Urban Transformation: Streets as Social spaces

STREETS as SOCIAL SPACES URBAN TRANSFORMATION STUDIO Ambawadi, Ahmedabad

PROJECT REPORT

CEPT University | Master’s in Urban Design - Sem IV

Mansi Sureka

Disclaimer

The information presented in this report has been generated by the author as a part of the Urban Transformtion Studio in Masters in Urban Design at Fcaulty of Planning, CEPT University. Any omissions and errors are deeply regretted.

Acknowledgment I am grateful to CEPT University, Ahmedabad and Faculty of Planning for conducting an online Urban Transformation studio under Masters in Urban Design program, providing indepth understanding of brownfield projects and complexities of Local Area Plan.

I would further like to express my gratitude towards Prof. Purvi Chhadva who has constantly been active in imparting the best of their knowledge and skills. I am thankful to our Teaching Associate Nishi Dhairya for constantly supporting and guiding me towards the best.

My heartiest gratitude to my family, friends and peer group for encouraging me to the best of my capabilities.

01

Studio Brief This studio will focus on the design aspects of urban transformations within the existing urban areas. The underlying context is that 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 built-floor space in cities accompanied by a demand for infrastructure.Many urban areas within these cities are dealing with unstainable levels of stress on infrastructure, resources and public services and are becoming increasingly unliveable.

UD4002 Urban Transformation Studio Tutor: Prof. Purvi Chhadva

As an attempt 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). These typically include those parts of the city that area already developed but are not able to sustain the pressure of existing infrastructure Students will work on the projects that are emerging out of these initiatives defined by their studio tutors.

02

Studio Brief UD4002 Urban Transformation Studio Tutor: Prof. Purvi Chhadva

Through their design projects, students will explore the methods of integration of the physical design with the regulatory frameworks (TPS, LAP) in creating liveable, functional, memorable, safe and sustainable urban areas.

The projects will have a strong design focus on the physical setting, however issues of private ownership and social equity, land economics, planning models, project finance, and implementation strategies will also be addressed.

The learning outcome of the studio will be to: 1.

Prepare strategic framework plan of delineated areas with identified design projects 2.

Detail design of the identified urban design projects 3.

Prepare building regulations for the intended urban form outcome for the project areas 4.

Prepare a planning model for executing the proposed framework plan and carrying out various public place design project 5.

Prepare Detailed Project Report to communicate effectively all the aspects of the project

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Studio Structure

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CONTENTS Disclaimer Acknowledgement Studio Brief Studio Structure Contents

01

(07-22)

02

Introduction

Conceptual Framework

Transit Oriented Zone

Opportunities & Constraints

Local Area Plan

Vision

Site Context

Strategies LAP Framework

05

(23-34)

03

(35-53)

04

(53-80)

Design Framework

Transformation

Analysis

Tranformation projects

Potential

High Tension line Project

Intent

Nehrunagar Spine

05

(81-84)

Conclusion The end note

Strategies Masterplan

06

07

01

INTRODUCTION Transit Oriented Zone Local Area PLan Site Context Access & connectivity Built form Public Realm Stakeholders Assessment LAP Proposal: AUDA

08

TRANSIT ORIENTED ZONE Ahmedabad is transforming rapidly with huge influx of population leading to the expansion of city boundaries. Today the city is experiencing paralyzing traffic congestion, long travel times, lack of last mile connectivity, high cost of housing and real estate, increased demand for amenities, gardens, open spaces and much more.

NEED FOR TRANSIT ORIENTED DEVELOPMENT If the city is to grow as a livable and sustainable place, it must plan and organise its land resources.

For which, there is a need for Transit Oriented development (TOD), a compact- mixed use development with thriving residential, commerical, entertainment activities within comfortable walking distance from transit stations, to maximise use of public transport.

Ahmedabad has identified Transit Oriented Zones (TOZ), along the public transit routes- BRTS and Metro, 200m wide zones on either sides of the corridor.

TOZ zones will be eligible for an increase in FSI. From FSI of 1.8, the new permissible net FSI of 4.

09 Streets as Social spaces

LOCAL AREA PLAN The local government has initiated Local Area Planning (LAP) for TOZ zones to densify the area, based on the principles of TOD. LAP professes to redevelop and retrofit the existing brownfield area, by a bottom up approach, with involvement of locals, stakeholders and participatory processes.

