Understanding the City Studio : Mixed Use Neighbourhoods | CEPT University

Understanding the City Jodhpur: Mixed Use Neighbourhoods

Ayushi SIngh PPUD00618 Foundation Studio | Monsoon Semester Faculty of Planning

Preface The portfolio aims to document the study of an urban precinct through a structured research methodology and look at Jodhpur, through the lens of a mixed use neighbourhood, using the data and analysis to understand the inner workings of a mixed use neighbourhood.

The portfolio id divided into four parts to maintain a cohesive narrative. The first part aims to understand the Place, i.e.. the geographical and historical context of the precinct to better understand its identity.

The second part studies various aspects of a city like road network, services and infrastructure, land characteristics and building typologies, to understand the Physicality of a neighbourhood and the various layers of its functionality.

The third part looks at the People of the precinct, their socio economic fabric, the income and job opportunities created in the precinct as well as how they interact with the city as they go about their daily lives.

The last part tries to assimilate our study of a mixed use neighbourhood by comparing and contrasting our findings with various other precincts, using a standard parameter for accurate inferences.

Understanding the City | Foundation Studio | 2018

2

Place

01.

1.1 Establishing Access 1.2 Reading Scale 1.3 Urban Morphology and Typologies 1.4 Physical Transformation 1.5 Catalysts of Change

Physicality

02.

2.1 Living in Jodhpur 2.2 Physical Infrastructure 2.3 User Travel Behaviour

People

03.

3.1 Income Distribution 3.2 Expenditure Pattern 3.3 Travel and Income 3.4 Jobs and Livelihood 3.5 Socio Economic Layer 3.6 The Public Life

The Big Picture

04.

4.1 Road Network 4.2 Public Spaces 4.3 Land Prices 4.4 Population Density 4.5 The Conclusion

Understanding the City | Foundation Studio | 2018

3

01.

The Place Understanding the City | Foundation Studio | 2018

Initial Approach The initial analysis starts with establishing the basic facts about the place and the related analysis. It includes looking at geographical location, the urban patterns, the superficial documentation of the typologies and the history and evolution of the precinct over a span of twenty years. The evolution and transformation of the precinct was outlined after looking at the various determinants, policy or event, that may have kickstarted the process of development and transformation of the precinct.

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1.1

Location : Jodhpur, Ahmedabad, Gujarat Located to the western side of the Sabarmati River, Jodhpur is approximately 5.2 Kilometres from the CEPT University. Well connected by road and BRTS System, the Jodhpur precinct is a subset of the well known Bodakdev commercial area.

Establishing Access 1.2

Reading Scale

The precinct is well connected to the city through the satellite road, which has a BRTS transit line as well. The interior network in the precinct consists mostly of two major arterial roads, the most important being Prernatirth Derasar road, named after the most notable landmark in the area, i.e..

Prernatirth Derasar.

“The satellite image helps in establishing an approximate scale, to better understand the size of open spaces and major junctions present in the precinct, as these spaces help determine quality of life and congestion in the area.�

First Impressions Understanding the City | Foundation Studio | 2018

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1.3

Urban Morphology and Typologies

Low Rise Housing

Single Unit Residential

Recreational Spaces

Vacant/Unused Plots

Mid Rise Housing

Institutional Building

Mixed Use Residential

High Rise Residential

The finer grain in the map denotes the densely placed residential units. This indicates the presence of semi-detached,row houses and gamthal.

The coarse texture is indicative of the organized complexes of apartments and high rises as well as commercial units, as they have clearly defined setbacks around them.

“But to understand the precinct well, we need to look at its transformation over the years, its origins and where its coming from.�

The typologies present in the precinct are mostly residential and mixed use, with the exception of about 15% of the precinct which is occupied by ISRO Space Application Center. The precinct becomes an ideal neighbourhood to live, due to residential population, less commercialization and strong infrastructure skeleton due to presence of ISRO.

First Impressions Understanding the City | Foundation Studio | 2018

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1.4

Physical Transformation In 2000, the area was underdeveloped, with the major roads yet to come up and satellite road yet to be widened. The reidential complexes are surrounded by agricultural plots.

The present day scenario is similar to the one in 2010. Most of the vacant plots have been developed along with major roads and party plots. The BRTS corridor has been constructed on the main satellite road.

