Urban design Thesis by Kavan Pathak

Revitalizing M i r a m a r Wa t e r f r o n t

Kavan Pathak | PG180406 | MUD | Semester 4 | Cept University

I. Studio Brief: This studio will focus on the design aspects of urban transformations within the existing urban areas. As Indian cities are growing rapidly in terms of population and therefore expanding physically. Increasing urban population and the growing urban incomes will fuel demand for more and more builtfloor space in cities accompanied by a demand for infrastructure. Urban areas within these cities are dealing with unsustainable levels of stress on infrastructure, resources and public services and are becoming unlivable. To address these concerns, the Ministry of Housing and Urban Affairs (MoUHA) has initiated various schemes such as AMRUT (Atal Mission for Rejuvenation and Urban Transformation), SMART CITIES MISSION and HRIDAY (Heritage City Development and Augmentation). These schemes enable planning for developing infrastructure in the brownfield areas through mechanisms such as Local Area Plans (LAP) and Town Planning schemes (TPS). Students will work on the projects emerging out of these initiatives defined by studio tutors. The projects will have a strong design focus on the physical setting,.

II. Project Abstract

PREFACE Studio 4: Urban Transformation Studio Instructors: Purvi Chhadva Teaching Assistant: Maansi Shah

Panaji being the Capital of Goa is an important node for tourist and administrative activities. Due to which the core of the city is congested. In order to mitigate this congestion, there have been peripheral developments on the fringes of the city, leaving a development vacuum in Miramar. The chosen site area lies on the southern side of the core city and stretches from Miramar cross-roads to Dona-Paula Viewpoint. It includes the Miramar, Caranzalem, Cabo & Dona-Paula Areas. The site contains primarily low-rise to mid-rise structures with a largely residential typology and a few institutes. The site has an uninterrupted 2.5 km long waterfront, which is devoid of any developments. Low-rise typology dominates the major road running parallel to the sea. The newer development has thus started happening in the exterior areas which have a better mix of typologies and retail availability, pulling the development away from the water and into the fringes. Hence, the goal of the project is to provide densification along the waterfront while reconnecting the city to its longest beach. The proposed urban intervention could be a solution to, persistent congestion in the core city; limiting the stretch of infrastructure services due to leapfrog development; visually & physically connecting Panaji to its longest water edge. Also, this could trigger urban regeneration in nearby areas such as Miramar, Caranzalem and Cabo, which will help in further mitigating the issues mentioned earlier. The goal of the proposal is to showcase the possible opportunities that could be undertaken through the smart city initiative, in order to have urban interventions which can expedite urban transformation in a responsible and designed manner. The case is made through re-imagining two smart city proposals in Miramar, Panaji. The two projects are linked together in a manner that is a beacon for development for the surrounding areas in order to develop/redevelop.

Contents 1. Overview

1.1 Need of Report 1.2 Background 1.3 Scope of work 1.4 Smart city Mission , India 1.5 Smart City Proposals, Panaji 1.6 Project Abstract

2. Introduction 2.1 2.2 2.3 2.4 2.5

History & Evolution Regional Context Site Context Site Character Site Delineation

5. Design Strategies 5.1 5.2 5.3 5.4

Urban Form Strategy Building Design Regulations Public Space Strategy Urban Activity Toolkit

6. Proposal for Urban Intervention 6.1 6.2 6.3 6.4

Urban Design Plan Detailed Plans & Core components Visualizing Proposal Point based interventions

7. Implementation Strategy 7.1 Phasing Framework 7.2 Way-forward

3. Site

3.1 About 3.2 Constraints 3.3 Opportunities 3.4 Inferences

4. Design Intent 4.1 4.2 4.2 4.3 4.4

Case Study inferences Project Statement / Vision Project Objectives Urban Form Objectives Waterfront Objectives

CONTENTS Studio 4: Urban Transformation Studio Instructors: Purvi Chhadva Teaching Assistant: Maansi Shah

OVERVIEW

Need of Report Background Scope of Work Smart City Initiatives Project Abstract

Report:

Background:

Smart City Mission, India:

Purpose of this report is to showcase the possible opportunities that could be undertaken through the smart city initiative, in order to have urban interventions which can expedite urban transformation in a responsible and designed manner. The case is made through re-imagining two smart city proposals in Miramar, Panaji. The two projects are linked together in a manner that is beacon for development for the surrounding areas to develop/redevelop.

The smart city narrative in India has a strong focus on livability and public spaces, but the focus and nature of projects which are executed, remain astonishingly focused on infrastructure only. Hence, Today there is a need to broaden the imageability of our cities and re-imagine Smart City proposals to make them more ambitious in their strive to make Indian cities more sustainable, livable, and development friendly. Due to the scale and nature of the projects, increased livability will result into Urban transformation of area that The case to re-imagine Smart City initiatives is more sustainable, equitable and livable.

to have more responsible and designed Urban transformation is made through re-imagining two Today there is a need to broaden the imageability of our cities and re-imagine Smart City proposals to smart city proposals in Miramar, Panaji. make them more ambitious

Report is focused on re-imagining smart city proposals to make a larger transformative impact in Panaji. Scope of Work: The proposal showcased in the report shall bring about a regeneration of areas surrounding it, hence it is imperative to acknowledge the fact and map the possible areas that can be affected so as to achieve a designed growth that could be helpful in solving various issues plaguing the city right now this urban regeneration can be directed in a way so that some of the issues in this areas such as incomplete Street connections old and dilapidated built form failure to capitalize on location, haphazard development on Hills, susceptibility to storm water runoff etc can be addressed. While it is important to acknowledge the possible regeneration in the immediate context the scope of the work remains focused on the water front development.

The scope of work of this report is limited to showcasing and presenting different aspects of the proposal along with the analysis that led to establishing the Project premise, it doesn’t cover the Urban transformation that would be a result of this project. 12

Fig. 1.1 Types of Smart City projects in India

Fig. 1.2 Objectives of Panaji Smart City

The smart cities mission in India aims to; “Drive economic growth and improve the quality of life of people by enabling local area development and harnessing technology, especially technology that leads to Smart outcomes. Area-based development will transform existing areas (retrofit and redevelop), including slums, into better planned ones.” The strategies to undertake this aim of Smart cities, are retrofitting, redevelopment and greenfield. The project proposed in this report is undertaken with criteria of the Redevelopment Strategy. “Redevelopment will effect a densification of the existing built-up environment in-part or in whole and enable cocreation of a new layout with enhanced infrastructure using mixed land use and increased density. Redevelopment envisages an area of more than 50 acres, identified by Urban Local Bodies (ULBs) in consultation with citizens. For instance, a new layout plan of the identified area will be prepared with mixed land-use, higher FSI and high ground coverage. Two examples of the redevelopment model are the Saifee Burhani Upliftment Project in Mumbai (also called the Bhendi Bazaar Project) and the redevelopment of East Kidwai Nagar in New Delhi being undertaken by the National Building Construction Corporation.” (Smart city mission) However, it is also important to take note that several areas under the selected site delineation are in poor condition in terms of infrastructure and several alternative suggestions are showcased to improve these conditions. These suggestions are a pilot based intervention and do not form part of the core proposal. These interventions fall under the Retrofitting category of Smart city Missions.

