Arun Kumar Master of Urban Planning UERP Studio Semester 3
TP SCHEME FORMULATION FOR EAST GANDHINAGAR
SHAHPUR TP SCHEME
GIFT EXPANSION ZONE
An approach towards achieving a form based TP scheme for a compact Gandhinagar
PREFACE East Gandhinagar is an uncharted territory which has the potential of becoming an institutional, commercial
and recreational hub of Gandhinagar to be know as ‘New Gandhinagar’. Prime institutions like IIT, PDPU etc. Attracts a lot of students from all over the country while India’s most prestigious first greenfield smart city project also happens to fall on the eastern banks of Sabarmati. With an ambition of providing job to over 10 lakh people along with MEGA and BRTS connectivity from Ahmedabad to Gandhinagar. Both the cities are slowly moving to ultimately merge and support each other. But despite so much development potential in East Gandhinagar, GUDA has envisioned the area in its Development Plan 2024 as an complete institutional zone apart from GIFT city. Even GIFT city has not provided the housing that is expected to come for 10 lakh job seekers. This discrepancy in huge demand of housing and practically no supply of land for residential development made us think about creating a TP Scheme which will question the vision of the Development Plan and come up with more contextualized scheme which caters to the demand. Throughout the studio our aim was to question this conventional method and to reconsider the zoning and DCR’s provided in the Development Plan.
ABOUT THE STUDIO The studio was focused on studying and preparing micro levels plan which helps in implementation of the development plan. Spanned over 3 months the studio was divided into 4 iterations. Iteration 1-Existing Situation Analysis - Group of 7 Which included data collection, stakeholder survey, review of existing development plan and preparation of base map. Iteration 2-Conceptualisation of Proposals - Group of 3 Which included preparing initial concepts, vision, road network and zoning for the delineated boundary. Iteration 3-Implementation Mechanisms - Group of 3 Which included developing detailed master plan, calculation of deductions and plot reconstitution. Iteration 4-Costing & Valuation - Group of 3 Which included preparation of F-Form, G-Form, and revenue models for a self sustaining TP Scheme.
My contribution Although almost all the aspects of the studio were done collectively, but my major contribution was in deriving a vision for high intensity compact city, its road network, zoning, DCR’s and masterplanning. Along with that preparation of maps, graphics, and visualisations for the presentation.
Key
1
Lead Author
3
Done in a Group of 3
Left: View of the Signature building by the Hiranandani group in GIFT SEZ
7
Done in a Group of 7
CONTENTS PART A INITIAL STUDIES Implementation Models CDD as Land Development Tool in Florida
1 1.1
PART B FORMATION OF TOWN PLANNING SCHEME EAST GANDHINAGAR Existing Situation Analysis GUDA is growing at a faster rate than GMC IIT & GIFT as major drivers of development Discrepancy in Demand & Supply of Land GIFT & IIT Influence Area: Study of Palaj & Shahpur Village Poor State of Public Transport
2
Proposals Discrepancy in Demand & Supply of Housing Stakeholder Survey: Need for Rezoning Creation of New Gandhinagar
3
2.1 2.2 2.3 2.4 2.5
3.1 3.2 3.3
Delineation of a pilot TP Scheme in GIFT Expansion Zone Shahpur as a Pilot Scheme: Compact City Deriving a Robust Road Network Zoning for Mixed Use Development A Master plan Based Approach DCR’s for deriving an urban form & street character Formulating TP Scheme to achieve the Master plan Final Plot Value to be 2.5X of original value
PART C REFLECTIONS ON THE STUDIO Key Learnings Questioning the DP Vision Planning for Compact City Development Robust Infrastructure & DCR for Future Population Explosion Master-planning and Form Based Approach Making a Profitable Scheme for Owners & Authority
3.4 3.5 3.6 3.7 3.8 3.9 3.10 3.11
4 4.1 4.2 4.3 4.4 4.5
1
PART
A
INITIAL STUDIES
CDD AS LAND DEVELOPMENT TOOL IN FLORIDA 1.1
A Community Development District (“CDD”) is a governmental unit created for land development in Florida. Created under Chapter 190 of the Florida Statutes, a CDD’s main powers are to plan, finance, construct, operate and maintain community-wide infrastructure and services specifically for the benefit of its residents. Celebration is one of the CDD constructed in 1994 by the Celebration company formed by Walt Disney Company. Built with an idea of a better place and better living on principles of ‘New Urbanism’, as a mixed-use, pedestrian friendly community.
Land Development through CDD in Florida
Private Developer buys
Undeveloped Land
out the land CDD is the main model of development in Florida
Area 32.67 Sq.Km. A 5 member board of supervisors are formed
amongst the land owners(initially developer)which after 6 years is elected amongst the residents
develops a CDD under Ch-190, Florida Statutes
More than 600 CDD’s exist in the state
Area 3,901 Sq.Km. thereby providing a solution to the state’s planning, management, and financing needs for delivery of capital Infrastructure.
maintenance and revenue collecting powers as per Ch-190, Florida Statutes
Private Investment
Negligible intervention & capital investment from
+
Osceola County Comprehensive Development Plan-2040
Land gets developed
The board exercises the establishment,
Land Use Distribution
=
Development
Chart Title
25 % Residential
1
Implementation Models
Celebration Scheme Layout
Developer forms a company which
9 % Commercial 3 % Industrial
Total Area 32.6 sq.km
18 % Open 0
5
Above: Layout plan of Celebrations CDD
4
2
4KM
1 % Social Amenities
Area 23,323 Sq.Km. Eastern Central Florida Regional Plan-2060 Above: Various statutory plans in Florida, Osceola, ranging from regional level to scheme layout
15 % Roads
29% Conservation Residential
Commercial
Industrial
Social Amenities
Roads
Conservation
Open Space
1
PART
A
Public vs Private 500x500m
Existing Builtform
INITIAL STUDIES
Finance Mechanism
As per Community Development District Act 1980, Chapter 190, Florida Statutes the district can issue tax free bonds for the development of town.
