Beyond Predict and Provide
A liberal approach towards the development of twin cities
Portfolio by Hingane Shweta Santosh | PG190937
Development Plan Studio 2020 2 nd semester | Masters of Urban Planning Faculty of Planning
Acknowledgement I would sincerely like to thank our studio guide, Prof. Rutool Sharma ma’am and academic associate Hersh Vardhan Bhasin for guiding and assisting me throughout the studio. I would also like to thank all the professors of the ‘Development Plan Studio 2020’ for their critical inputs and comments which have led to my learning in the studio. My group mates have been the major part of this journey so I would like to thank all my Bharuch group mates. I would like to express my gratitude towards my family and friends for always supporting and assisting me. Lastly, I would like to thank my fellow batch-mates, for their support and faith.
Disclaimer The information presented in this portfolio has been studied and collected by the author as apart of the “City Development Plan” Studio, Faculty of Planning, CEPT University.
Bharuch and Ankleshwar Development Plan Studio
Preface
Narmada River / Source – Amazing Bharuch/Instagram
Bharuch is probably the oldest port town in the country, located at the creek of river Narmada near the Gulf of Khambhat . Somehow the town never grew to an extent to which Ahmedabad, Vadodara or Surat grew post-independence. It transformed from a port city to an industrial city after the introduction of GIDC estate north of the city. Since then the city is growing with the help of an industrial economy. Ankleshwar on the other end of the Narmada river used to be a small temple town which grew to become the largest industrial estate in India due to the availability of petroleum in the region. Ankleshwar has grown tremendously in past 10 years. Both the cities have a similar population and are growing at the same rate, therefore, BharuchAnkleshwar Development Authority (BAUDA) was formed to prepare a development plan for the area. Both the cities fall on the Delhi Mumbai Industrial Corridor, and the National High-Speed Rail Corridor, which will further govern the development. This development plan aims to regulate the growth and make the area greener, liveable and compact with an aim to meet the sustainable development goals.
Contents
PREDICT 03 Issues and Opportunities Previous Planning attempts Why do we need a brand new DP? Initial approach
INTRODUCTION
01
REQUISITES FOR DEVELOPMENT PLAN Interventions at precinct level (Ghatlodia, Gujarat ) Road Network Analysis (Pune, Maharashtra ) Master Plan Study (Guwahati , Assam )
02
BASELINE Insights of Bharuch & Ankleshwar History & Notion of twin cities
BAUDA structure Urban parameters Major Influencing factors Chronology of transformation
Delineation and Projections Vision for Development Plan Development suitability
PROVIDE 04 Zoning Approach
Robust road network & connectivity Unfolding the layers of zoning Development Plan 2041 Along with PCPIR
Sectoral Interventions Envisioning the future BAUDA Costing and Phasing
CONCLUSION
About the Studio As a part of City Development Plan studio, team of students were expected to develop core competencies in making a Development Plan of Bharuch and Ankleshwar , which would go beyond the conventional ‘predict and provide’ approach. We have studied and explored different approaches of planning, zoning and regulations, to prepare a plan that is robust yet adaptable, and able to withstand the uncertainties of future. We have worked on preparation of Development Plan with proposals integrating various sectors such as land use, transport, infrastructure, housing, economy, environment etc.
Individual Work Group Work Individual Contribution In Group Work Narmada River / Source – Amazing Bharuch/Instagram
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Bharuch and Ankleshwar Development Plan Studio
Requisites for Development Plan
Narmada River / Source – Amazing Bharuch/Instagram
Journey of development plan studio started with the preliminary study of global trends. To understand the process of making of development plan , we have looked into some relatable case studies for better understanding of current market trends and probable development approaches.
1.1. Interventions at Local Level Precinct (Ghatlodia, Gujarat) The exercise gives the glimpse of issues in the city at local level and gives us the perspective for probable solutions
1. Encroachment of Illegal settlements along the railway line
4.Poor street design and management
Issues -
Plot Ownership
Open Spaces
Existing Land Use
Existing Built Use
Chosen precinct Ghatlodia of 1 sq.km. area is located 1 km from SG Highway , is an emerging residential hub in Ahmedabad but there are few constraints in the development of this area • Permissible FSI used in only up to 1.8 so mostly fabric is low rise. • Traffic congestion at the Chanakyapuri road due to street market and auto rikshaws. • Illegal settlement along the railway line is increasing. • Potential green open spaces are used as dump yards.
Bharuch and Ankleshwar Development Plan Studio
Proposals -Mixed use zone + Increased FSI up to 4 along the major streets having minimum width 24 m. - This will help to accommodate the projected population also will be accelerator for commercial- economic growth - This will add vibrancy in the urban domain through continuous mixed use edge.
3. Open plots are being used as a dump yards
2. Traffic congestion at Somnath chowk due to the street market
Aawas Housing for existing slum dwellers through Pradhan Mantri Aawas yojana
Green zone along the railway line, green belt up to 75 m from railway line will not let people to form slums.
