Master of Planning 1st semester portfolio

A NEIGHBOURHOOD ON THE EASTERN FRINGE

VASTRAL

UNDERSTANDING THE CITY STUDIO

VASTRAL-A NEIGHBORHOOD IN THE EASTERN FRINGE

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VASTRAL

A NEIGHBOURHOOD ON THE EASTERN FRINGE

Disclaimer The information contained in this portfolio has been collected and compiled by the author for the foundation studio as part of understanding the city of Ahmedabad. It is to the best of her knowledge and ability. This portfolio is for educational purpose only.

Faculty of Planning Master of Urban Planning Foundation Studio/E1/2018 Understanding the City //Vastral/Ahmedabad/Gujarat //Portfolio design/Aspruha Swain

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MASTERS OF PLANNING 2018

ASPRUHA SWAIN CHARACTERISTICS OF A NEIGHBOURHOOD ON THE EASTERN FRINGE -

VASTRAL

VASTRAL-A NEIGHBORHOOD IN THE EASTERN FRINGE

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PREFACE

A city is distinguished from other human settlements by its relatively great size, but also by its functions and its special symbolic status, which may be conferred by a central authority. The term can also refer either to the physical streets and buildings of the city or to the collection of people who dwell there, and can be used in a general sense to mean urban rather than rural territory. A variety of definitions, invoking population, population density, number of dwellings, economic function, and infrastructure, are used in national censuses to classify populations as urban.

“Understanding the City studio” focused on an evidence-based approach for framing and analysing the various real-world Urban situations and problems. Overall, the studio made me develop broadlevel understanding and be equipped with the necessary skills for becoming a professional urbanist. The precinct documented in this publication lies in Vastral, an eastern fringe in Ahmedabad.

Under the guidance of my studio faculty, I am able to summarise my observations, analysis and understanding of the various themes that describe the characteristics of the one square kilometre of a fringe area in Vastral, Ahmedabad. The various themes that are used in the portfolio, describe the overall features of the precinct.

The publication is about the characteristics of an urban fringe area in a city like Ahmedabad , which transformed from a privately owned agricultural land use area into a fully built one in the year 2018.

Acknowledgement “Feeling gratitude and not expressing it is like wrapping a present and not giving it.”

-William Arthur Ward

I would like to express my gratitude to our studio faculty Prof. Vanishree Herleker and Academic associate Ar. Raju and all other faculties of the foundation studio of Masters of Planning at Cept University for their constant guidance, encouragement and constructive feedbacks which helped me enrich and enhance my knowlegde and understanding of the studio excercises to reach the final conclusion with this portfolio.

I would also like to thank my family members and friends for all their support throughout the years. Lastly, I would like to thank all my fellow classmates, who stood beside and helped me in making this purpose a success.

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Table of Contents 01

05

OVERVIEW OF THE PRECINCT

CONCLUSION

VASTRAL

A NEIGHBOURHOOD ON THE EASTERN FRINGE

1.1 1.2 1.3

Situating the precinct Visual landscape of the precinct Timeline of Development and the determinants

02 A PLANNED, BUT YET TO BE DEVELOPED INFRASTRUCTURE FRAMEWORK 2.1 T.P. Scheme fosters an organized Infrastructure framework 2.2.1 Organized street grid 2.1.2 Lands allocated under public domain 2.1.2 Vicinity to S.P. Ring road attracting new developments 2.2 Infrastructure is still under developments 2.3 Limited public spaces and amenities

03

BUILT FABRIC OF THE FRINGES 3.1 Primarily a residential precinct 3.2 Apartment, the pre-dominant typology 3.3 Gated living 3.4 Larger mixed-use footprints 3.5 Comparatively larger unit sizes 3.6 All developments meeting base FSI

04 PEOPLE: CHOICES, INCOME AND CONSUMPTION PATTERNS 4.1 Wide range of housing choices 4.2 Monthly income of households more than the Ahmedabad’s Average 4.3 Precinct creates regular jobs 4.4 Residents travel more than 5kms for work and education purpose 4.5 Higher privately-owned vehicles

VASTRAL-A NEIGHBORHOOD IN THE EASTERN FRINGE

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OVERVIEW OF THE PRECINCT 1.1 Situating the precinct 1.2 Timeline of Development and the determinants

CHAPTER 1

1.3 Visual landscape of the precinct

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1.1 Locating the precinct The precinct is located towards the far eastern fringe of Ahmedabad, in Vastral. The distance of the precinct from the Central Business district of Ahmedabad ie 15km. The area covered by the precinct is 1 sq.km.

1.1.2 Built form of a Fringe as compared to other areas The satellite imagery of the precinct indicates the various typologies, ongoing constructions and the unpaved street networks. The 60 m wide Sardar Patel Ring Road divides the precinct into two parts in the east and west.

The fine grain of the precinct is distinctly visible and can be compared to the densely populated Odhav-Rakhial precinct in the east.

