Ghatlodia – Emerging Residential Hub in Western Ahmedabad | Urban Planning Portfolio | CEPT

Ghatlodia

An Emerging Residential Hub in Western Fringe of Ahmedabad Understanding the city studio Monsoon 2019

Ghatlodia - an emerging residential hub

Acknowledgement I would sincerely like to thank our studio guide, Prof. Anil Kumar Roy sir and academic associate Shashank Trivedi for guiding and assisting me throughout the studio.

I would also like to thank all the professors of the foundation studio, 2019, for their critical inputs and comments which have led to my learning in the studio.

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 a part of the “Understanding the City” studio, Faculty of Planning, CEPT University.

Understanding The City - Ahmedabad

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Preface Ghatlodia, in north-west Ahmedabad, is considered as one of the evolving peri urban area. In recent years, Ghatlodia has surpassed other peripheral fringes in its affordability quotient as well as demand for housing. Multiple factors have been the driving forces behind Ghatlodia’s growth into a self-sustainable residential hub. The portfolio tries to identify the various factors that led to the growth of this fringe and its real estate market. This will also include the determinants in the transformation cycle of Ghatlodia from peri- urban area to the integrated part of the city. Further, the portfolio showcases the dynamics through built form, land use patterns, availability of services, accessibility and economic factors. Folio will also unfold the notion of affordability. It will cover the altering market prices, Jantri rate and the opportunities available for the Ghatlodia’s future growth, amongst others.

Ghatlodia - an emerging residential hub

Content

PRESENT GHATLODIA

03

Primarily a residential precinct Land characteristics Analyzing the built form and typology Housing preferences

INTRODUCTION

01

PRECINCT INSIGHTS Locating precinct on the map

Overall analysis of characteristics in households Infrastructural evaluation Accessibility within the precinct Public Realm

Image of Ghatlodia Where do people work Notion of Ghatlodia Ghatlodia through residents’s lenses

02

CONCLUSION

CHRONOLOGY OF TRANSFORMATION Transition in last decade Evolution of residential fabric

Understanding The City - Ahmedabad

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Introduction The quality of built environment and the spatial factors that contribute to the built environment is central to the fields of Planning. To gain a better insight into this relationship, it is essential to understand the functioning of major contributing factors that affect the spatial infrastructure of the city.

Ghatlodia has steadily turned into one of the largest fringe areas of Ahmedabad. Having been inhabited for over half a century, it is one of the few places around the city which can still boast of a cosmopolitan residential culture. Ghatlodia has mixed type of morphology. The rural-urban fringe, in the real sense is a narrow zone with varying width outside the political boundaries of an urban unit which is neither urban nor rural in character.

Ahmedabad is undergoing rapid urbanization process with the fast-changing land cover in its periphery. Largely, migration from the hinterland as well as the internal growth of population has contributed to this phenomenon. With the number of people streaming into Ahmedabad increasing every day, the real estate in Ghatlodia too has begun to see a sudden rise. Owing to its strategic location and provision of good civic amenities, Ghatlodia has witnessed high growth.

Ghatlodia - an emerging residential hub

Understanding The City - Ahmedabad

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1. PRECINCT INSIGHTS

Ghatlodia - an emerging residential hub

1.1. Locating precinct on the map Located near Sarkhej Gandhinagar Highway and along the Chandoliya railway lines, the study area which occupies an area of one square kilometre and has R1 zone according to the development plan 2021. Ghatlodia lies 11 km from the old city of Ahmedabad.

Amongst the seven zones of Ahmedabad, Ghatlodia lies in the North-West zone. With respect to overall city, it is one of the affordable neighborhood and upcoming residential hub. It lies 5.4 Km from CEPT University.

Understanding The City - Ahmedabad

Ghatlodia is surrounded by areas like SG Highway, Nava Wadaj, KK Nagar, Ranip, Chandoliya, Sola & Gota. Study area is largely residential in comparison with the vicinity.

Growth of this western fringe of Ahmedabad is the result of infrastructural development, TP schemes and restriction on green belt.

As Ghatlodia is a fringe area in western Ahmedabad, different spatial character can be seen throughout this area. Ghatlodia has a mixed type of morphology. High density and lower middle-income group define this area. Major portion of this precinct is known as Chanakyapuri.

