NET DENSITY - 2464 ppha
Open space per capita ( open to sky) - .6 sq mt
GROSS DENSITY - 2160 ppha
Open space per capita ( open on ground ) - 1.04 sq mt
The thesis inquiry looks at two major issues 1) Insufficiency of open space for multitude of activities 2) The resultant urban form and the high density due to continuous built network leading to poor living environment And in Response tries to establish the relationship of the people with the present urban structure, to formulate the tools which gives different models of negotiation to deal with present urban form and takes into account the relationships at ground and enhances the present living environment.
The only activity holder is th streets inside hold any dynam form and lack of urban space The streets inside are dead f
The amenities in the locality is majorly garments and food catering to the rental accommodations and women of these areas. The major component of shopping is done by women with garment shops comprising of 36 percent amenities , moreover daily amenities are at 150-200 mts walkable distances
The majority of street is used and retail activities, where in commercial areas are the wo on streets increases during th showcases a dynamic street
Mosque relationship with the built is 5 times a day as people for namaz, The major activities are located to its vicinity and is major activity magnet of the locality
Zakir Nagar area comprises nearly 30 mosques, each embedded into a neighborhood
The number of women o fabric of Zakir Nagar has and dynamic character
he major bazaar streets and no mic activity due to the urban es within the neighborhood. for most time of the day
d to access for shopping n the major users of these omen, the number of women he evening hours and life
on streets increases during the evening hours, the dense proved to be one of the major contributors to the safety
The streets of Zakir Nagar , and majorly the bazaar street holds the dynamic entity and life of this area. The major concern would be to focus and enhance the relationship and improve the issues relating to the bazaar street
Design Opportunities
81.11 ha - 2200 PPha
7.15 ha - 53% G+2
5.11 ha Open public land ,which could further be utilized for high end sale component and accommodating redistributed densities from the neighborhood
Sealed plots as per directives of supreme court of India, could be used as one of the major potential to create open spaces within the fabric
Possible areas for redistribution of density and higher FSI
FINANCE GOVT.
FINANCIAL POSSIBILITIES LAND AVAILABLE AT CREEK - 5 Ha At low dense area 7 Ha PROGRAMME OPEN - 25% - 1.25 Ha AMENITIES - 25% - 1.25 Ha COMMERCIAL - 15 % - .75 Ha RESIDENTIAL - 35% - 1.75 HA FAR available at Creek = 4
DEVELOPER
Approximate land available for residential development 3,20,000 sq MTS. @ 4 FSI RESIDENTS MOVE TO NEW HOUSING
Land rates at 1,50,000 per sq ft. Total area needs to be redeveloped for road restructuring and widening. - 43560 sq MTS. Approx profit after relocating them and sale of additional public housing and commercial - 400 CR
RESTRUCTURING WITHIN
FINANCIAL MECHANISM
NEW HOUSING STOCK
Unregularised density
Potential for development
New high density high development Public amenities
School Neighborhood level park
City level Public realm
Zone between the e neighborhood and development for interaction
Community centre for marriage and function Hospital and public amenities
Neighborhood level o spaces created aroun mosques High rise apartments the available open
Enhancing the relati of the bazaar street w Friday mosques by ing the streets and jun
MASTER PLAN
r ns
open nd
along
ionship with the widennctions
ROAD PERCENTAGE - 18.41 ha - 19.79 %
existing new more
Section along the creek where a city level public realm could be created
OPEN SPACE POSSIBILITY - 7 ha Per sq capita 1.34
m
BUILT PROPOSED - 69 percent built
h rise
The master plan proposes interventions at both inner levels and surrounding areas as well. The redevelopment is a slow process which creates open spaces within the high density neighborhoods and creates new opportunities for new public sector housing and fulfills the areas institutional needs. The Master plan accommodates and makes better the spaces around the institutions and gathering spaces . One of the major aim of this master plan is to better the built open ratio and finding possibilities to create open spaces within the neighborhoods.