1.1.1 Locating the landmarks, repesenting the site

Odhav-Rakhial Figure ground map:

The precinct can be reached through the AMTS public bus transport or by private vehicles. The bus stops for AMTS bus routes 142/142S/1441/144-1S are located 900 m towards the west and south from the center of the precinct. The bus stop in the south is the Vastral cross road bus stop and Swami Nrayan Gurukul bus stop in the west.

76% built, 24% open

The AMTS buses take 50-60 minutes to reach the precinct. If travelled by private vehicle or ola/uber, it takes 45-50 minutes to reach the destination. Since the precinct is located far away from the central city, as well as is still in the developing stage, the only cheaper way to reach is through the AMTS buses.

The major landmarks that represent the precinct include the Vastral Cross road, Madhav School, M.B. Patel hospital, Torrent power sub-station, Vastral lake garden, and Ahmedabad Bhudan Office.

location in the context of Ahmedabad

Vastral Figure ground map:

18% built, 82% open

1 5 k m 45mins 60mins

Vastral Lake Garden M.B. Patel Hospital

Ahmedabad Bhudan Office Torrent Power Sub-Station

Madhav School Vastral Cross Road

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1.2 Timeline of Development and the determinants DETERMINANTS 2003

2005

2008

2000 T.P. Scheme

Privately owned Agricultural plots populated the precinct

2008 Development emerging from the west with the Madhav group housing initiative

2018 51% of the lands built with mixed use along 60m wide Sardar Patel Ring Road

Madhav group Initiatives

AUDA Affordable housing Scheme

2010 AMTS Public Transport The precinct was full of privately owned agricultural lands in the year 2000, which gradually started developing after the completion of the construction of Sardar Patel Ring road in the year 2008 and converted into a built one in the year 2018. The development started from the west with the Madhav group’s initiative of housing communities, (Madhav Part-1,Madhav Part-2, Madhav Part-3) and Madhav school in the year 2009.

The Public housing apartments started emerging in the east of the Ring road provided by AUDA and then gradually the market force started coming up beside the SP Ring road with the public transport.

Private Residential Parks & Playgrounds Agricultural lands Public Investments Institutional Commercial

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1.3 VISUAL LANDSCAPE OF AN UPCOMING AREA IN AN URBAN FRINGE - VASTRAL

The vastral area is now in the verge of urbanization with benefits of a vast range of including availability of cheap land, room for expansion, attractive environment with new roads (especially motorways & bypasses), planned services (power,water and makes it more desirable than the already developed areas like Navarangpura. The

economic developments.The precinct is now in its initial stages of an urban fringe with many benefits of development little pollution, availability of workers close by, good accessibility and many more. The new houses, shopping centres, sewerage facilities), proper parking, large hospitals and many recreational areas that are coming up in this area, Sardar Patel Ring road, carved out of the TP Scheme has attracted many prevailent new developments in the area.

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The Sardar Patel Ring road divides the precinct into two parts in the east and west. The public housing apartments are provided by Ahmedabad Urban Development Authority (AUDA) for the socially and economically weaker section within the precinct.

The precinct has all typologies with gated living . The infrastructure is not yet developed and is under construction in the current scenario. The insufficient infrastructure has led to the water logging in most streets during the rainy season. The eastern part of the precinct consists of most semi-detached bungalows and apartments, whereas the western part consists of semi-detached and row-hose typologies. Since the precinct is still developing, with many vacant lands, thus has more scope for future developments.

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A PLANNED, BUT YET TO BE DEVELOPED INFRASTRUCTURE FRAMEWORK

CHAPTER 2

2.1 T.P. Scheme fosters an organized Infrastructure framework 2.2.1 Organized street grid 2.1.2 Lands allocated under public domain 2.1.2 Vicinity to S.P. Ring road attracting new developments 2.2 Infrastructure is still under development 2.3 Limited public spaces and amenities

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2.1 T.P. Scheme fosters organized framework The major determinants of transformation across all precincts from west to east include Demographic distribution, Introduction of Government policies and Infrastructure development.

The TP scheme was the trigger to the development of many precincts like Chandkheda, Vastral etc.

The link per node ratio of the area is 2.18, much more than the US standard link per node ratio of 1.4 for better network planning purposes that is indicative of the precinct having a connected street network.

2.1.0 Proposed T.P. Scheme by AMC and AUDA

Street Connectivity network

Why

Town

Planning

Scheme?

To ensure well-planned development and to provide the basic amenities like road, water, drainage, street lights, etc and facilities like schools, playgrounds, healthcare centres, etc.

The development plan covering the entire urban area is devised to develop our towns. To execute the development plan, it isimportant to acquire land for developing roads, and other public facilities like parks & gardens, healthcare centres, schools, town hall, etc.

The T.P. Scheme prepared by AMC and AUDA in the year 2003, carved out the designated areas for residential, commercial, institutional, mixed use and recreational purposes.

2.1.1 Organized Street grid

Walkable Urban blocks

The TP scheme is the major cause behind the organised street grid of Vastral precinct.