“The precinct evolved due to the cumulative effects of policy intervention, development plans and gradual commercialization.

But its important to acknowledge the role of AUDA in transforming a gamthal into an elite residential neighbourhood. ” With reference to the 1987 development plan, it is clear that the Jodhpur Gamthal mainly consisted of the main village being surrounded by agricultural plots with no major road network.

1.5 Catalysts of Change

With the 2002 Development plan, AUDA residential plots around the gamthal with minor road access. The boundary of the city grew with more area on the outskirts being under residential land use.

BRTS is sanctioned by the Govt. under JNNURM, thus reaching Shivranjani cross roads by 2012. BRTS connected the precinct to the rest of the city via the ring road and a new network of bus routes.

A new set of commercial high rise buildings comes up on the satellite road as additional FSI is given to these plots in lieu of road widening occupation.

First Impressions Understanding the City | Foundation Studio | 2018

“The construction of public infrastructure, in this case roads, paves way for new residential projects and commercialization of the precinct, creating jobs and additional public infrastructure in the process. ” 7

Infrastructure

02.

The Physicality

Understanding the City | Foundation Studio | 2018

The infrastructure of any urban organism is equivalent to the major skeletal backbone, forming a framework for the social and economic growt of that precinct. This section tries to understand the subtle relationships between the public infrastructue, the housing scenario of Jodhpur and the land characteristics that drive this relationship.

The physicality of any urban setup has social and economic manifestations, that have been analyzed in tandem with the physicality to better understand their impact on daily life.

The starting point for this analysis is land use and price mapping, which throws some light on the imminent housing situation and the desirability of Jodhpur as a predominant residential zone. The housing documentation culminates in a comprehensive housing spectrum outline that directly relates to its relationship with income of the residents, and a socio economic divide emerges.

And lastly, the physical infrastructure ties in a physical picture of the precinct, highlighting its cohesive functionality as a urban area, and the eventual implication on the subjects, ie, the people.

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2.1.1

Land Use Distribution and Land Prices

160

“Commercial landuse seems to be concentrated near arterial roads and junctions.”

Land Use % Distribution

Living in Jodhpur Understanding the City | Foundation Studio | 2018

120

Frequency Distribution

“Jodhpur lies in the R1 zone which is the reason for predominantly commercial setups. The area is being gradually commercialized, especially along the major arterial roads, due to increasing land prices as well as vacant lands being put up for sale by AUDA for commercial purposes.”

Land prices are the highest towards the eastern part of the precinct, which maybe because of proximity to Shivranjani junction and the road leading to it.

140

100

80

On an average, the land prices in Jodhpur are on the higher side, as compared to precincts in other parts of the city.

60

40

20

0

Jantri Rate Frequency Distribution 0-15000

15001-25000

25001-30000

30001-35000

35001-40000

Jantri Rates

“Looking at the land use distribution and land prices, this precinct is an ideal location to invest in for residential property.”

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2.1.2

FSI and Height Mapping

“The average FSI consumption of the precinct is about 1.23.”

FSI Map

Since Jodhpur is part of the R1 residential zone according to the 2021 AUDA DP, the collective FSI assigned cannot exceed 2.3, but the BRTS transit expansion allocated additional FSI leading to the advent of high rises.

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Frequency Distribution

20

15

10

5

4.41 - 4.8

4.21 - 4.4

3.81 - 4

4.1 - 4.2

3.61 - 3.8

3.41 - 3.6

3.21 - 3.4

2.81 - 3

3.1 - 3.2

2.61 - 2.8

2.41 - 2.6

2.21 - 2.4

1.81 - 2

2.1 - 2.2

1.61 - 1.8

1.41 - 1.6

1.21 - 1.4

0.81 - 1

1.1 - 1.2

0.61 - 0.8

0 - 0.4

0.41 - 0.6

0

FSI

Looking at the frequency distribution of FSI, the maximum no. of plots consume FSI in the range of 0.61 to 0.8 Which indicates that the maximum number of buildings are low rises in the precinct.

Height Mapping in the Precinct

Living in Jodhpur Understanding the City | Foundation Studio | 2018

“Most of the plots have under-utilization of FSI, with high FSI consumption happening on plots located on or near major junctions or arterial road.”