BRTS Route MRT Route LAP Site LAP - TOZ Area AMC Boundary AUDA Boundary

Introduction 10

SITE CONTEXT The site is located in the western fringes of Ahmedabad, an old and central residential locality- Ambawadi. It extends along the BRTS Corridor from CEPT University to Shreyas Metroline , with 200m wide buffer area on either sides.

Centrally located, with proximity to major institutions and access roads, Ambawadi has become a hotspot for residential & commercial developments.

Site Area: 520 Acres Distance from Airport: 14 km Distance from Railway: 8 km Nearby Arterial road: 120 ft Ring road

Transit Corridor

Satellite Imagery 05/19

11

Streets as Social spaces

LAP Boundary

CN Vidhyalaya, institute established in 1912

Low rise residential fabric, with upcoming Metro line

Mid rise, mixed use developments along BRT Corridor

However, currently the development around this transit corridor of Ahmedabad is not transit oriented, with low density development, stand alone institutes, lack of transit infrastructure and public open spaces.

Introduction 12

ACCESS & CONNECTIVITY The site is a well connected part of the ring of Ahmedabad, provides inter-city connectivity towards the east side of the city.

It has a planned transit infrastructure, which can be further strengthened with about 13.5% of area under streets, constituting of the BRT Corridor majorly.

The city transit connectivity is efficient, with coverage of most the site within 400m from the transit station.

BRT Corridor

13

Streets as Social spaces

BRT Stop

MRT Corridor

MRT Station

900m Average Block Perimeter

Highly walkable perimeter: 0-300m Walkable perimeter: 300-500m

The internal roads of the site are not interconnected, owing to institutes and housing societies creating multiple dead ends resulting in less permeability, poor connectivity and large block sizes.

The situation is made worse by poor condition of street infrastructure, with vendors and parking encroachment, leading to poor environment for pedestrians.

Moderately walkable perimeter: 500-700m Large Block perimeter: >700m

Existing Block sizes

Disconnected institutional edges

Insufficient pedestrian walkway

Residential

Institute

36m wide ROW with mixed BRT lane

Disconnected Institutional edges, Insufficient pedestrian walkway.

Commercial

Frontages and footpath encroached with parking Religious

36m wide ROW with BRT corridor Improper delineation of public and private land.

Further, the character along the BRTS differs along the corridor.

Starting with institutional edge, the street character is typically defined by high compound walls, blocking the physical and visual connectivity.

The footpaths along commercial buildings are encroached by parking.

Introduction 14

BUILTFORM The area falls under private ownership primarily, creating an easier pitch for redevelopment. The public institutional pockets are an asset to the site, infusing a socio-cultural environment. They are also the catalysts to the surrounding developments the job centres in the form of commercial developments concentrate near major junctions and public transit stations Overall, the land use of the precinct is heterogeneous

60%

Private Ownership

Land use Institutional, 30% Mixed use, 05%

Commercial, 05%

Private Public Institutions Ownership 15

Streets as Social spaces

AMC

Residential, 33% Open Space,

15%

The TOZ area is primarily characterized by residential use. It consists of detached housing, co-operative societies and a slum- the Hollywood Basti. Within these, detached housing is the most dominant housing typology, poorly consuming the benefit of the TOZ area.

With an increase in population, a shift of typologies from independent housing to apartments will occur, establishing a need for redevelopment.

Most of the housing stock is about 30 years old, indicating potential for redevelopment. However, some areas resist redevelopment - the slums, further impacting redevelopment in their surroundings.

Residential character Co-operative society Slums, Encroachments Slums, Enchroachment

Individual Housing Plots Housing Society Plots Co-operative Society Mixed use Mixed-Use Mixed-Use Housing Society Apartments Slums Individual Housing Plots Individual Housing

Semi Detached

Detached

Less than 10 years

21- 30 years

11-20 years

More than 30 years

Individual Housing Plots Mixed-Use

Housing typologies

Building age Introduction 16

BUILTFORM: Density Analysis The TOZ area underutilises FSI where the buildings are predominantly low rise when it can go upto 4 FSI, Further, a density analysis is explored which determines the achievable FSI for every plot according to the GDCR, to understand the impacts of proposed 4 FSI. Smaller plot sizes and narrow road widths (less than 12m), is the case for about 40 % of the site, which after keeping margins arent feasible for stand alone redevelopment causing due to inefficient utilization of FSI.