8

1.2. Image of Ghatlodia Paths are the channels along which the observer customarily , occasionally or potentially moves. These paths are local streets and sidewalks within the precinct.

Nodes are points, the strategic spots within the precinct such as Somnath chowk , Vishwas city chowk, junctions where arterial , sub- arterial and local roads meet. These points acts as nodal points to access various the precinct.

Somnath chowk , Nalanda Vidyalaya , Five petals hotel, Chanakyapuri vegetable market are the important landmarks within the precinct.

Chandoliya railway lines acts as a edge which divides the precinct into two major parts. The southern part with old part of Ghatlodia and north part with new development.

Cluster of residential buildings with similar kind of architecture style and cluster of commercial buildings. Mixed use cluster acts as a districts within Ghatlodia precinct. Arjun nagar , Vishwas city 1 & 2 , Somnath nagar , Janata nagar are districts in Chanakyapuri.

Chanakyapuri – Ghatlodia is a district on Ahmedabad level.

Ghatlodia lies in the North, 6 kms from CEPT University – West fringe of Ahmedabad and is a part of Ahmedabad’s urban agglomeration. It gives a picture of rural area that transitioned into a peri - urban area over a period of time. This area has developed along a major access route (Chanakyapuri road) and is connected to Maharana Pratap road and the Chanakyapuri flyover through the Somnath chowk. Around 750m away, Chandoliya railway lines pass parallel to Chanakyapuri road dissecting Somnath nagar (Chanakyapuri) and Janata Nagar. Dense network of walking and vehicular routes makes this area’s every inch easily accessible to the goods, services and public transport. Each street has its own character coming from a variety of building typologies, high rise to low rise. A wide spectrum of formal and informal activities helps build it.

Ghatlodia - an emerging residential hub

1.3. Notion of Ghatlodia Public space functioning according to the people’s needs : Chanakyapuri street market in the evening.

Diversity in urban fabric : Mixture of low rise and high rise settlement in Ghatlodia

Busy node of Ghatlodia: Somnath chowk is the busiest junction in the precinct.

Understanding The City - Ahmedabad

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1.4. Ghatlodia through resident’s lenses Dr. Dushyant Patel

Miram kaka

Planning aspects-In 2000 – 2005, traffic at railway crossing so development of Chanakyapuri road and flyover started.

-In 2004, development of Chanakyapuri road & New judges bungalow road due to establishment of Gujarat High court in 1999 near precinct.

-Most of the Rabari community lived in this area & had single floor structures. Houses given on rent to migrants from MP, UP, Rajasthan Doctor ( 18 years in precinct) What made this area as a residetial hub?

-Resident of Chanakyapuri.

-Started Clinic on Chanakyapuri Civil Hospital , Gujarat High court , AMC , Flyover. road in 1998.

Hitesh Bhai

Ladies Tailor ( 21 years in precinct) -Resident of Vishwas city.

-Owner of Shukan Ladies tailors in Pramukh nagar.

Physical aspectsChandoliya & Ghatlodia developed after Chanakyapuri flyover completed.

Happy with the development of this precinct.

Everything is done by Residents and not Government except Roads.

Farmlands around Gamtal were sold to developers.

Schools are nearby , No need to go to city.

Happy with this development.

They want Public place (Garden) to spend Farmer ( 9 years in precinct ) family time.

-Resident of Somnath nagar.

What made this area as a residetial hub?

-Farmland was near SG Highway which he sold 10 years Chanakyapuri Flyover & SG highway ago.

Jassi ben, Daksha ben, Sunita ben Social aspects-Formation of Shayona city and growth of residential fabric along Maharana Pratap Road.

This precinct is City centre for him as everything is near by- SG Highway, High court, Market, Civil hospital.

Public spaces like Rajhans mall, Cinema hall at Sattadhar chowk , AUDA garden are mostly used as Social Gathering spaces.

Bus- stop at Shayona city gate but not provided any infrastructure only sign board.

What made this area as a residetial hub?

AMC, Flyover, AUDA Garden ,SG Highway

Teachers at Anganwadi ( 10 to 25 years in precinct) -Resident of Ghatlodia -Teaching at Anganwadi since 1994.