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2.1.3

Built Typology

Typology Mapping in the Precinct Total Residential Units: 7540 Total Residential Population: 35589

Living in Jodhpur Understanding the City | Foundation Studio | 2018

The Dwelling Units were assumed to have a standard household size of 4.72, yielding an approximate number of the population.

“The precinct has a high population of people living in apartments, although the total no. of apartment units are less, indicating a socio-economic disparity worth exploring. �

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2.1.4

Density and Per Capita Space Cosumption The plots with more than 500 PPH density, are consistently the ones with similar typologies i.e.. apartments and high rises, irrespective of the footprint size and ground coverage of the building.

Plot-wise Density

Building-wise Density

Living in Jodhpur Understanding the City | Foundation Studio | 2018

When we look at the frequency distribution of Population density, the highest frequency is displayed in the range of 0 to 500 PPH.

“The per capita space consumption for each typology indicates a deeper socio economic divide prevalent. Detached units are predominant, but accomodate a mere 10% of the population. �

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2.1.5

Understanding the Typology Bungalows FSI = 0.4 Ground Coverage = 30% Avg. Footprint Size = 140 SQM Semi- Detached Bungalows FSI = 0.6 Ground Coverage = 35% Avg. Footprint Size = 225 SQM Row House FSI = 0.8 Ground Coverage = 15% Avg. Footprint Size = 70 SQM Apartments FSI = 3 Ground Coverage = 40% Avg. Footprint Size = 895 SQM Mixed Use Residential FSI = 1.8 Ground Coverage = 55% Avg. Footprint Size = 1385 SQM

Commercial FSI = 2.5 Ground Coverage = 50% Avg. Footprint Size = 2020 SQM

Living in Jodhpur Understanding the City | Foundation Studio | 2018

The matrix tries to compare various built typologies to better understand the relationship between the architecture of the built form, its functionality and the implications on FSI and housing ultimately.

It is clear from the matrix that the apartment and mixed use typology is a functional and financial response to the current urban congestion.

Due to its capacity to accommodate large populations, include a revenue generation viability and occupy a fixed amount of ground coverage, it is clear that Jodhpur is hurtling towards an increased construction of apartments in the near future, in response to the increase in the precinct population.

“Due to its capacity to accommodate large populations, include a revenue generation viability and occupy a fixed amount of ground coverage, it is clear that Jodhpur is hurtling towards an increased construction of apartments in the near future, in response to the increase in the precinct population.�

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2.1.6

Living in Jodhpur Understanding the City | Foundation Studio | 2018

The Housing Spectrum

“The entire housing spectrum has a clear divide between rich and poor. The Gamthal and semi detached typologies reflect low income group. Interestingly semi detached units are mostly owned by the inhabitants, but low income reflects in the poor condition of the units.�

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2.1.7 Mode of Delivery

Housing and Income Household Size vs Dwelling Unit Size

The Gamtals and Detached bungalows both have bigger household sizes as compared to other typolgies.

The detached bungalows can accomodate bigger families due to high dwelling unit sizes.

However in case of gamtals, the reason for the bigger household seems to be due to migrant population and socio cultural factors.

Monthly Income vs Per Capita Space

The scatter plots try to organize the data collected through the survey, looking at the per capita space consumption, whivh is more in case of high income households dur to bigger du, more buying power and smaller household sizes.

Monthly Income vs Dwelling Unit Size

Unit Size Mapping across Precinct The mode of delivery for apartments is through a developer for obvious reasons, whereas the bungalows which are self built are slowly disappearing, being replaced by new high rises. The self built detached tenements in cooperative housing societies are an interesting mix since they occupy huge chunks of land, are low rise, and have a strong sense of community and increased interaction among households, as compared to apartments.

“Jodhpur is known as one of the posh localities of Ahmedabad, majorly due to predominance of bungalows. But in reality, only 10% of the population enjoys 57% of the precinct.�

Affordability of Housing Understanding the City | Foundation Studio | 2018

The monthly income and dwelling unit size have an obvious corelation due to high buying power of high income households that opt for bigger and better housing units.

In case of other typologies, it shows a mix of housing options available for each income group in every typology.