Maximum Achievable FSI as per GDCR

Building height 17

Streets as Social spaces

Upto G+ 1

1 - 1.8

G+2

1.81 - 2.7

G+3

2.71 - 3.5

G + 4 to G+ 7

3.51 - 4

G + 8 to G + 14

Assets

Density Matrix based on GDC Regulations,

Introduction 18

PUBLIC REALM The TOZ area has only 14% of total open space under public domain, indicating a lack of public spaces within the LAP boundary.

The redevelopment process will intensify the gap as population increases.

79 % Total Open Space

64 %

14 %

Margins

Roads

01 % Public greens

However, green spaces are available in institutional areas, but lack public accessibility.

Further, despite presence of publicly accessible buildings, the institutional edge is opaque and not integrated with larger public realm.

1 2 3

4 5

1. Ahmedabad ni gufa 2. Jain derasar 3. L D Museum 4. Premal jyoti church 5. St Xavier’s Parsh

Institutes 19

Streets as Social spaces

Public open spaces Institutional greens Existing greens Proposed greens

Public plaza

Frontages

Public plaza Public plaza

Green space Junction

Vendors Community park

Looking at public space character Public plaza along BRT corridor the available spaces are Green space underutilised or inaccessible Vendors dueCommunity to parking encroachment Green space park andVendorsunregulated vending, Community park the disrupting character of transit corridor.

Green space Vendors Community park

Vending spaces under flyover

Space under Flyover

Vending spaces under flyover

Thus, it can be clearly seen Vending spaces under flyover that the site has potential to create vibrant and active public realm through integration of Vending spaces under flyover underutilised areas and efficient improvement of existing public spaces.

Introduction 20

STAKEHOLDER’S ASSESSMENT PEOPLE A social survey was conducted to understand the needs and demands of the people of Ambawadi.

The residents - Housewifes, elderly people, parents, professionals,and the visitors small scale vendors, dutymen etc were interviewed and talked about the kind of development they would like in their areas.

“I would love to cycle if the traffic was less and max people used cycle to commute

Space for children to play

Good Infrastructure for cycle/ walk / jog

Of them,

60% are ready to go for Redevelopment

Wider footpaths, more greenery

Parks / Benches for Sitting

with Apartment as their preferred typology.

They wish for more

greens, safe play areas, footpaths, cycling areas...

Base area to go for Redevelopment is

1

along transit routes. feasible

2

redevelopment is

2500 sq. mt.

3

DEVELOPERS

Frontages for public

realm is left for easy

accessibility for retail uses.

Several developers were consulted to understand the market trends in Ambawadi. According to them, 1. Redevelopment is feasible

along transit routes.

21

Streets as Social spaces

2. The base area feasible to go for redevlopment is

2500 sq.m.

3. Frontages for public realm are feasible as they recharge retail businesses.

LAP FRAMEWORK PROPOSAL: AUDA Assessment of LAP proposal by AUDA allowed us further insight into understanding current focus of authorities which primarily deals with improving Last mile connectivity, walkability, parking management, redesign of streets and junctions and improvement of social infrastructure

Accessibility

This analysis brings forth certain gaps in proposal, which are- less consideration on identity and character, less focus on tree cover and urban green spaces and underutilized potential of Institutional campuses and public plots .

Walkability

Garden | Open Spaces | Playground

Walkability

Traffic & Parking Management

Establishing DP roads on ground Integrating Private roads to larger street network Future ROW’s after plot redevelopment

Neighbourhood centres Parking Slum upgradation School

Traffic & Parking Mgt. • •

Physical Infrastructue

Integrating on street and off street parking along major commercial routes Redesigning Street and junctions for better pedestrian infrastructure

Physical Infrastructure • •

Estimated 70% area under Residential use after redevelopment Various ancillary/ supporting uses proposed on private and public plots to improve the

Introduction 22

23

02

CONCEPTUAL FRAMEWORK Opportunities & Constraints Vision Strategies Access & Connectivity Builtform Public realm LAP Framework

24

OPPORTUNITIES

Institutional plots are an asset to the site, giving potential to improve social infrastructure and improve connectivity.

There is a potential to create robust public realm since 70% of the area falls under roads, setbacks and vacant plots.

There is a potential for mixed use development along the BRTS corridor to create more job opportunities and positively impact public transit ridership.