Community & Education aspectsAnganwadi brought by AMC for kids from Somnath nagar & nearby areas.

Chandoliya 6, 20 & 16 area formed at one place.

Awareness about health care amongst kids and women spread by teachers.

Nearby female residents use the courtyard in anganwadi as a gathering place in evenings.

Classrooms area used by residents for Development brought more awareness regarding education in precinct.

What made this area as a residetial hub?

AMC , Flyover, Societies like Krishnanagar Ghatlodia - an emerging residential hub

2. CHRONOLOGY OF TRANSFORMATION

Understanding The City - Ahmedabad

12

5 Years ago

15 Years ago

30 Years ago

50 Years ago

2.1. Transition in last decade Transformation Determinants

Started with Rabari community’s settlement which was surrounded by agricultural land parcels owned by these residents. Kuccha road was formed and post independence Gram panchayat was established.

In 1920, roads were constructed to connect to walled city and nearby villages.

In 1935, Chandoliya Railway line was established Road connectivity to inner residential areas, facilities like post office were being established.

In 1970, Capital of Gujarat was shifted to Gandhinagar from Ahmedabad. Major transportation route was passing through this area. Development started in this area after 1970.

In 1999, Gujarat High court was shifted near this precinct. Also, construction of SG Highway started.

Green belt restriction in 1965 caused increase in land value in core city n it lead to migration to this area.

Rural to Urban transformation.

TP scheme for this area declared in 2002. Area came under AMC boundary caused real estate boom.

To avoid traffic congestion at railway crossing Government established Chanakyapuri fly over in 2008. AMC office came in 20012.

High rise residential & commercials blocks started coming up.

Ghatlodia - an emerging residential hub

1987 Rowhouse

1980 Detached

1994 Chawls

2000 Rs./sq.m.

Area was flourished with Detached bungalows and row houses.

1970

Land price was cheaper which led to low rise development

1995

2014 Slums

2 storey rowhouses and low height apartments started sprung up with no restriction in FSI

SG Highway in 1999

Better connectivity provided

2000 Understanding The City - Ahmedabad

1999 Apartments

Population Jantri rate

120 PPH

Housing character

1992 Semi -detached

2000

Physical transformation

Population and Jantri rate

2.2.Evolution of residential fabric

2003

2005 14

Total Dwelling units in Ghatlodia precinct Apartment - 8574 Semi-detached - 246 DU : 180/Ha POP : 850/Ha Row house - 8410 Detached - 78 Slums - 93

h rowt g n o i lat Popu H P

850 P

Overall precinct is low rise density fabric with large people of residing in Row houses and apartments.

i Jantr

rates .m.

s./sq 00 R

90

Bungalows replaced by residential buildings on internal roads.

Low rise density area started tranforming in high rise fabric

Built form changed after implecation of TP scheme

Row houses along the streets changed to mixed use buildings having shop on ground floor.

2008

2019

Demand for new development Increase in demand of residential buildings due to the good amenities and servies,Infrastructure like Chankyapuri flyover and connecitivity.

Row house Apartments

2008- Chanakyapuri flyover

Slums Detached Chawls

2010

2012

2015

2019

2000-2019 Ghatlodia - an emerging residential hub

Understanding The City - Ahmedabad

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3. PRESENT GHATLODIA

Ghatlodia - an emerging residential hub

3.1. Primarily a residential zone Current land use map

Ghatlodia was developed under TP No. 18 sanctioned under the act of 1954, to regularize the growth pattern in the area. TP scheme was implemented in 2002. Till then the area was already a low-rise residential area with few mixed-use plots.

In Development plan, Ghatlodia comes under the Residential zone 1. So, current land use in Ghatlodia is dominated by residential use. Most of the development can be seen towards the western part of the precinct.

68% Residential

Development plan showing R1 zone

Distribution of current land use

15%

5%

Land use are under Mixed use which are majorly along the main streets and includes residential plus Retail use.

Land coverage under Commercial zone which is majorly dominated along the Somnath chowk and Ravi Shankar Maharaj road.

3%

5%

Plots under Religious use are distributed throughout the precinct.

Plots under Institutional use includes schools, kindergartens.

7%

2%

Residential

Mixed - use

Commercial

Institutional

Plots within the precinct are vacant.

