1.0 KM
PORTFOLIO
Navrangpura, Ahmadabad
1.0 KM
Jugal Bhatt | PUD20154 | CEPT University
P R E FA C E Cities and towns inside the any state are these filler elements on basis of which a state functions. These two are the primary growth point in the overall economic structure of the state. If we particularly talk about a city then we can term city as a layers of functional, psychological and agglomerative patterns, which overlaps with functions in many situation. In which city people have to make trade offs for the survival. In Indian context such patterns and stories are differ from state to state and region to region. In which every region has different flavor to offer. Ahmadabad is one of such city that is located inside such vibrant fabric in the state of Gujarat, India. Ahmadabad holds an iconic images to be called the first world heritage city. Demographically with high demographic dividend city is located at the center of the Gujarat and western part of country’s map. The river sabarmati cuts Ahmadabad into two parts east and west, as well as old and new city respectively. City coexists with the both old and new settlements. Both the settlements have different typologies. densities infrastructure etc. The various layers of such functional and formation aspects are required to be studied under the part of foundation studio “Understand the City”, at CEPT University Ahmadabad. This portfolio is a synthesized work to provide an analytical insight towards the determinants that can provide an understanding of Ahmadabad’s city planning and structure. The inferences are based on the detailed study of the various determinants that are analyzing through satellite image, understanding the city through historical events and perspectives, the role of street grids and characteristics of building typologies, which are the base to form the envelope of any neighborhood. The detailed study on each determinant will revolve around understanding at the macro as well as micro-level. The major learning is to understand how the city functions in a particular manner and what are the ways through which one can understand that various characteristics of the city by looking through a particular neighborhood. The neighborhood of 1.0sqkm called Navrangpura is selected as a study area to analyze it in detail to link it with the overall understanding of a city. The majority of the information and inferences in the report are drawn through the primary survey, telephonic and semi-structured interviews with neighborhood citizens. Navrangpura as a neighborhood is centrally located at the center of the city with potential location with the connected labor market in a from of CG road. Since its inception neighborhood has been going through several transformation and redevelopment process, specifically since 2010. The major advantage of the location is connectivity, it is well connected with the other part of the city including to the closer proximity to CBD. All of these are the major determinants of the higher desirability of these area as everyone wants to stay at their center with affordable standards. Such desirability is converted into the vertical floor space to cater to the rising demand and population, by still maintaing the character.
1 2 3 4
TABLE OF CONTENT Ahmadabad : A City of Young Minds 1.1 Demographic Advantage 1.2 Increasing Trend of Migrants 1.3 Evolution and Determinants of Transformation 1.4 People & Demographic Dividend
Ahmadabad : Multi-Nodal Economy & People’s Trade-offs 2.1 Multi-Nodal Economic Structure 2.2 Residential Property Prices in the City 2.3 People and Affordability 2.4 Trade off Patterns & Peoples Reflection 2.5 People & Housing Choices 2.6 Owning a House : “Flexibility in Selection.
Navrangpura : Centrally Located With Sound Planning 3.1 Location : Closer Proximity to CBD 3.2. Navrangpura : Evolution & Determinants of Transformation 3.3 Neighborhood : Structure & Character 3.4. Ahmadabad : Comparing the Diverse Characteristics of the City 3.5 Comparison Summary
Robust and Walkable : Street Connectivity 4.1 The Combination of Connectivity Patterns 4.2. Comparison :Navrangpura, Ahmadabad vs. Sector-6,7 MIDC, Panchkula 3.3 Comparison Summary 3.4. Chimanlal Girdharlal Road : 12.0mt. Wide 3.5 Commerce Six Road : 15.0mt. Wide
5 6 7
Development of Land & Built Fabric 5.1 The Privately Owned Neighborhood 5.2 Higher Property Prices 5.3 Comparison : Navrangpura vs. Sahkarnagar, Nagpur 5.4 Comparison Summary
Neighborhood’s Asset : Public Realms 6.1 Municipal Market : Universally Accessible Public Realm 6.2 Characteristics of Public Realm : Accessible, Activeness, Inclusiveness 6.3 Comparison : How Accessible are Public City’s Pubic Realms
Conclusion : Navrangpura : A Desirable Neighborhood of the City
1.
Ahmadabad
Ahmadabad : A City of Young Minds
Geographically city is located at the center of the state of Gujarat and covers, with the population of 56 lakhs(Census 2011) it is the most populated city in the state. It is divided into two parts through the river Sabarmati. The major reliability of the economy is on small to large scaletrade centers and business that runs across the city. Out of the total population more then half of the people are young and such demographical advantage helps to uplift the city’s economic structure. Since the rapid transformation inside the city, revives lot of intercity migrants.
Mid to High Rise Neighborhood Character with Multiple Local and City Level Commercial Job Markets
(Image Source : Adopted from www.google.com)
Hot & Arid CLIMATE
Ring Radial PLANNING
Ahmadabad
AHMADABAD : First World Heritage City “ The city is a place where no need to wait for the next week to get answers to a question, to taste the food of any country, to find new voices to listen to and familiar once to listen again”
-Margaret Mead
01
AHMADABAD Location & Demographics
- Ahmadabad City - Ahmadabad City
- Surrounded Dependent Cities
- Surrounded Dependent Cities
- Migrant Cities : Surat, Vadodara, Sanad etc.
Figure -1. Locating the city of Ahmadabad in the Gujarat’s State Map
56.3
Lakhs
CITY POPULATION
464.0
Figure -2. Locating the Inflow Zones of the Migrant Population in the City
Sq.Kms.
SPATIAL EXTEND
1.1 Demographic Advantage Ahmadabad as a city holds strong position in the entire state. Being centrally located around the small job centers near Anand, Mehsana and Gandhinagar holds the largest share of economy in the entire state. The city has ‘Trade and Economy’ at the base of its economy and has sufficient labor force and market inside the city. Due to established labor markets the surrounding town as shown in the figure-1 are highly dependent upon the city. (Figure -1,2 Source : Adopted from www.google.com)
Trade & Business
A.M.C.
ECONOMY
GOVERNANCE
1.2 Increasing Trend of Migrants
28.2
Lakhs
MIGRANT POP.
1.20
Lakhs
STUDENTS
The city attracts and give opportunity to all type of people to fulfill their aspirations. Based on the current scenario 50% contribution in the work force comes from the migrant populations. Out of the total migrant population of 6.95 lakhs annually, 1.20 lakhs migrants comes as a student to fulfill their educational requirements. Largely they migrates from the city like Surat, Vadodara, Valsad, Anand etc. AHMADABAD : A CITY OF YOUNG MINDS CEPT UNIVERSITY
UNDERSTANDING THE CITY
NAVRANGPURA, AHMADABAD
1.3 Ahmadabad : Evolution and Determinants of Transformation The city that forms at the edge of the river Sabarmati and flourished to the west through development of linear infrastructure.
Karnavati
Mohmadabad
Ahmadabad
10th Century Ruler : Karnadev
11th Century Near Kheda District
14h Century Ruler : Ahmad Shah
Amdavad 19th Century Local People
(Figure Source : Adopted from www.indianexpress.com) 1995-2005 - Linear Infrastructure & Housing Policies 2005-2010 - FSI Flexibility (1.8 to 5.4) : Redevelopment. 2010-2015 - Riverfront and BRTS Phase wise Inauguration.
LEGEND - Green - Lakes - Roads
Sarangpur Gate - 1074 AD.
Bhadra Fort - 1404 AD.
Ellis Bridge - 1892
2015-2020 - Common GDCR and METRO Rail Proposal.
- Rail
Figure - 3. The City map of Ahmadabad with Stages of Evolution.
Figure - 4. Ahmadabad : Determinants of Transformation (Year - 1995- 2020)
Ahmadabad as a city has a large spectrum to look upon right from the religious to infrastructural inception periods. The city is divided into two parts by the river Sabarmati with the historical developed six active connections in a form of over-bridges. The city has multiple city centers distributed across the eastern (old city) and western part of the city, both are interdependent upon each other.
The city has radial growth pattern with TP scheme at the base of the majority development processes. Specifically after the formation of Ahmadabad Municipal Corporation (AMC) in 1950s development rapidly took place at the western part of the city. The constant development of linear infrastructure corridors specifically in a form of BRTS laid to the commercial developments since year 2010.