-To develop Green network of open , usable spaces. These places will be strictly use for public gardens and parks. -Providing buffer spaces on main street along the foot paths. -Double up the water management infrastructure
-Improve street design - widen the road up to 30 m - Add rental spaces for parking and street vendors. - Odd even parking regulation - Wide footpaths
1.2. Road Network Analysis ( Pune, Maharashtra) Average block size 18.36 sq.km
City Area : 331.3 sq.km.
Average Distance in 2 rings is 5.7 km
City Population: 31.2 Lakhs
Average Distance between radials 1.34 km
-
Discontinuous radial roads can be seen on western part of the city.
-
Pune is growing towards north-west part which is outgrowth area
where inadequate network coverage and irregular block size can be observed. -
Average block size is maintained and strong road network can be seen in east side which is old town and mostly developed area.
Bharuch and Ankleshwar Development Plan Studio
Proposed ring road by PMRDA is in under construction.
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1.3. Comprehensive Master Plan 2025 (Guwahati, Assam )
Vision
Layers
Prepared in 2009 by Guwahati Metropolitan Development Authority Area
Population
Population Density
328 sq.km.
18.05 Lakhs
221 PPH
Eco-sensitive zone 1. To conserve Guwahati's sensitive natural environment
2. To Develop an integrated intra-urban transport system
Proposed Road network & ROW
Proposed Economic zones
42%
Residential
6%
Commercial
4%
Industrial
15%
Public & semi public
15%
Recreational spaces
14%
Transportation
12%
Water bodies
12%
Eco sensitive Green zone
3. To Develop well4. To provide space distributed social and for efficient economic physical activity infrastructure
Proposed FSI
Proposed Residential blocks
Previous Master Plan
5. To Create an Image Befitting that of a State Capital
6. To Bring in a System in the Land Development Process
Levels of Planning Previous Master plans were prepared in • • •
First Master Plan, 1986 was prepared in 1965. Second Master plan was prepared in 1987 for perspective year 2001. GMDA was formed in 1992.
About the MP, 2001 • •
Bharuch and Ankleshwar Development Plan Studio
Vision of the DP to ensure right kind of the development till 2001 In order to deal with rapid urbanization and related issues, the DP focused more in land use regulations and connectivity.
Master Plan • • •
Master Plan for Greater Guwahati in 2025 under Section 10 of the Assam Town and Country Planning Act, 1959 Implement land acquisition under The Land Acquisition Act 1894 (LAA) Preparation of zonal Plans is mentioned in the Act but not implemented on ground
Special Scheme Area Plan Detailed Development Scheme prepared under Section 35(1) For small scale areas
Non Developable vs Developable vs Developed
Spatial Evolution 1891 AD
1971
1951
2011
2001
Timeline for Master Plans 24% 44%
Non Developed
Due to existing hilly areas and water bodies 24% land comes under eco sensitive zone which is 32% non-developable. Developable
Master Plan, 1986 Prepared by State Government under section 10 of Assam Town and Country planning Act , 1959
1965
Developed
Development Regulations
1987
Master Plan, 2001 Modifies master plan and zoning regulations prepared by Town and Country Planning Organization. The Master plan was finally entrusted to the Guwahati Metropolitan Development Authority for implementation of plan 2001.
Master Plan, 2025 Prepared by Guwahati Metropolitan Development Authority under the Guwahati Metropolitan Development Authority Act , 1985
2001
Inferences •
The Land Use Zoning and Development Control Regulations include the following: i) Classification of Land use Zones ii) Land Use Permissibility iii) Development Control Regulations • Subdivision Regulations • Development Controls for integrated developments and individual buildings iv) Regulations for Conservation of Heritage Buildings and Heritage Precincts
• • •
• • • •
Built form
REGULATIONS Bharuch and Ankleshwar Development Plan Studio
DP FOCUS
FSI
LIBERAL
CONTROL
Land use/ Zoning
Comprehensive Master Plan (CMP) of Guwahati gives a good idea about the prevailing situation of the city , its future perspective and the investment plan. Master Plan and Special scheme area plan are being implemented using the Land acquisition and pooling method under the Land pooling policy and acquisition Act,1984 Master Plan mainly addresses Environment conservation, transportation and affordable housing. Development Regulations has given priority to zoning and permissible usage in it. The Comprehensive Master Plan for Guwahati gives a fairly good idea of the present and proposed land use pattern. For the purpose of planning, it had divided the area under the GMA into nine use-zones. While comparing with the previous master plans for the town, it is seen that there are some major changes in this revised plan over the previous ones. For instance, the area of the master plan jurisdiction has been fairly extended. Lack of local area planning. As special scheme area plans are being implemented at 4 areas only. Lack of consideration of Infrastructure Network (sewerage and drainage lines)
Environmental concerns
Connectivity
Affordable Housing
Additional housing map
Land use Transport Environment Housing Infrastructure
100%
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02
Bharuch and Ankleshwar Development Plan Studio
Baseline
Source – Instagram / Amazing Bharuch
Starting with the story of twin cities ; Bharuch, the second oldest city in India and Ankleshwar, the chemical capital of our nation will show the different urban aspects which will help us to understand the baseline of the development plan process.
