Singarwa, Ahmedabad| Portfolio.
PUP21245
Understanding the City
Genesis of Land Development
Acknowledgment I would like to extend my sincere and warm gratitude to the people without the support of whom the work presented in this studio would not have been possible. First of all, I would like to thank my tutor, Mr. Narendra Mangwani who, with his enthusiasm has continuously strived to get the best out of me and has guided me throughout this yearlong journey. I would also like to thank Ms. Amrutha Balan who helped me conceptualize and structure my studio. I would also like to thank other faculties for enhancing my understanding of literature. Besides my advisors, I would like to thank the rest of the teaching assistant , Jacob Baby for providing me with insightful remarks during the reviews. The research would not have been possible without faculty of planning, who helped me in getting a clearer picture of the on-ground issues revolving around my thesis. Along with that, I extend my gratitude to the CEPT library for providing me with the necessary statistics and imparting me with the essential information. I would also like to thank Ansh, Sayantani, Prajakta, Krishna, Khyati, Shubhi, Shristi, Aviral, Tanvi, Mayank, Varshini, Anshima, Rohit, Nividhieta who helped in different stages of my studio. Finally, I wholeheartedly thank my parents and especially my sister, Sugandh. Without their encouragement and support, would have been way more demanding in these difficult times.
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Understanding the City
Genesis of Land Development
TABLE OF CONTENT 1.
Acknowledgment
2.
Introduction and Conceptualization
Genesis of Land Development
i.
About the Precinct- Area, location, context
ii.
Conceptualization of Land Development
iii. Need of Study iv.
Singarwa lies on the extreme fringe of Ahmedabad, outside the AMC
3.
boundary. As the place is going under Land development with the TP scheme 118, the attempt is to understand the factors influencing the land development of Singarwa and what are the implications on factors that are caused after some part of the land is developed.
4.
5.
Factors identification
Factors Affecting Land Development i.
Role of evolution & history on Land Development
ii.
Transformation of Precinct
iii.
Role of Regulations and schemes
iv.
Role of streets
v.
Role of Built form and land
Implications i.
On Public Realm
ii.
On housing Choices and livelihood choices
iii.
On transportation choices
Conclusion References
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Understanding the City
Genesis of Land Development
1. INTRODUCTION & CONCEPTUALIZATION LOCATION OF SINGARWA IN AHMEDABAD
ABOUT CITY & AREA
CONTEXT Singarwa lies on the extreme east of Ahmedabad. The description of the Singarwa is that of a typical suburb with a lot of open spaces and agricultural lands in the context of the one square kilometer area One can observe many industrial units and upcoming housing in the vacant plots.
City: Ahmedabad Spatial Extent: 466 sq.km Population: 55.7 lakhs (census 2011) Density: 120 PPH Name of the Area: Singarwa Area: 1 Square Kilometer 18Km to the city center
Singarwa as a place acts as a residential place that coexists with the industrial zone in the proximity which leads to fewer people on the roads within the area. This is also the main reason for fewer humans seen in the pictures captured as it is one of the characteristics that one notices within the area. Page 5
FEEL OF THE AREA
What’s around Singarwa? It lies on the east of Ahmedabad with Odhav industrial estate at the west, Vacant Plots at the South-West of the study area, Agricultural land at the east of the area, Pond at the edge, and Group Housing at the NorthWest Page 6
Understanding the City
Genesis of Land Development
1. INTRODUCTION & CONCEPTUALIZATION (cont.)
HISTORY & EVOLUTION
CONCEPTUALIZATION
Need of the study
Factors influencing Land development
As the Town planning scheme has just been made, one can see the process of land development in the area. The attempt is to understand the factors that play a role in land development and how it impacts the area.
Evolution, streets, built form, land use are the factors that influence the land development in the area. These factors impacts several other parameters which are on the public realm, infrastructure and the choices or the trade off of the community.