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2.2.1

Road Network and Linkages

Road Density = 142.47 m/ha Percentage of Area under Roads = 17.72% Node Density = 0.65 Link Node Ratio = 0.85 Connected Node Ratio = 1.32 More than half of the area under roads is contributed by the primary roads as shown in the road heirarchy distribution. Although the area occupied by primary roads is high, this does not necessarily indicate high connectivity in all parts of the precinct.

The given map is an exercise in understanding connectivity of the area in quantitaive terms, using technical formulae to derive absolute numbers to better understand the road network and block sizes.

The given map shows the no. of nodes and links in the precinct, to calculate the no. of junctions and how well they decongest the precinct. The level 3 links refers to major arterial roads which have the maximum right of way, followed by level 2 sub arterial roads and astly level 3 collector roads.

This study takes into account only public roads, which are accessible to all, at all times of the day. The average plot size for cooperative societies is very high, which are serviced by internal private roads that are not open to all. This results in higher block sizes and lower connectivity for that area.

“The satellite image analysis led to the conjecture that the precinct has high connectivity due to presence of uniform road network and BRTS connections. But the linkage analysis discredits that theory, demonstrating lower connectivity instead.�

Public Infrastructure Understanding the City | Foundation Studio | 2018

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2.2.2

Street Activities and Urban Blocks

The given maps try to further understand urban blocks, in terms of their area and perimeter, to classify the urban islands accordingly and show their effect on the road connectivity.

The large urban blocks show societies which have a good internal road network, but these roads are private. Which means that the public road connectivity becomes low due to these large blocks.

But there is more to collector streets than just connecting plots to the arterial road network. In case of Indian mixed use neighbourhoods, the road have a multi purpose facet, facilitating parking and vending activities. These activities may be time based, but due to them, the street functionality increases or decreases subjectively.

Public and Private Road % Distribution

Public Infrastructure Understanding the City | Foundation Studio | 2018

This increase in functionality is affected by the right of way of the road, the availability of footpath, the immediate connection to arterial road and the socio economic nature of the immediate residential units.

“The streets of urban areas offer much more than connectivity to the precinct. The multi-purpose aspect of streets makes for a desirable situation, especially in case of mixed use neighbourhoods, because it makes them safer and more active.�

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2.2.3

Storm Water Catchment Areas 2.2.4

Sewarage Network Mapping 2.2.5

Water Supply Perceptive Mapping

Total no. of Manholes = 318 Average Manhole = 44 nos. per km 95% road is covered with sewarage network Total no. of catchpits = 185 Average no. of catchpits = 24 nos. per km 95.45% of roads is covered with storm water drainage network The above map shows the contour terrain of the Jodhpur precinct along with the super imposed image of the location of different storm water catch pits along with their Connections.

Public Infrastructure Understanding the City | Foundation Studio | 2018

The given map shows the manholes and their respective connec- This mapping is a perceptive area allocation to each ESR, and quantions leading to a perception based mapping of the sewarage net- tifying the amount of water needed by the households in one day.

There are four ESR in the area surrounding the precinct, two of them work of the Jodhpur precinct. are inside the precinct boundary.

Capacity to Demand ratio of region 1 = 2.06 Capacity to Demand ratio of region 2 = 1.6

“The service infrastructure of Jodhpur is influenced by its natural terrain. Since its a low lying area, the sewarage and storm water network is highly dense. Also due to its natural elevation, ESR is a preferred method of water collection and distrbution to utilize the pressure difference. �

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2.2.6

Public transport Catchment Area

2.2.7

Schematic BRTS Linkage Diagram

The idea of the catchment map is to map the areas according to their walkability and their access to public transport. The upper limit is 10 minutes.

According to this map, about 68% of the population about a 5 minute walk away from a public transport stop or station.

Jodhpur received the BRTS transit line in 2012, and is currently undergoing a metro transit line construction. Its proximity to BRTS transit line is a very big catalyst for its increased land prices, the expensive housing situation and increased walkability in the precinct.

Public Infrastructure Understanding the City | Foundation Studio | 2018

“The precinct is one of the few areas of Ahmedabd, that enjoys a direct BRTS link, a converging station like Shivranjani and an upcoming Metro link. This factor relates directly to its high land prices, expensive housing situation and good service infrastructure.�

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2.3.1 Trip Frequency Distribution

Trip Distribution, Frequency and Modal Split Trip Distribution by Purpose

Modal Split % Distribution

Majority of the transit volume is contributed due to the work to home trips taken by people, followed by education related trips.