The project proposed is structured such that it falls under the framework of Redevelopment strategy of Smart City Initiatives. 13

Fig. 1.5,1.6 Newspaper Clipping, Smart city Proposal

Smart city, Imagine Panaji: Smart City Initiative in Panaji is named to be Imagine Panaji. The core projects undertaken by the department largely fall under the infrastructure category. However some Area based proposals such as Ourem Creek redevelopment, are focused on developing public realm and revisualize Urban form. Some interventions like Miramar Beach Beautification are focused on developing Public places and beautifying them. Other smart city initiatives like Pan city transport network and Smart Parking strategies are also undertaken but they do not fall under the core competency of Urban Design projects. These projects are concentrated in there own rights, and

there is a need to re-imagine them. Imagine Panaji largely works through area based proposals in the city, hence the proposal to re-imagine two well identified Smart city interventions of Miramar Beach & Dona Paula View Point are an evolution of these same projects under the Area based framework of the SCP. Imagine Panaji remains one of the few smart city initiatives that focuses on Public Realm as well as core infrastructure of the city and hence provides a perfect opportunity for re-imagining proposals that fall under Urban design narrative.

Imagine Panaji largely works through area based proposals in the city, hence the proposal to re-imagine two well identified Smart city interventions of Miramar Beach & Dona Paula View Point are an evolution of these same projects under the Area based framework of the Smart City Proposal.

Two smart city proposals on site; Miramar beach beautification & Dona Paula point revamp.

Miramar Beach

Dona Paula View Point

The proposal of Miramar Beach Beautification focuses on developing footpath and pedestrian amenities near the entry point. Beautifying entry point, adding sitting facilities. Developing toilets and shower rooms and proposing open fitness areas and a jogging track.

This project proposes to pedestrianize the Dona Paula market and carry out repair and refurbishment work in the Dona Paula Jetty. The project is overseen by Smart cities mission and is currently undergoing environmental clearance.

The project is facilitated by funding from World Bank Both of these projects are prominent tourist attractions under coastal redevelopment and AMRUT (Atal Mission for not only in Panaji but while of Goa. Redeveloping them Rejuvenation & Urban Transformation) could result in added influx of tourism.

Hence the underlying idea is to,

Fig. 1.3 Photograph, Miramar Beach Entry

Fig. 1.4 Photograph, Dona-Paula View Point

Re-imagine Smart city proposals to create a robust, porous active promenade that links the two landmarks and is supported by complimenting built-form 15

A VISION TO UNLOCK THE MIRAMAR WATERFRONT The proposal aims to provide designed development to curb urban sprawl & introduce activity oriented public places along the waterfront in order to utilize the areaâ&#x20AC;&#x2122;s maximum potential and reconnect the city to its water edge.

Proposal: The goal of the project is to provide densification along the waterfront while reconnecting the city to its longest beach. The proposed urban intervention could be a solution to, persistent congestion in the core city; limiting the stretch of infrastructure services due to leapfrog development; visually & physically connecting Panaji to its longest water edge. Also, this could trigger urban regeneration in nearby areas such as Miramar, Caranzalem and Cabo, which will help in further mitigating the same issues mentioned earlier.

The waterfront promenade along the development will prove to be a value addition not only to the area but to the whole city and will seamlessly form a visual and physical connection with the beach. Increased accessibility to the beach and programmed activities that appeal to tourists as well as locals will result in improved quality of life and accessibility to open spaces for locals, whereas, for tourism, the project could attract higher tourist footfall which could positively impact Panajiâ&#x20AC;&#x2122;s tourist industry.

Fig 1.7 Isometric, Abstract of Urban form

Waterfront promenade along the development will prove to be a value addition not only to the area but to the whole city and will seamlessly form a visual and physical connection with the beach A two-step approach has been inward flow of water due to sea level adopted to counter threats posed by rise. sea level changes: a 75-meter buffer zone between high tide line and built form along with a dense layer of green infrastructure to hamper Fig. 1.8 Isometric, Abstract of Public Space

Fig 1.9 Site Isometric with Google Earth Background

INTRODUCTION

HISTORY & EVOLUTION REGIONAL CONTEXT SITE CONTEXT SITE CHARACTER SITE DELINEATION

Panaji had humble beginnings as a part of Taleigao village. At that time it was little more than a large village with coconut grove bordered by paddy fields, with a few backwater ponds, canals and creeks - and hence the original town name of Pahajani Khali, the land of backwaters, which finally attained the name of Panajim. Over the years it developed from a trading post for Portuguese to an administrative capital for Portuguese, Adil Shah and subsequently Goa, State of the Republic India.

Different areas developed in different eras due to cityâ&#x20AC;&#x2122;s gradual expansion from trading post to administrative and tourist hub. These has resulted in different areas reminiscent of the era in which they developed.

Evolution of Panaji and the subsequent development of Miramar area. Panaji due to its strategic location evolved from a mere marshland to a trading post, an administrative centre and a tourist hub over the span of 150 years.

Fig. 2.1 Evolution of Panaji

The history of fishing communities is still found in by lanes of Caranzalem area and their humble residences. Once a palm lined grove and a host to fishing communities, Caranzalem and Cabo areas have redeveloped. Whereas Miramar once seen as an residential suburb is at the centre of city with several institutions. The Dona Paula hillock served as a residence for Portuguese elite, which has now been transformed into Governorâ&#x20AC;&#x2122;s Residence.

The Porta de Gasper DIas or now known as the Miramar Beach remains the central attraction around which the development of the area takes place.

History of Miramar: Fishing Villages and Residential Suburb Historically, the Miramar stretch included fishing villages of Cabo & Caranzalem, traces of which can still be found today. Over time it also became one of the most sought after residential extensions of Panaji due to its proximity to centre and natural features around it.

Fig. 2.2 Photographs, Historic

Miramar neighbourhood evolved largely as are residential extension, bit since then it has evolved to become host to many educational institutes since late eighties. The improved linkage with Maharashtra and Karnataka has had a direct impact on this area and its land holdings and development. Several mass housing and hotels have only started to mushroomed in the last decade having realized its potential. Hence, giving rise to development frenzy which needs to be addressed i a responsible and designed manner.

Sudden influx of pan India investment and rise in service sector in Panaji has put severe development pressure on this areas which needs to be addressed in a responsible manner without stripping the area of its beauty.

Miramar Today: Untapped potential of location and proximity to water Today, Miramar is a residential area with institutes which are of National significance such as National institute of Oceanography. Failing to capitalize on such a beautiful stretch of land has led to undesirably low built density.

Fig. 2.3 Photographs, Current Scenario

Hence, the re-imagination of this area with help of Smart city intitiatives talks about an accessible sea front and a multi density built form that acts as development sponge while at the same time responding to the water edge. The area is seen as a seamless connection to the sea and can be a project that serves as a catalyst for Urban transformation in the surrounding areas, these transformation can offer a solution to various problems that are faced by the area today.

Miramar Tomorrow: Connected & vibrant waterfront The vision is to achieve optimum built density without compromising on Panjekars love of Susheegad(the goan lifestyle) and capitalizes on the waterfront as a public place.

Fig. 2.4 Proposed Isometric

Regional Context: Panaji, the capital of Goa, is also the district headquarters of North Goa district and a prominent tourist hub. The city has 30 administrative wards, covers an area of 8.12 sq. km with a population of 40017 persons (Census 2011). It hosts 600,000 domestic and 88,000 international tourists annually (Panaji Holistic Master Plan, 2011), with a daily floating population of 5000-15000 persons. Panaji is as much about its ‘unique character as a place, as it is about the ‘activity and flows’ that pass through it. These flows make it vibrant and dynamic and include movement of people, vehicles and goods; and hence any Urban intervention especially in realm of Public Spaces it

Panaji: is important to acknowledge these floating connections. Panaji is endowed with several features that can be developed to make it eminently livable. It’s beautiful setting, natural features, compact walkable scale and highly imageable urban form all can contribute to its potential high livability. Also there are open places and public congregational spaces, but a majority of them lack any activity related uses, hence making them abandoned plots of land, possibly spurred on by planning policy to develop multiple city centres on city fringes which has led to inadequate built densities inside core city. The Miramar to Dona-Paula stretch is an example of such inadequacies.

