Bharuch Ankleshwar Development Plan 2041| Urban Planning Portfolio | CEPT

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

01

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.

Bharuch and Ankleshwar Development Plan Studio

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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

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Thank You Shweta Hingane | PG190937 | Faculty of Planning | CEPT University