2.1. Insights of Bharuch and Ankleshwar
Ahmedabad | 190 KM
Rajkot | 380 KM
Vadodara | 80 KM
Bharuch & Ankleshwar
2
cities
2
Municipalities
1
Surat | 75 KM
Development Authority
The Twin Cities
Bharuch and Ankleshwar are situated 8 km away on from each other on either side of river Narmada in Gulf of Khambhat in Gujarat. Both the cities are immensely akin on several activities and functions so also known as ‘twin cities’. Bharuch is a district headquarter and Bharuch as a city is one of ancient port city in India. On other hand Ankleshwar has become a terminal for all kinds of industries and it is the largest industrial estate in India. Bharuch Ankleshwar Urban Development Authority ties up these cities through planning region and functions. Bharuch district is centrally placed from all the major cities in Gujarat. Also DMIC , DFC passes through the BAUDA region enhances the importance of twin cities. Bharuch and Ankleshwar Development Plan Studio
To Mumbai | 233 KM State map of Gujarat showing all the states
Area
6509 sq.km
Population
Villages
653
635
sq.km
Bharuch District BAUDA
15.15 lakhs
92
Working Population
5.81
6.43
lakhs
lakhs
Bharuch District BAUDA
Bharuch District BAUDA
Density
238
2.3
/sq.km
lakhs
Bharuch District BAUDA
912
/sq.km.
Bharuch District BAUDA
To Jambusar DFC
HSRC To Vadodara
DMIC
Dahej - PCPIR Bharuch
Bhadbhut barrage
Ankleshwar To Jhagadia
To Hansot To Valia
To Mumbai
Bharuch and Ankleshwar Development Plan Studio
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2.2. History and Notion of Twin Cities Understanding the urban development process from a historical perspective reveals the nature and characteristics of the growth process of a town and its underlying forces. Bharuch is said to be India’s second-oldest city and has a history of more than 8000 years. 942-1304 AD
1954 AD
Chalukya Era
500 BC
165-1672 AD
415-470 AD
Pradyota Era
185-23 AD
Mughal Era
Gupta Era
Post Maurya Era
322-185 BC Maurya Era
Middle Age Era
‘ River Narmada’ is key factor in the evolution of twin cities and acts as a edge for both cities.
Formation of Bharuch Municipality
Enhancing the connectivity in twin cities through ‘Golden Bridge’ which is a regional level landmark.
Source – Instagram / Amazing Bharuch
Bharuch and Ankleshwar Development Plan Studio
Upcoming
DMIC Corridor & Narmada Bridge
High Speed Railway Corridor
1877 AD
Upcoming
Golden Bridge
1815 AD
1293-1872 AD
2006 AD
1736-1772 AD Independent Nawab
Maratha Era
Maitrak Era
23-400 AD Kshatriya Era
Ankleshwar Railway
1644 -1685 AD
470-788 AD
Establishment of ONGC
1860 AD
Upcoming Dedicated Freight Corridor
Source – Author
Bhadbhut Barrage & Kalpsar
1976 AD
Formation of GNFC and industrial estates
‘Chemical capital’ – Industrial districts gave a new identity to twin cities.
Source – Instagram / Amazing Bharuch
2012 AD
Establishment of BAUDA
Upcoming
Ankleshwar Airport
‘Heart of Bharuch’ – Bharuch Railway Junction is an important node in CBD.
Source – Author
‘Zadeshwar road’ – A Path that leads to new upcoming residential hub in BAUDA
Source – Instagram / Amazing Bharuch
2.3. BAUDA Structure Bharuch & Ankleshwar
How did BAUDA & GPCPSIR Came in existence? Population 6.43 lakhs
Gujarat petroleum, chemical & petrochemical special investment regional development authority ( GPCPSIRDA) Development Plan 2009 | Area – 250 sq.km.
Bharuch Ankleshwar urban development authority ( BAUDA) Draft Development Plan 2032 |Area – 635 sq.km.
Rajkot
Population 14.4 lakhs
Surat Population 49.62 lakhs
GPCPSIR is one of the Special Investment region in 4 regions in India . To provide for establishment, operation, regulation and management of large size Investment Regions and Industrial Areas in the State of Gujarat; and to specially enable their development as global hubs of economic activity establishment of GPCPSIR was done under the ‘Gujarat Special Investment Region Act ‘ in 2009.
Ahmedabad
Population 63.5 lakhs
Bharuch and Ankleshwar Development Plan Studio
Area 18 sq. km.
Area 12.48 sq. km.
11 wards
9 wards
Bharuch municipality
Ankleshwar municipality
Seeing the impact of upcoming projects like DMIC , DFC , GPSPSIR on twin cities through development and opportunities, both Bharuch and Ankleshwar proceeded to merge their townships as One city by the development of the most anticipated Bharuch Ankleshwar Urban Development Authority commonly called as BAUDA. Both municipalities had their own urban development sector until 2011 which were dissolved to form a BAUDA in 2012.