Inferences BOO Above: Aerial view of the Celebration Village overlooking the central lake and the downtown area
Easy Finance for Development
Decentralized approach of governance for better functioning
Build, Own, Operate
Pros
Affordable social housing missing
Local communities not part of the scheme
Cons
Comparison with Dasve Village Lavasa, Pune 0
100
200
400M
27 % Private
Area 0.25 sq.km
40 % Privately Owned Open Space
Above: Downtown Celebration
33 % Public Open Space
Costing & Revenue
Statutory Base Legislative Acts - Chapter 190, Florida Statutes Purpose of the Act - To provide statutory framework for the establishment and governing of a Community Development District in the state of Florida About the Scheme - Established as Community Development District by rule 42Q of Florida Land & Water Adjudicatory Commission Land Procurement - Purchased by the Walt Disney Company Sanctioning Authority - Board of Osceola County Development & Maintenance - Private Developer (Celebration Company)
Construction Cost
Revenue Collected In FY-2016
Expenditure in FY-2016
$149 Million
$3.4 Million
$3.1 Million
Revenue Sources
1. Interest-Investments, 2. Right-of-Way Fees (Electricity, Gas, Telecom.), 3. Building Rental Income, 4. Building Operating Cost Income, 5. Special Assessments-Tax Collector, 6. Special Assessment–District Collected, 7. Special Assessments-Discounts
The development model of Celebration can be compared with a very similarly concieved project of Lavasa in India. Both the projects are built by private developers and land for both the sites were purchased from the original owners at cheaper price which in case of Lavasa is done forcefully as whole villages were relocated to acquire the land. Celebration is backed as a CDD (Community Development District) in Florida Statutes while Lavasa Corporation is termed as an SPA (Special Planning Authority), as per the Maharashtra Regional Town planning Act 1966. Both the bodies are responsible for the development and operation of their respective townships. Both the towns are a result of a developer’s vision of a new urbanist city. Celebration continues to grow further and will be completed by 2023, while Lavasa faces objections from the villagers, who were forcefully removed, and the oppostion political parties, as several laws were amended especially for the Lavasa. Hence the project got stalled in 2014 and only one part of it got built.
5
1
Implementation Models
7
PART
B
FORMATION OF TP SCHEME
GUDA IS GROWING AT A FASTER RATE THAN GMC 2.1
5.6
2
Lakh Population in GUDA 388 sq.km.
Lakh Population in GMC 57 sq.km.
Introduction
Gandhinagar was created in 1966 by the Government of Gujarat as a new capital of Gujarat. In 1996, GUDA was created to incorporate the surrounding 39 villages in city development. Later in 2010, GMC was created after a ruling by the Gujarat High Court in 2009.
Connectivity
GUDA
Located 18km away from Sardar Vallabhbhai Patel International Airport and Sabarmati Raliway Station in Ahmedabad. Major road connectivity is through NH 48 and NH 147 and Ahmedabad-Gandhinagar Railway corridor. 2 Metro-Link corridors for Gandhinagar and Ahmedabad (MEGA) has been proposed. Introduction
GMC
Planning Efforts
Gandhinagar Station
GMC
GUDA Sabarmati Station
Summary
Ahmedabad Junction Station
0
10
1.5
20
40KM
Above: Map showing connectivity of Gandhinagar from Ahmedabad 6
Lakh Urban Population in GUDA
2
GMC Urban
Existing Situation Analysis
Ahmedabad Airport
Lakh Urban Population in GMC
Above: Map showing administrative boundaries of GUDA & GMC
0
GUDA Urban
2
Site Study
AUDA
GMC is
1.5 times of GUDA
5
10
20KM
SMC is
10 times of SUDA
SUDA Urban
SMC Urban
7
PART
B
FORMATION OF TP SCHEME
26 Sector 27 28
25
“Since the Gujrat Periphery Control Act was Repealed in 2003, and private land owners were allowed development. The stagnant land market in Gandhinagar was activated, and growth started rapidly towards Ahmedabad. With GIFT & IIT as future job generators their is a need to regulate growth in East Gandhinagar too”
29
24 23
14
30 22
15
21
16
20
17
13 12
19 10
11
5
18
6
10a 7
4
9
3
8 2
3 new
1
0
4
8
16KM
1991, GNA Revised Masterplan
16
15
14
5
10
20KM
2003, GUDA DP 2011
GNA envisioned to grow towards north-west
15
0
After The Gujarat New Capital (Periphery) Control (Repeal) Act, 2003, growth started happening towards Ahmedabad. DP 2011 was made to regulate growth outside GNA.
16 14
IIT 13
12
13
17 12
9 8
7 11 A 11 B
6
10
0
11 A 11 B
5
10
20KM
2004-07, TP Sheme
implementation
9 8
7
4 5 22 18 19 3 2 1 20 21
24 TP Schemes were prepared for implementation of DP-2011, out of which only TP no. 17 was in east Gandhinagar.
17
6
4 5 22 18 19
3
10
0
21 21
GIFT
20
5
10
20KM
0
5
10
2007-08, GIFT city and IIT
2011
GIFT city established on the eastern banks of Sabarmati. Later in 2008, IIT was also established to the north of it.