Some of them are available for sale commercially while some of them are reserved for public utilities.

Industrial, 12% Public utility, 2% Open spaces, constitute the rest of

Public Utility

Industrial

Open space

Vacant

Understanding The City - Ahmedabad

Religious

the land use zones within the precinct.

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3.2. Land characteristics

Plot ownership Public + AMC

78% plots within the precinct belong to private ownership which includes built mass of residential dwellings and commercial complexes.

22% of the precinct plots belongs to Public which can be further categorize into 11% of open spaces, green spaces , EWS housing plots & 11% for institutions and utilities.

Private

78% Private

Jantri rates (Rs./sq.m.)

6250

6500

8000

9500

6750

7000

7250

Catalyst for Land price growth 1. Highest percentage i.e. 78% of private ownership with predominantly of residential land use.

2. The intensive public services in the area which includes bus routes, flyover and connecting infrastructure.

3. Wide range of educational institutes, schools and kindergartens 4.Commercial activities accounting to 5% distributed along the periphery of major roads.

5. Presence of SG Highway in close proximity to precinct.

Market rates (Rs./sq.m.)

10000-15000

15000-20000

20000-25000

25000-30000

There seem to be a correlation between land ownership and land rates. Public lands have the lower market rate than the private lands in surrounding regions.

Ghatlodia - an emerging residential hub

3.2. Land characteristics Legend

Increase in market value

Low market value

W4

new_buildings

Low FSI

No of Floors

2011

1996

Legend <all other values>

11

Higher FSI

22

<all other values>

No of Floors

33 44 55

According to Development plan 2021, Residential zone 1 has the permissible FSI of 1.8 and maximum permissible FSI is 2.7. This added levelling up of the buildings and development of more residential apartments and commercial facilities happened along the major roads.This altering in FSI increased the market value of land parcels surrounding the major streets.

The parcel of land abutting the AMTS routes creates walkable, pedestrian oriented and mixed used communities.This contributes to vibrant and livable communities and also adds up to jantri rates.

W4

new_buildings

66 77

1 2 3 4 5 6 7

Building height map

Affordability in Ahmedabad in terms of land prices The pattern of increasing land values from periphery to centre of the city can be seen.

Walled city - 30000 rs/sq.m.

Sabarmati -12750 rs/sq.m.

Navrangpura 22500 rs/sq.m.

High rise building plots have the highest market value. Specially , the plots on the major streets have demand. Plots near railway line lowest market rate.

Narol 15500 rs/sq.m.

Understanding The City - Ahmedabad

Vasna 18000 rs/sq.m.

Nikol 5000 rs/sq.m.

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3.3. Analyzing built form and typology Residential typologies Building typologies 48% Apartments 47% Row houses 3% Semi-detached 1% Detached

Average FSI consumed

1.7 Population density per hectare Population density per plot

850 To fulfil the demand of increasing population in the precinct, more housing choices are coming up.

Population density is one of the influencing factor in emergence of the precinct.

84-702 702-1858 Residential

Mixed - use

Public Utility

Industrial

Commercial

Institutional

Religious

1858-4795 4795-11179

Ghatlodia - an emerging residential hub

What factors do residents consider while choosing a house in Ghatlodia?

3.4. Housing prefernces Average Dwelling unit size

Preferences given by respondents during the household survey -

2

300

250

Education

AVERAGE CARPET AREA (SQ.M.)

1

200

150

100

Distance to work

50

0

3

52 sq. m.

Detached bungalows

Row houses/ Semi- detached Attached (others)

Apartment

Chawl

Slums

HOUSING TYPOLOGY

Average income per household

Social amenities

100000 90000 80000

4

Neighborhood

Average Income

70000 60000 50000 40000

Total

30000 20000 10000 0

Understanding The City - Ahmedabad

5

Slums

Chawl

Apartment

Row houses/ Attached (others)

Semidetached

Detached bungalows

Housing Typology

Public transport

In household surveys, the most prefered housing typology was apartments.

22

300

3.4. Housing prefernces

Average space consumed by per capita 250

The concept of price-to-income ratio (PIR) is used to measure the affordability of homes in a certain area. Similar measure has been used to identify the affordability in Ghatlodia precinct.