Two wheelers and four wheelers are the preferred by most of the population for daily travel.

Modal Split by Purpose

The comparative travel behaviour of Male and Female respondents yields useful insight in the daily socio cultural activities of the city. Women are taking as many trips as men daily, but the trips taken by them are shorter in length.

Most of the trips taken by women are short distance, escort or social based trips, work taking up very less amount of percentage. This tells us that the number of working women in the precinct are quite less.

User Travel Patterns Understanding the City | Foundation Studio | 2018

“Interestingly,despite availability of a goof public transport network, most of the residents prefer travelling by private vehicles, indicating that the public transport connectivity does not service the residents as much as it services the remaining parts of the city, especially the suburbs. �

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2.3.2

User Travel Patterns Understanding the City | Foundation Studio | 2018

Origin And Destination Mapping by Purpose

“The travel pattern of users indicate that the complex network of job opportunities, recreational centres and institutions demand a highly connected public transport network to increase its share in modal split and reduce the imminent congestion in the precinct due to private vehicles.�

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Demographics

03.

The People

Understanding the City | Foundation Studio | 2018

This section is a culmination of understanding accumulated in the previous section and interweave it with the socio economic understandings of a city. A neighbourhood is a cohesive compatibility between the physical and social part of human habitat. The physical infrastructure of a precinct does more than just making the neighbourhood liveable and functional. It also creates economic opportunities for the residents, connects it to the rest of the city, and creates a social fabric in which people interact and create more opportunities for themselves.

Hence the effect of the physicality is felt directly on the people, who in response create a socio economic layer that is a direct mirror of the bigger aspects of a city’s workings. This section deals with income, its relationship with travel behaviour and the job opportunities in the precinct. The quality of life can be understood at the end of this section, giving us a peek into the nuances of the third layer i.e.. the people.

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3.1

Income Distribution Typology wise Income Distribution in the Sampling Typology wise Income Distribution

Income Distribution in the Precinct

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18

16

No. of Households

14

12 Gamtal

10

Row House Semi Detached

8

Detached Apartments

6

4

2

0

The Survey

2

18

9

7

4

10k-25k

25-50k

50k-1lac Monthly Income (Rupees)

1lac-2lac

2lac-3lac

Income Distribution in the Sampling

The given income distribution analysis is based on a sample survey taken in the precinct. The survey consists of 40 samples, taken across different typologies proportional to the distribution of typologies across the precinct.

The survey also takes into account the expenditure pattern, travel diary and vehicle ownership.

The predominant income group in the precinct according to the sampling and extrapolation seem to be 25k to 50k per month.

The extrapolated data is a projected figure based on the sampling of 40 surveys. The variation in each typology is not taken into account which warrants for unaccounted errors.

The predominant income group i.e. 25k to 50k per month, are comprised of all the typologies showing the variation in quality of housing for each income group, no matter the typology.

The detached and row houses, although have a majority of high income groups, it also consists of old detached bungalows and tenements that cater to lower middle class households that maintain and renovate their dwelling units according to surplus capital.

Income Distribution Understanding the City | Foundation Studio | 2018

“The majority of the population is occupied by the middle income group that own the properties they occupy, purchased on an EMI and are actively working towards higher investmentsm making it a good choice for new families.�

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3.2

Expenditure Pattern

Expenditure Distribution for differrent Income Groups

Case Studies in Income and Expenditure

The expenditure distribution nature of all income groups is similar. The proportion allocated to each category increases categorically with increase in the income. Grocery and food are the biggest expenditure zones in each household followed by recreational dining out as well as clothes being the consumer .for surplus cash in case of well off households The households divert the surplus income from the budget into grocery and recreation as and when the .)necessary expenses are met , that being education, utility bills, food and rent (if applicable

Expenditure Pattern Understanding the City | Foundation Studio | 2018

“The expenditure pattern according to the the given data shows that the majority of the population own the houses they live in, spending on daily necessities and needs, thus making it an active market for new developers.�

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3.3 Trip Rate by Purpose and Income