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2.4. Urban Parameters Spatial Analysis
Demographic Perspective Study of population and demographic and spatial trends is essential to understand the character of a city and its demands for future proposals. It helps to explain the current urban conditions and to derive the future directions for planning and managing city’s growth and development.
912 persons/sq.km.
6.43 lakhs
Density
Population
60000
1000 persons
200 persons/sq.km.
5000
250
Urban growth rate in BAUDA & PCPIR
29%
Decadal annual rate
-20%
The maximum area under BAUDA is still developable since agricultural use is the maximum. Developed area is limited because of limited area under municipalities and its outgrowths
250%
Looking at the three indicators of urban, total population above 5000, more than 400 persons/ sq.km density and decadal growth rate of 29% , a trend towards the eastern side, indicating an urban growth to the east.
200 200 150 150 100 100
Developed 17%
50 50
Non Developable 25%
00 1990
2000
Bharuch and Ankleshwar Development Plan Studio
2010
2020
Within the municipalities, a mix of land uses are seen. Though Bharuch municipality almost fully developed, more than half of Ankleshwar municipality is developable as it is growing towards east under the influence of Jhagadia GIDC as seen from the census data
Developable 58%
Aragama GIDC Sayakha GIDC
2.5. Major Influencing factors
Vilayat GIDC
Industrial Estates Bharuch GIDC
Bhersam GIDC
When Gujarat initiated its industrial expansion Bharuch became a crucial link in this drive given the presence of oil reserves, proximity to sea and trading ports which were already operational on a global scale.
Dahej Jhagadia GIDC Kharchi GIDC
As industries remain the major driver of the regional economy it has also shown an impact of regional urban pattern as it attracts the 58% workforce in BAUDA region Industrial footprint is about 16 % of the total land area.
Ankleshwar GIDC Panoli GIDC
DFC
Connectivity
HSRC
Existing skeleton of road network and connectivity has played a crucial role in development of BAUDA region . Predominated industrial and residential development has seen along the major transit corridors.
DMIC
Bharuch – Dahej Highway
Excellent port connectivity with the presence of Dahej port makes it an investment destination in port & ship building activities. Ankleshwar Airport
NH 48 and NH 228 are the most integral part of the existing road network with respect to regional connectivity towards the North. Narmada Bridge and Golden Bridge connect Bharuch and Ankleshwar municipalities. Delhi Mumbai Industrial Corridor (DMIC) and Dedicated Freight Corridor (DFC) are proposals on National Scale that pass through BAUDA limits.
Bharuch and Ankleshwar Development Plan Studio
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2.6. Chronology of Transformation
1990
2000
Urban Growth in BAUDA region
46.07 sq.km.
81.55 sq.km.
Determinants
2000
1990 The fiscal incentive Policy of 1971 promoted backward district of Bharuch to potential Dahej Port industrial growth hub. During the three decades, the district witnessed tremendous industrial growth. Ankleshwar GIDC was formed in 1950’s followed by many commercial developments which were set up in and around railway station in Bharuch. Dahej port was also in developing phase, so there was influx of in-out migrants in twin cities.
Bharuch and Ankleshwar Development Plan Studio
Bharuch GIDC
Ankleshwar GIDC
High rural to urban migration in search of job opportunities resulted in the expansion of urban areas. Bharuch and Ankleshwar municipalities boundaries were expanded. To instigate industrial development, Bharuch industrial estate was formed in 1995.
Vilayat GIDC
Panoli and Jhagadia industrial estates were established during this span of 10 years and major growth can be seen in the direction of these industries. Panoli GIDC
Predominant corridor development
2010
2020
124.7 sq.km.
2010
196.29 sq.km.
Bhersam GIDC
The GIDC estates were saturated in 2000’s causing the urban sprawl. New GIDC establishment in Jhagadia attracted the sprawl. The GIDC estates became a part of the Industrial Notified Area. In 2012, Bharuch Ankleshwar Urban Development Authority (BAUDA) was formed. Apart from the estates, several private estate clusters were formed sue to the lack of land availability of land in within the GIDC estates.
Bharuch and Ankleshwar Development Plan Studio
Aragama GIDC
2020 The GIDC estates were saturated in 2000’s causing the urban sprawl. New GIDC establishment in Jhagadia attracted the sprawl. The GIDC estates became a part of the Industrial Notified Area. In 2012, Bharuch Ankleshwar Urban Development Authority (BAUDA) was formed. Apart from the estates, several private estate clusters were formed sue to the lack of land availability of land in within the GIDC estates.
Sayakha GIDC
Kharchi GIDC
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03
Bharuch and Ankleshwar Development Plan Studio
Predict Study and Analysis part to understand the situation of BAUDA in detail. Source – Author
3.1. Issues and Opportunities Industrial Clusters
Deterioration of water bodies
Bhadbhut Barrage
Bharuch and Ankleshwar stand as spatially saturated areas as notified by GIDC records, hence reflect a stagnation in growth.