3 cases have been taken PIR = 3 (lowest), 4 (Medium) and 5 (Highest)

200

150 Average of space consumed per capita

100

Affordabilty 4500000 4000000

Average of Carpet area of the house (sqm.)

50

6000000

5000000 3500000

Detached Row houses/ bungalows Attached (others)

Semidetached

Apartment

Chawl

Annual Income

3000000

0

Slums

HOSUING TYPOLOGIES

4000000

2500000 3000000 2000000 2000000

1500000

When were the houses were bought 18

Average Household price

AVERAGE AREA CONSUMED

Affordable Housing for middle income group?

1000000 1000000

16

500000 0

14

5K - 15K

15K-35K

35K-65K

65K - 1 LAKH

0

Income groups

No. of households

12

3 PIR

Slums

10

Semi- detached Row houses/ Attached (others)

8

Detached bungalows Chawl

6

Apartment

4

2

0

1991-1995

1996-2000

2001-2005

2006-2010

Year

2011-2015

4 PIR

5 PIR

Average House hold Price

Analysis shows that Ghatlodia is affordable for upper middle income group but not for the lower income group. Ahmedabad is 3 rd affordable city in the country . and Ghatlodia comes on 4 th no. in affordability in Ahmedabad.

Mumbai 13.2 years

Indore 4.8 years

Ahmedabad 3.2 years

No. of years of saving for downpayment to buy a house

2016-2020

Ghatlodia - an emerging residential hub

3.5. Overall analysis of characteristics in households

Average distance from work

Average distance from work

Average distance from work

Average distance from work

Average distance from work

Average distance from work

1.2 km

4 km

3.4 km

5.1 km

3.8 km

1.2 km

Understanding The City - Ahmedabad

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QUALITY

QUANTITY

Sufficient

Insufficient

Primary

Secondary

Good

Poor

Borewell

Water tanker

SOURCES

Overall Analysis of Water Supply in Ghatlodia

Chanakyapuri and Ghatlodia gets supply of water from Vidhata water works.

Vidhat ais an underground water distribution centre with the capacity of 20 lakh gallons and it serves upto 6 kms in the radius. Study area requires 430 MLD. Overall water infrastructure is sufficient in the neighborhood. Inadequate coverage, low pressure, and poor quality are some of the most prominent features of water supply in the Ghatlodia.

The rise in pollution keeps enhancing the dependency of people on groundwater. Therefore, the need for community borewells had become necessary on site. People use secondary options like water barrels, borewells or private water tankers.

Due to policies by the AMC in early 2000’s it was ensured that even the informal housing like slums were provided with basic services like water, sanitation and garbage collection. This was instrumental in raising the standard of living for the poorest of the neighbourhood.

DEPENDANCY ON SOURCES

3.6. Infrastructural evaluation

Ghatlodia - an emerging residential hub

3.6. Infrastructural evaluation Exercise 6.1 (a) Location of silver bins and nuisance points

Waste collection route in Arjun nagar,Ghatlodia

Residential area street

1.2 m

Nuisance area around 3 m of bin

Effective road width 5 m

Parking

Institutional area street

1.2 m

Nuisance area around 6 m of bin

Road width

1.5 m

Commercial

Residential

Mixed - use

Commercial

Institutional Industrial Institutional

Public Utility

Industrial

Nuissance point Silver bin

Understanding the City Studio | Week 6 | Water and Sanitation

Understanding The City - Ahmedabad

Silver bin

1.264 m Wards. Ghatlodia ward comes under north west zone of AhmedAMC has 6 Zones and abad, where there are fixed number of routes for waste collection covering all the soci8m eties, apartments and areas of the Ward. A vehicle traverses through the route, collects 1m garbage from pre-defined points (POI) in the route. These vehicles are of different types.

Mixed-use AMC has deployed 46 Chota Hathi of capacity 0.4 ton and 7 Compactors having capacity 4m Religious Religious of 4- 5 ton on daily basis for efficient handling of waste collection of the Ghatlodia. These area around silver bin Nuisance area due to construction waste on vehiclesNuisance collect approx. 230 tons per day.