10
AHMADABAD : A CITY OF YOUNG MINDS CEPT UNIVERSITY
UNDERSTANDING THE CITY
NAVRANGPURA, AHMADABAD
1.4. People & Demographic Dividend More then 50% of the City’s Population is Within the Range of 0-30 Years.
Due to multiple job centers inside the city, it caters to all type of people right from business personals to the industry workers. The city also receives high number of migrants specifically since year 2015 and it contributes to the major workforce. That is one of the reason behind the majority of the city’s population comes under the age group 0f 0-30 years. This unique feature is known as city’s Demographic Dividend. 60% 50% 40% 30% 20% 10% 0%
LEGEND - Male
District (urban) City(M.corp)
Ward
- Female
Figure - 5. City vs. Population : At Every Stage the Population Ratio Remains Constant
60.6
Lakhs
DISTRICT. POP.
1 :5
57%
MALE : FEMALE
AGE (0-30 Ye)
Largely People Relay Upon Small Large Scale Industries As a Part of Trade off Such Households Prefer Staying at City’s Edges, with Affordable and Lower Housing Prices
01. Business Class
02. Service Class
03. Household Industries
03. Industrial Workers
03. Migrant Workforce
AHMADABAD : A CITY OF YOUNG MINDS CEPT UNIVERSITY
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Job & Livelihood
2.
TRADE OFF
TRADE OFF
LIFE INSIDE A CITY Dwelling Unit (Shelter)
Modes Of Mobility TRADE OFF
AHMADABAD : Multi Nodal Economy & People’s Trade-offs
As a city Ahmadabad is highly dependent upon its trade and business centers that is distributed across the city. Such multi-nodal economic approach is helpful for the people as they can get multiple option to reside around such economic sources. Based on the economic sources people do make trade-offs to survive in the city. Housing, Transport and Livelihood are the three primary requirements that comes at the base of the all major households decisions. In which the city’s planning approach and economic structure plays an vital role.
Mid to High Rise Neighborhood Character with Multiple Local and City Level Commercial Job Markets
(Image Source : Adopted from www.google.com)
ty Centre
02
AHMADABAD The Composite Economic Model
2.1 Multi-Nodal Economic Structure As interpreted by Prof. Alian Bertaud city is a combination of labor market, in case of Ahmadabad these labor markets or the economic sources are scatteredly distributed across the city. That creates multiple opportunities for the all kind of people to reside around these centers as per the requirements by making trade-offs between their necessities. That suggests that city has largely composite economic model based on the recent development of economic sources at city outskirts.
01. Old City : Fort Area
02. GIDC Vatva
YEAR : 1411 AD.
YEAR : 1968
Trade and Textile base economic center of the eastern part of the city.
Industrial zone at the city outskirts , belongs to pharmaceutical startups.
Mono-centric Economic Model 1960- 2010
Composite Economic Model 2010 - 2020 (Transition) Order without Design by Alian Bertaud
LEGEND LEGEND AMC Limit LEGEND AUDA Limit -Old Old City Center City Centre LEGEND Sabarmati AMC Limit River
Figure - 6. Ahmadabad : Scattered Distribution of Job Centers AUDA Limit
Commercial City Centre -Old Industrial City Centers Industrial City Centre AMC Limit City Centre
- AMC Limit Sabarmati River AUDA Limit Industrial City Centre AUDA Limit AUDA Limit Sabarmati River
-Commercial Commercial Centers Centre Old CityCity Centre
-Sabarmati River Industrial City Centre River
Commercial City Centre
150.0
03. GIDC Naroda Sq.Km.
A.U.D.A. Area
04. C.G. Road
YEAR : 1962
YEAR : 1980
Industrial area largely belongs to the paint industries and wholesales.
Local and city level commercial business center for the neighborhoods.
Industrial City Centre
(Figure -6 (Left) Source : Adopted from www.googlearth .com), Right : www.google.com)
AHMADABAD : MULTI-NODAL ECONOMY & PEOPLE’S TRADE OFFS CEPT UNIVERSITY
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ty Centre
ty Centre
UNDERSTANDING THE CITY
NAVRANGPURA, AHMADABAD
2.2 Residential Property Prices in the City As we Move Away from the City Core Affordability of the Households Increases as Property Prices Decreases.
As city is divided in two parts it has the various source of economy s located on both the ends. As a part of the major trade offs the choice is for the households to make what to priorities first. The valuable part about this structure is around the every economic center one can able to find a affordable housing stock to reside upon as a primary requirement for the any household. As showcased in the following figure-7.
As we can see the highest property prices can be observed around the city core near Navrangpura and Ashram road that is 6,254 Rs. /Sq.ft. The people who has business oriented households can survive around such centers. On contradictory to that on the eastern side near the old city trading center due to dense fabric of the city property prices are varying from 2,550 - 4,590 Rs. /Sq,ft, with better affordability
LEGEND
LEGEND AMC Limit AMC Limit
KEY MAP AUDA AUDA Limit Limit
-Old Old City Center City Centre Old City Centre
Sabarmati Sabarmati River River
City -Commercial Commercial Centers Commercial City Centre Centre
Industrial Industrial City City Centre Centre
AUDA Limit
Sabarmati River
-Industrial Industrial City Centers City Centre AUDA Limit
-Sabarmati Sabarmati RiverRiver City Centre -Industrial City : Core
- City : Periphery
Figure - 7. Ahmadabad : Economic Centers and Property Prices
2,089
Rs./Sq.Ft.
MINIMUM PRICE Naroda (Periphery)
16
3.0 X DIFFERENTIAL FACTOR
AHMADABAD : MULTI-NODAL ECONOMY & PEOPLE’S TRADE OFFS CEPT UNIVERSITY
6,254
Rs./Sq.Ft.
MAXIMUM PRICE C.G. Road (Core)
UNDERSTANDING THE CITY
NAVRANGPURA, AHMADABAD
2.3 People and Affordability As we Move Away from the City Core Affordability of the Households Increases as Property Prices Decreases.
The larger population and the primary earning member inside the city largely relay upon job as a primary occupation as city offers a wide range of economic sources. As instance pharmaceuticals, clothe industry, trading etc. The other chunk of population who comes under EWS, that largely belongs to industries as it provides with the constant income to relay upon as a daily wager. The following figure-8 represents the
Sample survey done on the random 3000 samples with in the city to figure out the average salary of the city’s people. As figure showcases the average gross salary is around 4.75 lakhs. One can derive that as a average salaried person with the job as a occupation inside a city can afford 2/3 BHK residential semi-detached or apartment housing in either co.op or government housing sector near the old city area or at outskirts. KEY MAP
INCOME GRAPH SAMPLE NO. - 3000 CITY : AHMADABAD
LEGEND - City : Core - City : Periphery - Location Spreads - City Center - Price Frequency Figure - 8. The Graph Showcases the Income and its Division Across the City. (Source : www.averagesalarysurvey.com/Ahmadabad)
11.6
Lakhs
Total Residential Housing Stock
77.3
%
Percentage of Owned Households
9.01
Lakhs
Owned Residential Housing Stocks
TYPOLOGY OF HOUSING
AFFORDABLE CHOICES
1.0 BHK Chawl & Raw House
25 K Minimum Gross Income
2.0 - 3.0 BHK Apartment & Semi-Detached
475 K Average Gross Income
3.0 BHK and Above Apartment & Bungalow
1,200 K Maximum Gross Income
AHMADABAD : MULTI-NODAL ECONOMY & PEOPLE’S TRADE OFFS CEPT UNIVERSITY
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UNDERSTANDING THE CITY
NAVRANGPURA, AHMADABAD
2.4 Trade-off Patterns & Peoples Reflections “Cities are the combination of labor market and labor forces, combined with the various trade of patterns made by the people to survive inside a city.” - Prof Alian Baertaud Order without Design
Ahmadabad’s multi-nuclear approach to economic sources and scatted distribution of centers provides ample opportunities to the people to make choices. As explained through above figure -7 as per the afford-ability there are economic options reside around the labor markets. The city like Ahmadabad, with better proximity to the necessary locations allows people to make affirmative trade-offs, based on their requirements. Those patterns can be observed through the households daily life cycles. This observation compliments
the above well learned statement by Prof. Bertaud that a city is a combination of peoples major trade off patterns. Taking this argument forward primarily such trade-offs are part of their housing, transport and livelihood choices. Based on the economic status and stability the spectrum of it changes from buying a house in the city outskirts to paying a handsome rental amount to stay near the city center to save on the transport costs. The cities are filled up with such trade off patterns made by all classes and massed of people across the city.
01.
04.
Income Vs. House Typology
Year of Purchase Vs. House Price
02.
05.
