Built Form Regulations for Fergusson College Road, Pune | Exercise |CEPT

Built Form and Regulations For Fergusson College Road, Pune Submitted By Shweta Hingane, MUP, PG190937

Contents Part A. Existing Built Form and Regulations Part B. Envisioned Built Form Part C. Form Based Code Part D. Learning from Peer Reviews.

Fergusson Road, Pune

Part A. Existing Built Form and Regulations

Riv er

Site

Mu la

Ro ad

ad FC Ro

New City

Old City

Figure A. Site context on local level

Built Form Regulations

Heart of Pune Pune has a comprehensive road system with extensive public transport. Deccan gymkhana is the prime city centre district of Pune which has the Prabhat road, FC road and JM road are the three major iconic streets with different urban characters. FC road named after the Fergusson college and laid out around 1886. Being one of the must go landmarks of Pune, FC Road has transformed to become one of the most trendy and busiest shopping clusters in the city.

Deccan Gymkhana

Figure B. Site context on Pune city level

Fergusson Road, Pune

PART A

1.2. Site Context

Satellite Image

Proposed Land Use Map - 2027

ng li

800 m

Ma ha raj Ro ad

Goodluck Chowk

oad son R s u g r Fe

PART A

1.3. Site Details

Garware Chowk

Figure C. Site - Google Earth imagery

Figure D. Site -Proposed Land Use Map 2027

The whole FC street caters mid-rise mixed-use development and it is a one way street currently developing under smart streets mission. The two sides of the street provide the same types of function, both are dominated by shopping, food and retail. According to development plan 2027, the area comes under Residential R2 zone. But the current existing land use dominated commercial use.

Jangali Maharaj Road 30 m Wide

Fe rg us so 21 n Co m lle W ge ide R o

Figure E. Aerial View of selected site

Built Form Regulations

DP 1987

DDP 2007-2027

ELU

Development Plan 1987 mainly focused on the Residential development of this area as this was a developing area. Parking provisions for four wheelers was not considered also lack of relationship between FAR and building height.

Draft Development Plan 20072027.The area under roads, in overall DP has increased whereas recreational areas, even though increased as an absolute value have drecreased in proportion. So, we can notice the focus of DP becoming vehicle oriented.

Exisitng land use indicated that maximum area is under commercial and mixed use land use. It clearly demands the commercial development in this area.

Laxmi Sadan

R- Deccan Mall

Residential Mixed Use Built in 1992. Built up area = 720 sq.m. Originally built as a residential apartment now mixed use with shops on ground floor 6

Fergusson Road, Pune

Commercial Recently constructed in 2008. Built up area = 8,150 sq.m. Originally built as a shopping complex

PART A

1.4. Past Planning Efforts & Existing Land Use

PART A

1.5. Development Control Regulations Residential Zone Laxmi Sadan

21 m w

ide

Building was developed under DP 1987 under residential Zone. Road Width = 18 m to 24 m Setback margins Front side 6m

Rear side 4.5 m

Side 4.5 m

Ground Coverage60% of the net plot Base FSI = 1

Additional Premium FSI = 0.5 Total FSI = 1.5

(No restriction on height) Achieved Ground Coverage = 52% of plot area

Achieved FSI = 1.1

Residential R2 Zone R- Deccan Mall 30 m 21 m

Building was developed under DP 2007-27 under residential R2 Zone. Road Width = 18 m to 24 m Setback margins Front side 12 m

Rear side 6m

Side 6m

Ground Coverage 50% of the net plot Base FSI = 2 (No restriction on height) Achieved Ground Coverage = 37% of plot area

Additional Premium FSI = 0.3 Max. permissibleTDR loading FSI = 0.4 Total Max.FSI = 2.7

Achieved FSI = 2.3

Built Form Regulations

New- redeveloped mid rise fabric

JM ROAD

Old - low rise fabric

FC R

OA D

Figure I. Existing Built fabric and built use on site

Commercial

Residential

Non Uniform development

Institutional

Public Utility

The land use provisions are uniform on either side of the street but the stark difference lies in the social class of the zones. The east side of the street is higher end with rich looking building facades as well as the functions, while the west end are more of mixtures of different functions. Due to the lack of front margins on east side of the street, it’s less active frontage and less pedestrian friendly. The unifrom height and margins for main streets compultion might change the scenario.

Mid rise recent development Low rise old construction

FC Road

Figure J. Existing FC Road section showing the difference between old and new development

Fergusson Road, Pune

PART A

1.6. Existing Built Form

PART A

1.7. Key Concerns A. Non Uniform Build Form

B. Enchroched Frontages

Fig. K - Built in 1900, originally used for residential purpose. Now used as a commercial building. No provision of front margins.Few old buildings are occupied by the tenants and protected under ‘Rent control Act’. So, we don’t see any nearby development of these plots. Fig. N. - Due to the cap of 1 FSI and small plot sizes the old construction before year 2000 is mainly low rise. The plots are fully utilised and lack of front margins leads to less foopath area.