According to the EIA reports, few of the monitoring stations were taken for the studies in which the PH value of water bodies and ground water exceeds 8 which is highly hazardous to health.
Formation of Bhadbhut barrag Narmada river and water ch towards Kalpsar dam propose State Government will agricultural activities in BA and will maintain the water le Narmada.
Abrupt formation of private industrial clusters apart form GIDC area.
Amla khadi near Panoli GIDC is the most polluted river in Gujarat.
Industrial Pollution
Lack of connectivity
The presence of major industries have caused a pollution zone.
Lack of public transport in BUADA region one of the major issues.
The presence of oil fields have made certain areas not suitable for development. Discharge of effluents in ground water, Pungent industrial smell , noise pollution are major issues in industrial regions in BAUDA.
Flood plains The frequent flooding of the Narmada river has created a flood plain spread over 95 sq.km towards Ankleshwar side. Low lying area at Karjan Village can create barrier in development of this region.
Bharuch and Ankleshwar Development Plan Studio
Connectivity in twin cities with only option of Golden & Narmada bridge creates traffic load at major junctions. Inadequate parking spaces
Inadequate Green spaces
There are very less areas designated for parks and gardens. At the moment only 9 gardens are present in BAUDA.
Per capita open space is only 0.9 sq.m. where according to WHO suggestion it should be 9 sq.m.
Upcoming Projects
DMIC, DFC , HSRC , Ankles Airport will create a opport of robust connectivity with parts of India and will enhanc growth of BAUDA region.
More commercial and Indu establishments will sprung after the completion of t projects.
Special Investment Regions
Total 4 SIRs in India & 2 SIRs are in proximity in BAUDA Dahej PCPIR and Alia bet are one of the most important regions in India and th shape the future development of adjoining BADA region.
3.2. Previous Planning attempts Existing sprawl in & around BAUDA
age on hannel sed by help AUDA evel in
Bharuch’s development pattern shows continuous growth along the NH-48 towards Vadodara. Irregular uncontrolled growth can be seen towards eastern side of BAUDA region.
Draft Development Plan 2032 is the first
development plan prepared by BAUDA in 2012 and has has identified the future housing demands and spatial planning needs.
shwar rtunity other ce the
ustrial g up these
They have catered the growth along vertical spine of NH-48 but haven’t given much importance to influence of DMIC corridor. Both the towns have clearly witnessed growth in the Industrial sector, however the DP doesn’t have provision for expanding industrial zones. This leads to the setting up of private industrial estates leading to the migrant population of low income groups to squatter at locations in the proximity. Agglomerations that are closest to BAUDA, that yield economic benefits should also be considered as a part of the macro planning strategies.
Comparison Clearly, urban sprawl along the major corridors and towards Jhagadia side can be seen as it is influencing pull factor. Need to regulate radial growth pattern. So, to regulate the growth pattern area exceeding the BAUDA boundary can be included.
n
his will of Bharuch and Ankleshwar Development Plan Studio
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3.3. Why do we need a brand new Development Plan 2041?
DMIC
HSRC
Bharuch and Ankleshwar are in developing phase and most of the major impactful projects like DMIC, DFC, HSRC , Airport will be completed by 2032. Upcoming Industrial estates like Kharchi, Vilayat along with Jhagadia will be demanding a labor force which will increase the migrants.
Migrants from Vadodara
Migrants from PCPIR
Golden phase of BAUDA will start after the completion of these major projects and will generate income opportunity will trigger the population growth and migrants spill over.
Major junction of DMIC
So to maintain stagnant and controlled growth which is expected from 2032 till 2041, we will need Development planned till 2041.
Rehabilitation of fishermen Airport 20 lakhs
Population
15 lakhs 10 lakhs 5 lakhs 0
GPCPSIR
DMIC DFC AIRPORT HSRC
BHADBHUT BARRAGE
Phase 1 Bharuch and Ankleshwar Development Plan Studio
Phase 2
Spill over at Ankleshwar
3.4. Vision for Development Plan 2041
Vision “To enhance existing city strengths and it's opportunities and plan the economic growth through improvement in the quality of urban life“ Planning Principles
Environment Friendly Development
Radial Planning
Community Engagement
Corridor Development
Long Term Planning
Ecological reservation Source – Instagram / Amazing Bharuch
Bharuch and Ankleshwar Development Plan Studio
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Initial planning approaches (individual)
Concept zoning map
3.5. Delineation and Projections
In Iteration 1, in initial weeks of the development plan we were asked to do the analysis the existing satiation through both primary and secondary data sources followed by developing individual concept for the Development Plan. Concept of the connectivity was to tie up all the major growth factors which were mostly industrial estates and economic nodes in BAUDA region.
Existing BAUDA
Growth Towards Jhagadia
Concept of organisation of Intensity zones – Low, Mid , High and commercial zones , incentives approach and proposal of evacuation route in concept development plan is being carried forward to final development plan.