Income Vs. Consumption
Income Vs. Trip Length
03.
06.
Distance Vs. Carpet Area
Income Vs. V. Ownership Figure - 9. The Source of Economy acts as a Focal Point for the Various Trade-toff Inside the City.
PRIMARY DETERMINANTS
18
Own/Rent
Core/Edge
PT / NMT
Housing Choices
Source of Livelihood : Jobs
Transport Choices
AHMADABAD : MULTI-NODAL ECONOMY & PEOPLE’S TRADE OFFS CEPT UNIVERSITY
UNDERSTANDING THE CITY
NAVRANGPURA, AHMADABAD
2.5 People & Housing Choices
Semi Detached
E.W.S. Housing 36%
4.09
32%
3.59
Lakhs
One Room Dwelling Units
Lakhs
Two Room Dwelling Units
Apartment
Detached Bungalow
20%
2.25
Townships
7.5%
Lakhs
Three Room Dwelling Unit
0.85
Lakhs
Four Room Dwelling Unit
4.5%
0.53
Lakhs
Five Room & Above Dwelling Units
LEGEND
CARPET AREA
INCOME GROUP VS. CARPET AREA
SAMPLE DISTRIBUTION
- Chawls - Semi-Detached - Row-Houses - Apartments - Detached - Sample Locations - Per Capita Carpet Area
INCOME GROUP
Figure -10. : INFERENCE : “As the Income Increases the Typology of House and Carpet Area Remains Flexible for Choice.”
SUFFICIENT PER CAPITA CARPET AREA
11.25
Lakhs
Average Gross Income
85-90
Sq.Mt.
Average Per Capita Carpet Area
4.0
Person
Average Household Size
AHMADABAD : MULTI-NODAL ECONOMY & PEOPLE’S TRADE OFFS CEPT UNIVERSITY
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UNDERSTANDING THE CITY
NAVRANGPURA, AHMADABAD
2.6 Owning a House : “ Flexibility in Selection
2.7 Renting a House : “ Strong Social Barriers ”
As showed in the above graph that establishes a relationship between the distance from the city center, carpet are and size of the households. That suggests that from the overall pattern as we are moving away from the city still we are able to get the flexible choice of selecting the housing typology as per the affordability and size of the households. One of such trade off such reflection is of Mr. Rajesh Kikani is described below as he stays near the city center due to high HH Size.
It is easy to buy a house in the city rather then renting them. The kind of statement were came across during the survey that inside a city due to the diversity of the people reside across the preferences differs drastically. As described through the above pie chart the strong social and language barrier can be observed while renting a house in a city. Such pattern can be observed through one of the reflection given by Mr. Siddharth Jain during the semi structured interview.
01. 02.
SOCIAL PREFERENCES
14%
15%
10%
11% HOUSE ON RENT
LEGEND - Religion - 07 - Caste Group - 07
SOCIAL PREFERENCES
7%
- Married Person -04 - Family Size - 08
05. 06. 07.
19%
- Vegetarian - 01 - Salary Person - 05
03. 04.
13%
11%
- Language - 06
08.
- Sample Case
Given to Vegetarian Only. Belongs to similar religion (Entire Family)
Tenants coming through Social References.
Only Married Person.
Only to Salaried Person. (Not to a Business Person) Same Language. (Similar Origin)
SAMPLE DISTRIBUTION
Belonging to Same Cast.
Small Family Sizes. (Not more then Five)
Location : Near CG Income Slab : 50K - 100K Distance to Work : 1.0 Km.
Rajesh Kikani
00
05
10
15 Km
15 Km
20
05
00
Location : Naranpura Distance to Work : 8.0 Km. Marital Status : Married
Carpet Area : 150 Sq.Mt. Household Size : 10, Dependency Rate : 2.5
Profession : Doctor
“To cater to large household it’s important to control the over budget expenses. Making a trade of between house size and job location by staying in a small apartment with family of 10 still suffices the necessities and economic stability with better future prospects.”
RENTAL MARKET
10
“Even it is difficult to find a home for a native couple. It requires a marriage certificate and a photograph of marriage to receive the acceptance in a society. It is preferable to stay in an apartment rather then living with some family on rent as the restrictions and barriers are much higher then previous one.”
10K - 15K
20K - 25K
35K - 40K
1 BHK - Row House
2 BHK - Apartment
3 BHK - Apartment
AHMADABAD : MULTI-NODAL ECONOMY & PEOPLE’S TRADE OFFS CEPT UNIVERSITY
Sidharth Jain
UNDERSTANDING THE CITY
NAVRANGPURA, AHMADABAD
Trade off : Occupation vs. Housing Typology The trade off pattern can also been observed in the selection of occupation source and the typology of house to reside upon. As a pattern we can see from the below analysis in the figure 10 and graph that establishes the relationship between occupation, carpet area and house typology. That suggests in-spite of having flexible housing choices people who pursue job as a earning source prefer to stay in the apartment near or away from the city center.
CARPET AREA
CHOICES OF HOUSING TYPOLOGIES
LEGEND
SAMPLE DISTRIBUTION OCCUPATION | DISTANCE FROM CITY CENTER
- Chawls - Semi-Detached - Row-Houses - Apartments - Detached - Sample Locations
25% JOBS FREQUENCY
2 BHK - Appartment
OCCUPATIONS
Figure-11. : INFERENCE : “People Prefer Apartment as a preferred Typology while Doing Job for Livelihood.”
APARTMENT AS A PREFERRED TYPOLOGY
16 No.
0-7 Km.
Households with Apt.
Distribution of Apt.
11
Households
Apartment +Job
AHMADABAD : MULTI-NODAL ECONOMY & PEOPLE’S TRADE OFFS CEPT UNIVERSITY
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UNDERSTANDING THE CITY
NAVRANGPURA, AHMADABAD
2.7 People and Transport Choices Ahmadabad as a city has approximate of 22km of radius and that covers the boundary of entire city including city outskirts. To cater to that the city has two stages of public transport system available one is BRTS and another one is local bus system that is AMTS. The city has distributed economic cores to commute upon on daily basis that reduces the travel distances to maximum to 5.0 to 7.0 km for the larger chunk of population. As shown in the below graph in figure-12 ,which
Who due to the closer proximity of distances people prefer more private modes of transportation over public right from the on foot and bicycle mode of commute to the private cars and two wheelers. That summaries the total work mode trip share to 9.0% at city level for the public transportation. Also local modes of transportation comes to the scenario as startups like Ola and Uber provides people lesser travel time then public transport. In-spite of the lower cost of public transport.
AHMADABAD WORK-TRIP MODE SHARE
Chandkheda
19%
1%
17%
Ranip
9.0 %
1% 8%
7
AEC
Ahmedabad Kalupur Railway Station
Gujarat University
P.T. SHARE
17%
Thakkar bapanagar
3
2
CORE
1
AM C EDGE
5% 4%
Anjali Cross Road
6
Shah Alam CTM
Maninagar Railway Station
28% PERI PHERY
LEGEND
Figure - 12. The city Level Share for Mobility Source.
500
7.0 %
- Bus 400
- Moped / Scooter - Car/Jeep
- No Travel - Any Other Mode
30 25
L.P.T. SHARE
20 NO. OF TRIPS
300 NO. OF TRIPS
- Train
SURVEY LEVEL
CITY LEVEL
- Bicycle
- Rickshaw/Taxi
Figure - 12. BRTS Public Transport Network.
600
- On Foot
200 100
15 10 5 0 0-1
0 0-1
2-5
6-10
11-20
21-30
31-50
51+
1-5
5-10
10-20
20-30
above 30
DISTANCE IN KM
DISTANCE IN KM
Figure 13. : INFERENCE : “Due to Closer Proximity of Distances People Choose Private Transports over Public Transport.”
P.T. MODE VS. PRIVATE MODE
22
AHMADABAD : MULTI-NODAL ECONOMY & PEOPLE’S TRADE OFFS CEPT UNIVERSITY
2.3
Time Longer
Time Taken To Travel
0.5
Time Lesser
Cost of Travel In the City
UNDERSTANDING THE CITY
NAVRANGPURA, AHMADABAD
Transport Choices based on Income As we observed there is a city level trend that suggest that people do prefer private and local modes of transportation to commute to places during routine days, Similarly the above graph in figure-14 establishes a relationship between the income vehicular ownership and distance from the city center. Such trends suggests that in-spite of having a sound level of public transport suatems available inside a city people do prefer private modes of transportation. That can be visible
Through the trend line of vehicular ownership. As the distance from the city center increases as per the household the occupancy of vehicles also increase. That can be observed through the peoples reflection on some of this choices as described below in the case of Mr. Nimeshbhai Parikh and Mr. Bipin Kalaria. Through overall survey we can say that out of the 118 total members of the 3 households there is 113 numbers of vehicular occupancy almost one for everyone. INCOME VS. VEHICULAR OWNERSHIP
Figure - 14. Distribution map of 3O Sample Surveys.