2000 Ha. land in East Gandhinagar reserved as institutional zone
Established
20KM
GUDA DP 2024
2
Existing Situation Analysis
7
7
PART
B
FORMATION OF TP SCHEME
IIT & GIFT AS MAJOR DRIVERS OF DEVELOPMENT 2.2
Site Study a
Land Use Distribution (within IIT) 8%
Proposed Land Use Distribution (within GIFT City)
5%2%
5%4%
28% 30%
Institutional Infrastructure Other
55%
29%
Residential Open Space
34% Institutional Infrastructure Commercial
IIT
Residential Open Space
16 14
IIT 13 12
11 A
2
Existing Situation Analysis
11 B
10
4 5 22 18 19
3
21 21
0
0
.25
0.56
0.5
million sq.ft. of built up
GIFT Masterplan
1KM
0
IIT
.75
62
million sq.ft. of built up
1.5
3KM
10
5%4%
GIFT
“India’s premium institution with a campus of 400 acres and student capacity of 4800. It is going to generate around 900 direct employment”
“India’s first CBD to be developed as global financial and IT hub on 886 acres of land with envisioned 10 lakh employment”
Above: Climate responsive architecture of IIT Gandhinagar campus.
Above: Commercial developments in GIFT city.
20KM
PC, Mithmitra Consultants
Institutional Infrastructure Commercial
GIF
Based on regulations of R1 zo
20
5
Social
34%
GIFT
Above: Map of GUDA showing the locations of IIT & GIFT in east Gandhinagar
8
IIT Masterplan
17
6
Residential
28%
9 8
7
Commercial
Proposed Land Use D (within GIFT C
GIFT
15
67% 22% 11%
Global FSI of GIFT City: 3.6
Establishment of the campus in 2008 has triggered development around, specially in Palaj village which is in immediate vicinity. Residential projects are coming and people are looking for the area as an investment opportunity. Setup in 2007, GIFT is envisioned as a global financial and IT hub of India, with an aim to promote service sector industries in Gujarat. It is equipped with world class infrastructure. Currently only 8% of the built up in GIFT is achieved giving employment to around 9000 people.
IIT & GIFT as drivers of d
PC, https://www.financialexpress.com/industry/smart-cities-in-india-gift-city-raises-the-barfor-infrastructure-creation/594662/
7
PART
B
FORMATION OF TP SCHEME
DISCREPANCY IN DEMAND & SUPPLY OF LAND 2.3
As per GUDA Development Plan 2024, east Gandhinagar has been reserved under Instituional-5 zone where only 20% and 10% of built up is allowed as residential & commercial respectively.
GANDHINGAR INA
2000
CHILODA
Hectares Institutional 5 Zone
1.5 70%
IIT
FSI
Built up has to be
institutional
10 lakh
Housing demand envisioned by GIFT
INFOCITY
SARGASAN
KUDASAN
PDPU
GIFT
“Presence of GIFT is creating a huge pressure on land for residential & allied development. A clear discrepancy is seen where potential land parcel is kept in restrictions to avoid any mixed use development.”
0
1.5
3
6KM
Above: GUDA Development Plan 2024 showing the institutional-5 zone in east Gandhinagar.
9
2
Existing Situation Analysis
7
PART
B
FORMATION OF TP SCHEME
GIFT & IIT INFLUENCE AREAS: STUDY OF PALAJ & SHAHPUR VILLAGE
2.4
“Palaj is showing more signs of urbanisation whereas Shahpur is more agrarian in nature. But more people are applying for NA conversions in both the villages market price is also incresing which shows the potential for development.”
IIT
GANDHINGAR INA
CHILODA
PALAJ
12,300-15,450 Rs/sq.m.
Land Rates per bhiga in crore
SHAHPUR 43,000-50,000 Rs/sq.m.
3 times increse in land rates since 2012
3.00
15,500-18,500 Rs/sq.m.
Market value in crores
KUDASAN
3.50
2.50 2.00 1.50 1.00 0.50 -
2010
2012
2014
2016
2018
2020
Year
Above: Upcoming residential developments in Palaj village
Palaj
2634
Shahpur
GIFT
3055 people
people
2
Existing Situation Analysis
PDPU
22.5%
47%
Non-agricultural jobs
Non-agricultural jobs 0
Above: Residential developments outside Shahpur gamtal
10
1.5
Above: Map showing the villages of Shahpur & Palaj in IIT & GIFT Influence zone along with the current market rates
3
6KM
7
PART
B
FORMATION OF TP SCHEME
POOR STATE OF PUBLIC TRANSPORT
2.5
4.7 km
Mobility in Gandhinagar heavily relies on private vehicles and para-transit. Although there are some routes where GSRTC bus plies. East Gandhinagar has few shared auto-rickshaw routes that goes till IIT & GIFT. With Phase 2 of MEGA reaching Gandhinagar, mobility & development both will get a positive push from
7.7 km
Gandhinagar circle Gandhinagar Railway Station
IIT
Palaj
Chiloda
NH
Para-transit
48
PALAJ
4.7 km Infocity circle
Ola-Uber
NH
147
4.8 km
GSRTC Bus Service Proposed MEGA
“Even after 50 years of its establishment public transport in Gandhinagar currently relies too much on para-transit. Proposed MEGA connection will allow people to travel freely from Ahmedabad to Gandhinagar and developing the
SHAHPUR
SH 71
Private Vehicle
Gift City circle
GIFT PDPU
0
1.5
3
6KM
Above: Map showing the existing IPT routes, GSRTC bus routes and proposed MEGA route
11
2
Existing Situation Analysis
7
PART
B
FORMATION OF TP SCHEME
STAKEHOLDER SURVEY: NEED FOR REZONING
3.1
As per GUDA, 2000 hectares of land in east Gandhinagar will be developed as institutional, while developers & villagers feel a need for opening up of this land for mixed residential use. Prime job centres like GIFT, IIT & PDPU has triggered growth
GUDA
GIFT
Villagers+Developers
Mixed useuse Zone Mixed
Institutional Institutional
IIT
High Mixed HighIntensity Intensity use at par with Mixed use GIFT Zone
IIT
PALAJ
SHAHPUR
“Even the villagers, developers and GIFT feel a need to change the zoning of the land opened up in east Gandhinagar”.