RESTRUCTURING JOGAMAJOR BAI RESTRUCTURINGOF OFAN ANURBAN URBANBLOCK BLOCKAT ALONG BAZAAR STREET
BAZAAR STREET ( 6 MTS WIDE) AVERAGE SHOP SIZE 25 SQ MTS. AVERAGE DWELLING UNIT SIZE 65 SQ MTS. SEALED PLOTS AS PER COURT ORDERS 2.5 MTS WIDE LANE
EXISTING
AREA - 8978 Sq MTS. DENSITY - 2015 PPHA FAR- 3.8 BUILT - 7688 ( 85%) OPEN - 576 Sq MTS ( 6.5 %) ROAD - 714 Sq MTS ( 8 %) Gross FSI-3.2
The government initiates the restructuring process by restructuring of the main roads and the adjacent plots could be redeveloped according to the prescribed norms of redevelopment .every block now follows the norms of attaching themselves to the proposed green on the first block
The present road width of the bazaar street is 6 MTS which needs to be widened up to a width of 12 MTS and the next immediate lane which is up to a width of 2.5 MTS , gets widened up to a width of 6 MTS
PHASE 1 [ ROAD WIDENING ]
PHASE 4 [ ADJACENT PLOTS RESTRUCTURING ] 8.7 percent of the built needs to be offloaded and the developer accommodates these people to the creek, where he gets equivalent amount of land to develop
PROCESS
PHASE 2 [ REHABILITATION AND BUILDING NEW ]
No incentive to the plots next to the bazaar street as people already have consumed maximum FSI. Only possible if people want to improve their living condition and on promise of being regularized by the government
The third phase involves the developer attaching itself to the empty plots and leaving 15 percent on the ground as the recreational ground
PHASE 3 [ CREATING RECREATIONAL GREEN ]
The intensity of public increases within the restructured blocks
Building Process
Single plot - change in section to be made compulsory for plots
Existing block Block area - 2256 sqmts 30 plots 75.2 average plot size 300.8 sq MTS open available
After restructuring Block area after road widening of bazaar street from 6 MTS to 12 MTS and back street from 2.5 MTS to 6 MTS.-1716 sq MTS
Cost of reconstructing block of area utilizing full 4 far is 14.5 Cr
Maximum height restriction within the block is of 5 floors. Permission to going 6 floors along the open created
Accommodation reservation Ground to be exempted from FSI if community
Sealed plots to be attached as recreational ground of 15 percent
11 houses need to be relocated
Building controls for redevelopment of properties
VARIABLES STAIR SHAFT PROJECTION LIGHT SHAFTS
Existing typology 65 sqmts Carpet area - 46 sq.mts
NO PLOT TO INCREASE FLOOR BY ADDITIONAL FLOOR AS IT WOULD INCREASE THE DENSITY DRASTICALLY
VARIABLES SHARED STAIR SHARED SERVICES NO PROJECTION LIGHT SHAFTS
Proposed typology Carpet area 43-46 sq.mts
The proposed typology leaves 7 percent as compulsory for light and ventilation
Minimum plot size to be redeveloped is area of 500 sq MTS by leaving 10 percent as recreational ground
Recreational ground to be utilized for parking and green
PROPOSE
ED
BAZAAR STREET ( 12 MTS WIDE) AVERAGE SHOP SIZE 40 SQ MTS. AVERAGE DWELLING UNIT SIZE 65 SQ MTS. OPEN AS PER NORMS OF LEAVING 15 PERCENT RECREATIONAL GROUND 6 MTS WIDE LANE FOR EMERGENCY BASEMENT PARKING FIRST FLOOR PLAN PEDESTRIAN WALKWAY
DENSITY - 1940 PPHA FAR- 3.8 BUILT - 6121 ( 68%) OPEN - 1000.8 SQ MTS. (11%) AREA OF ROAD - 1714 SQ MTS. (19%) Gross FSI - 2.7 .5 FSI TO BE RELOCATED AT THE CREEK
SECTION AT A (PROPOSED)
SECTION AT A (EXISTING)
SECTION AT B (PROPOSED)
Residential Street Objectives Improve enclosure ratios along the streets Creation of upper level cutouts for light and ventilation Ground to be kept free for multipurpose activities and parking
Existing street Propos
Existing residen
g enclosure ratio of bazaar - 1 : 2.5 sed 1:1.5
g enclosure ratio along the ntial street - 1 : 25.6
REST
EXISTING
TRUCTURING OF AN URBAN BLOCK ALONG MASJID NOOH
G
Mosque Shops on the ground floor Average DU size 65 sq MTS Empty sealed plots among the built to be utilized for public amenities 3 MTS wide road , needed to be widened up for emergency vehicular access
AREA - 8416 Sq MTS. DENSITY - 1660 FAR- 3.1 BUILT- 6540 (77 %) OPEN GREEN - 1013 Sq MTS ( 12%) AREA OF ROAD - 858 Sq MTS (10.2%) GROSS FSI - 2.38
PROPO
OSED
Mosque Ground to be freed for parking Average DU size 60 sq MTS Empty sealed plots accommodated with the 15 percent recreational ground to create open within Road widened up to the standard of minimum 4.5 MTS to give access to emergency vehicle and improve the enclosure ratio of the built is to road Open created to be maintained by the mosque Shops on ground floor to maintain the existing relationship
DENSITY - 1660 FAR- 3.8 BUILT - 5220 sq MTS. ( 62% ) OPEN GREEN - 1645 Sq MTS. (19%) AREA OF ROAD - 1551 Sq MTS. (18%) GROSS FSI - 2.38
Mosque and Institutional Objectives
Building controls for redevelopment of properties
Dignity to the institutions within the block Creation of open around the institutions Improvement of enclosure ratio to highlight the significance of the mosque
SECTION AT B (PROPOSED
Uninterrupted ground floor edge ensuring pedestrian access and pedestrian shortcut
SECTION AT A (EXISTING)
SECTION AT A (PROPOSED)
Improvement of Enclosure ratio along the mosque area by creation of open , the existing relationship along the mosque has shops around the mosque , this relationship is maintained by providing legalized shops around the mosque and with improved enclosure ratios
Building heights along mosque not to increase beyond 4 floors
Creat institu
erties
tion of open around utions to take up responsibility