Population 6.43 lakhs 635 sq.km 90 villages
188 sq.km 39 villages
New BAUDA boundary Area
823 sq.km.
New Population
18.2 lakhs
Concept Coonectivity map Bharuch and Ankleshwar Development Plan Studio
3.6. Development Suitability
Ground Reality
Present development impacts on future demands and supply
Non – suitable land
Constraints like Oil drills, High flood zones, Low lying areas will create barrier for development.
Developed Land
Only 12.6 % of BAUDA area is developed
Development demand
In remaining area of 330 Sq.km. we are going to propose the major connectivity and zoning as these areas demands more attention due to growth magnets. Land suitability map
Bharuch and Ankleshwar Development Plan Studio
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04
Bharuch and Ankleshwar Development Plan Studio
Provide Process to develop core competencies in making a Development Plan, which would go beyond the conventional ‘predict and provide’ approach. This will unfold the different layers of Development Plan 2041. Source – Instagram / Amazing Bharuch
4.1. Zoning Approach In this identified land, we are using hybrid zoning approach which includes moderate balance of use based, intensity based and incentive-based zoning with different scale of command controls. FREE MARKET
Use based zoning (Minimal Control) - Liberal approach with minimal restrictions on land uses. - Allows market to determine the kind of development. - Regulate the uncontrolled growth. - Vast range of uses will be given in defined zones. - More choices and flexibility.
Intensity based zoning (Significant Control) - Sets land use intensity restriction through permissible FSI , height, setbacks, margins. - Flexibility in forms and functions of land use developments. - Liberal yet controlled approach will help to regulate the development and maintain the character in the city. - This will encourage more mixed use development.
Incentive based zoning (Almost Control) - Rewards for development in defined areas , incite the provision of amenities. - TDR, purchasable FSI will increase the chances of society centric development. - Incentives for greens, affordable housing, public uses.
COMPLETE CONTROL Bharuch and Ankleshwar Development Plan Studio
Hybrid zoning Market driven approach
More liberal and flexible with control regulations
Location based, so cares to zone based requirements
Offers more choices
Ensures equitable distribution
Simplistic and easy to understand
4.2. Robust road network & connectivity Bharuch and Ankaleshwar needs to bind thorough robust network connectivity to make it work as a twin cities. The proposal for road network and connectivity is made keeping in mind the following • Connectivity to Growth Magnets • Inter and Intra City Connectivity • Connectivity to Proposed Airport • Connecting the Industrial Estates • Including Gamtals into projected growth pattern Missing Links Micro level Macro level
Proposed Road Widths Road Widths 18m 30m 45m 60m 90m 100m
Road Widening Proposed Road widening
Proposed Road widening Proposed Roads Bharuch and Ankleshwar Development Plan Studio
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4.3.Unfolding the layers of Zoning What compromises of this zone? Green Blue Buffer (No Development Zones)
The existing flood plans on the banks of river Narmada are considered as No Development Zones. Moreover, due to the upcoming Bhadbhut Barrage on river Narmada, the flood plain are highly prone to flooding and development of any kind is not recommended.
Permissible Uses
Development Regulations
Location in Development Plan Area proposed
148.14 sq.km.
Total Contribution
18 %
Temporary use, Farming , Fisheries 25 m green buffer
Gamtal and Core zone
Gamtal in Bharuch is saturated. Further development or expansion is not feasible. Thus the core is maintained as it is with a few policies to encourage redevelopment.
Permissible Uses- Residential-1,2&3, Commercial- 1, Business, Religious, Educational-I, Institutional, Hospitality-1,Assembly-1, Sports & Leisure, Parks, Temporary Use, Public Utility, Public Institutional
Industrial Zone
Existing Industrial Estates are found at Bharuch, Ankleshwar, Jhagadia and Panoli. Apart from Jhagadia, all other Industrial estates are saturated. Thus, an extension of Panoli Industrial estate towards the east is proposed to prevent expansion outside BAUDA limits on the south.
Permissible Uses Industrial 1,2,3 & 4, Residential-2,3
Bharuch and Ankleshwar Development Plan Studio
Area proposed
57.61 sq.km.
Total Contribution
7%
Area proposed
74.07 sq.km.
Total Contribution
9%
4.3.Unfolding the layers of Zoning What compromises of this zone? Low intensity mixed use zone These are proposed to accommodate affordable housing projects along with low- rise structures and larger open spaces and towards the north of Bharuch to cater to the working population of PCPIR and to enable radial growth of the city.
Permissible Uses - Residential 1&2, Commercial‐ 1, Religious, Educational 1, Assembly‐1, Service Establishment, Sports & Leisure, Parks, Temporary Use, Public Institutional.
Development Regulations
Location in Development Plan Area proposed
76.539 sq.km.
Total Contribution
9.3 %
Medium intensity mixed use zone Areas with high housing demand & projected to be higher and thus have higher chargeable FSI and between the outer and the inner ring and near Jhagadia to encourage growth of various sectors outside municipal limits.
Area proposed
74.07 sq.km.