25 Streets as Social spaces

CONSTRAINTS Constraints

The large institutional campuses and gated communities which restrict accessibility and connectivity with lack of spaces under public domain.

There is also a lack of public green open spaces since it constitutes only 1% of the overall site area.

lack of integrated transport infrastructure on the site.

Conceptual Framework 26

VISION To have a connected development of Ambawadi by Integration of Assets and improved livability for anticipated higher density development.

“

“

Key words: Connected development:

Integration of Assets:

Improved livability:

Connecting the neighbourhoods to the transit corridors through walkable streets.

Levaraging institutional areas and other under utilized public spaces to improve the quality of public realm.

Vibrant public spaces infused within the high density development

GOALS 1. Strengthening Access & Connectivity

2. Reclaiming Public space

•

•

•

Improving street connectivity and walkability.

Designing pedestrian friendly streets

•

•

27 Streets as Social spaces

Integrating institutional assets.

Increase recreational and green area under public realm.

Create active and safe public space.

3. Inclusive & diverse Built form

•

•

Diverse built character and typology that responds to high density development.

Incorporate affordable housing to maximize the potential of Public transit route.

STRATEGIES: ACCESS & CONNECTIVITY Improve street connectivity and walkability by identification of potential internal street corridors to enhance accessibility and providing missing links to complete the network Design pedestrian friendly streets by providing equitable space for all modes of transport with the help of street widening.

The proposed street network allows to increase the area under streets by 6% Walkability is boosted through a significantly lower average block perimeter of 480m as compared to 900m.

Proposed connections Potential Corridors Missing links

Highly walkable perimeter: 0-300m Walkable perimeter: 300-500m Moderately walkable perimeter: 500-700m Large Block perimeter: >700m Proposed block perimeter Conceptual Framework 28

STRATEGIES: PUBLIC REALM Integrate institutional assets for leveraging their socio-cultural character into the urban environment. by proposing connections within the institutional land and activating the dead edges by making them porous, giving visual and physical accessibility.

Increase in

Increase the recreational green spaces and green cover, with efficient use of underutilised open spaces and street design.

Create Active and safe public spaces along the BRT Corridor with connected edges

29 Streets as Social spaces

Frontages for active and safe Public realm

Integration of Institutional assets

n greens

Conceptual Framework 30

STRATEGIES: BUILTFORM Identification of zones which have potential to consume 4 FSI and form high density development on the basis of the street widths, further density, transit and assets establishing varying urban character.

To maintain a coherent urban character through the major transit corridor built-to-line development is proposed. For the final density distribution, the plots not able to consume 4 fsi shall transfer the development rights to the plots abutting wider roads and can go upto 70 m in height.

Amalgamation of smaller plots and increase of road width is suggested to utilize benefit of FSI.

Varied typologies are recommended as Affordable housing with commercial frontages around institutions, Around major nodes podium mixed-use typology and near the metro mixed-use with arcades in the front.

The final street and built character along the transit corridor will be coherent in nature with human scale inclusive residential builtform along internal streets.

31

Streets as Social spaces

Built-to-line Podium Mixed Use

Mixed Use with arcades for Continuous Frontage

High Rise Mixed Use + Mid Rise Affordable Housing

Conceptual Framework 32

LAP FRAMEWORK For the overall framework, the existing site had BRT, AMTS, High tension line and institutes as primary assets affecting the redevelopment.

To improve the accessibility, the large institutional blocks are made more porous and walkable through pedestrian paths, which is integrated with the larger network created by adding missing links to improve connectivity to BRT and other activity points of site, also achieving shorter block sizes.

The open spaces and green cover is improved by utilising plots in public domain as parks and street plantatio.

Finally, the built form that responds to these connections, with high rise dense typology along transit and nodal zones which have multiple transit stations in proximity. Built to line, high rise, podium typology along BRT corridor to create a consistent character. integrated with residential zones which will primarily have mid rise typologies.

Creating a connected development by integration of assets and higher density development with improved liveability.

33 Streets as Social spaces

Conceptual Framework 34

35

03

DESIGN FRAMEWORK Delineated Site Area Urban Context Analysis Potential Intent Strategies Masterplan

36

DELINEATED SITE AREA Ambawadi’s LAP Proposal was concluded with a goal to improve liveability for the anticipated higher density development.

The chosen site provides an excellent opportunity to explore the impacts of projected built & population densities, and to further address liveability.