IIT
PALAJ
SHAHPUR
PALAJ
SHAHPUR GIFT EXPANSION ZONE
3
0
Proposals Above: Maps showing the spatial perception of GUDA, villagers, developers & GIFT on the development of east Gandhinagar
12
1
2
4KM
3
PART
B
FORMATION OF TP SCHEME
CREATION OF NEW GANDHINAGAR
3.2
Rezonning will allow the east and west Gandhinagar to grow as one unit which can be called as New Gandhinagar. New Gandhinagar will have GIFT as its CBD, with a high intensity compact development around it. New Gandhinagar will become the financial and institutional capital of Gujarat while Gandhinagar INA stays the administrative capital.
GANDHINAGAR INA
CHILODA
500 Ha
IIT
Commercial Development
1300 Ha High Intensity Mixed Use Development
SARGASAN INFOCITY
KUDASAN
GIFT EXPANSION ZONE
1500 Ha R1 Residential Zone
500 Ha
GIFT RAISAN
New Gandhinagar
Institutional Development
“Through stakeholder survey and housing demand in future, east Gandhinagar was rezoned into GIFT Expansion Zone & R1 Zone”.
PDPU
0
1.5
3
6KM
Above: Map showing the proposed plan of New Gandhinagar
13
3
Proposals
3
PART
B
FORMATION OF TP SCHEME
DILINEATION OF PILOT TP SCHEME IN GIFT EXPANSION ZONE
3.3
“To cater to the demand and potential of an high intensity compact development around GIFT city, 294Ha. of land is taken up in Shahpur for a pilot TP scheme. Delineation of boundary was done by taking DP roads and administrative boundary of GIFT in consideration.”
53-55m 76-70m
50-55m
74-70m 77-70m GIFT
51-55m
74-70m 72-70m
46-55m
78-70m 81-70m
294 Hectare
40% Low lying
0.5 Ha
17% Public Land
373 Plots
Opportunity for recreational development
DP Road Connections
DP Road Connections SHAHPUR GIFT
3
Proposals
0
2
4
8KM
Above: Map showing delineation of TP Scheme boundary in Shahpur GIFT expansion zone
14
Median Plot Size, big enough to promote commercial & mixed use development
Chance for institutional development
Above: Maps showing existing site conditions like topography, plot sizes and plot ownership
0
0.5
1
2KM
3
PART
B
Return Return Return of land of land ofowners land owners owners andandand developers developers developers
FORMATION OF TP SCHEME
Return of land owners and developers
SHAHPUR AS A PILOT SCHEME: COMPACT CITY 3.4
“Development of a high intensity mixed use zone to fulfill the residential & allied requirements of Providing Providing Providing Providing mixed use Providing Providing a robust a robust aa robust &&& Providing Providing Providing aa central a central central a central Mixed-use Mixed-use Mixed-use high-rise high-rise high-rise Providing Providing Providing mixed mixed mixed use useuse MIxed use high-rise Providing a robust &street Providing a central Providing mixed use Mixed-use high-rise walkable walkable walkable street street grid grid grid consolidated consolidated consolidated buildings buildings buildings blocks blocks blocks with with with higher higher higher robust & walkable recreational space blocks with higher buildings New Gandhinagar, ensuring cohesivewalkable street grid consolidated buildings recreational recreational recreational space space space with with with blocks with higher allowable allowable allowable built built built space space space recreational space with front allowable built space built space street grid with canal allowable a possibility a possibility a possibility of a of canal a of canal a canal development of Gandhinagar as a a possibility of a canal front front front development development development development & form front development whole.” Above: Concept diagrams showing spatial plaaning strategies for New Gandhinagar
To develop a high intensity mixed use development that would encourage walkability and maximum land value capture
To develop a city wide recreational space catering to optimum per capita space prerequisite.
3
To develop a robust street network catering to the envisioned high intensity development
Proposals
Above: Images showing new urbanism concepts in China, city wide recreational spaces in London and robust yet walkable street grid of Barcelona
15
3
PART
B
FORMATION OF TP SCHEME
600x 200x 600m 200m
DERIVING A ROBUST ROAD NETWORK 3.5
Superblock size
36
m
RO
W
Block size
“A robust road network is the most important infrastructure which facilitates high intensity development and caters to future population explosion”.