Permissible Uses - Residential 1,2 & 3, Commercial‐ 1 & 2, Religious, Educational 1 & 2, Assembly‐1,2 & 3, Service Establishment, Sports & Leisure, Parks, Temporary Use, Public Institutional, Storage, Transport, Public Utility, Tourism Services, Health 1 & 2.
Total Contribution
9%
Commercial Zone
Commercial zones near the airport and DMIC and Ring road junctions are provided in anticipation to the commercial growth in the area.
Permissible Uses Residential 1,2 & 3, Commercial-1,2 & 3, Religious, Educational 1 & 2, Assembly‐1,2 & 3, Service Establishment, Sports & Leisure, Parks, Temporary Use, Public Institutional, Storage, Transport, Public Utility, Tourism Services, Health 1, 2, 3 and 4 Bharuch and Ankleshwar Development Plan Studio
Area proposed
12.34 sq.km. Total Contribution
1.5 %
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4.3.Unfolding the layers of Zoning Urban Reserve
Urban reserves have been proposed to facilitate inclusiveness for local ventures with tax exemptions. Urban reserves lands are suitable for accommodating urban development over the 30 years after their designation. Urban reserves towards the outskirts thereby enable future urban development and cost-effective provision of public services within the urban boundary.
4.4. Development Plan 2041 Overlay Zone
Overlay zones are identified along major roads in BAUDA. The purpose of overlay zones is to encourage corridor development along major roads. Overlay intensity zones include various permissible land uses with higher permissible chargeable FSI for revenue generation for the authority.
Permissible Uses Residential 1,2 and 3, Commercial1, Religious, Educational 1, Institutional, Hospitality 1, Health 1, Assembly 1, Sports & Leisure, Parks, Temporary Use, Public Utility, Public Institutional , Agricultural , Zoos , Public utility.
Permissible Uses - Residential 1,2 & 3, Commercial-1,2 & 3, Religious, Educational 1 & 2, Assembly‐1,2 & 3, Service Establishment, Sports & Leisure, Parks, Public Institutional, Storage, Transport, Public Utility, Tourism Services, Health
Area proposed
172.83 sq.km.
Total Contribution
21 %
Area proposed
61.3 sq.km.
Total Contribution
8%
Railway
Bharuch and Ankleshwar Development Plan Studio
A glance at relation of BAUDA with PCPIR
PCPIR and BAUDA PCPIR development shall have a considerable impact on BAUDA with its floating population residing in BAUDA. An urban reserve at the boundary of the PCPIR and BAUDA is provided with an aim to be flexible with the market growth and trend due to PCPIR. An extension of the housing sector of PCPIR into BAUDA to accommodate housing for labourers and EWS.
TP Schemes in BAUDA A town planning scheme is proposed for efficient implementation of the proposed development plan. Apart from the existing 5 TP schemes in BAUDA; 4 – Bharuch and 1 – Ankleshwar, other 93 schemes have been proposed to in the core as well as the peripheral growth to the municipalities. Bharuch and Ankleshwar Development Plan Studio
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4.6. Sectoral Interventions Public transport network
Non Motorized Transportation Tram network
Non-motorised transport (NMT) walking, cycling, cycle rickshaws Proposed Street sections Old Idgaah Road, Bharuch
Tramway
Major Stations
Bus Para-transit 3.5
Intermediate Para Transit network
Bus services
Private Property
2
4.5
Sidewalk with tree pits
Shared Lane
2
Parking
Private Property
Sidewalk
15 m Wide Road Ankleshwar Road
Rikshaw stops
Bus stops
Bus Terminals
Intermediate Para Transit is an important sector of economy generation in BAUDA. Enhancing the current trend of IPT Bharuch and Ankleshwar Development Plan Studio
Major roads width more than 12 m will be used as for public transport for inter and intra city travel by bus.
3 Private Property
Front zone
Sidewalk
2
6 Parking/ Tree pits
1
Carriageway
6
Carriageway
30 m W
s, and other forms of mobility that are powered by humans.
ay
Existing Issues Overhead entangled cables
Lack of footpath for pedestrians Uncontrolled Parking
Uneven division
0.5
2.5 0.5
5 Mid Island
Shared Lane
0.5 2.5 0.5 Shared Lane
Front zone
Private Property
15 m Wide Road
3.5 Bus stop/ street vending
3
Encroachment by street vendors
Station road, Bharuch , source - Author
Proposed section
5.5 Cycle track
Sidewalk
Front zone
Private Property
Station road, Bharuch , source - Author
Wide Road Bharuch and Ankleshwar Development Plan Studio
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Ecological Reservation
Ecological footprint plays important role in development of this region. But day by day due to the industries and polluti decreasing so to protect this environmental integrity of this region few proposals like green buffers, lake rejuvenation
Water body rejuvenation & Green buffer along it
Green buffer along the streets
Water bodies
Water bodies
High flood zone
High flood zone
Green buffer
Streets Green Buffer
Phasing of Green Blue network
Special Projects
Phase 1
Emergency escape route
Water bodies
Phase 2
Riverfront , Eco industrial parks , Eco sensitive zones
High flood zone
Phase 3 Phase 4
Bharuch and Ankleshwar Development Plan Studio
Streets Green Buffer Green Buffer
ion in city the quality of environment in and more green spaces are given.