Figure - 14. Relationship between People’s Choices and Vehicular Ownership.
LEGEND - Sample Location
Location : Memtapura, YMCA Income Slab : Above 200K
00
Distance to Work : 15 Km.
Bipin Kalaria
- Income Area
Location : Naranpura 05
Vehicular Occupancy : 06
10
15 Km
Income Slab : 50K - 100K
- HH Size
Distance to Work : 05 Km.
- Vehicles Own
Vehicular Occupancy : 04
Nimesh Parikh
Household Size : 05
Household Size : 03
“As a trade off to more larger carpet area vs. the more consumption on transportation. I own more number of private modes of transport services as my monthly intra city traveling is high it requires more comfort and flexible travel times.”
“ As my distance to work is around 4-5 km it usually takes 10 minutes to travel and reach to destination as a only trip of the day. It gives me comfort, flexibility to travel, rather then keeping a time-bound dependency on public modes of travels.”
- Distance from City Center
Figure 16. : INFERENCE : “As Moving Away from the City Center Occupancy of Vehicles Increases as a Inverse Trend”
5-6
Kms.
Average Travel Distance
0.9
HH Member - 118
Per Capita Vehicular Occupancy
DISTANCE VS. OCCUPANCY AHMADABAD : MULTI-NODAL ECONOMY & PEOPLE’S TRADE OFFS CEPT UNIVERSITY
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3.
Ahmadabad
NAVRANGPURA : Central y Located with Sound Planning
Navrangpura is located at the center of the western part of the city, withing the Central Business District CG road. The neighborhood is primarily dominated by residential locality and equivalent combination of commercial retail and non retail establishments. That largely act as a neighborhood level local source of economy for the households. Largely due to the balance combination of near by jobs and ample option to reside around the CBD, many people desire to live near or within the neighborhood area.
Mid to High Rise Neighborhood Character with Multiple Local and City Level Commercial Job Markets
CITY CENTER C.G. Road, Navrangpura
66% UN-BUILT
34% BUILT
Navrangpura
NAVRANGPURA : Densely Packed around City Center “ The point of cities lies in the multiplicity of choices and the idea lies within the formation of the neighborhoods and their surroundings areas.”
-Jane Jacobs
03
NAV R A N G P U R A Location Advantage Due to C.B.D.
1.0 City Centre : CG Road
0.0
Sq. Km
Located at the major junction between the new and old city : Swastik Cross Roads
kms.
3.5
Located inside the city centre with well connected economic linkage
PRECI NCT
Located at the Major Junction
kms. Old Ahmedabad City Centre
15.0
kms.
Location from the Fringes
3.8
Connected to the city level major trading and wholesale market of the city.
kms.
Far from the urban agglomeration centres of the city.
Inception : Ellis Bridge
Located at the near proximity of the major connection between the old and new city.
LEGEND Figure - 17. Location Advantage : Closer Proximity to Major Growth Centers in the City
- Precinct - City Core
3.1 Location : At the Closer Proximity to CBD The neighborhood is located at the core of the city near one of the economic center of the city called CG road. Also it is located at the near junction of new and old city, that provides a massive advantage to the people to commute within a close proximity. That also makes a place a desirable location to reside with the households. Due to it’s advantages location as a trade off people choose to live near by this area by paying relatively higher property prices. Having situated near the CBD area is densely packed with the commercial and dominantly residential built fabric, with the population density of 565.3 People/Hector. It also caters to people through multiple job markets located within.
33.73
Lakhs
TOTAL BUILT UP
0.56
Lakhs
POPULATION NAVRANGPURA : CENTRALLY LOCATED WITH SOUND PLANNING CEPT UNIVERSITY
27
3.2 Navrangpura : Evolution and Determinants of Transformation Right from it’s Inception year Due to the High Demand the Area is constant Transformation Process till Date
PROPERTY/ LAND PRICES (Sq.Ft.)
6000 4500
1.2K
2500 1500
0.9K
0.5K
500
BUIL FORM EVOLUTION New Building Redevelopment Demolished
Navrangpura Gamtal
H.L. College of Commerce
AMTS Bus Service
TP Imple
Was Established as a reaction to the saturated Eastern Growth
First Building was Established in the Neighbourhood.
After a long wait Bus service was inaugurated by AMC
Firs develo ini Nav
YEAR
1892
1935
1954
DETERMINANTS
Ellis Bridge Inaugurated
Development of Institutions
Formation of AMC
First Connection Towards West Ahmedabad Established
City level Institutional Development was going on.
As a first authorised city level body established
TRANSFORMATION
Figure - 18. Navrangpura : Historical Transformation and Determinants of Evolution : 1892 - 2020
28
NAVRANGPURA : CENTRALLY LOCATED WITH SOUND PLANNING CEPT UNIVERSITY
UNDERSTANDING THE CITY
4.5 K 2..5K
NAVRANGPURA, AHMADABAD
6.8 K
2.8K
TOD Developments
Scheme ementation
CG Road Development
st formal opment was itiated in vrangpura
As a first local and city level commercial centre
Old build was started to reconstruct using higher FSI benefits.
Commercial developments was started to take place along the arterials.
Re-Imagination of CG road as a commercial centre.
1994 - 1997
2005-2010
2010 - 2015
2015 - 2020
DP -2010
BRTS & Riverfront
Metro Proposal
d
Linear Infrastructure Development Ring radial connectivity across the city.
Redevelopment
Government releases the Development Plan -2010 with Flexible FSI-5.4.
Central government funded project to develop infrastructure.
Re-Imaging CG Road
To improve Connectivity METRO Project was funded
NAVRANGPURA : CENTRALLY LOCATED WITH SOUND PLANNING CEPT UNIVERSITY
29
UNDERSTANDING THE CITY
NAVRANGPURA, AHMADABAD
3.3 Neighborhood : Structure & Character Largely Dominated by Residential Typologies with Low-Mid Rise Built Fabric.
IDENTIFIED TYPOLOGIES
COMPARATIVE SCALE
BLOCK SIZES
01. Smallest 20.0 Sqm.
NAVRANGPURA PRECI NCT = 1.0 X1.0 01. Institutional Buildings
02. Mid-High Rise Apartments
30 M X 35 M
66 M X 25 M
25 M X 40 M
30 M X 40 M
RANGE OF FOOTPRINT
Informal Housing | Slum House 9, 600 SQM
3, 000 SQM
02. Average 225.0 Sqm.
Low and Mid rise Residential Bungalows 03. Individual Bungalows
04. Gamtals / Urban Village
15 M X 25 M
15 M X 13 M
5M X 4M 8M X 7M 10M X 5M
8, 400 SQM
Largest on Ground Foot Print Commercial(Height - G+4 to G+5)
1, 000 SQM
Smallest on Ground Foot Print Gamtals (Height – Ground to G+1)
05. Commercial / Mixed Use
75 M X 50 M 25 M X 20 M
Average on Ground Footprint Residential (Height – G+2 and G+8)
03. Largest 2,224.0 Sqm. 5, 460 SQM
Commercial and Mixed Use.Plots
(Satellite Map Source : Adopted from www.googlearth .com) 01. VIJAY CROSS ROAD : BRTS T.O.D. Zones
As a neighborhood it has been grow through the planned growth of TP scheme. Majority it has the low-mid rise character at its base, largely dominated by the variety of residential built typologies across the blocks. It also has a relatively
30
NAVRANGPURA : CENTRALLY LOCATED WITH SOUND PLANNING CEPT UNIVERSITY
02. LOCAL COMMERCIAL CENTER : C.G. Road
Balanced proportion of local commercials and mixed use buildings with higher ground and vertical floor spaces. To cater to the need of staying at the city center the diverse distribution of infrastructure can be observed in land use plan.