36m ROW
45m
DP Road Alignment
60m ROW
53-55m 76-70m
50-55m
AT
72-70m
m
RM
78-70m
81-70m
I RI VE
Mapping Ridge & Valley Points 0
325
R
3
74-70m
W
BA
60
77-70m 51-55m
RO
SA
74-70m
46-55m
24m ROW 18m R OW
ROW
87-70m
750
1500M
0
Proposals Above: Maps showing analytical layers used for deriving road network
16
Above: Maps showing the proposed road network in Shahpur TP Scheme
180
360
720M
3
PART
B
4.0
ZONING FOR A MIXED USE DEVELOPMENT
FSI Mixed Use Zone
2.7
FSI Gamtal Extension
60
400
Lakh sq.m. of builtup area
pph
“Zoning at a scheme level should be done to consider the local conditions like street width, surrounding land uses, and natural topography.”
Local topography and surrounding land use of GIFT to determine the zoning
Vision & Concept
Introduction
Conclusion
Reconstitution & Valuation
Approach & Proposals
Vision & Concept
Introduction
3.6
FORMATION OF TP SCHEME
Conclusion
Reconstitution & Valuation
Approach & Proposals
Canal to follow the natural drain pattern of site
City Wide Reacreational Space Natural depression points to be developed as city wide recreational spaces 0
325
750
1500M
0
180
360
720M
Above: Maps showing the proposed zoning in Shahpur TP Scheme
17
3
Proposals
3
PART
B
FORMATION OF TP SCHEME
A MASTER PLAN BASED APPROACH 3.7
Neighbourhood Planning Concept
MIXED USE
RESIDENTIAL
GREENS
SOCIAL AMENITY
Above: Master plan based approach is suitable for achieving a robust infrastructure including greens and blue with desired built form,
www.highend3d.com/3d-model/city-planning-070-3d-model
Mixed Use Block on Neighbourhood Planning Concept
3
Proposals
PC https://
Social Amenities guidelines Community Level as per URDPFISector Level (7) 1,29,000 Population 17,000 Population Community Level Sector Level 294 Ha. Population 40 Ha. 1,29,000 17,000 Population
Block Level (37) 1856 Population Block Level 8 Ha. 1856 Population
66,100 sq.m.
2,45,680 sq.m.
200x 200m
“UN Habitat is pushing the idea of compact neighborhoods for a sustainable future, so going with the approach of envisioning a masterplan before reconstitution”. 18
Total area required
95,280 sq.m.
Total area required
Above: Maps showing requirements of social infrastructure optimized for compact city development
Total area required
3
PART
B
FORMATION OF TP SCHEME
Envisioned Master Plan Natural riverine land preserved and converted to recreational space
Centrally located park in each block
SHAHPUR GAMTAL
45m ROW
City level recreational space to facilitate the open space requirements of a compact city
24m
ROW
60m
294 Ha.
Canal to connect the recreational spaces
Social amenities equitably distributed
ROW
18m ROW
EWS housing near arterial roads
0
Above: Isometric layres of the masterplan
180
360
720M
Above: Maps showing the proposed zoning in Shahpur TP Scheme
19
3
Proposals
3
PART
B
FORMATION OF TP SCHEME
DCR & FORM BASED REGULATIONS
3.8
Form Based Regulations
Hospital
Hospitality
Up to 50% commercial allowed of total BUA
Up to 20% commercial allowed of total BUA
ground coverage for plots bigger than 600 sq.m.
3m margins from all sides No boundary walls on streets (except for institutions and detached dwelling units)
Built to line 6m high arcades
50% Plot for future infill development Cinema Hall
College & Universities
9m ROW pedestrian streets
Hospitality
Above 24m
No Prohibition m 60
No boundary walls
Private open spaces to be publicly accessible where more than 50% built up is commercial
60 m
ROW
Only green, plazas and temporary street vending is allowed.
3
Proposals
W RO
Private Open Spaces
G+28
G+10 Above: Isometric view showing the usage of privately owned open spaces 20
Up to 100% commercial allowed of total BUA with double height arcade
Business/Offices
18M ROW
Shopping Mall
Intensity of Commercial Development
Envisioned Built Form 750mx750m
9M ROW
Educational
airport authority approval)
50% maximum
Uses Prohibited
Cinema Hall
100m maximum permissible height (as per
and detached dwelling units)
“Achieving an urban form which is a direct derivative of road width and market demand not only promotes mixed use high intensity development but also provides enough space for future infill development.”