Figure K. Mixed use construction from 1900.

Figure M. Commercial Frontages

Figure L. Residential construction from 1950.

Figure N. Non Uniform edges and front Margins.

Built Form Regulations

Part B. Envisioned Built Form

Fergusson Road, Pune

The plots are kept intact without any change in layout. The plot sizes ranges from 297 sq.m. to 2470 sq.m. Most of the them are linear and accessible by all the sides, which makes them more suitable for public oriented development which can be easily approachable. Existing demand of Commercial and mixed use development can be fulfilled as all plots opening on major streets and have small plot sizes and average walkable block sizes.

RO AD

OAD FC R

PART B

2.1. Plot Sizes

2470 sq.m.

297 sq.m.

Legend Delineation of the study area

0.5 km

Built Form Regulations

The forms the triangular rotary with the FC JM and Aapte roads. Arterial roads like acts as a feeder streets connecting residential area to main roads. Well laid out street network makes reduce the block sizes and make area more walkable.

RO AD

OAD FC R N

Legend Arterial road (24m wide)

Fergusson Road, Pune

Feeder streets(18m wide)

Local streets(10-12m wide)

0.5 km

PART B

2.2. Road Hierarchy

Two zones are proposed at FC Road where High intensity zone will be a high rise mixed use with the more percentage of commercial and restricted residential use; and Mid intensity zone will be a mid rise mixed use with 60% will be commercial and 40% use will be residential. The intention of proposing these two zones are the demand and existing development of site. The site is a part of a commercial CBD of Pune and demand more commercial development. As this is the important landmark in Pune, intense activities under commercial development will lead to more public engagement and active public realm

RO AD

OAD FC R

PART B

2.3. Proposed Land Use

Legend High Intensity Zone

Mid Intensity Zone

Transportation Zone (Subway)

0.5 km

Built Form Regulations

Plot ownership is divided under Private and Public domain where in each block at least one plot is assigned under public ownership to encourage the public spaces and public oriented activities. This can help to achieve the character we are envisioning.

RO AD

OAD FC R N

Legend Private Plot

Public Plot

Fergusson Road, Pune

Public Street

0.5 km

PART B

2.4. Plot Ownership

Built Footprint (built to line)

The ground coverage is proposed up to 50% of the plot area. Other part will come under the margins and the green open spaces which will strictly kept open for public circulation and plantation and pedestrian movement.

Green space for public use (common use) Pedestrian circulation (open for all) Main street

RO AD

OAD FC R

PART B

2.5. Built v/s open

Legend Build Footprint

Public Street

0.5 km

Built Form Regulations

Built Footprint (built to line)

Proposed green spaces will enhance the character of the area and will encourage more public spaces. These spaces can be used as open common spaces, temporary Cafe spaces, small art gallery, gathering spaces.

Green space for public use (common use) Pedestrian circulation (open for all) Main street

RO AD

OAD FC R N

Legend Build Footprint

Green Space

Fergusson Road, Pune

Public Domain

0.5 km

PART B

2.5. Built v/s open

Nollie’s map shows the accessibility and openness of the site. Where building will have the opening which will be open for everyone and connected to the main streets. This will area more permeable and accessible will enhance ethe commercial development and the shopping and public realm experience.

RO AD

OAD FC R

PART B

2.6. Nollie’s Map

Legend Build Footprint

Green Space

Public Circulation

Public Domain

0.5 km

Built Form Regulations

JM R OAD

FC R

OA D

Garware Chowk

Arcade Cycle track Green buffer Public plaza

Fergusson Road, Pune

PART B

2.7. Envisioned Built Form

PART B

2.7. Envisioned Built Form Section A Mixed use Road Commercial Underground Parking

Section B

Open Common Space

Mixed use

Commercial Underground Parking

In Envisioned Built Form, the arcade will create a continuous façade and engaged activities for users. It will create a shaded pathways along with the trees. Which will enrich the experience of shopping and a character of a street. To create a lively neighborhood and active commercial spaces, The gallery will play important role.The proposed gallery will a create a eyes on a street experience which will make streets and a area safer. Galleries can have a open sitting spaces for cafes and restaurants.