UNDERSTANDING THE CITY
Mind Mapping : Influential Characteristics
NAVRANGPURA, AHMADABAD
Diverce - Use : To Cater the People’s Desire to Stay in Core
Proposed Metro Station
Institutional Slipovers
Residential Colonies
H.L. Commerce College Residential Colonies with Mixed Use
Residential Colonies
- Anchors - Major Roads
- In Direct Connection
- Nodes
- Residential
- Residential
- Religious
- Public Utility
- Vacant
- Influences
- Commercial
- Institutional
- Commercial
- Open Space
- Road
C.G. Road Major Anchor Point 1% 33% 66%
H.L. College
15%
Influential Node
Local Commercial
Mixed -Use Residential. vs. Non Resi.
Dominant Ratio
63% Largely Residential
Urban -Markers
5% 12%
2% 3%
63%
15%
12% Under Road
Diversity in Land Use
Proposed by TPS
NAVRANGPURA : CENTRALLY LOCATED WITH SOUND PLANNING CEPT UNIVERSITY
31
UNDERSTANDING THE CITY
NAVRANGPURA, AHMADABAD
3.4 Ahmadabad : Comparing the Diverse Characteristics of the City Neighborhood Having a Significant Difference in Commercial to Residential Ratio in Each Zone. Core-Edge-Outskirts)
01. Navrangpura : 0.0
00
05
10
15 Km.
City Center : CG Road
15 Km.
05
10
02. Vastrapur : 5.2 Km.
00
City Center : Kalupur
- Residential
- Religious
- Mixed Use
- Vacant
- Residential
- Religious
- Mixed Use
- Institutional
- Commercial
- Open Space
- Under Const.
- Institutional
- Commercial
- Under Construction
14,32,922 Sqm.
CORE
Total Floor Space 5% 12%
2% 3%
1 :2
63%
Commercial vs. Resi.
11,29,237 Sqm. 4% 8%
1 :8
Commercial vs. Resi.
15%
565.3 PPH.
34%
32
66%
Distribution of Uses
Population Density
NAVRANGPURA : CENTRALLY LOCATED WITH SOUND PLANNING CEPT UNIVERSITY
CORE
Total Floor Space
15%
1% 3% 69%
517.0 PPH.
Population Density
Distribution of Uses
35%
65%
(Map Courtesy (Right) : Jhanvi Shah _CEPT University - Monsoon 2020 )
UNDERSTANDING THE CITY
03. Memnagar : 5.6 Km.
00
05
10
15 Km.
City Center : Ashram Road
- Residential
- Commercial
- Mixed Use
- Institutional
- Under Const.
- Vacant
- Recreational
13,71,459 Sqm.
CORE
Total Floor Space 3% 2% 12%
1 :7
Commercial vs. Resi.
15 Km.
05
10
- Residential
- Religious
- Mixed Use
Distribution of Uses
- Public Uti.
- Institutional
- Commercial
- Under Const.
11,14,430 Sqm.
CORE
Total Floor Space
1 :6
Commercial vs. Resi.
3% 4%
3%
14% 76%
429.6 PPH.
63%
04. Ghatlodia : 6.0 Km.
00
City Center : Income Tax, Ashram Road
83%
37%
NAVRANGPURA, AHMADABAD
Population Density
335.5 PPH.
Population Density
Distribution of Uses
34%
66%
(Map Courtesy (Left) : Palak Shah _CEPT University - Monsoon 2020 ) (Map Courtesy (Right) : Parth Rathod _CEPT University - Monsoon 2020 )
NAVRANGPURA : CENTRALLY LOCATED WITH SOUND PLANNING CEPT UNIVERSITY
33
UNDERSTANDING THE CITY
05. Bopal : 4.5 Km
00
05
10
15 Km.
City Center : SG Highway, Iscon
- Residential
- Religious
- Mixed Use
- Vacant
- Institutional
- Commercial
- Under Const.
9,32,567 Sqm.
OUTSKIRTS
Total Floor Space 10% 7%
3%
1 :4
Commercial vs. Resi.
12%
15 Km.
05
10
06. Motera : 10 Km
00
City Center : Ashram Road
- Residential
- Religious
- Mixed Use
- Industrial
- Institutional
- Commercial
- Under Const.
- Open Space
8,45,143 Sqm.
EDGE
Total Floor Space 3% 1% 5% 7%
1 :5
Commercial vs. Resi.
68%
297.3 PPH.
26%
74%
Distribution of Uses
Population Density
NAVRANGPURA, AHMADABAD
133.0 PPH.
14%
44% 26%
Population Density
Distribution of Uses
31%
69%
(Map Courtesy (Left) : Surya Thakkar _CEPT University - Monsoon 2020 )
34
NAVRANGPURA : CENTRALLY LOCATED WITH SOUND PLANNING CEPT UNIVERSITY
(Map Courtesy (Right) : Moksh Jain _CEPT University - Monsoon 2020 )
UNDERSTANDING THE CITY
NAVRANGPURA, AHMADABAD
3.5 Comparison Summary Navrangpura as a Desirable Neighborhood to Reside Around
Overview The above comparison was done across the city to understand the different character of neighborhoods located within the city limits. Also through comparison to establish and enhance the potential of desirability for Navrangpura.
Influential Characters 1:2 COM. vs. RESI.
CORE : Neighborhood with 25.34 Sqm per capita floor space per person.
Similarities Across all the precincts the common thread is the percentage of built fabric. Due to to the planned development through T.P. Scheme across all the precinct built density varies in the range of 30-40%. Also a potential to cater to rising population due to the higher residential percentage.
Disparities The major disparity can be observed in the commercial to residential ratio. In which as we go away from the city center in edges and outskirts area of the city. The ratio is increasing due to the less availability of local commercial markets.
Non Residential Spaces
33% 34%
66%
vs.
Built vs. Open
COMM.+MIXED USE
Building Use
A Desirable Neighborhood : Navrangpura As observed through the comparison in-spite of having a similar population density inside the core area like Navrangpura, Vastrapur and Ghatlodia the difference can be observed in the distribution of infrastructural facilities at precinct level. In case of Navrangpura commercial to residential ratio is 1:2 that is comparatively on higher side as population density. It also has the commercial local labor market and a potential to generate a job center within the precinct. That is in comparison to other precinct is very low as they have major chunk dominated by the residential typologies. Here, better equilibrium can be observed between the livelihood opportunity and housing choices makes it a desirable place to live.
NAVRANGPURA : CENTRALLY LOCATED WITH SOUND PLANNING CEPT UNIVERSITY
35
4.
Ahmadabad
A Robust and Walkable : Street Connectivity
Ahmadabad has ring radial street network, which gives and opportunity for a user to take an alternate route during every trip. That is possible due to the sound planning and development of the neighborhoods through TP Schemes. That helps to provide and efficient connections to the neighboring within a city districts.. Street grid in Navrangpura is one of such examples, where the efficient laying and distribution of street width encourages the futuristic real estate developments along the streets. It also has a rich walk-ability experiences.
Walkable Footpaths and sufficiently wide street shoulders are the key highlights of the inter-connected nature of the Neighborhood.
04
STREET NETWORK A Base of the Sound Development
4.1 The Combination of Connectivity Patterns Efficient Distribution of Street Typologies, from Top to Bottom. 01. Radial Pattern
17.3
km/km2
STREET DENSITY 02. Linear Pattern 15% 50%
15% 20%
03. Hybrid Pattern
LEGEND Arterial Road Sub-Aretrial Road Collector Road Local Road Figure -19. Locating the city of Ahmadabad in the Gujarat’s State Map Formation of Blocks
200mt.
>1000 mt.
01. Radial Street Pattern Located on the major junctions of Arterial and Sub Arterials
As the Neighborhood is developed under the Town Planning scheme it has the robust street connectivity. It a formation of three type of patterns as shown in the above figure. Majorly on the north around the Arterial road most of the commercial and mixed use developments are planed as a part of the Transit oriented Development due to BRTS connectivity. Inside the block perimeters efficient combination of local and collector roads can be observed, which forms a liner and hybrid connectivity patterns. That merges to Sub-Arterial near the centrals spine of the neighborhood. Such efficient grid of connectivity also acts a determinants to encourage investors as a potential site for the real estate developments.
02. Linear Street Pattern Majorly observed at block level with the combination of sub-arterial and collector
03. Hybrid Street Pattern Forms organically within the neighborhood. Largely at the junctions of local and collector roads, merges with
A ROBUST AND WALKABLE : STREET CONNECTIVITY CEPT UNIVERSITY
39
UNDERSTANDING THE CITY
NAVRANGPURA, AHMADABAD
4.2 Comparison : Navrangpura, Ahmadabad vs. Sector-6,7,MDC, Panchkula Comparing the Two Street Fabric : Sector Planning vs. TP Scheme Provisions Inside the Neighborhood
Navrangpura as a neighborhood has evenly distributed built density across the precinct. The efficient provision of the Right of Ways and walkable footpaths makes the street and neighborhood walkable and interactive. Here Panchkula is selected as a parallel case to compare and understand the efficiency of the street grids.