The well-connected network of streets cover about 16% of the area of the precinct. This allows multiple route options for the people, distributing the traffic all across the precinct. The block perimeter in my area ranges between 500m to 1400m, which is mostly pedestrian friendly if compared to good rule of thumb of block perimeter that ranges from 400m to 500m. Each block of the precinct is elegantly connected to the Main road, with no long route needed to be taken by the people.

Block Perimeter in meters >1000 600-830

980-1000 480-600

830-980 1 Link node

3Link node

4Link node

9-12 m 12-18 m >18 m

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2.1.2 Significant lands under public domain

Lands available for future developments

As we analyse the percentage of lands under AMC from the west to east of Ahmedabad, the central part has 100% of lands under AMC. This shows that there scope for future development in all areas of Ahmedabad as AMC has ownership over many of the lands.

About 24% of the lands are owned by the Government authorities out of which 15% lands are under AMC, 2% under State Government and 2% by AUDA and Ahmedabad Bhudan Office. 85% of the public lands are owned by AMC, 10% of lands are owned by Government of Gujarat. Remaining 5% lands are owned by AUDA and ABO (Ahmedabad Bhudan Office) 80% of AMC lands are located adjacent to the main roads.

Mapping of Lands owned by public authorities

19%

Built 81%

Vacant Built

Vacant

Out of the 26% of the public owned lands, only 19% are built and other 81% are vacant, which are indicative of the scope for upcoming future developments.

Current Utilization of the built AMC plots Public Apartments or S.E.W.S Apartment societies

AMC

State Govt

ABO

AMC designated parking plot with street furnitures.

AUDA VASTRAL-A NEIGHBORHOOD IN THE EASTERN FRINGE

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2.1.3 Vicinity to S.P. Ring road attracting new developments Within the precinct, lands along the sqm, and as we go away from the to 8250 rs/sqm. The lower land rates attracted for new developments in the

S.P. Ring road have higher land rates i.e.,8500 rs/ Ring road, the land prices range from 7250 rs/sqm are also the reason for which the developers are area, which is within the vicinity of the S.P. Ring road.

Roa

d

The implementation of the TP Scheme proposed by AMC and AUDA carved out the Sardar Patel Ring road in the precinct. Presently, the area is showing a lot of developments with the residential, commercial, institutional sectors. The precinct is having a lot of developments under construction like the upcoming multiplex, the under constrction mixed use buildings etc.

Since the precinct is located in the fringe to the far east of Ahmedabad,the land prices are 6 times lesser than the jantri rates of the western part of the city like Thaltej has Rs 49,250/sqm as it’s maximum jantri rates, whereas the maximum jantri rates in Vastral is Rs 8500/sqm.

S.P.

Vastral being in the fringe area has very low land rates, even though it is situated near the SP Ring road. As we compare the jantri rates from west to east of Ahmedabad, the eastern part has lower jantri rates than the west and is highest in the centre.

Ring

Lower land rates in the fringes Maximum Jantri rate:Rs 49,250 (Thaltej, West)

West zone

Centre

East zone

Thaltej

Le

Vastral

Maximum Jantri rate

7250 7750

Minimum Jantri rate

0

50

100

200

300

8000 8250

400 VASTRAL-A Meters

8500

Rupees/sqm

Jantri map

NEIGHBORHOOD IN THE EASTERN FRINGE

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2.2 Infrastructure is still under development The precinct is located to the far east of Ahmedabad in the Urban fringe, thus is in it’s development stage, where the infrastructure is still being laid. The Western part of the ring road has more developed and planned infrastructure than the eastern part as it emerged earlier than the eastern part.

Mapping the current street conditions 40% of unpaved roads, 60% paved

The inadequate number of storm water catch-pits in the precinct causes water logging in 50% of the areas. The movement of people and vehicles become tedious during the rains.

Insufficient Storm-water catchpits only 5 catch-pits throughout the precinct

Road

Residence

Commercial

Institutional

Water-logging areas Mapping the water-logging areas

Catchpit

Snapshot of an water-logging street in the precinct during the rainy season

Sardar Patel Ring road

Pakka roads(developed)

Kaccha roads

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Sufficient sewerage network for the built fabric

Optimum water supply to whole of the precinct

In the precinct, there are inadequate network of sewer lines and manholes. 71% of the total road length in the precinct is covered by the sewer network, with about 9 manholes per km. Manhole chamber vary in sizes from 770 mm x 770 mm used on the main trunk line, while the smaller 750 mm x 750 mm size, is used on the branch network.

66% of the water is consumed by the area’s population of 42,455. Even being in a fringe area, the precinct has proper water supply lines connected throughout. Since the precinct has all buildings under different societies, the AMC water supply is connected upto the entrance of the societies and from there the societies either store the water in overhead tanks or in the underground tank.

Total number manholes

119

Daily water consumption by the households

Average manhole per kilometer

62 lakh Litres

9

Sewer Network profile ROW (m)

Road length (m)

Length of sewer lines (m)

%age of road length

Upto 10

2981

2261

75

11-18

3767

2468

66

19-60

2047

1503

73

Total length

8795

6232

71

The WSDS (Water Supply Distribution system) with GSR is located 900m from the north boundary of the precinct with a total water holding capacity of 93 lakh litres.