Somnath nagar and Janata nagar contributes Residential private land 80- 90 tons in total collection as it is a slum area with leather cutting factories. So, these Nuisance points area gives additional waste in form of leather cutting, dust, scrap. Waste generated in | Faculty of Planning | CEPT Ghatlodia and nearby wards getsPG1900937 transferred to Sola transfer site.University The waste is compacted in Hook loader of capacity 12 tons and it is transferred to a Pirana landfill site.

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季宖宷宵宨宨宷季室宱宧季宱宲宧宨季宧宨宱家宬宷宼 3.7. Accessibility Within the precinct Street network and nodes 宍官宑宆宗完宒宑宖季孫孷孹孴孬 宇宨室宧孰 宨宱宧家季孫孴孵孹孬 孵季宯宬宱宮家季孫孷孬 孶季宯宬宱宮家季孫孵孻孶孬 孷季宯宬宱宮家季孫孷孹孬

孶孴孵孱孴孹季宰孲宫室

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學季宯宬宱宮家季孫孵孬 宋完守宕宄宕宆宋宜 宄宵宷宨宵宬室宯季孫學孳孼孼孱學孻季宰孬 宖宸宥孰室宵宷宨宵宬室宯季孫孴孶孹學孱孳學季宰孬 宆宲宯宯宨宦宷宲宵季孫學學孺孵孱孴孳季宰孬

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孶孴孱孵季宮宰

孳孱孺孵孹

宗宲宷室宯季宵宲室宧季宱宨宷宺宲宵宮

宆宲宱宱宨宦宷宨宧季宱宲宧宨季宵室宷宬宲

孷孹孴

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宗宲宷室宯季宑宲宧宨家

宏宲宦室宯季孫孴孼孴孺孼孱孶孺季宰孬

宗宲宷室宯季宯宬宱宮家

92.89-6500

6501 - 20000

20000 100000

100001 1000000

Average block size - 6993 sq.m.

宧宨季宧宨宱家宬宷宼

孶孴孵孱孴孹季宰孲宫室

宍官宑宆宗完宒宑宖季孫孷孹孴孬 宇宨室宧孰 宨宱宧家季孫孴孵孹孬

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孵季宯宬宱宮家季孫孷孬

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孷季宯宬宱宮家季孫孷孹孬

宇宨室宧孰 宨宱宧家季孫孴孵孹孬

學季宯宬宱宮家季孫孵孬 孶孴孵孱孴孹季宰孲宫室

孴孶孱孶季孨 孶孴孱孵季宮宰 孨季宄宵宨室季宸宱宧宨宵季宵宲室宧

宋完守宕宄宕宆宋宜 宖宷宵宨宨宷季宧宨宱家宬宷宼 孵季宯宬宱宮家季孫孷孬 宄宵宷宨宵宬室宯季孫學孳孼孼孱學孻季宰孬 宖宷宸宧宬宲季宿季定宨宨宮季孶季宿季宖宷宵宨宨宷家季宲宩季宆宫室宱室宮宼室害宸宵宬季孰 宊宫室宷宯宲宧宬宼室季 孶季宯宬宱宮家季孫孵孻孶孬 孷季宯宬宱宮家季孫孷孹孬 學季宯宬宱宮家季孫孵孬 宋完守宕宄宕宆宋宜

宗宲宷室宯季宵宲室宧季宱宨宷宺宲宵宮

宖宸宥孰室宵宷宨宵宬室宯季孫孴孶孹學孱孳學季宰孬 孴孱孶孺 孶孱孶學季宑宲孲宫室

孷孹孴

宏宬宱宮季宱宲宧宨季宵室宷宬宲 宑宲宧宨季宧宨宱家宬宷宼 宆宲宯宯宨宦宷宲宵季孫學學孺孵孱孴孳季宰孬 宗宲宷室宯季宑宲宧宨家 宏宲宦室宯季孫孴孼孴孺孼孱孶孺季宰孬

孶孴孱孵季宮宰

孴孶孱孶季孨

length of blocks saves travel 孴孱孶孺 孶孱孶學季宑宲孲宫室 Small time

孶季宯宬宱宮家季孫孵孻孶孬

宍官宑宆宗完宒宑宖季孫孷孹孴孬

Precinct is divided into small blocks of area. Largest block is railway line area and surrounding residential fabric. Diversity in areas shows area is well connected. 孨季宄宵宨室季宸宱宧宨宵季宵宲室宧

孳孱孺孵孹

宏宬宱宮季宱宲宧宨季宵室宷宬宲 and cost of local people. This map shows that area is highly permeable.