Income and Travel choices Origin and Destination Map by Gender

Vehicle Ownership by Income Groups

The predominant income group in the precinct according to the sampling and extrapolation seem to be 25k to 50k per month The extrapolated data is a projected figure based on the sampling of 40 surveys. The variation in each typology is not taken into account which warrants for unaccounted errors The predominant income group i.e. 25 k to 50k per month, are comprised of all the typologies showing the variation in quality of housing for each income group, no matter the typology The detached and row houses, although have a majority of high income groups, it also consists of old detached bungalows and tenements that cater to lower middle class households that maintain and renovate their dwelling units according to surplus capital

Income and Travel Choices Understanding the City | Foundation Studio | 2018

“The travel choices of the inhabitants make sense after the income relatability because the middle income groups, easily invest in multiple private vehicles to save time, and have increased connectivity to all parts of Ahmedabad.�

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3.4

Jobs and Livelihood

Income Distribution in Different Job Types

Mapping the Job Centers

Income Distribution according to Gender The expenditure distribution nature of all income groups is similar. The proportion allocated to each category increases categorically with increase in the income. Grocery and food are the biggest expenditure zones in each household followed by recreational dining out as well as clothes being the consumer for surplus cash in case of well off households.

The households divert the surplus income from the budget into grocery and recreation as and when the necessary expenses are met , that being education, utility bills, food and rent (if applicable).

Jobs and Livelihood Understanding the City | Foundation Studio | 2018

“Although Jodhpur is a predominant residential area, the job creation due to residences is of huge proportions in the casual sector. This is another reason why formalizing these casual jobs will result in more equitable neighbourhoods and better economic parity.�

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3.4

Jobs and Livelihood Chart Title Residential

Commercial

Institutional

Others

Types of Job Centers

Typology Distribution of Job Centers

Gender Distribution of Job Opportunities

8% 5%

24%

63%

Chart Title Residential

Commercial

Institutional

Others

The job distribution shows that maximum no. of 8% jobs are created in the commercial sector, but the 5% jobs are mostly casual in nature, if we24%refer to the typology distribution. These jobs are mostly low paying, unregulated contributors of the thriving informal sector of the city.

63%

Job Estimation in the Precinct

The above analysis of the job centers and its percentage distribution shows how undocumented the job scenario in this country is. Majority of the job situations are casual, i.e. they are not listed under any contract, don’t enjoy any job security and don’t feature in the tax rolls of the country.

Jobs and Livelihood Understanding the City | Foundation Studio | 2018

“The formal job creation in the precinct is quite low, making it a hub for casual workers, but formal jobs are extremely less. That reflects that low income groups from other precincts commute to Jodhpur for job opportunities. ” 27

Mapping Quality of Life

KITCHEN

LIVING

EXTERIOR

3.5

The Socio Economic Layer Understanding the City | Foundation Studio | 2018

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Mapping Quality of Life

INVESTMENT

PLAY SPACES

BEDROOMS

3.5

The above data is a graphical representation of the economic diversity existing in the precinct and actively documents the living conditions of the ipeople from different income groups. The table tries to delve into the nuances of economic disparity and how its translated into the daily economic lives of people. Above depiction of five different income groups and their living conditions, translates the analysis fro previous chapters into real life examples.

The Socio Economic Layer Understanding the City | Foundation Studio | 2018

“This mapping is a photographic documentation of the economic disparity and diversity in the precinct and the quality of life of peope at present. �

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3.6

The Public Life Understanding the City | Foundation Studio | 2018

Public vs Private

Most of the land holdings in Jodhpur are privately owned, most of it being a group of individuals rather than one single owner.

About 75% of the precinct is already developed, with rest 25% being listed as an open space or vacant land to be developed.

“Apart from the private land holdings, AUDA seems to be owning a considerable 15% ownership in the precinct,most of it being open spaces and commercial land for sale.”

“Most of the vacant land plots are privately owned lands which is yet to be developed.”

“Out of the 15% of the land owned by AUDA, 9% of them are open spaces. The open spaces in the development plan despite being allocated as AUDA garden, are undeveloped and unused by majority of the population for recreation. Interestingly, streets of the precinct have a richer Public Life.”