Inspection chamber

plots

Residence

Water Supply line

Manhole

sewer line

Commercial

Institutional

Section through a laid infrastructure in the precinct The sewer line passes below the storm-water carrying pipeline, which prevents the unnecessary mixing of the sewage and the storm water.

Facilities Plot Area Chlorination Chamber GSR Pumping Station

Steps

510mm

Stormwater catchpit RCC Wall

RCC Pipe 750mm

Area(sqm) 5963 442 2750 22.3

WSDS (% of Ground coverage)

The Ground Storage Reservior

7.4% 46% 0.4%

r line

Sewe

Sewer Manhole

VASTRAL-A NEIGHBORHOOD IN THE EASTERN FRINGE

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2.3 Limited Public Spaces and amenities

Streets-The most publicly accessible space

The public realm in the precinct consists of the streets, an open playground in the northwest corner and the Vastral lake garden. Through maps, we observe that 22% of the precinct falls within the public realm, out of which 18% comes under the streets.

Nolli’s map

Public

Time constraint

Private

Universally unaccessible

According to the Nolli’s map, 78% of to the public. This tells us that streets the public realm in the precinct. If like San francisco has 36% of public

the precinct are private, i.e., they are not fully accessible are the truly public spaces, with the highest ratio among we compare the public realm ratio of other countries, spaces, which is much more than the Indian cities’ ratio.

As we compare the public spaces from west to east of Ahmedabad, more organized and formal public spaces are present in the west.

Streets

Parks

Others

Mapping based on time constraint, shows that only the Vastral lake garden has timings of accessibility to it’s premises, i.e., from 9am to 7pm.

Snapshot of a junction within the precinct

Similarly, the categorization based on universal accessibility within the site indicates that within the 18% of roads in the precinct, 60% of them are not universally accessible with potholes, that get filled up during the rains and uneven roads, making the accessibility of the public laborious.

Since whole of the precinct has gate living there is very no congreggation within the different societies and all the congregations are within the societies. The only place where the most congregation is observed is in the Vastral lake garden

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Vastral lake garden - the only public congregation space in the precinct The Vastral lake garden is located towards the east of the Sardar Patel Ring road within the precinct. The lake garden is dynamic in nature and is the only public space where the most congregation of the precinct’s population is observed. Various activities are observed during the weekdays and weekends within the lake garden.

The lawns attract the couples to sit and chat, the children to play games like discuss throw, football etc, families to gather together and chat; while the childrens’ park attracts the children of age group 6-12 to play with the different play equipments provided within it. The paved areas are used by the users for walking, jogging, standing and chatting etc. The parapet around the lake is used for sitting, or leaning on.

The activity analysis of Vastral area shows that the Vastral lake garden harbours the maximum public congregation, during weekdays and highest during the weekends.

The different spatial as well as visuual qualities of the Vastral Lake Garden, make it a perfect socializing place in the precinct, where no congregation is seen outside the society.

The garden brings different age groups together during the evenings.

The mini childrens’ park with various play equipments attracts many children along with their parents which contribute to the evening upsurging people in that area. There are two entry gates; one from the service road alongside SP Ring road and other from the inner 18m wide sub-arterial road.

The podium with the small temple has become a place of congregation for older age group.

The lawn acts as a texture to attract people to sit and socialize as well as acts as a play area for children from age group 8-18 years.

The various textures within the lake garden include the childrens’ park, flower garden, lawns, podium with a small temple and the Vastral lake. The various activities observed within the lake garden involve, sitting, standing, jogging, laying, playing, and walking.

The weekdays shows gathering of the masses mostly in the childrens’ park, about 30 children, 40 males and 20 females at an average.

Everyday 5-6 elderly males are found praying, chatting upon the podium with a small temple.

Weekends observe higher congregation than the weekdays, about 400 as the total population. The users of the lake garden consists of majority of children, with a count of 200 during the weekends at peak hour, i.e., 5.30pm.

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How to reach the nearest public transport service from the precinct and visit the major landmarks of Ahmedabad?

There are no public transport stops within the precinct. But the nearest bus stops are 8 minutes walk from the precinct; one at the Vastral Cross road and the other is the Swami Narayan Gurukul bus stop. The limited public transport services within the precinct encourage the residents to depend on private vehicles to travel. The only residents using the public transport are the lower income group of the precinct. The main landmarks of Ahmedabad can be reached through the available public transport, just ouutside the precinct and is the cheapest mode of travel from the precinct to other destinations.

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BUILT FABRIC OF THE FRINGES 3.1 Primarily a residential precinct 3.2 Apartments, the pre-dominant typology

CHAPTER 3

3.3 Gated living 3.4 Larger mixed-use footprints 3.5 Comparatively larger unit sizes 3.6 All developments meeting base FSI

VASTRAL-A NEIGHBORHOOD IN THE EASTERN FRINGE

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3.1 Primarily a Residential precinct The current land use mapping indicates that, 38% of the land parcels are developed with residential colonies. Whereas, 49% of the plots are yet to be developed.17% of the precinct is covered with roads. The TP Scheme has allocated lands for different uses. Currently, only 51% of the lands are developed. This indicates that there is scope for future developments within the precinct.