Shopping Mall
Minimum 50% frontage as Built to line is mandatory upto 12m on streets above 18m ROW (except for institutions
Above: Isometric view of the envisioned built form of 750mx750m of scheme
3
PART
B
FORMATION OF TP SCHEME
Introduction
Envisioned Street Characters
Privately Owned Public Spaces
9m
Low Intensity Mixed Use
PEDEST RIANW ALKW AY, CY CLE T RACK, REST RICTED V EHICULAR ACCESS
Conclusion
9m ROW Upto G+28
50% COMMERCIAL ALLOWED
Mid Intensity Mixed Use
2.5 m
Reconstitution & Valuation
Privately Owned Public Spaces
100% COMMERCIAL ALLOWED
Approach & Proposals
20% COMMERCIAL ALLOWED
Low Intensity Mixed Use
Upto G+28
Vision & Concept
Upto G+10
Approach and Proposal Street Character
High Intensity Mixed Use
3m
3m
3m
3m
3m
15m
PEDEST RIAN PA RKING CA RRIAGEW AY PEDEST RIAN W ALKW AY, BA Y W ALKW AY, BUS SHELT ER CY CLE T RACK
3m
3m
3m
3m
3m
High Intensity Mixed Use
PEDEST RIAN CA RRIAGEW AY PA RKING PEDEST RIAN W ALKW AY, W ALKW AY, BA Y CY CLE T RACK BUS SHELT ER
CA NALFRONT
45m ROW
Approach and Proposal Street Character
Upto G+28
100% COMMERCIAL ALLOWED
3m
3m
1 m
3m
3m
PEDEST RIAN CA RRIAGEW AY M EDIA N CA RRIAGEW AY W ALKW AY, CY CLE T RACK
2.5 m PEDEST RIAN W ALKW AY, CY CLE T RACK
Mid Intensity Mixed Use
High Intensity Mixed Use
5m PEDEST RIAN W ALKW AY, CY CLE T RACK
18m ROW
3m
3m
SERV ICE ROAD, PA RKING BAY
5m PEDEST RIAN W ALKW AY, BUS SHELT ER
3.5m
3.5m
3.5m
CA RRIAGEW AY
3.5m
2 m
3.5m
M EDIA N
3.5m
3.5m
CA RRIAGEW AY
3.5m
5m PEDEST RIAN W ALKW AY, BUS SHELT ER
3m
3m
SERV ICE ROAD, PA RKING BAY
5m
3
High Intensity Mixed Use
PEDEST RIAN W ALKW AY, CY CLE T RACK
60m ROW
Proposals Above: Proposed street sections showing the intensity of commercial and mixed use along with the street chaarcter
21
3
PART
B
FORMULATING TP SCHEME TO ACHIEVE1 THE 2 MASTERPLAN
Aim of this TP scheme is not just to do plot reconstitution and provision of infrastructure but to achieve the masterplan and desired built form.” Reservations
In Ha
Road (27%)
79.3
Green (8% Community Level)
29
Green (5% Neighbouhood Level)
14.5
Social Amenities (4%)
12.6
School (6+6)
7.2
Hospital (1)
1
Dispensary (5)
0.5
Police Post, Club, Community Centre, Night Shelter
0.5
Electric Sub-Station
1.7
3
Plot deductions are coming at around 50% which is on a higher side but, is used4 to provide more land in public realm, which in turn enhances the livability and the land 4.1 value. 4.2 4.3 Plot Sizes After Reconstitution
Plot Area Ranges After Deduction (in m. sq.)
4.4
FP over OP
Proposals
Proportion
Introduction
FP
Plots for EWSFP (2%) OP
5.8
FP
Scheme Level
OP
Scheme Level
Reconstitution in Reconstitution in accordance to L:B accordance range of 1:1.2 – 1:1.9 to L:B range for FP plotsof 1:1.2 – 1:1.9 for FP plots Length
Breadth
Total Deductions Breadth
Reconstitution in accordance to L:B range of 1:1.2 – 1:1.9 for FP plots
Maintaining location of OP plots while reconstitution
Reconstitution in accordance to L:B Neighbourhood range level of 1:1.2 – 1:1.9 Walkable Blocks Neighbourhood level Walkable for FP plots Length Blocks Open Spaces Walkable Blocks Open Spaces
Walkable Blocks
Neighborhood Concept
11.6
146
50%
City LevelApproach Open Spaceand Proposal Final Deduction: of OP City Level Open Space 9 m road
FP
OP
Scheme Level
Vision & Concept Breadth
Length
Approach & Proposals
Length
Reconstitution & Valuation
Neighbourhood Level
Religious Buildings (12)
Conclusion
3
1:1.5 to 1.9
1.2 Approach and Proposal and ProposalApproach and Proposal Principles forApproach Reconstitution 0.5 Principles for Reconstitution Principles for Reconstitution
Maintaining location of OP plots Plots for (2%) Maintaining location of Sale OP plots while reconstitution Maintaining location of OP plots while reconstitution while reconstitution
Neighbourhood Level
1
Introduction
Principles of Plot Reconstitution
10000+
Vision & Concept
5000-10000
OP
Approach & Proposals
1000-5000
Range of areas in sq.m.
Vision & Concept
500-1000
Neighbourhood Level
250-500
10
Approach & Proposals
0-250
6 35
Reconstitution & Valuation
5
Vision & Concept
8
Approach & Proposals
50
73
Conclusion
5
Introduction
Introduction
4.7
100
Water Tank (6)
Reconstitution & Valuation
Count of Plots
4.6
150
0
200
Neighbourhood Level
4.5
200
Conclusion
250
Scheme Level
3.9
Breadth
FORMATION OF TP SCHEME
Principles for ReconstitutionCity Level Open Space
9 m road
9 m road
24 m road 24 m road
Plot arranged in accordance to self area and abutting 24 m road Plot arrangedmain in accordance to self area and road Plot arranged in abutting accordance City Level Open Spaceto self area and abutting Neighbourhood level main road main road Open Spaces
City wide 9 m road Recreational spaces
Plot sizes based on road width
Conclusion
22
Reconstitution & Valuation
Above: Diagrammatic representation of the principles followed while reconstituting plots
24 m road Walkable Blocks
Neighbourhood level Open Spaces
Plot arranged in accordance to self area and abutting main road
3
PART
B
SHAHPUR
CITY LEVEL RECREATIONAL SPACE
FORMATION OF TP SCHEME
Final TP Scheme
CANALFRONT
Centrally located park in each block
Natural riverine land preserved and converted to recreational space
GIFT
SHAHPUR GAMTAL
SABARMATI
Above: Aerial view of the envisioned scheme CANALFRONT
CITY LEVEL RECREATIONAL SPACE
45m ROW
City level recreational space to facilitate the open space requirements of a compact city