孳孱孺孵孹

宙宬宨宺季宲宩季宰室宭宲宵季宭宸宱宦宷宬宲宱季室宷季宖宲宰宱室宷宫季宦宫宲宺宮

宆宲宱宱宨宦宷宨宧季宱宲宧宨季宵室宷宬宲 Good walkability and connectivity 宓宊孴孼孳孳孼孶孺季宿季安室宦宸宯宷宼季宲宩季宓宯室宱宱宬宱宪季宿季宆守宓宗季官宱宬容宨宵家宬宷宼 in the precinct.

孹孶孷

92.89-6500

6501 - 20000

20000 100000

100001 1000000

宗宲宷室宯季宯宬宱宮家 Ghatlodia - an emerging residential hub

3.7. Accessibility within the precinct

Chanakyapuri road section

Hari nagar street section

Roads form the largest percentage of public space available for city dwellers. In Ghatlodia, streets form 69 % of the total non-buildable public space. The area has 312.6 m/Ha road density which makes the street network around 31.2 km.

Major junction in Ghatlodiya precinct is Somnath chowk which connects main routes – Chanakyapuri flyover, Maharana Pratap Road, Chanakyapuri road, and 2 local roads. These primary roads vary from 30 to 16 m in width and secondary from 16 to 12 m. Wide range in the hierarchy of roads offers choice to people to take multiple routes. Arterial roads Chanakyapuri road and Maharana Pratap road are the longest routes and connect SG highway. Chanakyapuri flyover connects Somnath chowk to Prabhat chowk.

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28

Somnanth nagar street section

Chanakyapuri flyover section Somanath chowk (Damaru circle) is the busiest node in the precinct. Interaction of five major roads with Chanakyapuri vegetable market takes plave in the evening. It is a point of conflict where street vendors, pedestrians, vehicles make this junction busy with day to day activities.

Arterial street - Ravi Shankar maharaj road

Collector street- Ghatlodia Sola road along the railway line Ghatlodia - an emerging residential hub

3.8. Public realm

Spatial organization of vendors

Overlapping of function at market space Vegetation

Vendors on cart Vendors on floor Male Female Vehicles

Somnath chowk is the busiest junction in the Ghatlodia as it connects Chanakyapuri road, flyover, Rana Pratap road and 4 arterial streets. It is prominent spot for vendors and a space for Chanakyapuri daily vegetable market. In morning hours, it is used at a parking space for auto rickshaws and in evening it gets flooded with vegetable and clothing vendors. Market starting from Chowk continuous down the Chanakyapuri road.

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Public Realm - In Ghatlodia, open space occupies 62% in the area out of which only 38% is accessible. So, the count comes to 0.81 sq.m. per person. If we divide these open spaces according to functions one can find several categories at the neighbourhood level. The global norm is at least 20 sq. m of open or green spaces per urban resident to ensure a good quality of life. However, a study in Ghatlodia pointed out that a mere 0.81 sq.m is available per person. If we look at the Ahmedabad as a whole, it’s 1.34 sq.m per capita.

Ghatlodia - an emerging residential hub

3.9. Where do people work ?

9784 Total job centres

25190 Total no. of jobs

The population of this area mostly belongs to the higher income range. Hence, most households have multiple helps creating a large job centre with a job density of 250/hectare.

The nature of such jobs is typically regular and thus the largest job centre generates the medium ranges of income.

The higher ranges of income are generated in the multi-storeyed retail and office blocks which have a job density of more than 500/hectare.

These commercial blocks comprise of only 13% of the built units in the precinct and yet generate 1/4th of the total job centres. This has led to the average job density of the area to be as high as 250/hectare.

Job density map

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Distribution of job centres Ghatlodia was planned for residential use. Thus 70% of job centres are for residential houses where services of domestic help, delivery boy for newspaper and milk etc. are required.

If we see the job centres other than residential , the maximum employment is in institutions and retail shops.

-Majority of the job centres can be found along the major streets.

-Commercial job centres contribute ¼ th of the economy in Ghatlodia.

Blue coloured buildings are all dominantly use as commercial center.

-Highest density of jobs are in apartments.