On the context of macro level, Ahmedabad has Residential as it’s predominant land use. When we compare the land uses from West to East of Ahmedabad, the commercial and industrial land uses are higher in the east as compared to the west. The Industrial land use is only prevailant in the eastern Ahmedabad.

Current Land Use map

Residential

Commercial

Water body

Institutional

Mixed Use

Recreational

Vacant plots

Residential

Commercial

Mixed Use

Industrial

The three-dimensional Built fabric of the precinct VASTRAL-A NEIGHBORHOOD IN THE EASTERN FRINGE

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3.2 Apartments, the predominant Typology The various typologies observed in the precinct include the apartment complexes, row-houses, semidetached houses and bungalows. Out of these, 39% are the predominant semi-detached houses.

The precinct has a total of 8551 residential units with 42,455 as the total residential population. Within the built density, most of the high-rise apartments lie towards the eastern part of the SP Ring road.

79% of the housing typology are constructed by the Private Developers.

Only 21% of the apartment typology consisting of the SEWS Apartments are provided by the AMC. The

precinct started developing from 2005 and the initiation of development was by the Private Developers called the Madhav Group.

Mode of Delivery map

Semi-Detached Apartment

Row house Detached Bungalow

Detached others

Public Authority (AUDA)

Private Developer

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3.3 Gated Living The precinct is populated with full gated societies in all the typologies. The gated living is a form of residential community or housing estate containing strictly controlled entrances with private security guards. Each society has their separate allotted workers for sweeping, garbage collection and other purposes. The gated living is unique to the Vastral precinct.

The gated living communities tend to socialise within the societies and perform all kinds of celebrations like garba, navratri etc. There are designated parks and play areas provided by the society authorities for their residents. The societies are demarketed by fences or compound walls for security purposes.

Current Built Use map

3.4 Larger Mixed Use footprints All the mixed use typologies are situated beside the S.P. Ring road and the madhav school road. The footprints of the typologies are larger i.e., with a footprint area of 800sqm to 900sqm.

Residential

Commercial

Institutional

Utility

Mixed Use

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3.5 Comparatively larger unit sizes

3.6 All developments meeting base FSI

The precinct has comparatively larger unit sizes as compared to the other central areas of Ahmedabad. 35% of the precinct has the maximum unit size distribution within the range of 81120 sqm, which includes the typologies like Apartments, Row-houses and Semi-Detached houses.

The Bungalows, semi-detached and Apartments have higher unit sizes within the precinct.

According to the proposed Development plan of 2021, the west part of the S.P. Ring road falls in the R1 zone while the eastern part falls under R2 zone and 1km radius along the Ring road is allocated for affordable housing by AMC. The FSI consumption in the precinct is meeting the base FSI limit proposed

by AUDA in the year 2011.

Development plan 2021 zoning

0.28-0.76 1.21-2.00

Analyzing the dwelling units and population within the precinct:

0.77-1.20 2.01-3.65

FSI Map

0-40 sqm

41-80 sqm

81-120 sqm

121-160 sqm

161-200 sqm

201-240 sqm

0-40

41-80

81-120

121-160

161-200

201-240

Base Allowable FSI according to Bye-laws: 1.85 Average Residential FSI of the precinct: 1.2

VASTRAL-A NEIGHBORHOOD IN THE EASTERN FRINGE

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PEOPLE: CHOICES, INCOME AND CONSUMPTION PATTERNS 4.1 Wide range of housing choices 4.2 Monthly income of households more than the Ahmedabad’s Average

CHAPTER 4

4.3 Precinct creates regular jobs 4.4 Residents travel more than 5kms for work and education purpose 4.5 Higher privately-owned vehicles

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4.1 Wide range of Housing choices Apartment being the most preferred typology for housing choice of the residents in the precinct. The precinct is inhabited by the relocated population, migrants from various states like Uttar Pradesh, Maharastra etc., and the retired professionals.The Dwelling Unit sizes in the precinct range from 36 sqm to 240 sqm. The price of the unit sizes change according the spaciousness of the unit. The precinct’s location towards the eastern fringe, makes it more affordable than the other precincts. So, the spectrum is arranged according to the Unit sizes preferred by the population among the various Housing stock in the precinct.

The precinct is inhabited by the relocated population, migrants from various states like Uttar Pradesh, Maharastra etc., and the retired professionals.

The Dwelling Unit sizes in the precinct range from 36 sqm to 240 sqm. The price of the unit sizes change according the spaciousness of the unit. A typical livable housing stock, i.e.,, 120sqm of house is available at a median price of Rs. 40,00,000. Since, the precinct is in an urban fringe, the upcoming developments are the new 2BHK and 3BHK Apartments. The construction of detached housing typologies are slowly declining in the precinct.