24m
ROW
60m
Social amenities equitably distributed
ROW
Above: Aerial view of the recreational zone CITY LEVEL RECREATIONAL SPACE
294 Ha.
CANALFRONT
Canal to connect the recreational spaces
18m ROW
EWS housing near arterial roads
ARCADED BUILT TO LINE
0
Above: Aerial view of the commercial zone on canalfront
180
360
720M
Above: Maps showing the Shahpur TP Scheme
23
3
Proposals
3
PART
B
FORMATION OF TP SCHEME
FINAL PLOT VALUE TO BE 2.5X OF ORIGINAL
“Valuation is the part where TP scheme provides benefit to the land owners by creating higher value out of land. Public land created out of scheme also enhances the municipal finance.” 2
3
4
4a
4b
4c
4d
number
1
o f the Su rvey no. owner
2
3
No.
4
Jantri Rate Area (sq.m) (Rs./sq.m.)
4a
4b
3
Proposals
234
No.
9026.95
2560.50
Jantri Rate Area (sq.m) (Rs./sq.m.)
Inclusive of Structures Rs. P
No.
4d
5
337
234
9026.95
2560.50
23113508.98
23113508.98
356
230/A
13845.11
3192.00
44193599.49
44193599.49
26,25,526.89
2,911.63
683 Cr
Cost of Compensation 356
24
Without 23113508.98 23113508.98 reference to Inclusive of value of Structures Rs. P Structures in Rs.P.
230/A
5a
5b
5c
Area SF Rate (sq.m) (Rs./sq. m.
5a
5b
234 4513.48 2444.33
No.
Area SF Rate (sq.m) (Rs./sq. m.
234 4513.48 2444.33
230/A
7,32,59,61,946.54
6922.56
3098.33
13,31,834. 28
2,955.27
6922.56
3098.33
13,31,834. 28
2,955.27
1467 Cr
13845.11
3192.00
26,25,526.89
2,911.63
Total Increment 44193599.49
44193599.49
7,32,59,61,946.54
Gross Rate of Infrastructure
Final Plot Rate Rate of Undeveloped Plot +Factor x Net Rate of Infrastructure
EWS & Utility Facing
FORM F
7X 5
Or iginal plot 337 Name C ase o f the Su rvey no. number owner
1027.07 Rs/sq.m.
Park & Amenity Facing
5d
6
6a
230/A
ROW & Connectivity 6b 6c 7 3.5X
8
9
10
0.95X 12
11
Addition to (+) or Undeveloped Developed deduction Contribution(+) Increment Net demand from Contributio from (-) compensation (-) (section 65) (+) or Without Without n (Section Contributi (section 67) Column Column 6(c) by owner being the REMARKS reference to Inclusive of Increme FP Rate reference to Inclusive of 66) 50% of on to be F in nt (Rs./sq. value of structures in 5(d) minus Column minus Column 8 made addition of Columns structures value of FORM 4(d) Column 5(d) 7, 9, 10 Rs.P Factor m.) Structures in Rs.P Structures in under 5c 5d 6 6a 6b 6c 7 8 9 10 11 12 Rs.P. Rs.P. other Addition Fin al plot sections to (+) or Undeveloped Developed deduction Contribution(+) Increment Net demand from Contributio from (-) 11032446.44 11032446.44 6.50 16266.45 73418215.90 73418215.90 compensation -12081062.54 62385769.46 15992533.72 (-) (section 65) 28073596.26 (+) or Without Without n (Section Contributi reference to Inclusive of Increme FP Rate reference to Inclusive of (section 67) Column Column 6(c) 66) 50% of on to be by owner being the REMARKS addition of Columns structures in nt (Rs./sq. value of structures in 5(d) minus Column minus value of Column 8 made 4(d) Column 5(d) 7, 9, 10 Rs.P Rs.P Factor m.) Structures in Structures in under Rs.P. Rs.P. other sections Fin al plot
Without reference to value of Structures in Rs.P. 4c
Net Rate of Infrastructure
Valuation
Or iginal plot
F-Form Name C ase
43% Road 12% Greens 16% Storm Water 12% Water Supply 9% Sewerage 8% Street Light
301.96 Cr
Higher percentage of green, blue and road infrastructure means higher cost, but also means higher appreciation in the value of land. As people are losing 50% of the land to scheme, so an extended benefit would be to take lesser betterment charge than usual.
1
2126.48 Rs/sq.m.
Cost of Infrastructure
2.5
11032446.44
11032446.44
21448380.99
21448380.99
6.50 16266.45 73418215.90 73418215.90
3.50
3,80,34,55,121.87
10541.01
21448380.99
3,80,34,55,121.87
3.50
10541.01
11,622.91
72970725.10
18,47,70,98,486. 65
11,622.91
@45% of Increment 21448380.99
72970725.10
-12081062.54 62385769.46 28073596.26
-22745218.50
51522344.11
23185054.85
439836.35
- 14,67,36,43,364 6,60,31,39,514. 6,83,18,14,133.90 .78 15
22,86,74,619.74
660 Cr
Total Contribution
72970725.10
72970725.10
18,47,70,98,486. 65
15992533.72
-22745218.50
-22.87 Cr 51522344.11
Money authority needs to recover 23185054.85
439836.35
- 14,67,36,43,364 6,60,31,39,514. 6,83,18,14,133.90 .78 15
22,86,74,619.74
3
PART
B
Value Appreciation
G-Form
Original Plot Rate
Total Expenditure
2,911.63 Rs/sq.m.