Moreover, beautiful hills and water on 3 sides, restrict developable land which has led to congested core and resultant policies of developing multiple centres on fringes, has resulted in inadequate built densities and inactive street edges in the city.

Panaji has always maintained its connection to water-edge be it creek, river or sea. Fig. 2.5 Map of India

Fig. 2.6 Map of Goa

Fig. 2.7 Panaji Map

Panaji Primary Survey:

Ex cessive unregulated street parking

Traffic choke points

Traffic Congestion

Fig. 2.8 Panaji Administrative Boundaries

Outgrowth areas like Taleigao, Durgawadi, Bambolim etc have combined population on 39,000 whereas Panaji City has population of 44,000. For comparison Population density in Ahmadabad is 12,000 per sq km whereas population density in Panaji is 4000 per sq km.

Moreover, beautiful hills and water on 3 sides, restrict developable land which has led to congested core and resultant policies of developing multiple centres on fringes resulting into urban sprawl. 30

Leapfrog development into Outgrowth areas & Urban fringes leaving inadequate density inside core city.

Public Transport Map

Inadequate Street Design

Incomplete and broken street network and illegal parking have led to traffic congestion in core city and by-lanes of extension areas. The arterial road however remains free from congestion due to absence of active edge and hence locals prefer by-lanes to trav-

Congested roads 31

Connectivity:

Open Spaces in Panaji Municipal area

Panaji is a main transport node in the State of Goa as well as the interstate highway connecting Karnataka and Maharashtra. Recent infrastructure upgrades in form of National Highway network and bridges over Mandovi and Zuari river have greatly decreased travel time from South Goa to North Goa, as a result of which Railway Station and Dabolim Airport have become greatly accessible to Panaji.

Plenty of open spaces and results into inactive, dull strong natural features open spaces that act as characterize Panaji, but a eyesores. strong activity magnet or program to complement it

Complementing activities to these open spaces could result into regeneration of neighbourhood s

The inter city travel in the state is largely through buses or private vehicles. Public transport which is plagued by old buses and undefined bus stops along with poorly drawn public transport network contribute to poor ratio of people preferring to travel by public transport. Panaji also has the highest vehicle ownership in the country which along with various thier factors contributes to traffic congestion.

Plethora of inactive open spaces Fig. 2.12 Open Spaces in Panaji Municipal Boundary

Creeks used for sew age disposal 32

Neglected sea front

Stagnated Lake front

Transport node in South-Western Highway system. Fig. 2.14 Panaji Connectivity

Site Context:

City is endowed with two beaches Miramar and Caren zalem but geographically it is a pristine arc of sand and sand dunes stretching from Miramar to Cabo.

Dona Paula area is an important residential locality which was a residential suburb in the late 80s has now evolved as a prime residential address. The locality expands into the hillock which witnesses the confluence of two mighty rivers of Goa and provides a fine view of the now developed Murmagaon harbor, it has a Belvedere which is a point of tourist interest from which one can enjoy a marvelous view over the landscape and the seas it is also home to National Institute of oceanography

Miramar Beach is the best known landmark of the neighborhood and was originally named Porta De Graspo Dias by the Portuguese and is appreciated and visited regularly by both locals and tourists alike it is sponges while long for fresh air and cool ocean breezes here River mandovi meets the Arabian Sea thereby linking the birthplace of colonial history in the smallest state of the Indian Republic. The governorâ&#x20AC;&#x2122;s residence is located on the west end of Dona-Paula Hillock. The Miramar neighborhood evolved largely as a residential extension of the city in the early years of independence and became a hotspot for many institutional buildings in the late 80s the area is host to enviable sports infrastructure for its residents, the improved linkage with Maharashtra in the north and Karnataka in the South followed by the advent of low-cost airlines in late 2000 impacted the state which has seen an absurd amount of rise in desire for property Holdings. Numerous commercial complexes and mass housing schemes and hotels have mushroomed in only the last decade and hints at the immense development pressure that looms over this area which could be a problem if it is not dealt with in a responsible and planned manner. Carenzalem area located off the Miramar Beach in the interior areas is today the mix used residential commercial hub of the city the by-lanes hide its connect with the past in form of humble residences mostly of agricultural and fishing communities. The recent surge of multistory apartment has changed the character and ecology of the once coconut grove fishermanâ&#x20AC;&#x2122;s village and its infrastructure is severely stretched to the limiit

Site Connectivity:

Fig. 2.15 Photograph, Site

The site is served through 3 primary connections, Arterial connection in form of Dr Jack Sequira road which has inactive street edge and runs parallel to coast; Sub arterial connection connecting various areas and has active mix used street edge and tertiary connections connecting the city with its development on fringes.

Fig. 2.17 Site Connectivity

The site and its surrounding can be characterized by low density residential builtform, inactive street edges & underutilized waterfront potential. Fig. 2.16 Photograph, Site

Fig. 2.18 Site Map highlighting Built Character

Site Character: Miramar neighborhood evolved largely as a residential extension of the city in the early years of independence and became a hotspot for many institutional buildings in the late 80s the area is supposed to enviable sports infrastructure for its residents the improved linkage with my roster in the north and Karnataka in the South why canâ&#x20AC;&#x2122;t control win 1998 followed by the advent of low-cost airlines in late 2000 impacted the state which has seen an absurd in desire for property Holdings numerous commercial complexes mass housing and hotels have mushroomed in only the last decade and hints at the immense development pressure that looms over this area which could be a problem if it is not dealt with in a responsible and planned manner.

The built character is largely residential with low rise walk up typology. Only recently the typology mix has expanded to include mid rise mix use apartments.

Site Delineation:

Fig. 2.19 Map Showing CRZ Delineation

Following the framework of Smart Cities, there are two sites for proposal, one; forming the core of the Urban intervention and the focus of this report, this site falls under Redevelopment category of Smart City framework. And, two; the larger area that would undergo transformation as a result of aforementioned intervention and is in need of several infrastructure and public realm upgrades, this is not the focus of the report, however it falls under the Retrofitting category of Smart Cities framework.

Based on CRZ and proximity to waterfront the core site is the whole stretch from Miramar to Donapaula, measuring 3.6 kms in length and 250 meters in width. Whereas the area for transformation & retrofitting is 4 kms by 500 meters.

Driven by new land opened for development by CRZ, demarcation denotes area for Primary Urban intervention whereas the site remains whole of Miramar, Caranzalem & Cabo areas 38

Fig. 2.20 Plan with site demarcation

Fig. 2.21 Isometric with Site demarcation

SITE

Site Introduction Constraints Opportunities Inferences

Fig. 3.1 Plan, Site

The Site: The site studied for the purpose of this project includes the area for transformation and hence is a stretch of 4 kms by 500 mts deep. It consists of Miramar, Caranzalem, Cabo and Dona-Paula areas. The site for Urban intervention is a subset of the site and lies along the water front.

The ownership of the site for intervention is completely public, and hence can be a good tool to capitalize on the waterfront by developing this area. The site is further analyzed on parameters like connectivity, built typology and density, vegetation etc to draw various inferences that would further help in Program formulation for the project.

The site stretch is 3.5 km 42

long & is about 450 meters wide. 43

Constraints: Currently the Miramar stretch land is very poorly utilized. For efficient utilization, it should undergo transformation which can be catalyzed by Urban interventions like these. Land in the current proposal should be gradually opened up for mixed used development in a manner that addresses the cityâ&#x20AC;&#x2122;s demand for built space, open space and recreational amenities.

Improper utilization of scarce land is rampant in the area, which contributes to congested interior areas.