Carpet Area (sq.m.)

<40

40-80

<40

Public Housing Apartments

Typology

40-80

Row House

Priv ate Apartments

Public Housing 15-18 Apartments 45-75

Typology

Market Price (Rs.)In Lakhs

Percentage of (Rs.)In Market Price 15.15% Household Lakhs Zone

R2

Percentage of Household

Delivery Mode

15.15%

1.2-2

Zone FSI

Delivery Regulations Mode Setback Parking

Follow ed

FSI

SemiDeta ched 25-115

Follow ed Follow ed

Follow ed

Follow ed

1.2-2

Follow ed

Developer Setback Follow ed Parking

Follow ed

Detache d Others

57%

13%

R1-R2

R1-R2

Follow ed

FSI

Row House 120-150

Semidetached

MEDIAN MARKET RATE FOR NEW HOUSING 1.05%

68-115

57%

1.18-2

Other Detached

SEWS

FSI

Follow ed

Developer Follow ed Setback

Follow ed

Parking

Parking

Follow ed

Follow ed

Parking

Row House

200 150

R1

100

50

Developer 0

Developer CURRENT PRICE OF THE HOUSES

1.18-2.5 1.18-1.2 1.18-2 VASTRAL-A NEIGHBORHOOD IN THE EASTERN FRINGE

2-2.5

Semi-Detached

1.05%

250

R1-R2

Setback

1.18-1.2

Bungalow

13%

Dev eloper

R1-R2

Follow ed

Apartment

120-150

300

Developer Setback Follow ed Follow ed

Detached Detached Bungalows Others Rs. 33,000/ sqm

R1

1.18-1.2

R1-R2

Detached Bungalow s

25-115

Dev eloper

1.18-2.5 FSI

SemiDetac hed

In the Unit size vs Price of Unit graph, the relationship between the unit size and price of the Unit is almost directly proportional. This 160-200 200-240 indicates that as the size of unit, the price of the unit increases simultaneously. But, sometimes the price depends on the location of the property.

200-240

120-160

Private Apart 68-115 ments

5.61% Dev eloper

2-2.5

FSI

Semidetached

25-60

8% Dev eloper R1

Row House

Private Apartments

R1-R2

AUDA Follow ed Setback Parking

Priv ate Apartm ents

5.61%

1.18-1.2

160-200

80-120

45-75

Dev eloper

R2

FSI consumed

Regulations

25-60

R1

AUDA

FSI consumed

Row House

8%

15-18

120-160

80-120

CARPET AREA OF HOUSES

Carpet Area (sq.m.)

30

FSI

Followed

FSI

Followed

FSI

Followed

FSI

Followed

FSI

Followed

FSI

Followed

Setback

Followed

Setback

Followed

Setback

Followed

Setback

Followed

Setback

Followed

Setback

Followed

4.2 Monthly income of households more than the Ahmedabadâ&#x20AC;&#x2122;s Average The median income in the precinct is Rs.

35,800/ month

The maximum of the incomes of the households lie within the range of Rs. 200001-25000. Median income of Ahmedabad is much lower, i.e., Rs

19,500/month

1600

120%

1400

100%

No. of Households

1200 80%

1000

The households within the income range of Rs 80,000-1,00,000 preferring to live in Row houses and semi-detached houses instead of detached bungalows. Similarly, Households within the income range of Rs 55,000-75,000 are preferring the detached Bungalow typology to live in.

Thus, the comparison of households according to income group is not a viable method as the preference of living purely depends on the choice, the households make.

1600 1400 1200 1000

800

60%

600

800 600

40%

400

400 20%

200 0

200 0

0%

Household Income Total households

Cummulative

Apartmentbungalows Bungalow Detached

Apartments

70

12% percent of the precinctâ&#x20AC;&#x2122;s population range of

lives

Rs.

within

income 15001-20000.

The professions like Auto driver, maid etc have low income as compared to other professions like Teacher, Engineer etc. Thus, these professions get higher pay than the casual jobs like construction worker, sweeper, attendant etc.

PER-CAPITA SPACE CONSUMPTION

EWS

Other Detached

SEWS

Row house

Semi-Detached

Row houses/Attached (others)

60 50 40 30 20

25 sqm Detached others

MEDIAN PER CAPITA SPACE CONSUMPTION Semi detached Similarly, comparing the monthly income of the households with their percapita space consumption indicates that the family size of the households with monthly income, from Rs.20,000 to Rs. 60,000, increases in ascending order and then decreases as the monthly income exceeds Rs. 60,000.

10 0

0

20000

40000

60000

MONTHLY HOUSEHOLD INCOME

80000

100000

The precinct residents live in sufficient livable space as compared to other areas like Odhav-Rakhial or Nikol precinct

VASTRAL-A NEIGHBORHOOD IN THE EASTERN FRINGE

31

Lifestyle and consumption pattern of the residents The monthly reaches the

expenditure householdsâ&#x20AC;&#x2122;

on food/groceries tend income more than Rs

to increase upto a 65,000. There is most

certain income expenditure in

range and EMI in the

then depends Higher Income

on the families

different professions of than the middle and

the people when it lower income families.