Nehrunagar circle

Manekbagh crossroads

37 Streets as Social spaces

“

“

Shift in housing typologies, from independent bungalows to apartments, will cause an increase in population density and thus need for more open spaces.

The precinct has a low density development that is set to redevelop with availability of more FSI. Due to the development pressure around the area, imagination is that they will develop soon.

This raises the concern for need of more open spaces in an already deficit area, meeting up the demands of future development.

Nehrunagar circle

Design Framework 38

URBAN CONTEXT Located at the crossroads of nehru circle, connecting Shivranjini and Shreyas Metro line, the precinct has a strong city level connectivity with major transit stations in the vicinity- the nehrunagar BRT, L colony BRT, Manekbagh BRT and the GSRTC,

Nehrunagar circle

It constitutes of housing societies- Tapovan and Manekbagh, with freehold plots, primarily low rise residential fabric. Most of the freehold plots come under the TOZ zone, eligible for an FSI of 4, while neighbouring plots an FSI of 2.7.

Housing societies TOD Zone High Tension line

Tapovan Society

Manekbagh Society

Manekbagh crossroads

Manekbagh crossroads

Manekbagh BRT

Nehrunagar circle

39 Streets as Social spaces

Nehru nagar BRT

Site area: 100 acres Major Connections: Nehru Circle – 120 feet ring road – Manek Bagh cross roads Public space: Sukan Park

LANDUSE

Nehrunagar circle

The precinct has primarily residential landuse consisting of bungalows, some residential & mixeduse apartments and few commercial set ups.

The outer edge is active with certain mixed use developments, with residential inside creating a homogeneous character in contrast to a TOZ zone.

Most of the plot sizes fall in the range of 300 - 500 sq.m, small enough for consumption of FSI 4, indicating a need for amalgamation for future redevelopments.

Residential Bungalow Manekbagh crossroads

Land use

Old housing stock

Residential Apartment Commercial Assemby

65%

Residential Landuse

Independent bungalow typology Design Framework 40

NETWORK The internal connectivity of streets is efficient with about 15% area under streets, mostly covered with internal society routes, which are not accessible 24 x 7.

Nehrunagar circle

The society routes are 7.5m & 9m wide respectively, restricting permissible heights upto 21m according to GDCR, insufficient for consumption of FSI of 4.

A High Tension Line passes through, running parallel to the 120 feet ring road and in between neighbourhoods. The land under which is a no built zone (ranging from 12m - 15m) and remain so even if the line goes underground.

15% Streets

Manekbagh crossroads

High Tension line

Internal routes Network

Gated routes, inaccessible 24 X 7 41 Streets as Social spaces

Children playing on street under Hight tenion line

PUBLIC OPEN SPACE Nehrunagar Leftover space

Nehrunagar circle Shastri Park

The Site has a total of 77 % of toal open space, with only 1% area under public greens. The public open spaces include Sukaan Park in the vicinity- as the only active public realm. Public open spaces like Shastri Park and a leftover space near Nehru circle exist, but are underdeveloped.

77 % Total Open Space

Manekbagh crossroads

Public Open space

Sukaan Park as a tranquil place

61 %

15 %

Margins

Roads

01 % Public greens

With deficit of proposed land under open space, streets have the potential to become one.

Shastri Park, underdeveloped Design Framework 42

POTENTIAL

With availability of more FSI, development pressure and presence of old housing stoc, the area is ready for redevelopment.

43 Streets as Social spaces

The homogeneous district has a potential be developed as a mixed use district as per TOD principles.

Land available under High Tension Line has a potential be developed as an open space and mobility route

INTENT

To guide the physical framework, of Ambawadi as a compact, connected development and improved liveability.

CONNECTED

Strengthening connections

LIVEABLE

Increase in area under public realm Accomodate streets as

“

“

COMPACT

Re - imagining inclusive & diverse urban form

public open spaces

Design Framework 44

NETWORK STRATEGY STRENGTHENING CONNECTIONS Improve street connectivity and walkability by identification of potential internal street corridors to enhance accessibility and providing missing links to complete the network Widening of streets to accomodate non motorized transit and increase the permissible heights for built as per GDCR. The proposed street network allows to increase the area under streets by 4% The network is porous with boosted walkability around transit stations.