A B

Built Form Regulations

View of a lively street from Scotland Source - Archdaily

View of a Oxford Street - the commercial district of London Source -Google

View of a public plaza envisioned. Source - Archdaily

Fergusson Road, Pune

PART B

2.8. Reference Images

Part C. Form Based Code

Built Form Regulations

Arcade A colonnade supporting habitable space that overlaps the Sidewalk, while the Façade at sidewalk level remains at or behind the frontage Arcade line of plot.

Building Building Arcade Footpath

Road

Basement means the lower storey of a building below or partly below the ground level with one or more than on levels

Building means any structure for whatsoever purpose and of whatsoever materials constructed & every part thereof whether used as human habitation or not and includes foundation, plinth, walls, floors, roofs, chimneys, wells, door steps, fencing, building services, fixed platforms, verandas,balcony etc.

Built-up Area Area covered immediately above the plinth level by the building or external area of any upper floor whichever is more excepting the areas covered by regulation

Road

Building Basement Road

Building Building

Road Road

Floor area Built up area = Addition of all the floor areas

Road

Fergusson Road, Pune

PART C B

3.1. Definitions

Built to line Line to be followed to construct building. Generally it is considered as front line of plot or property line facing main access road.

Building

Built to line Building

Road Road Built to line

Building Height The vertical distance measured in the case of flat roofs, from the average level of the ground around and contiguous to the building to the highest point of the building and in the case of pitched roofs, up to the mid-point between the eaves level and the ridge. Courtyard or Open Space means a space permanently open to sky enclosed on sides fully or partially by buildings and may be at ground level or any other level within or adjacent to a building. This space can be green space or paved.

Building

Building Height

Road

Courtyard

Property line

Courtyard Building

Building Building

Building

Road Road

Property line

Front Means the main frontage of a Building-unit on the road-side. For Building-units abutting two or more roads, the side along the wider road shall be considered as the front.

Property line

Building

Road

Front

Building

Minor Road

PART C B

3.1. Definitions

Major Road

Built Form Regulations

Front

PART C B

3.1. Definitions Property line

Gallery A frontage wherein the façade is aligned close to the frontage line with an attached cantilevered shed or a line weight colonnade overlapping the sidewalk.

Gallery

Building

Gallery

Road Road

Green Roof

Green roof A flat roof or terrace shall be enclosed by parapets and used as a green roof with vegetation and tree cover.

Building

Road

Intensity Percentage of total built up as commercial use.

Residential

Commercial

High Intensity Zone

Fergusson Road, Pune

Property line Rear Margin

Rear Margin Rear Margin

Building

Front Margin

Building

Side margin

Front Margin Major Road

Front Margin

Minor Road

Margins Means the space adjacent to boundary of Building-unit, buildings, or common plot that should be kept fully open-to-sky according to given norms. A. Road Side Margin means the space provided from the road-side edge of the Building-unit. B. Side Margin means the space provided from the sides of the Building-unit. C. Rear Margin means the space provided from the rear edge of the Building-unit.

Mid Intensity Zone

Courtyard / Open Space

Green Roof

WID

E RO AD

18 M

RO AD

Gallery

PART C B

3.2. Envisioned Built Form

Margins & Circulation space

Arcade

An inclusive mixed use neighbourhood promoting more public spaces and green pockets. Public oriented buildings are envisioned which will be permeable, open to the street with more active sidewalks and green cover. Two zones are proposed at FC Road where High intensity zone will be a high rise mixed use with the more percentage of commercial and restricted residential use; and Mid intensity zone will be a mid rise mixed use with 60% will be commercial and 40% use will be residential.

Built Form Regulations

High intensity zone

WID

E RO AD

18 M

RO AD

Building Height up to 60 M

About the Zone High intensity zone is proposed along the major urban spines with width more that 22m. This zone is intended to be the focus of major retail activity and the most intense street life, and uses in this zone are intended to support that goal. High intensity zone will be a high rise mixed use with the more percentage of commercial and restricted residential use

Fergusson Road, Pune

PART C B

3.3. Form Based Code

High intensity zone

5 m wide Side Margin

15% of open space requirement

WID

foot prin t

E RO AD

18 M

RO AD

Buil ding

PART C B

3.3. Form Based Code

3.5 m wide Arcade

Permissible Uses

Plot Occupancy

a. Commercial (upto 100% of total built up area) b. Institutional (upto 20% of total built up area) c. Commercial mandatory for Ground floor d. Recreational , Public utility as per the need.

a. Minimun Plot width with rear vehicular access b. Ground Coverage c. Floor Area Ratio d. Green space requirement

30m min. 20m min. 60% max. N/A 15% of plot area min.

Built Form Regulations

High intensity zone Building Setback Front setback Side A setback Side B setback Rear side setback

Building Height N/A (built to line) 4 m min. 4m min. 6m min.