Expenditure in education is more in the higher income groups as they tend to send their children to better schools for better education to the areas like Maninagar, Navrangpura etc.

The lower income groups tend to have less amount of expenses as compared to the other income groups as they try to minimize the expenditures through various ways like preferring public transport, getting subsidies etc.

Case I. The Tank Family (amongst the Highest Income family): 2%

80000-100000

9%

6%

6%

Food/Groceries

3%

Transportation 65001-70000

Family members: 5

5%

Education 9%

Entertainment,recreation and eating out

35001-40000

Rent/EMI

8%

7% 7%

HH goods 25001-30000

Housing Typology choice: Private Apartment

9%

Family members: 4

4% 4%

Domestic help

12%

Vacation

15001-20000

Maximum Expenditure in Food/ groceries,i.e., Rs 4,000

32%

8% 14%

0

10000

20000

30000

40000

50000

60000

Monthly Household Expenditure

70000

80000

Maximum Expenditure in Food/ groceries,i.e., Rs 5,000

Case III. The Durai Family (amongst the Lower Income family):

Electricity bill

20001-25000

46%

9%

Health/Medicines

30001-35000

Maximum Expenditure in EMI, i.e., Rs 25,000

Case II. The Patel Family (amongst the Middle Income family):

Clothing

45001-50000

Family members: 7

Housing Typology choice: Rowhouse

46%

Communication and misc

55001-60000

3%

5%

11%

70001-75000

Monthly Income of Households

9%

90000

16%

7% 3%

Housing Typology choice: SEWS Apartment

VASTRAL-A NEIGHBORHOOD IN THE EASTERN FRINGE

32

4.3 Residents engaged in regular jobs within the precinct 91% of the job centres include the Household/domestic service sector. Total number of Jobs generated within the precinct: 10,745 Maximum nature of job generated within the precinct: Regular, indicating more paying jobs in the precinct. Service sector generates maximum regular jobs which comprises of Schools, bank, hospital etc. Females tend to prefer service sector jobs more and the proportion of females is less than 50% in each sector than the males.

Maximum wages/month shared by the nature of job in the precinct: Regular

Services Services

Large Retail (like malls/showrooms/restaurants) Small Retail (Neighbourhood store etc)

3

• • • • • •

7

4

Vending

Nature of the Vastral Precinct:

Residential area

Construction Construction

Private firms Government offices Banks/Hospitals/Schools/Coaching centre Small enterprises: Salons, clinics, repair shops Household/Domestic employees Other service providers (sweepers, security etc)

Sector

Service

Trade and Commerce

Construction

No. of job centres

2130

125

5

No. of Jobs

10,099

463

183

Percentage share

86%

10%

4%

Employment

3,832

420

183

Carpet Area

10,780 sqm

15,232 sqm

10,525 sqm

2 1 4 6 8 3

Major Construction(Multiplex)

1

Minor Construction(Apartments)

1

The maximum number of Jobs is concentrated in the Service sector, which is observed from the following graph:

Household Service

Apartment with Retail

Other service

Trade and Commerce

Construction site

180 160

Gender based

Male

Female

Male

Female

Male

Female

Percentage

68%

32%

96%

4%

74%

26%

Median Wage

Rs. 15,000

Rs.15,000

Rs.30,000

Rs.8,000

Rs.13,500

Rs.13,500

Self-Employed

7.2%

4%

5.3%

100%

0%

0%

Regular

82%

96%

94%

0%

0%

0%

Casual

11%

0%

0%

0%

100%

100%

140

Number of Jobs

Trade Commerce Trade andand Commerce

2,260

Total number of Job Centres:

120 100

2%

80

3%

Retail shops

1% 3%

Retail shop Institutional

60

Institutional

40

Small Enterprises

Small enterprises

20 0

Household/domestic

Household/domestic Services

casual

Trade and commerce Job Centres

regular

Other service providers

Construction

self-employed

Other Service provider 91%

Construction

Construction

VASTRAL-A NEIGHBORHOOD IN THE EASTERN FRINGE

33

4.4 Residents travel more than 5kms for work and education Work related trips

Average Trip Length

8.33km

58% of the trips by population of sample households travel within the precinct for Work purpose.

The high income group travel. The maximum average distance for their work 63% of the trips by population of sample households travel within the precinct for different trip purposes. The low-medium income groups tend to travel longer distances in search of Government schools.

Trip rate per capita/day

2.07 Trip length(in KM)

Work related trips 10 9 8 7

High

High-medium

low-medium

Education related trips Average Trip Length

8.35km Trip rate per capita/day

Trip length(in KM)

2.21 Education Related trips 10 5 0

High

High-medium

low-medium

Social trips Average of Distance to destination (Km)

by Incomeof households

Average Trip Length

Trip rate per capita/day

2.0

Distance in km

7.10km

7.6 7.5 7.4 7.3

High

High-medium low-medium

The population travel outside of the precinct to Maninagar, Navrangpura etc for social purposes like health in search of better Medical facilities.