Limited available land which is sandwiched between hill and water. 44

Fig. 3.2 Plan, Land Availability

Constraints:

Fig. 3.3 Plan, Haphazard growth on Hill

Poor utilization of land on primary roads has led to a development off load on the hills, which results into degradation of ecology and unplanned growth that stretched the infrastructure capabilities. This has also resulted into poor living conditions and susceptibility to storm water run off.

Unplanned haphazard growth on hills has resulted into poor living conditions and susceptibility to storm water run off.

Unplanned growth on hill leading to haphazard development. 45

Constraints: The North South connectivity connecting Miramar to Dona Paula to the core city is excellent and functions well. But the horizontal connections connecting Caranzalem to beach are severely dilapidated and ridden with incomplete connections that lead to overburdening of interior roads while keeping the Arterial road empty because of limited traffic being offloaded due to incomplete street connections.

Incomplete street connections between interior and arterial roads lead to traffic congestion on interior roads.

Inadequate street network & congestion on narrow roads. 46

Simple GIS BG

Fig. 3.4 Plan, Street Network

Constraints:

Simple GiS BG

Fig. 3.5 Plan, Accessibility to beach

Long stretch of wild vegetation with only some trees leads to a visual barrier between the city and water-edge. Also broken and limited East-West connectivity leads to inaccessible beachfront. The imporous nature of this edge adds to the dullness of the area, in-spite of it being a primary waterfront connection.

Poor visual & physical accessibility to beach. 47

Constraints:

Simple GiS BG

Fig. 3.6 Plan, Built Density

Constraints:

Low height residential apartments and single family housing line the primary connection of Panaji, this has resulted into development off load on secondary streets and the resultant congestion. Hence there is a need to transform this areas, which is only possible through an Urban intervention in form of waterfront development which would serve as a catalyst for Urban transformation.

The whole primary street is 90% purely residential with only 10% mix use with ground floor on retail, hence making the entire stretch dull and lifeless. The imporous edge on the opposite street edge worsens the case. This dullness also remains a factor to why there is faster and more visible urban redevelopment in interior areas which have mix used edge.

Limited multifamily housing and poor utilization of prime waterfront land can only be solved by an Urban intervention that attempts to solve these issues and serve as a model that can be further replicated.

Primary street is 90% purely residential with only 10% mix use with ground floor on retail, hence making the entire stretch dull and lifeless

Low built density on primary road leading to sprawl on fringes.

Dearth of typology mix leads to inactive street edges.

Simple GiS BG

Fig. 3.7 Plan, Built Typology

Opportunities: Both the beaches in the city are located on this stretch, without any interruptions and has a potential to be developed as a thriving public place. Beautiful vistas of the Arabian ocean, Dona Paula Hillock and the opposite north Goa coastline are visible. Somber sea, fine sand and good connectivity are ingredients to Goaâ&#x20AC;&#x2122;s prime waterfront public place.

Clean sea, fine sand and good connectivity within the city offer a huge potential for this place to be developed as a state wide public place that could be a boon to locals and a magnet to tourists.

Long, serene, uninterrupted waterfront. 50

Simple GiS BG

Fig. 3.8 Plan, Beachfront

Opportunities:

Simple GiS BG

Fig. 3.9 Plan, Open Spaces

Abundance of Multi scale open spaces in the city without any active uses are a characteristic of Panaji, and hence within these their lies a huge potential of either developing these lands to limit the Urban Sprawl or to activate them through context appropriate activity programs to make them more accessible and usable. These spaces can then be facilitators for Urban regeneration in some rundown neighbourhood of Caranzalem.

Absence of any activity program in the beach front and the promenade leads to under utilization of the place as a public open space.

Activate multiple open spaces to utilize their complete potential. 51

Opportunities: The revision in CRZ presents itself as an opportunity to reimagine the development in this area through a showcase in the new land. This can be a model for planned, designed development that addresses issues like inactive street edge and inadequate built densities.

Simple GiS BG

Fig. 3.10 Plan

Opportunities:

Simple GiS BG

Fig. 3.11 Plan, Tourist Attractions

Presence of two famous tourist destinations of Goa, Miramar beach and Dona Paula view point present an opportunity to develop them as tourist magnates and boost the local economy.

The new development facilitated by revised CRZ can be a model for planned, designed development that addresses issues like inactive street edge and inadequate built densities.

Densify built form and capitalize on waterfront. 52

Presence of major tourist attraction on site. 53

Inferences:

There is immense development pressure due to growth of Panajiâ&#x20AC;&#x2122;s service industry and good connectivity of the area, evident from the rampant development in interior areas and the land prices Hence revision in CRZ presets an opportunity to be a model for planned, designed development that addresses issues like inactive street edge and inadequate built densities.

There is low density development along the cityâ&#x20AC;&#x2122;s primary road. But due to prevailing development pressure these developments are directed towards interior areas which lead to congestion on smaller dilapidated roads

Limited mixed use development along waterfront stretch and hence this Street edge is inactive and dull, also the imporous edge on the opposite side of road adds to this dullness. a long stretch of wild vegetation acts as a visual and physical barrier between the city and water

A long stretch of wild vegetation acts as a visual and physical barrier between the city and water this buffer also leads to no eyes on the coast which facilitates and encourages antisocial activities. In addition to this, absence of an activity related program on the long coast results in underutilization of the place as a public open space.

Inadequate Built density

Dull street edge on prime waterfront road

Imporous & inactive waterfront

Opportunity to densify built-form & activate waterfront

Fig. 3.12 Isometric, Inadequate Built Density on primary road

Fig. 3.13 Isometric, Undefined street edge on primary road

Fig. 3.14 Isometric, Imporous waterfront

Fig. 3.15 Isometric, Proposed Built-form, Abstract

DESIGN INTENT

Inferences Case Study Project Statement Project Objectives Urban form Objectives Waterfront Objectives

Fig. 4.6 Photograph, MKA architects

CASE STUDY Central Beach promenade, Tel Aviv The main inferences drawn from this case study were as follows: Rupturing Boundaries between city & sea

A continuous stretch of sitting stairs and ramps all along the waterfront thus enabling a free, unmeditaed flow from street to beach

Activating Open Spaces

Increasing Potential uses by expanding promenade towards beach to hold recreational areas, sports facilities, game courts etc

Nodes for socializing, breaking monotony

Redesigning the unused rooftops of old beach buildings and re-purposing the into welcoming urban balconies

Urban Character that is site specific

Developing an architectural vocabulary that is site specific and responds to adjacent street and promenade

Derivation of Project Statement: Based on various site studies, analyses Urban form and Public realm as and case studies, The resultant project complementing to each other, and together they can solve various issues statement is derived. that face the city today. Although ambitious in nature the statement is bound with reality of mechanisms like Smart city mission and CRZ revisions through which it can be realized. The core of the statement is imbued in the fact that it strives to be a model of designed development that sees

â&#x20AC;&#x153; Re-imagining Miramar stretch to provide designed development to curb urban sprawl and, Introduce activity oriented public places along the waterfront in order to utilize the areaâ&#x20AC;&#x2122;s maximum potential and reconnect the city to its water edge.â&#x20AC;?

Active waterfront public place to unlock the potential of long coast and add value to the area Derivation of Objectives:

A waterfront promenade that is active, vibrant, robust, accessible and has an activity program that responds to the built character and the socio cultural context.

Mix use development to curb urban sprawl, and activate the surrounding areas Retail/Public friendly built use on lower floors and plot density of varying FSI along the road and sea to appropriately respond to their respective street and open space adjacencies.

Improving Visual & Physical connection from the city to its water edge. Imporous linkages and poor accessibility are the two prominent reasons as to why the waterfront remains grossly underutilized, addressing these issues will pave the way for more ambitious objectives

The three main objectives of the project are to increase connectivity, improve public realm and provide dense, active built form. These are a result of site study and strive to achieve the aforementioned vision.