Policy to attain the green goals in the city
“Our goal is to make BAUDA , Low Carbon Region which comprises of societies that consume sustainable green technology, green practices and emit relatively low carbon as compared with present day practice to avoid the adverse impacts on climate change” Sustainable energy generation
Use of solar, wind and other forms of sustainable energy can reduce reliance on fossil fuels, decrease pollution , and improve air quality.
Low carbon building management • • • • •
Waste reduction Efficient use of materials Use of green building materials Lifecycle assessment (production, process, use, demolition, disposal) Check up indicators for industrial waste , Air quality controls.
Green transportation
• Efficient use of Public transport • Promote uses of bicycles, Electric scooter, Hybrid car, Low carbon bus • Smart and strong transport system
Carbon sequestration
• Creating more green buffers and tree plantation will help to absorb carbon dioxide and pollutants • Low carbon consumption – water saving label, environmental protection labels. • Channelizing stormwater runoff well and use it for green buffers. • A green network across the city can help plant and animals thrive and improve air quality though increased carbon sequestration.
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Heritage proposal Prepare a conservation plan for heritage properties and enhancement of tourism potential of the region. Identified heritage sites should be categorized in 3 Grades Jumma masjid, source - Author
Grade I Structures of national importance Grade II State level importance Grade III Regional level importance
Dutch cemetery , source - Author
To preserve rich heritage structures
To prepare a plan for tourism development of BAUDA area and form a Heritage Management Unit (HMU)
• Heritage Management Unit formed with the municipalities will be responsible for the conservation / renovation permissions of heritage structures. • Heritage Management Unit shall form a system of co-ordination od stakeholders, implementation, management of heritage and tourism related issues at city level. • Grade II and Grade III buildings under private ownership can be renovated if they re under no use and have poor construction. Incentives can be provided. • HMU shall promote the heritage and tourism so it will help to sustain the identity of Bharuch and region. • Following requirements shall be considered for all these monuments – - Demarcated periphery to protect the structure. - Signage and information board - Plinth protection to avoid unwanted vegetation growth - Security and preservation of structure.
Infrastructure proposal Infrastructure Upgradation and provision of Sewage treatment plants
Upgradation and provision of Water treatment plants
b
b Water supply Network
Sewage network
Existing WTP
Existing STP
Proposed WTP
Proposed STP
Phase 1
Phase 1
Phase 2
Phase 2
Phase 3
Phase 3
Phase 4
Phase 4
Notified Area
Notified Area
Bharuch and Ankleshwar Development Plan Studio
Proposed Costing
Phasing
3751 Cr
Phase 2 ( 2032 to 2041)
Phase 1 ( 2020 to 2032)
Road Network
4191 Cr Housing
502 Cr
Infrastructure
1498 Cr
Green Blue Network
2.5 Cr Heritage
Implementation Phasing
Railway
Phase-1 (2020-2026) Phase-2 (2026-2031)
Phase-3 (2031-2036)
Phase-4 (2036-2041)
Zoning implementation Land Acquisition and pooling
150 Cr
Maintenance & monitoring
10095 Cr Bharuch and Ankleshwar Development Plan Studio
Roads Housing Water Supply Sewerage Solid Waste Management
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Envisioning the future BAUDA
1
2
Proposed Neighbourhood le character of city and quality
• Railway junction and flyover will act as a transit and will help in promotion of development of this central business district of Bharuch. • Boosting economy and housing through purchasable FSI in this particular area.
• Proposal of 9 km stretch of Green walkway along the Narmada river on Bharuch side. • Nearby CBD will attract more visitors. • This will maintain the green buffer along the river and will restrict the built encroachment in this area.
Corridor Development along railway station and flyover near Shital Circle with increasing intensity.
4
Bharuch and Ankleshwar Development Plan Studio
3
evel parks will enhance the y of life
Station road
2
Bharuch railway junction
3
Shital circle
1
Old Bharuch Kasak circle
Flyover
Silver Railway bridge
Green buffer & Narmada river
Old Bharuch
Golden bridge
4 Bharuch and Ankleshwar Development Plan Studio
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Baseline
source - Google
Bharuch and Ankleshwar Development Plan Studio
Predict
source - Author
Provide
Conclusion A development plan 2041 for Bharuch Ankaleshwar Development Authority has primarily focused on providing enough room for estimated as well as unforeseen development for the future. City thrives on floor space, and hence floor space should be provided for in a liberal manner , as opposed to the orthodox ‘predict and provide’ approach. Economics and policies are primarily tools to achieve the above goals.
source - Author
Bharuch and Ankleshwar Development Plan Studio
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Thank You Shweta Hingane | PG190937 | Faculty of Planning | CEPT University