01. Link Node Ratio
- Dead Ends
- 2 Arm
- 4 Arm
- 5 & Above
As similar to the Navrangpura Panchkula also has a equivalent distribution of road hierarchies and distribution of built fabric. The comparison also aims to understand the flexibility and barriers of connectivity in the two different types of neighborhood plannings. The section of the roads also suggests the efficient layers for the public engagements.
02. Right of Way Provision
- 3 Arm
- < 9m
10%
- 10-18m
20%
40%
30%
- 19-24m
BLOCK FORM
T.P. Scheme
Planning Pattern
ARTERIAL SECTION R.O.W. - 32.0 Meters
Larger Share
1.13
40
> 1000mt.
- 25-36m
- No Footpath
- Less than 1.2m
- 37-60m
- 1.8m and Above
- Less than 1.8m
- > 60m
Collector Road
200mt.
03. Provision of Footpath
(Std.- 1.4 to 2.5) Link Node Ratio
A ROBUST AND WALKABLE : STREET CONNECTIVITY CEPT UNIVERSITY
0.80
HIERARCHY
(Std.- >1.0) Link Node Ratio
325 mt.
Avg. Walking
65%
Footpath Provision
0%
50%
100%
UNDERSTANDING THE CITY
NAVRANGPURA, AHMADABAD
Sector-6,7, MDC, Panchkula 01. Link Node Ratio
- Dead Ends
- 2 Arm
- 4 Arm
- 5 & Above
02. Right of Way Provision
- 3 Arm
- < 9m
4% 4% 2% 2%
- 10-18m
88%
- 19-24m
BLOCK FORM
Sector Plan
- 25-36m
- No Footpath
- Less than 1.2m
- 37-60m
- 1.8m and Above
- Less than 1.8m
- >60m
0.89
SUB - ARTERIAL SECTION
Planning Pattern
286 mt.
Larger Share
Avg. Walking
1.65 200mt.
> 1000mt.
(Map Courtesy : Srishti Sudhera _CEPT University - Monsoon 2020 )
HIERARCHY
(Std.- >1.0) Link Node Ratio
R.O.W.- 60.0 Meters
Collector Road
(Std.- 1.4 to 2.5) Link Node Ratio
03. Provision of Footpath
56% 5.5M
6 M 3.5M 2M
11 M
2M
11 M
5.5M
6M
5.5M
Footpath Provision
0%
50%
A ROBUST AND WALKABLE : STREET CONNECTIVITY CEPT UNIVERSITY
100%
41
UNDERSTANDING THE CITY
NAVRANGPURA, AHMADABAD
4.3 Comparison Summary Navrangpura : Street Connectivity that Encourages Development
Overview The comparison was done between the two differently planed cities and their street grids to establish a context of how the street pattern in Navrangpura can play a potential role in defining the surrounding built fabric.
Influential Characters 1.13
7.5 meter
65%
LINK NODE RATIO
RESIDENTIAL
FOOTPATH
Link Node Ratios
Street Character
1.2m 7.5m1.2m
Footpath Provision
A Grid that Encourages Developments After comparison we can say that compare to Panchkula, Navrangpura has slightly higher potential of creating interactive streets-capes for the city. That is due to the opportunity of efficient land-use planning along the street. It also has a ample mix of the various street widths rather then concentrated one as showed in ROW division pie chart. It allows and encourages the variety of infrastructural developments to shape up and contribute towards making a identical and self-sufficient neighborhood. Though compare to Panchkula it has moderate number of dead ends, which breaks the flow between the neighboring residential fabrics. That can resolved by incorporating planning policies.
42
A ROBUST AND WALKABLE : STREET CONNECTIVITY CEPT UNIVERSITY
A Development Centric Neighborhood with 25 % Construction goes into Streets.
Similarities On of the major similarity that has be captured is the almost similar link node ration with the majority of the two and three arm junctions. That suggests the scope of taking an alternate route after every major turning. Another similarity to capture is the percentage of footpath provision.
Disparities The disparity can be observed in the surrounding built fabric as Panchkula is strategically planned fabric the monotonous built-form can be observed on both side compare to varying heights of the built-forms in Navrangpura. Another disparity is very less number of dead ends compare to Navrangpura.
UNDERSTANDING THE CITY
NAVRANGPURA, AHMADABAD
4.4 Chimanlal Girdharlal Road : 12.0 mt. Wide The Street was Re-Designed in 2018 to Promote Walking , with 9.0 mt. wide footpaths across the CG Road.
01. Dedicated Hawking Zones Specifically design hawker zones in between the walking footpaths after every certain intervals to make the street more interactive and informal.
02. Transparent Edges While walking there is no compound wall on the adjacent side. The semi-open spaces of the shop opens up into footpaths to create transparent public edge for the visitors.
03. Median Provision
LEGEND
KEY MAP
Medians are constructed with the specific gaps between them to junctions, to allow the cross overs to take place while walking.
RoadFootpath-
04. Crafty Corners The streets edges are designed with the safety barriers like boulevards and slopes, which helps to transit smoothly. It also articulates the corner to enhance beauty of the street.
Hawking ZoneTreesFigure-20. CG Road : A Combination of Walkable Footpaths and Transparent Street Edges.
Provision of Shoulder
Walking Friendly Environment
The edge of the street is designed specifically as a parking shoulder to keep the footpaths anchored free and ROW as clear as possible to provide better walking footpaths.
The street is redesign with wider footpath provision to promote walking. Surrounding edges are kept transparent to make interactive walking experience. Towards Residential
Footpath 9.0 mt.
Lane - 1 6.0 mt.
Median 0.5 mt.
Lane - 2 6 .0mt.
Footpath 6.0 mt.
Towards Mixed-Use
A ROBUST AND WALKABLE : STREET CONNECTIVITY CEPT UNIVERSITY
43
UNDERSTANDING THE CITY
NAVRANGPURA, AHMADABAD
4.4 Commerce Six Road : 15.0 mt. Wide The Scattered distribution of Hawking Zones and Along the Street Public Utilities Makes it Safe for Walking
01. Distributed Hawking Zones As the street is located in near the university area, it has the dedicated scatteredly distributed hawking zone. Along the adjacent high compound wall on the left.
02. Accessible Footpaths The street has the footpath of average 1.0 to 1.5 meters varying as per the street curve. Due to no formal provision of shoulders the high level difference can be observed.
KEY MAP
03. Safe Median Provision
LEGEND
As the street experiences moderate traffic through out the day, medians are at higher level to avoid cross overs during day rime.
RoadFootpath-
04. Inclusion of Public Utility Along with the footpath nicely accommodated public utility(bus stops) on the edge of the both lanes, makes the street interactive and safe to walk for the longer hours of the day.
Hawking ZoneTreesFigure-21. Commerce Six Road : An Institutional Street with the Moderate Behavior of Traffic.
Anchored Walk Ways
Interactive Walking
At some of the places the walkways are anchored by the vegetation , that forces the walkers to walk in shoulder places. The potential of wide footpaths are compromised.
Along the street inclusion of public utilities in a form of public cafe and bus stops make the walking edge safe for walking and hanging around. Towards Institutional
44
Footpath Shoulder 1.5 mt. 1.5 mt.
A ROBUST AND WALKABLE : STREET CONNECTIVITY CEPT UNIVERSITY
Lane - 1 8.0 mt.
Median 0.5 mt.
Lane - 2 8.0 mt.
Shoulder 1.5 mt.
Footpath 1.5 mt.
Towards Cooperative Housing
5.
Navrangpura
Development of Urban Land & Built Fabric
Navrangpura as a neighborhood holds a strong point of attraction and desirability right from its inception time since 19th century. That laid to the rapid growth and development of the neighborhood in blink of eye period. Larger development and real estate projects were implemented as module to check the feasibility of it. CG Road serves as one of its example. That also brought land and property prices higher after every progressive year. That also affects the development of the built fabric as well in a form of diverse built usages.
Walkable Footpaths and sufficiently wide street shoulders are the key highlights of the inter-connected nature of the Neighborhood.
05
BUILT FORM & LAND Development Driven By Market Forces & Peoples Choices
5.1 The Privately Owned Neighborhood In which the Government just acts as a Moderator & Facilitator. 01. Co.op. Housing
120
DU/Ha.