Network

Missing links, road widening

Large Block perimeter: >700m Moderately walkable perimeter: 500-700m Walkable perimeter: 300-500m Existing Block sizes 45 Streets as Social spaces

Proposed Block sizes

Redistributing right of way, to accomodate streets as public open spaces, with increased space for pedestrians Redefining role of streets as per density, access priority and built use.

Transit street (36m & 60m wide) : The streets that shall not only cater heavy influx of vehicles but also people moving in and around transit stations to their respective job centers and residences.

Street Typologies Transit Street Main Neighbourhood street Residential Street Pedestrian priority street

Main neighbourhood street (12m & 18m wide) Streets opening up to neighbourhoods, communities, a transition lane from public to private Residential Shared street (12m & 9m wide): Internal residential streets with calm character Pedestrian Priority street( 12-14m): Street with utmost priority to pedestrians, their movement, relaxation, recreation etc.

Design Framework 46

NETWORK STRATEGY TRANSIT STREET: 36m wide

47 Streets as Social spaces

MAIN NEIGHBOURHOO

OD STREET: 18m wide

RESIDENTIAL SHARED STREET: 12m wide

Design Framework 48

PUBLIC REALM STRATEGY INCREASE IN AREA UNDER PUBLIC REALM Utlilization of the underused and underdeveloped spaces to their maximum potential, could increase public realm in the increasing densities. Moreover, giving these spaces certain programmes could active the neighbourhood better.

Using the front margins as per GDCR, as public open spaces with built to line urban form for a interactive and humane experience 49 Streets as Social spaces

Reclaiming leftover space near nehrunagar circle, as a public open space for neighbourhoods and transit stations running parallel.

Conversion of an underdeveloped Shastri Park land to a childrens park, a pedestrian right of way and a transition space between transit station and neighbourhoods.

Conversion of land under High Tension line into a pedestrian priority street and a neighbourhood open space.

Design Framework 50

MASTERPLAN The proposed master plan allows to increase the area under public realm by 5% with connected street network, ample public spaces, inclusive built form boosting liveability . The goal to manage the requirement of open spaces shall be cater with increase in population density of the area.

The network is porous with boosted walkability around transit stations.

Nehru nagar island Reclaimed public realm, porous & active edge Shastri Park Conversion to Children’s park and pedestrian ROW

Land under High Tension line Pedestrian priority street, connecting Nehru circle & MRT

Front Setbacks Shared public spaces

5%

increase in public realm

Built to line Amalgamated redevelopments

Widened streets

Pocket Parks

51

Streets as Social spaces

52

53

04

URBAN TRANSFORMATION Transformation projects Hightension line project & Nehrunagar Spine Existing Scenario Implementation Strategies Proposal Guidelines

54

TRANSFORMATION PROJECTS With the imagined redevelopment of the TOZ area, there are these two potential spaces present in the site which can be captured and designed to fufill the needs of public open spaces.

The identified projects are namelyThe High Tension Line project and the Nehrunagar spine. Both of them are examples of streets being used as places, not merely vehicluar mobility. In India, streets have been the social spaces, backbone of public life. The projects draw immense poosibilities of a diverse liveable neighbourhoods.

55 Streets as Social spaces

The High T Pedestrian a neighbou

Tension line project: n priority street and urhood public space

Nehru nagar Spine: Activating underutilized island space with recreational programmes

56

HIGH TENSION LINE PROJECT Utilising the disowned Land under High Tension lines as public open spaces, the city craves for.

“

“

About hundreds of kilometers of overhead High Tension lines are distributed in the city of Ahmedabad. They pass in between neighbourhoods, as no built zones. The land under which is either a vehicular street, park or barren land.

These no built zones are assets to the city, where there is a crunch in public open spaces already. They have potential to serve prurposes of mobility, public greens and recreation right in midst of the city.

Land under High tension line as :

Under developed Parks 57 Streets as Social spaces

Internal streets

Barren land

ABOUT SITE

Nehru nagar circle

Delineation High Tension line

Manekbagh Crossroads

Length: 750 m Major Connections: Nehru Circle – Manek Bagh cross roads Crossing: Shastri Park, Residestial neighbourhoods, AMC Pumping station

One such asset is found in Ambawadi, as a High Tension line runs from Shreyas Metro line towards Gujarat University.

Shreyas Metroline

The site has a 750m wide stretch running across residential neighbourhoods from Nehru nagar circle, opening up at the BRT station, towards Shreyas Metroline.