Fig. 4.1 Isometric, Waterfront Proposal

Fig. 4.2 Isometric, Urbanform Proposal

Fig. 4.3 Isometric, Connections

Derivation of Urban Form Objectives:

Derivation of Public Space Objectives:

Project objectives help breakdown the vision into smaller interventions to help better achieve the overall ambition of the intervention.

But, along with those a bottom down list of objectives that help in achieving intervention specific goals that help realize the design intent are also necessary, especially in a project like this where we deal with multiple interventions that are dependent on one another. Hence, the objectives for Urban form are derived based on the design intent visualized for this intervention which in turn helps to achieve the said objectives.

Fig. 4.4 Isometric, Strategy for Urban form

Urban form that respects its street and open space adjacencies & capitalizes on its various advantages Land Value Capture to capitalize on proximity to waterfront. Increase & activate accessibility to waterfront. Graded transition from built to open spaces. To preserve Sushegaad - the Goan way of life. Activate street edge to have pedestrian friendly streets.

But, along with those a bottom down list of objectives that help in achieving intervention specific goals that help realize the design intent are also necessary, especially in a project like this where we deal with multiple interventions that are dependent on one another. Hence, the objectives for Public space are derived based on the design intent visualized for this intervention which in turn helps to achieve the said objectives.

Fig. 4.5 Isometric, Strategy for Public Open space

Active public realm that responds to built character & utilizes its maximum potential as public space Establish a link between two prominent tourist attractions through a waterfront walkway. Preserving Fauna & minimizing loss of green cover. Activate promenade as a response to socio cultural context Break linearity of the long promenade Ownership, belongingness & response to built-form. 65

DESIGN 5 STRATEGIES Urban form Strategy Building Design regulations Public space Strategy Urban activity toolkit

Built-form Strategy: The strategy for built form is developed for two main reasons: 1. To capitalize on the waterfront by have dense built up along the main road. and 2. To respond to the public open space by seamlessly integrating built to open by having low rise residential mix along the waterfront promenade. The 120 meter deep plots have thus been divided into two parts. The parts lining the main road are long and shallow to activate the front edge; these plots shall have

higher built density. The other plots would be square and only one edge would be active. These plots would be love density in built up. The two subsequent strategies are 3. To have porous builtforms so as to facilitate visual openness and accessibility. 4. To activate the street edge by facilitating the ground floors to act as an extension of public realm and allow uses like cafes, retail, cottage industries etc to flourish by the waterfront, attracting tourists and drive the local economy up.

Delayering of Built form design:

The 120X100 meter plots have thus been divided Ground floors that act as extension of public space into two parts. 40X100: Mix Use High density & in form of retail, cafes, etc hence activating the street edge 70X100: Low density Residential

Fig. 5.1 Isometric, Built-form

Delayering the built-form intervention throws light on 5 of important strategies that attempt to address the design intent goals. The layers are: 1. Plots with varying FSI 2. Open space within plots 3. Porousity and accessibility within plots and to reach the plots 4. Residential development with low density 5. Mix use development with high density.

Built-form strategy is focused on complementing the public open space whilst ensuring to capitalize on its locational advantages.

In following pages each layer is explained and examined on how they help achieve the design intent goals.

Fig. 5.2 Exploded Axonometric, Built-form

Plots along waterfront: Prime waterfront property split into Two parcels of land with varying FSI. Enabling 50 acres of new development The auction-able plots help in capitalizing on proximity to waterfront and the adjacent proposed promenade. The split plot strategy helps in responding to the open space without compromising on the built density. Also if plots are amalgamated the regulations are based on proximity to waterfront promenade hence ensuring the desired built character in various scenarios. Plots could be opened gradually to ensure maximum gains from auctioning and leave place for reiterating design decisions to suite the needs of the market at that point in time.

Water front p r o p e r t y enabling 50 acres of new development 70

Fig. 5.3 Isometric, Highlighting plots

Open Space: Open space inside plot increase as the plot Deepens so as it visually flows from the city Side into the sea. The open space seamlessly transitions into the Public place. This strategy helps in gradually and graded transition from high density built space to low density built form to open space and finally terminating in water, which allows to seamlessly integrate the beach and promenade with the city and its dense built-form.

The open space seamlessly transitions into public space with only visually permeable f e n c i n g separating the two. 72

Fig. 5.4 Isometric, Highlighting Open spaces

Porousity & Accessibility:

Low density Built-form:

Paved walkways & pedestrian first roads Connecting city to the promenade. Several Public buildings can & may keep fluent access. Increased footfall to these areas due to porous Linkages can result in increased commercial value. Linear visibility corridors in built-form at an interval of about 50 meters And accessibility pathways at every 200 meters.

Low rise walk-up apartment like residential Typology with balconies and verandahs to preserve Goan way of life & architecture. The gradual transition from dense built to sparse to open spaces help in gradually transitioning into sea.

The FSI for these plots is 1.0 Lower built density in the form of walk up apartments with balconies and verandahs are reminiscent of various residential developments found in surrounding areas and can hence help

This strategy helps in keeping the connections from city side to the beach porous, accessible and visually connected.

Visual & Accessibility corridors at regular intervals.

Fig. 5.5 Isometric, Highlighting Porousity & Accessibility

Low density walk up residential with one active edge.

Fig. 5.6 Isometric, Low density Built-form

High density Built-form: Dense built form along the main road to form a vibrant access-way to the waterfront & compensate for the sparse built up along the waterfront . The high density development Helps in curbing Urban sprawl on fringes & Decongest the core city. The FSI for these plots is 3.5 These plots serve as a development sponge for the whole area, and helps in capitalizing on the waterfront proximity. Once the land value captured through this plots, the secondary plots are free to retain Goan residential typology and respond to the promenade, hence ensuring a equitable development proposal serving to all.

Dense builtform on main road forms vibrant accessway and compensates for secondary 76

Fig. 5.7 Isometric, High density Built-form

Built-form Regulations Based on the strategies mentioned earlier built-form regulations and incentivised guidelines are developed to achieve the following goals. Open space inside plot increase as the plot Deepens so as it visually flows from the city Side into the sea. The open space seamlessly transitions into the Public place. Paved walkways & pedestrian first roads Connecting city to the promenade. Several Public buildings can & may keep fluent access. Linear visibility corridors in built-form at an interval of about 50 meters and accessibility pathways at every 200 meters.

Plot

Splitting

FAR

A plot measuring 120 m long and 100 m wide on the promenade. The typical plot without amalgamation.

High density plots to provide vibrant accessways and compensate for sparse built up in other secondary plots. Permissible uses include Commercial, Mix Use, Hospitality and residential.

Sparse built-form that responds to the public promenade and retains prevailant Goan typology. Permissible land uses mix use on main road, hospitality and residential.

Typical Plot surrounded by road on 2 sides, Promenade on rear side and plot on another.

Plots along the main road to have Plots along the promenade to 3.0 FSI and maximum height of have 1.0 FSI and a maximum height of 9 meters. 20 meters

and verandahs to preserve Goan way of life & architecture. The gradual transition from dense built to sparse to open spaces help in gradually transitioning into sea. Dense built form along the main road to form a vibrant access-way to the waterfront & compensate for the sparse built up along the waterfront . The high density development Helps in curbing Urban sprawl on fringes & Decongest the core city.

Low rise walk-up apartment like residential Typology with balconies

Built-form regulations and incentivised guidelines are developed to achieve the design intent in terms of accessibility, open space, built density etc

Guidelines to achieve desired envisioned built-form 78

Typical amalgamated plot

120 m deep and 100 m wide plot with B-T-L on main road and 5 m margins on sides not abutting any roads. Splitting the plot, 40 m deep along the road and 70 â&#x20AC;&#x201C; 80 m Deep along the promenade.