No. of D.U. 02. A Public Space 10%
90%
03. Public Utility
LEGEND Public Land Private Land Figure -22. Plot Ownership : Public land is Just their to facilitate the Growth. FSI Distribution Per Plot
0
5
10
01. Co.op. Housing Housing quarters for the government employees.
In Navrangpura Land is a scarce commodity, right from its inception due to the heavy demand of staying near the city center area was under constant development. Due to the high demand by the community after execution through TP scheme larger portion of land was left out to be developed based on the market demands by the private developers. That approach turn out to be a successful one through which now a days based on the affordability on can find a place to reside a household. But that also generates a high demand and based on the FSI distribution and their availability land prices started approaching on a higher side and constant increase can be observed since the year 2010.
02. A Public Space Government also holds the share of regulates and manages public spaces as a part of the city and neighborhood level space. That contributes to create a image. 03. Public Utility It hold a small portion of zonal level office, to moderate the growth and the development inside the neighborhoods. That contributes for city level infrastructure.
DEVELOPMENT OF URBAN LAND & BUILT FABRIC CEPT UNIVERSITY
49
UNDERSTANDING THE CITY
NAVRANGPURA, AHMADABAD
5.2 Higher Property Prices Constant Redevelopment Process aid to the Higher Property Prices.
In Navrangpura peoples choices to stay at the city center results into the constant higher rates of property and land values. Since the year 2010 after the implementation of flexible FSI regime through development plan, redevelopment of the older properties initiated. That increase the property prices almost twice times.
The another reason behind the higher residential property prices is lack of government interventions in the sector. That leads to the privatization of the housing markets. The approach of the people centric development encourages the real estate developers to tag higher property prices. That makes Navrangpura one of the costliest neighborhood.
01. Property Prices : City vs. Navrangpura
02. Precinct : Average Property Prices
Rs. 62,400/-
Rs. 65,355/-
Avg. Price CG Road
Avg. Price Navrangpura
Figure -23. Higher Property Values at the Core Due to Redevelopment
86,080
/ Sqm
Sindhubhavan Property Price
50
DEVELOPMENT OF URBAN LAND & BUILT FABRIC CEPT UNIVERSITY
Figure -24. Common Trend of Property Prices Can be Observed Across Precinct.
1.2 X Differential Factor
86,080
/ Sqm
Navrangpura Property Price
UNDERSTANDING THE CITY
5.3 Comparison : Navrangpura vs. Sahkarnagar, Nagpur
NAVRANGPURA, AHMADABAD
Navrangpura, Ahmadabad
The Mixed use Typologies is Navrangpura is a Potential Asset
Navrangpura as a neighborhood as diverse built fabric that caters to larger chunk of people. Here the comparison has been done to mark the significance of it. Sahkarnagar Nagpur has been taken as an example, where the similar typology of built form and city structure can be experienced to define the findings.
01. Building Use
15 Km.
10
00
03. Typology of Housing
- Residential
- Commercial
- Vacant
- Apartment
- Detached
- Institutional
- Mixed Use
- Non Resi.
- Semi-Detached
- Religious
- Open Space
- Under Const.
D.U. PER PLOT
05
City Center : CG Road, Ahmedabad
120.2 DU/Ha
Residential Dwellings
18.2 Sqm.
Per Capita Residential
- Row House
TYPOLOGY DISTRIBUTION
- Residential
- Mixed Use
1 :2
- Parking
COMMERCIAL
Commercial : Resi.
12000 9600
02. Ground Floor Usage
9403
1.4 Sqm.
7200
Per Capita Commercial
4800
0
> 200
Mixed Use
Evolved Typology
2400 0
1660 125 Apartment Rowhouse Detached
846 Semi Detached detached
Apartments
Adopted Typology
0
DEVELOPMENT OF URBAN LAND & BUILT FABRIC CEPT UNIVERSITY
> 10000
51
UNDERSTANDING THE CITY
NAVRANGPURA, AHMADABAD
Sahkarnagar, Nagpur
15 Km.
05
10
00
City Center : Sitabuldi,Nagpur
01. Building Use
03. Typology of Housing
- Residential
- Commercial
- Vacant
- Apartment
- Detached
- Institutional
- Mixed Use
- Non Resi.
- Semi-Detached
- Religious
- Open Space
- Under Const.
D.U. PER PLOT
101.5 DU/Ha
- Row House
TYPOLOGY DISTRIBUTION
Residential Dwellings
20.3 Sqm.
- Residential
- Mixed Use
1 :6
- Parking
COMMERCIAL
Commercial : Resi.
10000
Per Capita Residential
02. Ground Floor Usage
9140
8000
0.6 Sqm.
6000
Per Capita Commercial
4000
0
52
> 200
Local Comm. Evolved Typology
2000 0
DEVELOPMENT OF URBAN LAND & BUILT FABRIC CEPT UNIVERSITY
38
949
Apartment Rowhouse Detached
23 Semi Detached detached
Apartments
Adopted Typology
0
> 10000
(Map Courtesy : Ashwini Paliwal _CEPT University - Monsoon 2020 )
UNDERSTANDING THE CITY
NAVRANGPURA, AHMADABAD
5.4 Comparison Summary Navrangpura a Potential Real Estate Asset for the City
Overview Commercial
01. Retail FSI : 2.3
FSI : 0.9
02. Detached FSI : 1.2
Influential Characters
02. Non-Retail FSI : 2.8
Residential
01. Row -House
The comparison between the two neighborhood is done to understand the contribution of diverse built typologies and its impact on the characteristics of the neighborhood. Both the precincts have similar built fabric and typologies.
1.4 Sqm.
18.3 Sqm.
33%
COMM. - PER CAPITA
RESI. - PER CAPITA
EVOLVED TYPOLOGY
Non Residential Spaces
DU Per Plot
Building Use
03. Apartment FSI : 2.2
Neighborhood that consist with 74% Apartment and 15% mixed use development.
Similarities The major similarity that is being observed between both the precincts is the apartment as the major typology to reside upon. It showcases that majority of the people select apartment as a typology to reside upon.
Disparities The major diversity is been noted is the commercial to residential ratio and per capita commercial space for the people. That showcases the economic reliability of the neighborhood that compare to Sahkarnagar Navrangpura has self sufficient and neighboring labor market for people.
A Desirable Neighborhood : Navrangpura After the comparison it can be evidently observed that between them Navrangpura can able to provide ample per capita space consumption in-spite of having higher population density. The higher ratio of commercial vs. residential (1:2) suggests that people can have multiple options to look forward for their daily and economical needs. As shown in the ground floor use map due to the balanced and higher percentage of local and city level commercial spaces. Efficient use and distribution of typological built spaces also suggests that it has the potential to create a self-sufficient community driven neighborhood for the people.
DEVELOPMENT OF URBAN LAND & BUILT FABRIC CEPT UNIVERSITY
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6.
Navrangpura
Neighborhood’s Asset : Public Realms
Ahmadabad as a city has lack accessible city level public open spaces. In-Spite of having a concept of TP scheme planning of the majority of the neighborhood the city level spaces are nit defined meticulously yet. That is why every neighborhood has dedicated public parks or a street to enjoy as a recreational space. In this navrangpura Municipal Market holds the strong flux of people every day, The combination of commercial shopping with food plaza and informal to formal hawking zones are the key highlights of the place.
A Typical Low Rise Urban-Insert Inside the Busy Urban Fabric of Mid -High Rise Commercial Street, Along the CG Road
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UNDERSTANDING THE CITY NAVRANGPURA, AHMADABAD
PUBLIC REALM Municipal Market An Insert Into Busy Urban Fabric.
6.3 Municipal Market : Universally Accessible Public Realm An Insert into the Busy Mixed use Fabric of the Labor Market
01. Distributed Hawking (Mobile + Stationary)
02. Shaded Walkways to provide comfort to pedestrians
03. Universally Accessible Footpath Spaces
Figure -1. A Drive-through with Spot for the Window Shopping and Eatery. Noli’s Map of Accessibility
Open Regulated-2%
Private-89%
01. Hawking Zone Mobile Hawkers : On Footpaths Stationary Hawkers : Market
Local and city level commercials, mid-high rise mixed use developments are the important urban markers of the neighborhoods. Specifically local commercial spaces and the concept of market has been introduced to the precinct by Municipal market during 19th century. The combination of commercial shops, food plaza and informal hawking are the key characteristics of this place, situated on CG Road Recently through the project of re-imaging the CG road the place just got renovated with pedestrian walkways and universally accessible footpaths. To make universally accessible city level public realm. The play of open and semi-open spaces with niches makes it safe and accessible to all genders.