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3.7

Publicness of the Streets

Looking at the market that starts near Lotus school every evening, we see that since its a public building with idle working hours in the evening, the boundary edge of the school becomes a hotspot for commercial activities in the neighbourhood. Also the opaque background increases visibility in the day. The residential complexes benefit and use this market space for recreational and commercial purposes.

The street in-front of Lotus High school converts itself into a street market every evening. Why this public space works is a question we are trying to answer here. The residential land use of that neighbourhood is the most prominent user group of this space.

The Public Life Understanding the City | Foundation Studio | 2018

“Out of the 15% of the land owned by AUDA, 9% of them are open spaces. The open spaces in the development plan despite being allocated as AUDA garden, are undeveloped and unused by majority of the population for recreation. Interestingly, streets of the precinct have a richer Public Life.�

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Why Compare?

04.

The Big Picture

Understanding the City | Foundation Studio | 2018

This section is trying to work backwards from the analysis above, and compare the findings of the precinct with different other areas of the city. This is important as each precinct was studied in isolation, without taking into account the variables that seamlessly merge these precincts together to form a city.

This comparison will be done taking specific, quantifiable parameters into account to avoid bias, create a consistent baseline and objectively create a comaparative analysis.

The objective of this comparison is to get an idea of Jodhpur and how it fares in comparison to other precincts, and take an objective stand regarding its working as a mixed use neighbourhood.

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4.1 Jodhpur

Comparing Road Network Gurukul Road

Odhav

Nava Naroda

Percentage Area Distribution of Road Heirarchy

“The block sizes and the prevalence of private housing societies limits the overall connectivity of the precinct as compared to the rest of the precincts. Apartments make a precinct more open to the rest of the street life as compared to the introvert social pattern of cooperative housing societies. �

Comparing and Contrasting Understanding the City | Foundation Studio | 2018

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4.2 Jodhpur

Availability of Public Spaces Gurukul Road

Odhav

Nava Naroda

Open Space Typology Distribution across precincts

“Jodhpur loses out to other precincts here too because of large amount of private cooperative housing societies that are gated and thus the presence of public spaces is extermely less. This is why the publicness of the streets in the precinct is so high and the streets are hub of activities. �

Comparing and Contrasting Understanding the City | Foundation Studio | 2018

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4.3 Jodhpur

Land Prices Gurukul Road

Odhav

Nava Naroda

Comparative Graph of Jantri Rate Range across Precincts

“As discussed in above sections, the precinct of jodhpur has the second highest land prices due to the advent of the metro, the BRTS transit line and predominant bungalow typology �

Comparing and Contrasting Understanding the City | Foundation Studio | 2018

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4.4 Jodhpur

Population Density Gurukul Road

Odhav

Nava Naroda

PPH vs FSI comparison across precincts

“The population density of Jodhpur is moderately high owing to new developments, apartment developments and new high rises. Jodhpur will receive even more influx of population in the coming years.�

Comparing and Contrasting Understanding the City | Foundation Studio | 2018

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Amid the high boundaries of high rises and bungalows, the neighbourhood looks like an amalgamation of fortified plots with the urban edges becoming the habitat for the socially backward class, looking inwards from the periphery of the society.

Understanding the City The comparative analysis yields an interesting look into the near future for Jodhpur. As a mixed use neighbourhood, physically Jodhpur seems to do well, with valuable land, systematic infrastructure, connectivity, public transport and a steadily growing population. This certainly affirms the desirability of Jodhpur as a prospective residential investment, for developers and household alike.

The Conclusion Understanding the City | Foundation Studio | 2018

However, looking at the socio economic layer of this urbanity, it is evident that the living conditions and income generation have a direct effect on the physicality of a city. Cities are fueled by the revenue generation from the public sector. The city of Ahmedabad is urbanizing rapidly, and land prices and infrastructure growth will continue in tandem, but in this process the idea of a equitable and socially inclusive and sustainable urban organism is lost. The housing sector is controlling the growth of the city and is shaping planning policies around it, but ideally it should be the other way round. Because social infrastructure like public open spaces, public transport and institutional diversity is important to create a city that offers a good quality of life.

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Understanding The City | 2018 Centre of Environmental Planning and Technology Instructor : Bhargav Adhvaryu Coordinator: Rutul Joshi Academic Associate : Kinjal Sakaria