Dense builtform

Sparse builtform

Plots split in two

Built-Use

Facade Elements Built-Form

Mix used active edge on main road and corridors connecting city to water-edge. To activate and extend public realm inside the ground floor of built form.

Preserving Goan heritage that Visibility corridors to allow glimpses of Ponjekars revere, in form of promenade from road side and form a architectural elements and built-form connect with the city. in secondary plots

Permissible Retail on all street edge, provision of retail on main road to have an incentive of 0.5 FSI

Incorporating traditional goan architectural elements in form of Arcade, windows, balcaos, verandahs etc.

Mix use active Architectural Character street edge

Green Cover

Visual corridors inside that plot that run through and through without any built form obstructions

Visual Connections

Fig. 5.18 Desired Built-form

Retaining major trees to minimize loss of green cover and only clearing wild vegetation. Having vegetation or porous fencing as plot boundaries

Green Cover 80

Incentive based guidelines and regulations help in having a fair estimation of the final possible outcome for 3.5 & 1.0 FSI development

Desired Outcome

Public Space Strategy: Public space strategy is based on the fact that the â&#x20AC;&#x153;publicnessâ&#x20AC;&#x2122; of such a beautiful place should be preserved. But, It is also important to activate such a long water edge with uses that engage the locals and tourists, as a result of which activity nodes in form of jetty, eco-park, amphitheater, water gardens, fishing Wharf, marketplace and watersports plaza are woven into the proposed promenade. For the locals, a range of module-based activities(in form of a toolkit) that suit the Goan lifestyle including, Art, Music, Food, and play areas has been

Developed, so that these toolkit modules can be inserted easily into the modular design framework with the help of citizen engagement drives. The promenade also acts as a linkage to two of Panajiâ&#x20AC;&#x2122;s main tourist attractions of Dona Paula Viewpoint and Miramar beach. The promenade has been designed so that it can be viewed as a long continuous experience with varied nodes that act as pauses along the promenade. However, each individual node also provides a standalone experience in itself.

Delayering of Public Space design:

It is imperative to preserve publicness of such a The promenade has been designed so that it can be beautiful place while activating it at the same time viewed as a long continuous experience with varied to ensure its equitable usage. nodes that act as pauses along the promenade.

Fig. 5.19 Isometric, Public Space

The waterfront public space along the built development will prove to be a value addition not only to the area but the whole city and will form a visual and physical connection with the beach.

Delayering the public space intervention throws light on 5 of important strategies that attempt to address the design intent goals. The layers are: 1. Promenade 2. Green Resiliency 3. Activity Nodes 4. Shading Devices 5. Citizen Engagement In following pages each layer is explained and examined on how they help achieve the design intent goals.

Fig. 5.20 Exploded Axonometric, Open Space

Promenade: 5 meter wide continuous walkway from Miramar Beach to Dona Paula view point Connecting two proposed ferry terminals At each end. It also serves as a linkage through various activities along the promenade. This pedestrian linkage helps in activating the promenade as well as establish a tourist circuit, and offers multiple ways to experience the waterfront for locals as well as tourists.

Establishing link between two tourist hotspots 84

Fig. 5.21 Isometric, Highlighting Promenade

Green Resiliency: Ample amount of vegetation is preserved and revived in form of eco trails, parks and resilient infrastructure against sea level rise. Majority of wild vegetation is cleared up whereas preserving trees. The vegetation layer also helps in mitigating sea level rise. At the same time provides a pleasant atmosphere in several pockets. It also ensures that green cover is retained in the area so as to not loose the tropical charm of the stretch.

Retaining green cover 86

Fig. 5.22 Isometric, Highlighting Green Resiliency

Activity Nodes: It is imperative to activate such a long water edge with uses that engage the locals and tourists, as a result of which activity nodes in form of jetty, ecopark, amphitheater, water gardens, fishing Wharf, marketplace and watersports plaza are woven into the proposed promenade. The promenade has been designed so that it can be viewed as a long continuous experience with varied nodes that act as pauses along the promenade. However, each individual node also provides a standalone experience in itself.

Activating the waterfront 88

Fig. 5.23 Isometric, Highlighting Activity Nodes

Shading Devices: Sustainable design elements that are made from vernacular materials. Primarily these are shading devices which are a big necessity to ensure usability of the promenade irrespective of temporal and seasonal changes. These devices also act as light poles and rain water harvesters. These have been designed and placed along the promenade in clusters with help of computer generated algorithms, so as to break the linearity of the promenade and act as scale breakers which could be used as social congregational hotspots.

Sustainable devices that help humanize scale of promenade 90

ig. 5.24 Isometric, Highlighting Shading Devices

Citizen Engagement: The tactile infrastructure to facilitate citizen engaement consists of 2X2 meter paved blocks which act as base module for Urban Activity Toolkit. A single block or a collection of them can be replaced to insert any module from the UA Toolkit. The designed activity toolkit can seamlessly replace the paver blocks facilitating for future reuse of the same element elsewhere in the promenade. This engagement drives would help in contextualize activity program needs as per local needs and at the same time develop a feeling of ownership and belongingness towards the promenade.

Engagement drives help in develop belongingness & ownership 92

Fig. 5.25 Isometric, Highlighting Citizen Engagement

Toolkit:

Fig. 5.26 Urban Toolkit Elements, Art

Fig. 5.27 Urban Toolkit Elements, Urban Furniture

Fig. 5.28 Urban Toolkit Elements, Play

ig. 5.29 Urban Toolkit Elements, Work Spaces

Art based toolkit includes sculptures and community supported graffiti drives, interactive elements, etc along the promenade. These elements range from 1 module to 2 X 2 module. Art based toolkit includes elements that could be interactive, temporary, modern or also act as a temporary exhibit for city based artists.

Urban furniture include sitting spaces and various other elements like dustbins, tree covers etc. But sitting spaces and their character can be adopted in consultation with locals. These are typically occupy 2X 2 module.

Activity and play areas include childrenâ&#x20AC;&#x2122;s play areas for different age groups, sand pits etc. It also includes open air fitness centres. Robust versions of chess, carom etc are also included in the toolkit. These range from 1 X 1 module to 3 X 3 for larger fitness centres.

Retail toolkit includes cafe, shops and work studios that are developed over a modular, robust base. Individual citizens could rent them out for a fixed period of time to carry out their range of business and in turn pay the government rentals. These modules could help in activating the promenade and at the same time capitalize on the opportunity.

Primarily aimed at locals to engage them and develop belongingness and sense of ownership towards the promenade , a range of modulebased activities(in form of a toolkit) that suit the Goan lifestyle including, Art, Music, Food, and play areas has been developed, so that these toolkit modules can be inserted easily into the modular design framework with the help of citizen engagement drives. A single block or a collection of them can be replaced to insert any module from the proposed toolkit this exercise helps in contextualizing the activities as per local needs. The urban activity toolkit includes modules for categories like art, urban furniture, play areas and shops or cafes each of which are further subdivided into three parts

Urban activity toolkit imbued with local interests to enable citizen engagement 94

URBAN 6 INTERVENTION Program Formulation Urban Design Plan Detailed plans & Core Components Visualizations

Fig. 6.1 Urban Design Plan

Urban Design Plan: The Miramar transformation plan strives to achieve transformative quality of life improvements by combining novel urban design approaches contextually anchored activity programs and Built-form.

as well as a breakdown of the development program into its core components. These components include built-form with residential & non residential uses, community spaces and waterfront promenade The following pages show the with activity nodes site plan and some illustrative renderings of the neighbourhood,

For ease and clarity of presentation the detailed drawings of the plan are divided in to its five constituent areas: Miramar, Miramar-Caranzalem, Caranzalem, Cabo, & Dona Paula. 98

â&#x20AC;&#x153; An Urban design plan that acts a catalyst for Urban regeneration in the neighbourhood and serves as a model for redevelopment in surrounding areas. â&#x20AC;? 99

Urban Design Plan: STRETCH 1 | Miramar

This stretch includes Miramar Beach area the highlighted features of this stretch are a jetty which facilitates movements to various parts of Goa and diversify modes of arrival to the promenade, an eco trail which would include art installations that explore goan heritage and culture, a main seamless direct entry from

the road to the promenade, a play area which would include sports and fitness facilities, semi open exhibition building that facilitates temporary art exhibitions and a Cultural Center Fig. 6.2 Isometric Stretch 1A

Entry to the beach, and activity nodes along with the jetty area form core components of the development program in this stretch.