02. Shaded Walkways Shaded walkways with column provides a better connectivity and safety to pedestrians while walking. Inclusion of it also enhances the space making of the realm. 03. Accessible Footpaths Surrounding wide footpaths provides a anytime walking entry to the place. It also has designated spots for the mobile vendors to sell their goods.
NEIGHBORHOOD’S ASSET : PUBLIC REALM CEPT UNIVERSITY
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UNDERSTANDING THE CITY
NAVRANGPURA, AHMADABAD
6.2 Characteristic of Pubic Realm : Accessible, Active, Inclusive Inviting Character that is Accessible through All Classes of People Across the City. 55 mt.
6.0 Central Court : Parking + Hangout
Connected but Separated
A Eat out Place for People.
Allotted drive way that can be utilise for the vehicular movement to pick up food and walking.
85 mt.
The area utilise as a place to hangout or a pause point for shopping or seat in car and have a food.
2.0
mt.
Driveway + Walkway
mt.
2.5
Transitional Walkway Corridor
mt.
Vehicular and Pedestrian Walking
Derived walking spaces use to access the shops.
4.0 mt.
SHOULDER + FOOTPATH
6.0 mt.
LANE : 1
6.0 mt.
LANE : 2
6.0 mt.
SHOULDER + FOOTPATH
Footpaths : Socializing Zones Accessible Walking Entrances
The outside junctions of the plaza is a formally organised vendor zone with various socializing zones in a form of benches and tree shades. Towards Panchvati Cross Roads, CG Road
Figure -1. Concept of Open Ended Layout to Increase Accessibility.
APPROACH
01. Afternoon : 1:00 to 4:30 pm
02. Evening : 5:00 to 8:00 pm
600
ACTIVENESS
Person
FOOD FALL
Visibility
AFTERNOON Stationary Vending Window Shopping Parking (Car+Bike)
Multifunction
EVENING
Walking Accessibility
Commercial Shopping Walking along footpaths Vehicular Drive-through Group Gatherings
LEGEND
Accessible By All
- Pedestrian - Mobile Vendor
Maneuverable
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NEIGHBORHOOD’S ASSET : PUBLIC REALM CEPT UNIVERSITY
- Stationary Vendor - Flux of People - Vehicular Movem.
Equal Share
UNDERSTANDING THE CITY
NAVRANGPURA, AHMADABAD
6.3 Comparison : How Accessible are Public Realms in the City As City has Lack of Accessible Neighborhood Level Public Open Spaces, lets observe In Case of : Memnagar, Ghatlodia, Bopal
01. Gurukul Road, Memnagar
02. Gurukul Amul Garden, Ghatlodia
03. Boapl Vegetable Market, Boapl
CORE
CORE
OUTSKIRTS
88.7%
86.0%
Private Spaces
Private Spaces
10 : 2
10 : 3
Porous : Opaque 9:00AM
6:00
Porous : Opaque
11:00 PM
6:00AM
Active House
SAFETY
Active House
03. Night : 8:00 to 11:00 pm
6:00
9:00 PM
92.0%
Private Spaces
10 : 5
Porous : Opaque 6:00AM
04. All Day (COVID-19 : During Lock down)
400
6:00
6:00 PM
Active House
INCLUSIVE
Person
FOOD FALL
Illumination
NIGHT Commercial Shopping Active Food joints Night Walking & Gathering
All Classes
DURING COVID-19 Close whole day Covid-19 Testing Booth
Eyes on Streets
LEGEND
Open All Day
- Seating - Mobile Vendor - Stationary Vendor - Flux of People - Vehicular Movem. Furniture
- Testing Booth
(Image Courtesy (Top Left to Right) : Palak Shah_Parth Rathod _ Surya Thakkar _CEPT University - Monsoon 2020 )
All Masses
NEIGHBORHOOD’S ASSET : PUBLIC REALM CEPT UNIVERSITY
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7.
Navrangpura
Conclusion : Navrangpura A Desirable Neighborhood.
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CONCLUSION Desirability Converted Into Floor Space
Study Overview : Transformation Navrangpura as a neighborhood is constantly transforming and evolving. After studying understanding and analyzing the city and its one of the neighborhood through the lance of planning and relating it to its city structure, market mechanism and the various tools of formation suggests that. Navrangpura right from its inception was a focal point of many major development since 19th century. Under the impression of one of the first neighborhood to be established on the western city. As it was planned purely based on Town Planning Scheme, the infrastructural development was started to took place step by step. Construction of CG road was one of the major turn around that happen during 1994-1997, as it brought lot of scope of future expansion and potential to become a Central Business District (CBD) of the city. That provided neighborhood a stronger platform to relay upon. Now precinct it self has a local and city level commercial establishments on which people from the neighborhood can relay upon.
Navrangpura : Desirability Navrangpura as a neighborhood as strong street connectivity and diverse built form usages. The ration of 64% resident-ail and 33% commercial is equally balancing the ideal scenario of living, where one can work and live closely to survive inside a city. As it is located at the center of the city it has stronger advantage of location. As it is able to create a large labor market of people from both side of the city. It also provides extremely well connectivity to the other parts of the city including the nearby connectivity to CBD Aashram road. Since 2010 constant redevelopment process has increased the probability to stay near the city center by increasing the housing stock by 25%, now there are 74% of apartments as dominant typology to cater to the all levels of affordability. As the neighborhood is centrally located well worse and connected with the infrastructure facilities increases the desirability of the people to stay at the city center. Now, this desirability has started to take a shape of vertical floor space across the precinct as part of the constant re-imagination. NAVRANGPURA : A DESIRABLE NEIGHBORHOOD CEPT UNIVERSITY
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UNDERSTANDING THE CITY
NAVRANGPURA, AHMADABAD
Key Characteristics of Neighborhood Well Connected
1.60
Link Node Density
People Centric Development
90%
Ample Housing Stock to Cater
66%
Sufficient Per Capita Commercial = 1.4 sqm
1 :2
74%
Private Ownership
Land Under Residential
Residential : Commercial
Vertical Floor Space 14,32,922 Sqm.
Wide Footpaths to have a safe walk
Closer Proximity to Job Centers
Apartment as a Typology
Chandkheda
Ranip
7
AEC
Thakkar bapanagar
3
Ahmedabad Kalupur Railway Station
Gujarat University
1
CORE
2
AM C EDGE Anjali Cross Road
6
Shah Alam
Maninagar Railway Station
CTM
PERI PHERY
2.5
Average FSI
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NAVRANGPURA : A DESIRABLE NEIGHBORHOOD CEPT UNIVERSITY
66%
Street Walkability
3.5 Km.
Sufficient Per Capita Residential = 18.3 sqm
Average Work Travel Length
UNDERSTANDING THE CITY
NAVRANGPURA, AHMADABAD
BIBLIOGRAPHY Literature References Ahmedabad Municipal Corporation and CEPT University.(2016). Nomination dossier for inscription on world heritage city. Bertaud A. (2018). Order without design: how markets shape cities. Cambridge, MA, pp 42-43. Census of India. (2011). Village and Town Directory. District Census Handbook South Twenty Four Parganas. Directorate of Census operations. Gujarat. District Census Handbook Gujarat. Part XII A. (2011).Office of the Registrar General & Census Commissioner. pp. 40.to 150 Laliwala S (2018). Tracing the History of Ahmedabad, a City of Limited Emancipation. The Wire Article. https://thewire.in/history/tracing-the-history-of-ahmedabad-a-city-of-limited-emancipation Nirupama, S(1995). Role of rituals in the transformation of a city and its urban components. [Master’s Thesis, Kansas State University].CEPT University. Shraddha, S.(1987). Theory and city form : The case of Ahmedabad. [Master’s thesis, MIT]. Cambridge MA. Referred Websites www.holidify.com/pages/history-of-Ahmedabad heritageofahmedabad.com/gates-fort-walls-of-Ahmedabad ndianculture.gov.in/node www.indianexpress.com navrangindia.blogspot.com/2017/10/gates-of-ahmedabad-time-honored www.welcometoahmedabad.com/5/historical-glimpses
NAVRANGPURA : CENTRALLY LOCATED WITH SOUND PLANNING CEPT UNIVERSITY
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NAVRANGPURA
AHMADABAD
Understanding the City | Jugal Bhatt - PUD20154 | CEPT, University
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