The aim is to convert the land into a pedestrian priority street connecting Nehru nagar BRT and Shreyas MRT. Urban Transformation 58

EXISTING SCENARIO Vehicular Access road for private plots

Used for parking

Private plot boundaries obstruct right of way

Shastri Park, undeveloped, used for parking

Existing Scenario

Currently, the land under HTL is used as a vehicular mobility route, parking, obstructed with several private plot boundaries and an underdeveloped park.

Several plots open up towards the land, using it as a primary vehicular route. There is a need to restructure mobility in the area and transform it into a pedestrian priority stretch.

59 Streets as Social spaces

Existing Scenario

12m wide street

IMPLEMENTATION STRATEGIES 1. Restructuring of Vehicular mobility To make the street a pedestrian prioirity street, vehicular access must be restricted to emergency vehicles and thus it must be borrowed from adjacent or parallel roads to it.

Stretch for structuring vehicular mobility

Movement map- existing

Movement map- proposed

for Non motorised transit only Vehicular mobility

Urban Transformation 60

EXISTING SCENARIO 2. Amalgamation of plots to achieve higher FSI and borrow Vehicular access As smaller plots won’t have much area to develop after leaving margins, amalgamation of plots is suggested.

Further, in a manner that the plot borrows access from any other road abutting other than the high tension line street.

Existing Plot sizes

300-500 sq.m

500-750 sq.m

PLan of existing plots

300-500 sq.m More than 2000 sq.m.

Demonstration : Existing Plot sizes

61

Streets as Social spaces

Amalgamation scenario

More than 750 sq.m

IMPLEMENTATION STRATEGIES 3. Borrowing access from private plots Taking away right of way from private plots, as land beneath High Tension line is a no built zone and remains so irrespective of private boundaries.

Private plots obstruction

4. Conversion of Shastri Park into a Children’s Park and Pedestrian right of way.

Connecting the High tension line street and the Nehrunagar Spine

Shastri Park

Urban Transformation 62

INTERMEDIATE PHASE

Intermediate Phase With the devised strategies, the right of way is carved. Initially, it remains a vehicle access road, till the time all the plots borrow vehicular access from other roads.

63 Streets as Social spaces

PROPOSAL Tree plantation at the centre of the street for shading

Front margins used for public recreation Built to line structures ensuring safety on street

Proposed urban form

06 m Frontage

12 m Existing width

06 m Frontage

The proposed urban form responds to the function envisioned for the street. It is a pedestrian thoroughfare as well as play street or a pocket park.

24m wide street Proposed Scenario

Urban Transformation 64

HIGH TENSION LINE street in between private plots

Shaded walkway through private land, green buffer makes the journey pleasant

Front setbacks as public spaces get merged with the surroundings activating the neighbourhood Shastri Park as a play park and a transition area provides opportunities of contact between different user groups, diverse experience

65 Streets as Social spaces

THROUGH SHASTRI PARK Redeveloped Shastri Park with playing amenities for children, relaxation for elderly and pedestrian transit.

Play area for children safe guarded with eyes on street

Barrier free movement for people coming in and out of transit stations

Shaded seatings let people spend more time outdoors

Urban Transformation 66

HIGH TENSION LINE envisioned as a Play Street High tension line street can be converted into play streets in front of residential or mixed use development.

The street provides safe play environment for kids without vehicles, just like old times.

The ground floor of the buildings are kept vehicle free, with provisions in the basement to improve interactions between street and private plots. Although physically inaccessible, the ground floor of buildings give visual porosity, creating opportunities of passive contact.

67 Streets as Social spaces

Shaded seating spaces increases the average outdoor stay time

Shaded walkways for people commuting and staying

Private o open tow street, cr passive c opportun

open spaces wards the reating contact nities

Retail kiosks, as an incentive to build more

Retail or offices include visitors activating the space

street as a social corridor, filling up the need for open spaces

68

TRANSFORMED HIGH TENSION LINE Street Shaded walkways, people chatting, children playing, small food joints, places to sit combines for a pleasant walkthrough experience in climate of Ahmedabad.

69 Streets as Social spaces

Vendors around seating spaces, activate the street,

Food kiosks or essentials, beco stop by points fo travellers

ome or

Shaded seating spaces increase the average outdoor stay time

Pedestrian priority walkway space to walk, cycle and play

Retail shops/ eateries increasing the footfall of the space, activating the space

Urban Transformation 70

GUIDELINES

1. A minimum parcel size of 1500 sq.m is required to redevelop, with an edge abutting vehicular access roads.

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Streets as Social spaces

2. Front margins to be used as shared public spaces, with FSI incentives for buildings creating pocket parks, play amenities for children, vending platforms.