Fig. 6.3 Isometric Stretch 1B

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Fig 6.4 Urban Design Plan Stretch 1

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Urban Design Plan: STRETCH 2 | Miramar-Caranzalem This stretch includes amphitheater and water pool areas, the main features of this stretch are a modular grid which is the base for urban tactile infrastructure, facilities for showering, changing rooms and shops, an open air Theatre which could cater to culture oriented locals and could also host music events to attract tourists, the capacity for this

amphitheater can be increased by removing the temporary canopy and making a 360 degree stage. A marketplace which is directly linked the existing city connection and water pools which include splash pools water gardens along with a safe cordoned access to experience the sea.

Fig. 6.5 Isometric Stretch 2A

Waterpools, Amphitheater, Built-form responding to adjacencies and Table top connections from city which integrate seamlessly with the new development form core components of development.

Fig. 6.6 Isometric Stretch 2B

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Fig 6.7 Urban Design Plan Stretch 2

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Urban Design Plan: STRETCH 3 | Caranzalem

This stretch lies along the existing caranzalem area, the highlights of this stretch are stepped Plazas, a fishing wharf which could have rent-able mechanical Nets and places to dock boats so as to facilitate fishing it would also have a detour inside the existing area which would facilitate experiencing fishing and its related

activities first hand it could be used to indulge in freshly prepared seafood and hence would help in stimulating the local economy

Fishing Wharf, Caranzalem Fishing Village detour, Stepped plazas & Built-form that responds to adjacencies form core components of development program in this stretch.

Fig. 6.8 Isometric Stretch 3

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Fig. 6.9 Urban Design Plan Stretch 3

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Urban Design Plan: STRETCH 4 | Cabo

This stretch includes the National Institute of water sports and the Plaza surrounding it. highlights of this stretch are dedicated place for shacks to activate the area in night time, beachside facilities, a Plaza which could be a grocery market in the early morning and a parking place for tourist and local vehicles by the

day. The stretch also has a watersports plaza along the promenade that is an extension of existing National Institute of Watersports and can be used to as a place to launch watersport activites from.

Built-form that responds to its adjacencies, Shacks, Watersports plaza and Market cum Parking area form core components of development program in this stretch.

Fig. 6.10 Isometric Stretch 4

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Fig. 6.11 Urban Design Plan Stretch 4

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Urban Design Plan: STRETCH 5 | Dona Paula

The last stretch of the master plan area & Vasco de Gama areas lies along the Dona Paula market the main features of this stretch are market area which would be completely pedestrianized, an accessible beach which acts as a spillover to market area and shacks, and a jetty which facilitates a water-network connecting Miramar & Dona Paula

Pedestrianized Market area, Shacks and beach, Jetty and major tourist attraction of Dona Paula Viewing Point form the core components of development program in this stretch.

Fig. 6.12 Isometric Stretch 5

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Fig. 6.13 Urban Design Plan Stretch 5

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Fig. 6.14 Visualization 1

View of Waterpools This illustration attempts to capture the array of activities in one of the proposed activity nodes- the waterpool plazas. These pools shall have various water related activities and offer different ways of interacting with water for different age groups. These pools start near the market place which is an extension of existing street connection and terminate into the sea.

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Fig. 6.15 Visualization 2

View through approach corridor This illustration highlights the nature of built-form and streets in the proposed new connections that would link the city and waterfront. It also showcases the nature of ground floor usage and tabletop v=connections on the street.

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Fig. 6.16 Visualization 3

View along the promenade This view illustrates the experiential quality of a passerby on the promenade, various activities are seen. Also response of built-form along with retaining of majority of green cover is showcased in the view.

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Fig. 6.17 Plan Highlighting Point based interventions

Point based interventions: The core proposal will be a catalyst for redevelopment in this area. But it is also necessary to give vision to the regeneration that could take place here. This vision is to address site specific issues and solve them. This vision could be in the form of pilot projects that are carried as point based interventions

to solve a specific problem faced by the community in that neighbourhood. Although outside of the scope of work of this report an attempt has been made to address this specific issues through a pilot based intervention in one of the neighbourhood areas.

Point based surgical interventions to activate neighbourhood spaces, foster neighbourhood connectivity to waterfront and mitigate storm water risk need to be proposed along with the core intervention. 126

Urban retrofitting interventions and developing seaward linkages to be carried out in rest of the site as extension of the core proposal. 127

Fig. 6.18 Plan, Caranzalem street network

Strategy for point based intervention: Point based interventions like activating open spaces through localized activity programs, developing pedestrian connections that bridge incomplete linkages on hill top and also act as storm water drains and facilitate ground floor retail in single family dwellings could be important triggers of development and change in the area. These triggers along with the core urban design proposal allow for designed and envisioned urban transformation of the surrounding areas.

water susceptibility, etc are issues which can be better and efficiently addressed through point based interventions. And while these interventions are important for the district to transform in a designed manner.

These point based interventions are not the focus of the report, and is an entirely new Urban design project in itself, but it is necessary to imagine these two projects together so as to better envision the It is also important to understand that some issues such as change in the area. built-form density can be only addressed at a larger scale whereas issues like inactive neighbourhood spaces, storm

Issues to be addressed: Point based interventions: Applying point based The core proposal will be a catalyst for redevelopment in this area. But it is also necessary to give vision to the regeneration that could take place here. This vision is to address site specific issues and solve them. This vision could be in the form of pilot projects that are carried as point based interventions to solve a Faced by in that Although

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scope of work of this report an attempt has been made to address this specific issues through a pilot based intervention in one of the neighbourhood areas.

interventions through a pilot based project. Fig. 6.19 Existing 3D, Caranzalem

Incomplete street network

Inactive Open spaces

Fig. 6.20 Transformed 3D, Caranzalem

Storm water susceptibility

Part of Caranzalem illustrated to show possible Fig. 6.21 Transformed 3D with Point based interventions

specific problem the community neighbourhood. outside of the

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IMPLEMENTATION 7 STRATEGY Priority Projects Phasing framework Way-forward

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Phasing framework: The first phase of the proposal would be to execute smart city projects and establish a pedestrian connectivity to beach py developing paved accessways and table tabletop crossings. Phase two of the proposal would be to complete the promenade walkway and the water pool areas and also open plots abuting the three main nodes for auction Third phase would be to open all residential plots with secondary access for auction and execute all activities along the promenade, the final phase would be to open remaining plots along the main road for auction

Phase 1

Phase 4

Phase 2

Phasing Framework is a strategy to maximize potential of the waterfront and capitalize on its benefits as of today, hence it is important to develop a flexible framework that could change and adapt with future market needs.