-Majority of market generates regular jobs. This also conveys the present condition of livelihood where sustainability of life is ensured only if a person works on regular basis.

-Mobile vendor is purely self employed job sector with minimum scope of employing people as street vendor.

-Industrial sector constitutes purely regular jobs as people are employed on written contract providing tenure security and other benefits.

-Commercial , Institutional and office sector have mix of all category where share of regular Self Employed Regular jobs is higher.

Type of workers in different job centres 100% 90% 80% 70%

Legend for job centres

Survey

60% 50% 40%

Casual

30%

Self employed

20% 10% 0%

Regular Commercial

Industry

Institutions

Work category

Service

Street vendors

Casual Ghatlodia - an emerging residential hub

3.9. Where do people work ?

30

30

Type of skill set

25

25

20

20

15

Female Male

Count of survey

Count of survey

Gender wise job distribution - Type of work

15

Male

10

10

5

5

0

0 Casual

Regular

Female

Self Employed

Managerial

Owner

Supervisors/ Skilled

Unskilled

Category of workers

Nature of work 35

Income group distribution 35

Type of job centre 30

30

25

20 Male

15

Female

20 Female

15

Male

10

10

5

5

0

Count of survey

Count of survey

25

0 15K-40K

1K-5K

40K-90K

Income group Understanding The City - Ahmedabad

5K-15K

90K-3LAKH

Commercial

Industry

Institutions

Service

Street vendors

Work category 34

The scenario of income and job opportunities is not the same for the female members of the society. They majorly form the dependent or casual fragment of the population. The wages seem to be equal for both genders in most cases but the problem arises when most employers are unwilling to employ female workers.

This has led to a large gap in the employment ration with less than 40% female workers. The females are merely the supporting members to the earning male population in the emerging economy.

Major influencing factor for residents is travel distance to work. Due to the more population working in precinct itself and neighborhoods like SG Highway, Ranip, Nava wadaj the travel distance to work is average 2.9 kms. which is a big advantage of this precinct’s location.

The changing dynamics of the commercial sector also shows a drift towards service dominating economy, where a large section of the population is moving towards entrepreneurship and self-employment. The retail shops, services, and residential sectors include more than 15% of casual jobs which are not bound by any contract or legality and have no job assurance. This is in contrast to the offices and institutions, which have 50% regular or contract-based jobs. A key reason for this shift from the secured formal jobs to the fluctuating informal sector is because of its capability to generate higher incomes, ranging above Rs 80,000 per month. As per surveys, the owners of various enterprises & services, and the entrepreneurs and self-employed individuals seem to earn more than most regular jobs in the precinct. This demonstrates a significant move in the nature of the job markets and the developing economy.

In Ghatlodia , the growth in employment opportunities has increased by 13 % in last 5 years. With the new infrastructure, better connectivity with other parts of the city , economy is increasing in this area.

The development of informal job opportunities over the formal ones represents the fact that the current working population is willing to take risks with respect to job security and convenience, to reach the desired income group. The affluence of this area is further pushing its inhabitants to achieve more for the ease of living than it can offer.

Ghatlodia - an emerging residential hub

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Conclusion Ghatlodia precinct is converting into a contemporary built form. transformation from low rise density to high rise density can be seen through the journey of Ghatlodia. From row houses and semidetached houses which were present earlier, the precinct is now seeing more of Highrise apartments. In the last decade the vacant lands have developed majorly into Highrise apartments. The older 2 storied row houses are now being redeveloped into the newer residential form. As a result, people from the nearby areas are making a choice to settle in the Ghatlodia neighbourhood. This is bringing a change in the socio-economic fabric of the precinct, as the more middle-income groups are settling down here as compared to lower and lower middle-income groups. This in-turn is bringing the change in the in the related fields such as commerce. The precinct presently consists of small commercial units along the road on the ground floor. This is a typical character of middle-income neighbourhood. As of now we can see few commercial complexes and other concentrated commercial activities springing up which cater to the upcoming middle-income group. We can thus infer that the social economic fabric of the precinct is changing, although still it remains affordable. With all the amenities and upbringing infrastructure, this area is attracting more people with its affordability. It is now being a self-sustainable neighbourhood.

Ghatlodia - an emerging residential hub