VASTRAL-A NEIGHBORHOOD IN THE EASTERN FRINGE

34

4.5 Higher privately-owned vehicles As the precinct does not have any public transport stops within, the residents prefer to travel in their own vehicles for various trip purposes. This differentiates the precinct from other areas where BRTS or AMTS bus stops are provided. The lower-medium income group Maximum used900m modes in the precinct: of the residents only use the public transport mode located away from the precinct.

Mode Share

Trip length frequency by mode 80

33%

20% 33%

23%

70

20%

60

Maximum mode share for Education:

2%

50

4-wheeler, AMTS, Cycle

8%

40

Maximum mode share for Shopping:

Maximum use of mode for Social :

2-Wheeler

23%

2 Wheeler AMTS Walk

3 Wheeler Cycle

4 Wheeler Other (Specify)

Maximum use of mode to Work place:

2-Wheeler

2-Wheeler is the maximum used mode for any trip length more than 2kms:

No. of Trips

3%

11%

30

Walk

20 10 0

Trip length (in km) 2 Wheeler

Mode share by purpose

Work

Median Trip Purpose: 100% 90% 80% 70% 60% 40% 30% 20% 10% Education Trip Purpose 2 Wheeler 3 Wheeler

7.75

AMTS

Shopping 4 Wheeler

Social AMTS

Cycle

Work Other (Specify)

Walk

Cycle

Other (Specify)

Walk

Male

Female

No. of Vehicles Owned / 1000 population

Total

Trip Rate/capita

2.13

2.06

2.3

Two wheelers/1000 population

525

Motorized Trip Rate

2.07

2.12

2.0

Four wheelers/1000 population

356

Average Trip Length(km)

7.44

7.98

6.38

Cycles /1000 population

119

Motorized Trip Length(km)

9.80

9.78

9.85

Total Vehicles /1000 population

1000

Median mode of share: Two-Wheeler Median Trip length : 8km Maximum number of Trips are within the trip length range of : 0.5-1.5 Thus, we conclude that maximum number of trips are : Within the precinct Two-wheeler is used at maximum within the trip length range of : 7.5-8.5km

50%

0%

Overall Trip Rate/HH

4 Wheeler

Walk is preferred more when the trip length range is within 0.5-1.5km AMTS and 4-Wheeler are used mostly for the trip length range of : 12.5-13.5km

Income groups (Rupees in Thousands): >60 – High Income group, 10-30 – Low-Medium Income group, 30-60 – Medium Income group The Medium Income groups own the maximum number of Four wheelers. The Low-Medium income groups own the maximum number of Cycles.

About 52% of the High Income group own Twowheelers as compared to other Income groups

VASTRAL-A NEIGHBORHOOD IN THE EASTERN FRINGE

35

CONCLUSION

The one square kilometre precinct is located to the far eastern part of Ahmedabad. The precinct evolved from a fully agricultural land use to a built one, which makes it unique when compared with the other precincts in Ahmedabad. Similarly, being a developing fringe area the precinct has the least built density fabric, but has a planned and wellconnected framework due to the implementation of the town planning scheme prepared

by AMC and AUDA in the year 2003. The organized street grid, carved out lands under public domain are the boon of the TP Scheme. The precinct has evolved very fast within a very short period of time because of itâ&#x20AC;&#x2122;s vicinity to the Sardar Patel Ring road and is also harbouring many new upcoming developments by the various developers. Yet the precinct is in the developing phase, and thus has lack of infrastructure services like water logging streets during the rainy season due to insufficient stormwater catchpits, still developing streets etc.

There are limited publicly accessible spaces within the precinct, streets being the most public, along with a designated artificial lake garden in the south-east and an open playground in the north-west corner. There are no bus stops within the precinct, but the nearest bus stops are 8-10 minutes walk from the precinct.

The built fabric of the precinct is predominantly gated residential living, with apartments being the major typology among the various other typologies like row-house, semi-detached house and bungalow. The large mixed use building footprints besides the SP Ring road also characterises the precinctâ&#x20AC;&#x2122;s typology.

The population of the precinct have majority of middle income groups, but the median income of the precinct is higher than the median income of whole of Ahmedabad. The residents mostly travel more than 5kilometers for work and education purpose in search of better facilities.

Since, there are no bus stops within the precinct, residents tend to travel in their own private vehicles. The job centres located within the precinct generate most regular jobs due to presence of schools, hospitals and a bank. Thus, the nature of the precinct is just a residential area.

Overall the precinct is an emerging area on the eastern fringe of Ahmedabad with sufficient amount of vacant lands for future developments, i.e., there is scope for new developments. The planned but undeveloped infrastructure has future prospects of being well developed due to the organized infrastructure framework proposed by the Town Planning Scheme developed by AMC and AUDA.

VASTRAL-A NEIGHBORHOOD IN THE EASTERN FRINGE

36

VASTRAL

A NEIGHBOURHOOD ON THE EASTERN FRINGE

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