X
Revenue@45% Betterment Charge
Final Plot Rate
11,622.91 Rs/sq.m.
984.9 cr.
4X
660.3 cr.
327.92 cr. 732 cr.
Total FP Value
1847 cr.
45%
Betterment Charge Self-financing even @ 40% betterment charge
40%
Betterment Charge
Phasing Net Cost of Scheme
Total OP Value
FORMATION OF TP SCHEME
X 2.5X
Phase 1 - 50% Infrastructure(3 Years) - 150 cr. Revenue from sale plots - 181 cr. Phase 2 - Rest of the infrastructure including city level green space.
Revenue from Sale Plot @ Current Market Rate
351.18 cr. Revenue from Sale Plot after 5 years
PHASE 2
3
PHASE 1
456.54 cr.
Proposals Above: Phasing plan of the Shahpur TP Scheme
25
PART
C
REFLECTIONS ON STUDIO
4.1 QUESTIONING
THE DP VISION
Development plan provides long term planning vision for a city but somehow fails to acknowledge the local level site conditions, demands and aspirations of a particular community. Rezoning based on these local conditions should be encouraged. In Ahmedabad, Hathijan area came under R1 Zone in 2002 AUDA Development Plan, even with micro level plans in place, the area has not been urbanised as it was envisioned. 70% of the locals are still pursuing agriculture and land market of Ahmedabad is growing towards Gandhinagar, and Sanand which are growing job centres.
4.2 PLANNING FOR
COMPACT CITY DEVELOPMENT
UN sustainable development goal number 11 which deals with sustainable, safe, and resilient cities and communities also calls for compact cities, with high population density, shared infrastructure, walkable, and robust public transport.
4.3 ROBUST
INFRASTRUCTURE & DCR FOR FUTURE POPULATION EXPLOSION
It took 170 years for world population to go from 1 billion to 4 billion. But is predicted to take only 50 years from 4 to 8 billion. With increasing population and technological innovations planning standards should also change. Our cities needs to be ready for such population explosion, without compromising much on the quality of spaces and infrastructure. Living standards and space requirements for people are changing day by day. There need to be a constant revision in the way we look at cities. Robust infrastructure and lesser ground coverage now, will help in infill growth in future. Infill Development due to availability of land
After 50 Years
4.0 FSI 400 PPH 50% Ground Coverage
4
Key Learnings
Above: TP Scheme at Hathijan, Ahmedabad
A similar discrepancy was seen in Gandhinagar, where land adjacent to a big global job centre was reserved for institutional development skewing the land market and not catering to the demand. It was also speculated that GIFT itself doesn’t want any competitive commercial centre around it, and called for a temporary non-developable blanket zone.
26
Now Above: Diagrammatic representation of compact city model
6.0 FSI 600 PPH 70% Ground Coverage
Above: Diagrammatic representation of possible future infill development due to population explosion
PART
B
4.4 MASTER
4.5 MAKING A
PLANNING & FORM BASED APPROACH To achieve the desired built form and character, master planning should be given preference before implementing the scheme strictly on the basis of land ownership. TP scheme should be a mechanism to achieve the master plan, which should act as an intermediate plan between a DP & TP. Conventional TP Schemes doesn’t cater to neighbourhood planning concept, and is more of a land pooling exercise. For ex- In Kudasan, the amount of green space provided is only 2% of the total scheme which is far less than even the NBC standards of 3sq.m/person. Also, the percentage of land under public realm is pretty low.
FORMATION OF TP SCHEME
PROFITABLE SCHEME FOR OWNERS & AUTHORITY
Greens
(12%) Roads
(27%)
Social Amenities
(3.6%)
EWS Housing
(1.45%)
Land for Development
(50%)
Plot for Sale
(2.2%)
Above: Proposed TP Scheme in Shahpur, Gandhinagar
TP scheme mechanism in Gujarat is successful because of its self-financing mechanism, and creating an appreciation in land prices despite of almost 3040% deduction in land. In the end it provides serviced land for people to fill in a regulated manner. Even if TP schemes are deducting more land from people, the amount of infrastructure it provides should be able to appreciate the land value to a minimum of 4 times the original. Component of sale plot in a scheme also helps the authority in recovering the cost of infrastructure as well helps in improving municipal financing. Such land pooling schemes if merged with the layout and master planning approach will make them the most desirable mechanisms of regulated land development.
Above: Unregulated built form at Nava Vadaj, Ahmedabad
Greens
(2%)
Roads
(17%)
2-4x
Increased land price
4
Social Amenities
(6%) Greens
EWS Housing
Roads
Land for Development
(2%)
(17%)
Social Amenities
(6%)
Above: Coherent built form in Bishan Block, Singapore
EWS Housing
(2%)
(65%)
Plot for Sale
(8%)
(2%) Existing TP Scheme in Kudasan, Gandhinagar Above: Land for Development
(65%)
Sale of Plots Increased municipal finance
Key Learnings Above: Diagram showing the increase in land value in TP Scheme mechanism
Plot for Sale
(8%)
27
TP SCHEME FORMULATION FOR EAST GANDHINAGAR
SHAHPUR TP SCHEME
GIFT EXPANSION ZONE
An approach towards achieving a form based TP scheme for a compact Gandhinagar