaining the 25% green cover.

Mid Intensity Mixed Use Zone

Incentives 0.6 Chargeable (at 30% of Jantri rate) if 33% ground coverage is kept green or for urban farming. Property tax benefits for maintaining the 25% green cover.

Low Intensity Mixed Use Zone

Incentives Property tax benefits, and subsidies in basic infrastructure services for developers making large townships as per township policy of Gujarat and maintaining a minimum 50% area to be kept green or for urban farming.

Industrial Zone

Tax benefits on providing 25% green cover on MSME and 50% on Large scale industries. Green tax to be levied on polluting industries.

Recreation Zone/Bio-Conservation Zone

For private developers, Polluting industry owners to contribute in developing recreational areas in the city as part of their CSR activities.

FSI

2.5

Green Cover

25%

High Intensity Mixed Use Zone FSI

Green Cover

FSI

Green Cover

2.5 1.5 FSI 2.5 FSI

1.5

25% 33%

Green Cover

25%

Green Cover

33%

Mid Intensity Mixed Use Zone FSI

Green Cover

FSI

Green Cover

FSI

Green Cover

FSI

Green Cover

1.5 1

Above: Recreational and Bio-Conservation Zones to be Developed through CSR

50%

Above: Kabirvad is an important recreational space that needs to be conserved and connected

33% 50%

50%

Low Intensity Mixed Use Zone

Above: Industrial Areas to Provide More Green Cover

4 To Amod

To Amod

To Vadodara

Narmada

Gulf of Khambat

Hansot

Gulf of Khambat

Hansot

Bullet To Mumbai Train

Bullet

To Mumbai ToTrain DFC Surat

DFC

To Surat Map Showing the Intensity of Green Cover In Different Zones

Green Cover Intensity BAUDA Planning Area 2041

BAUDA Planning Area 2041

Vision

Land Suitability and Mobility

Vision

Zoning and Development

Land Suitability and Mobility

Infrastructure

Zoning and Development

Green Cover Intensity DCRs

Infrastructure

DCRs

4.10 Infrastructure Provisions for 2041 Physical Infrastructure

Future demand is calculated for the twin cities based on CPHEEO manual and URDPFI guidelines. Water treatment plants are provided at upstream of Narmada river while sewage treatment plants are provided downstream. Landfill sites are provided on the contaminated land near state highway leading to Hansot.

5 Water Treatment Plants

400 MLD 7.5 Hectare

4 Sewage Treatment Plants

300 MLD 8 Hectare

2 Landfill Site

1320 Tonne 20 Hectare

Map Showing the Green Network 0

2.5

10KM

4.10 How Much Does the DP Cost? Phasing

The DP will be implemented in 4 phases of 5 year each. After each phase the progress will be reviewed and if required changes will be made in the DP. Phase 1(2020-25) Development of High Intensity Mixed Use Zone, establishing arterial road network, and generating bioconservation and recreation zones. Phase 2(2025-30) Development of commercial centers, establishing bypass road and sub arterial road network, HSRC and Mumbai vadodra expressway expected to be functional by phase 2, development of mid intensity mixed use and residential affordable housing zone. Phase 3 & 4(2030-41) Development of mid intensity mixed use zone, development of mid intensity and low intensity mixed use zone. BRTS could be implemented in 4th phase as the population is expected to reach around 20 lakhs.

DP Cost

Phase PhasePhase 1 11 Phase PhasePhase 2 22 PhasePhase 3&4 33 Phase Map Showing the Phasing of Development Plan-2041 0

20KM

12,409 Crore

Water Supply Network

Storm Water Network

EWS Housing

Sewage Network

Solid Waste Network

Transportation Network

293 Crore 359 Crore

41 Crore

125 Crore

6800 Crore 4791 Crore

1 PART

REFLECTIONS ON THE STUDIO

FSI vs No FSI

Compact vs Sprawl

What if there is no FSI cap?

Compact city is a more sustainable city model but its difficult to achieve affordability in it.

Throughout the semester we were compelled to think about this question whether FSI cap is good or bad. Although no clear cut consensus was achieved but few justifications came along. FSI cap puts pressure on the high demand market depriving market of the demanded floor space. Even if FSI cap is removed, developers still need money to construct more floor space. No FSI has horrors of unmanageable density and congestion.

On a safer side an FSI of more than double of the existing market demand should be given, if possible revise it periodically based on the change in demand.

Another burning question that came our way was the question of compact or sprawl city.

A sprawling city needs more investment on infrastructure, public transport and is car oriented but a compact city is more eco-friendly with walkable neighborhoods, more use of NMT, lesser investment on public transport. It also have benefits of a safer city with eyes on street concept. Degenerating core city areas needs to be revived to promote compact development. But, it also comes with a horror of increased congestion and unaffordability due to high land prices.

5 Debates & Learnings

Above: Mumbai is a perfect example of FSI cap gone wrong, while Kowloon Walled City shows the horrors of unregulated no FSI.

Sprawl

Compact

Liberal vs Conventional Approach Conventional approach of predict, provide and control created illegal settlements over the time.

City growth is an unpredictable affair, controlling the development rights create illegal developments and causes markets to fail.

A more liberal approach on other hand is to permit uses based on nuisance, and incentivize uses rather than making them mandatory. Liberal approach decreases the chances of illegal developments and gives people the choices they want while the government uses carrot and stick approach to make their plan work.

Above: Illustration showing the more liberal carrot and stick approach

Everything is Mixed Use Understanding that a mixed use zoning helps the local economy and reinforces the concept of walkable and lively neighborhoods. Indian cities were traditionally compact, mixed use, walkable, and more lively. Indian cities were always following these concepts.

Conventional land use zoning restricts the use and type of buildings thus creating distorted market demands whereas mixed use zones give more flexibility for land owners.

Affordable Housing to be given as an incentive Affordable housing is the most challenging outcome to achieve in a DP

Providing a affordable housing zone in the periphery of the city is the most conventional approach towards achieving small unit housing built on cheaper land, but the trade off of a cheaper house is the increased distance from work place.

One solution to this problem is to incentivize smaller units within the city core also, but will the higher land prices in core make these houses affordable ?

Iterative Process of DP Making The studio aimed at the iterative process of DP making which makes us challenge our initial concepts and come up with much more nuanced proposals. Iteration 1 Studying the growth pattern and BAU scenarios to predict future growth, and identifying the missing links, and come up with initial concept of zoning Iteration 2 Going back to site after developing a initial concept and developing/changing it further based on much more nuanced analysis of site conditions Iteration 3 Preparing the final zoning and road layout based on existing growth, proposed infrastructure, and original plots.

In actual practice also, revision of DP takes place after publishing the draft and taking public suggestions on it.

Above: Mixed used development in Old Delhi, on the other hand a view showing the new mixed use development model.

Above: A residential society in RAH zone in Vastral, Ahmedabad

Affordable Housing Mixed Use Zone Commercial Zone High Intensity Mixed Use Zone Mid Intensity Mixed Use Zone

BHARUCH ANKLESHWAR DEVELOPMENT PLAN-2041

The plan for a greener, livable and compact twin cities

Heritage Zone

Low Intensity Mixed Use Zone

Industrial Zone

Recreational/Bio-consrevation Zone

BHARUCH-ANKLESHWAR DEVELOPMENT PLAN -2041

Articles inside

Issues in water supply and source of water?