Phase 3

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Way-forward: This proposal shall bring about a regeneration of areas surrounding it hence it is imperative to acknowledge the fact and map the possible areas that can be affected so as to achieve a designed growth that could be helpful in solving various issues plaguing the city right now, the immediate effect of this proposal would be seen on the roads which directly access the waterfront. Hence areas directly fronting these roads could be a good strategy in vaguely mapping out possible areas that would undergo transformation. Hence these areas need to be intervend with Urban extensions so that urban regeneration can be directed in a way to addreess issues in this areas such as incomplete Street connections, old and dilapidated built form, failure to capitalize on location, haphazard development on Hills,

susceptibility to storm water runoff etc. While it is important to acknowledge the possible regeneration in the immediate context, the scope of the work remains focused on the water front development

Designed Streets which are directly accessible to waterfront

Areas most likely to undergo transformation

It is imperative to intervene in surrounding areas with interventions like ones suggestend in â&#x20AC;&#x153;Point based interventionsâ&#x20AC;? so as to ensure that the transformation in this district, addresses basic issues first like, incomplete street connections, old dilapidated built form, susceptibility to storm water run off etc. Only then can one imagine a transformed district which takes inspiration from the proposed Urban design plan. 134

Envisioning Transformation for district after 20-25 years

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Observations: There is a need to broaden the imageability of our cities and reimagine Smart City proposals to make them more ambitious in their strive to make Indian cities sustainable, equitable and livable. Hence, an attempt has been made through this proposal to show that Urban projects such as these which intervene in a stepped process could ultimately achieve the desired outcomes which were to; provide densification along the waterfront while reconnecting the city to its longest beach and hence be a solution to, persistent congestion in the core city; limiting the stretch of infrastructure services due to leapfrog development; visually & physically connecting Panaji to its longest water edge. Also, this could trigger urban regeneration in nearby areas such as Miramar, Caranzalem and Cabo, which will help in further mitigating the issues

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LIST OF FIGURES: Fig. 1.1 Types of Smart City projects in India | Frost & Sullivan Fig. 1.2 Objectives of Panaji Smart City | Imagine Panaji Fig. 1.3 Photograph, Miramar Beach Entry Fig. 1.4 Photograph, Dona-Paula View Point Fig. 1.5,1.6 Newspaper Clipping, Smart city Proposal | TOI Fig 1.7 Isometric, Abstract of Urban form Fig. 1.8 Isometric, Abstract of Public Space Fig 1.9 Site Isometric with Google Earth Background Fig. 2.1 Evolution of Panaji | North Goa Townplannning dept. Fig. 2.2 Photographs, Historic | Goa Archives Building Fig. 2.3 Photographs, Current Scenario Fig. 2.4 Proposed Isometric Fig. 2.5 Map of India | Snazzy Maps Fig. 2.6 Map of Goa | Snazzy Maps Fig. 2.7 Panaji Map | Snazzy Maps Fig. 2.8 Panaji Administrative Boundaries | NGTD Fig. 2.9 Traffic Choke Points in Panaji | Charles Correa Foundation Fig. 2.10 Public Transport Map, Panaji | CCF Fig. 2.11 Photographs, Street Congestion Fig. 2.12 Open Spaces in Panaji Municipal Boundary Fig. 2.13 Photographs, Condition of Natural features Fig. 2.14 Panaji Connectivity Fig. 2.15 Photograph, Site Fig. 2.16 Photograph, Site Fig. 2.17 Site Connectivity Fig. 2.18 Site Map highlighting Built Character on site Fig. 2.19 Map Showing CRZ Delineation | Centre for Coastal Sustainable Management Fig. 2.20 Plan with site demarcation Fig. 2.21 Isometric with Site demarcation Fig. 3.1 Plan, Site Fig. 3.2 Plan, Land Availability Fig. 3.3 Plan, Haphazard growth on Hill Fig. 3.4 Plan, Street Network Fig. 3.5 Plan, Accessibility to beach Fig. 3.6 Plan, Built Density Fig. 3.7 Plan, Built Typology Fig. 3.8 Plan, Beachfront Fig. 3.9 Plan, Open Spaces Fig. 3.10 Plan, Population Density Fig. 3.11 Plan, Tourist Attractions

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Fig. 3.12 Isometric, Inadequate Built Density on primary road Fig. 3.13 Isometric, Undefined street edge on primary road Fig. 3.14 Isometric, Imporous waterfront Fig. 3.15 Isometric, Proposed Built-form, Abstract Fig. 4.1 Isometric, Waterfront Proposal Fig. 4.2 Isometric, Urbanform Proposal Fig. 4.3 Isometric, Connections Fig. 4.4 Isometric, Strategy for Urban form Fig. 4.5 Isometric, Strategy for Public Open space Fig. 4.6 Photograph, | MKA Architects Fig. 5.1 Isometric, Built-form Fig. 5.2 Exploded Axonometric, Built-form Fig. 5.3 Isometric, Highlighting plots Fig. 5.4 Isometric, Highlighting Open spaces Fig. 5.5 Isometric, Highlighting Porousity & Accessibility Fig. 5.6 Isometric, Low density Built-form Fig. 5.7 Isometric, High density Built-form Fig. 5.8 Isometric, Plot Fig. 5.9/5.10 Isometric, Plot Split Fig. 5.11 FAR 3.0 Fig. 5.12 FAR 1.0 Fig. 5.13 Isometric, Built-use Fig. 5.14 Isometric, Facade Elements Fig. 5.15 Isometric, Built-form Fig. 5.16 Retaining Green Cover Fig. 5.17 Porous plot boundaries Fig. 5.18 Desired Built-form Fig. 5.19 Isometric, Public Space Fig. 5.20 Exploded Axonometric, Open Space Fig. 5.21 Isometric, Highlighting Promenade Fig. 5.22 Isometric, Highlighting Green Resiliency Fig. 5.23 Isometric, Highlighting Activity Nodes Fig. 5.24 Isometric, Highlighting Shading Devices Fig. 5.25 Isometric, Highlighting Citizen Engagement Fig. 5.26 Urban Toolkit Elements, Art Fig. 5.27 Urban Toolkit Elements, Urban Furniture Fig. 5.28 Urban Toolkit Elements, Play Fig. 5.29 Urban Toolkit Elements, Work Spaces

Fig. 6.3 Isometric Stretch 1B Fig 6.4 Urban Design Plan Stretch 1 Fig. 6.5 Isometric Stretch 2A Fig. 6.6 Isometric Stretch 2B Fig 6.7 Urban Design Plan Stretch 2 Fig. 6.8 Isometric Stretch 3 Fig. 6.9 Urban Design Plan Stretch 3 Fig. 6.10 Isometric Stretch 4 Fig. 6.11 Urban Design Plan Stretch 4 Fig. 6.12 Isometric Stretch 5 Fig. 6.13 Urban Design Plan Stretch 5 Fig. 6.14 Visualization 1 Fig. 6.15 Visualization 2 Fig. 6.16 Visualization 3 Fig. 6.17 Plan Highlighting Point based interventions Fig. 6.18 Plan, Caranzalem street network Fig. 6.19 Existing 3D, Caranzalem Fig. 6.20 Transformed 3D, Caranzalem Fig. 6.21 Transformed 3D with Point based interventions Fig. 7.1 Priority Project A Fig. 7.2 Priority Project B Fig. 7.3 Priority Project C Fig. 7.4 Priority Project D Fig. 7.5 Phasing A Fig. 7.6 Phasing B Fig. 7.7 Phasing C Fig. 7.8 Roads Fig. 7.9 Areas ripe for transformation Fig. 7.10 Masterplan, 25 years hence Fig 8.1 Isometric, Proposed

Fig. 6.1 Urban Design Plan Fig. 6.2 Isometric Stretch 1A

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Revitalizing Miramar Waterfront is a report on Urban Intervention carried out as an academic exercise in Panaji, as a part of 4th semester M. UD studio at CEPT