3. Edges abutting the front margins shall be visually porous, with no use of compound walls 4. The buildings shall be built to line to the front margins, with ground floor reserved for activities other than parking.

5. Basements allowed under building envelope, reserved for parking purposes.

Urban Transformation 72

NEHRUNAGAR SPINE PROJECT Utilising the underdeveloped leftover spaces near streets and junctions as public open spaces.

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These leftover spaces are found in bulk in Ahmedabad, especially near the transit corridors, where they have the potential to get captured as a community level open space.

These islands are either filled with vehicles or are barricated with fences high enough for humans. Now is the time to tap on such land resources to squeze out open spaces.

Barren, waste of land

73 Streets as Social spaces

Restrictive

ABOUT SITE

Nehru nagar Circle

Parking congests the service lane at present

Length: 800 m Major Connections: Nehru Circle – Shivranjini Transit Stations : Nehru nagar BRT, Jhansi ki rani BRT, GSRTC, AMTS Bus stop

Another asset to the site is the leftover space near Nehru circle which runs parallel to the BRT corridor connecting Nehrunagar and Shivranjini.

This open space has the potential to be used as transition space for Public transit users as well a recreation space for the sub arterial.

The aim is to convert the land into an inclusive open space, capacitating recreational needs for future., creating place for people

Urban Transformation 74

EXISTING SCENARIO Inaccessible edges hampering cross movement near transit station.

Parking congests the service lane at present

Existing Scenario

Currently, the space is inaccessible with fences, is non porous and obstructed with parking in the service lane. Not only it obstructs movement inside but restricts cross movement.

75 Streets as Social spaces

Exist ing ROW: 60 m wide

PROPOSAL Shared street removes parking, with slow vehicluar movement

Transition between Shastri Park and Nehru spine, facilitates movement

Revived Nehru spine is space to move around, sit and relax.

Proposed Scenario

The proposal responds to the TOD, by faciliating movement of people in and around the street safely, with various opportunties of contact.

Proposed Exist ing ROW: 72 m wide

09 m Frontage

7.5 m Shared street

15 m Linear Park

30 m

09 m Frontage

Urban Transformation 76

NEHRUNAGAR SPINE as a Recreation & Transition space The space becomes a spine in rejuvenating the transit corridor along it and the neighbourhoods clinging to it.

For the imagined Transit Oriented development, this place is going to get filled with hundereds of people coming in and out of transit stations between Nehru nagar and Shreyas Metroline, using the high tension street and reaching the spine.

The space facilitates cross movement ensuring safety and becomes a potential public realm for future.

77 Streets as Social spaces

Shastri Park, as children’s Play area and pedestrian right of way.

Vending cr opportunit contact

reating tes of

Porous edges, improving cross connectivity between transit and transit corridor

Rickshaw stand

Shaded seating spaces to facilitate user experience

TRANSFORMED NEHRUNAGAR SPINE Shopping, food eateries, a play park, cycling, walking around safely and much more are few of the qualities this place will serve its users with.

79 Streets as Social spaces

Wide footpaths, abutting retail shops and offices

Shastri Park, as children’s Play area and pedestrian right of way.

Shared street for people, cyclists and vehicles with raised table tops for cafer crossings

Cafes, chai tapris etc near crossings

Bicycling stand near crossing platforms

Nehrunagar BRT Station

Urban Transformation 80

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CONCLUSION Transformation

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TRANSFORMATION Indian cities have always had a deficit of quality open spaces for people. streets are where the social lives have evolved.

With most of the open spaces belonging as streets in a city, now is the time to strengthen them. Our cities have these hidden assets which need to be explored and used.

Ambawadi is ready to bring in higher densities of built as well as people, with the possibility of an increase in space for public realm with a change in planning strategies and incentive model With the reclaimed streets, greens,inclusive built this place is going to transform into a lively space with people, housing, job opportunities and reduced pollution with excessive use of public transit.

“I would love to cycle if the traffic was less and max people used cycle to commute

Parks / Benches for Sitting

Space for children to play

83 Streets as Social spaces

Wider footpaths, more greenery Good Infrastructure for cycle/ walk / jog

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