Permissible height Arcade height

60m max. 4m min. & 7m max. (manadtory)

No compound walls allowed.

Built to line

Open Space

Building abutting on 24m wide and above streets will be constructed built to line with 5m wide corridor for arcade for smooth pedestrian movement and intense street life.

Min. 15% of the plot area should be kept open to sky.(other than margins) No permanent structures allowed. No parking allowed in open space.

Parking

Plot amalgamation and subdivision

Parking is only allowed in basement.

Subdivision of plot not allowed if resultant plot is less than 2000 sq.m. Plot amalgamation is allowed

Fergusson Road, Pune

PART C B

3.3. Form Based Code

Mid intensity zone

WID

E RO AD

18 M

RO AD

Building Height up to 45 M

PART C B

3.3. Form Based Code

Mid intensity zone is proposed along the urban spines with width more that 15m. and less than 22m. This zone is intended to be the focus of mixed use neighbourhood &the active street life, and uses in this zone are intended to support that goal. Mid intensity zone will be a mid rise mixed use with the 60 percentage of commercial and 40 percentage residential use.

Built Form Regulations

Mid intensity zone

20% of open space

5 m wide Front Margin

5 m wide Side Margin

WID

E RO AD

18 M

foot prin t

RO AD

Buil ding

Permissible Uses

Plot Occupancy

a. Commercial (upto 60% of total built up area) b. Residential (upto 40% of total built up area) c. Commercial mandatory for Ground floor d. Recreational , Public utility as per the need.

a. Minimun Plot width with rear vehicular access b. Ground Coverage c. Floor Area Ratio d. Green space requirement

Fergusson Road, Pune

20m min. 15m min. 50% max. N/A 15% of plot area min.

PART C B

3.3. Form Based Code

PART C B

3.3. Form Based Code

Mid intensity zone Building Height

Building Setback Front setback Side A setback Side B setback Rear side setback

4 m min. 3 m min. 3 m min. 5 m min.

Permissible height Arcade height

45 m max. N/A

No compound walls allowed.

Built to line

Open Space

Building abutting on min. 15m wide and max. 21m wide roads will have margins. Few cases like corner plots on intersection of major and minor streets, buildings can have built to line with arcade.

Min. 15% of the plot area should be kept open to sky.(other than margins) No permanent structures allowed. No parking allowed in open space.

Parking

Plot amalgamation and subdivision

Parking is only allowed in basement.

Subdivision of plot not allowed if resultant plot is less than 15000 sq.m. Plot amalgamation is allowed

Built Form Regulations

Buildings Buildings should be designed at where they meet the ground, in such a way that reinforces the human scale. Ground floor uses and building features such as entries, building materials, canopies and awnings, display windows, and lighting, all contribute to conditions ideal for attracting pedestrian activity. Avoid black dead walls. Establish a pedestrian zone below a building height of 5 to 7 meters through the use of façade treatments, such as building projections, changes in materials, setbacks, or other such architectural articulation. Green Roof is compulsory for all the buildings. Privately owned public spaces Permit and encourage buildings to satisfy open space requirements through direct connections across main streets and connected through vertical and horizontal connections. Interior open spaces should adhere to the following design guidelines • No permanent structures allowed in margin spaces and open spaces. • The primary grade of the open space should not be above or below the sidewalk grade. • The open space should be open to the general public between the hours of 7:00 am and 11:00 pm everyday. The open space area should have signs indicating that the public is welcome and the hours of closure, if applicable. • One or more permanently enclosed retail spaces should adjoin and open directly onto the open space provided. Retail facilities should also be accessible from a public sidewalk our outdoor space not dependent on the accessibility of the interior public space. Carts, kiosks and movable retail businesses should be considered supplementary. • The space should be accessible through permeable building openings without the need to open doors. Examples include sliding or folding panels that can be kept open. • Incentive will be given for using and maintaning local species and tree plantation within the plot.

Fergusson Road, Pune

PART C B

General Regulations

3.3. Form Based Code

Part D. Learning from Peer Reviews.

Built Form Regulations

The site chosen and the site context were very different for each of the group member. The suggestions received – Not to mentions the both permissible and non permissible uses. The timings given in the general regulations for accessibility of the open spaces and plazas can be avoided as it is up to the users not the planners. While discussing with the group members and seeing the various approach of building regulations, I realized that the same site can be envisioned in a different way through various approaches like hybrid or zoning based.

Fergusson Road, Pune

PART D

4.1. Learning from Peer Review

Thank You Built Form Regulations

Built Form Regulations for Fergusson College Road, Pune | Exercise |CEPT | Shweta Hingane

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Built Form Regulations for FC Road, Pune | Exercise |CEPT | Shweta Hingane