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2. FACTORS AFFECTING LAND DEVELOPMENT
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Understanding the City
Genesis of Land Development
TRANSFORMATION OF THE PRECINCT TIMELINE OF TRANSFORMATION
TRANSFORMATION OF SINGARWA: 2000, 2005, 2010 & 2021
Year
Change
2004
Increase in built form after construction of S P ring road
Physical (Construction of S P Ring road)
Increase in built form due to migration towards eastern side
Physical (change in demographics)
2010
Increase in built form by construction of Indore – Ahmedabad Highway
Physical (Construction of roads and connectivity to S P Ring road)
2012
Increase in connectivity within the precinct
Physical (construction of roads from the highway to other parts of precinct)
Increase in group housing
Policy (As per Residential zone 2 of CDP 2011)
Change in agricultural land to well defined plots
Policy (CDP 2011)
Certain change in urban fabric as compared to north of highway and south of the highway within precinct
Policy( Different use zone R1 and R2 within precinct as per CDP 2011)
as the time passes by, one can see the increase in the density within the precinct.
Increase in built form
Physical (change in demographics)
Indore-Ahmedabad Highway acting as a physical barrier to different development
2005
2014
2016
2017
2021
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Determinant
After the context study, it was important to understand how the character evolved. The development of the S P Ring Road and then the Indore-Ahmedabad Highway, which operated as a physical barrier splitting the Study area in half, were the factors of this alteration and evolution that contributed to the character of the area. This resulted in a grid layout of roadways within the Study area in the southern section of the area. Because of use zones like R1 and R2, the grid formation gave rise to TP schemes. This gave an overall picture of how Singarwa spatially evolved to become a typical suburb of a city with connectivity playing a major role in the development of what Singarwa is today.
Urban fabric has transformed the precinct and gives a character to the precinct.
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Understanding the City
Genesis of Land Development
2. FACTORS AFFECTING LAND DEVELOPMENT ROLE OF REGULATIONS How Development Plan played a role in Land development
How Town Planning Scheme played a role in Land development
Development Plan 2021 R1 and R2 zones
DCR Regulations USE ZONE
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CODE
FSI BASE
CHARGEABLE (40% OF JANTRI RATE)
MAXIMUM
Residential Zone 1
R1
1.8
0.9
2.7
Residential Zone 1
R2
1.2
0.6
1.8
Physical parameters like the IndoreAhmedabad Highway; the north being dense whereas the south of Singarwa is still under development. A suburb of a city that is moving towards urban development from a rural background. As per the comprehensive general development the use zone and FSI for R1 and R2 means Singarwa has evolved from being a residential zone 1 with a lot of dense urban fabric north of the Indore Ahmedabad Highway and with time transformed from agriculture land to group housing plots and gated community.
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Understanding the City
Genesis of Land Development
2. FACTORS AFFECTING LAND DEVELOPMENT CONNECTIVITY, MOBILITY & ACCESSIBILITY
ROLE OF STREETS
Indore Ahmedabad Highway
18% of precinct area under roads.
Collector
Local
2 14.6km/km Street Density
In comparison to other precincts in the unit the street density falls under low connectivity.
As a higher number would indicate more streets and, presumably, higher connectivity the precinct has average connectivity w.r.t. other precincts. 1.13< 1.19 = High connectivity
The connectivity of the precinct w.r.t. to other precincts, it has poor connectivity. In isolation the precinct w.r.t. the technicality, it has high connectivity.
820m Average block perimeter
9.85% of total roads in precinct have footpaths.
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• The connectivity of the precinct w.r.t. to other precincts, it has poor connectivity. • In isolation the precinct w.r.t. the technicality, it has high connectivity. • The area is less accessible as bigger block sizes. • As north Singarwa has more local roads, the accessibility is more in north • As Indore-Ahmedabad highway passes through Singarwa and also connects major streets within the precinct, the area has Good mobility. • Singarwa is equitable in terms of footpaths and road hierarchy.
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Understanding the City
Genesis of Land Development
2. FACTORS AFFECTING LAND DEVELOPMENT ROLE OF BUILT FORM AND LAND Spatial interrelation influencing the land development.
Commercial land uses only along the highway and industries majorly at the north of the highway whereas at the south residential and vacant plots are the dominant uses. Gamtal
Land use provides a direction for population density.
4:1 Total Plots : Vacant land
Different land uses and ground floor use influences the land values and hence the built typologies which shape the spatial interrelationship and influences the land development.
As relating to façade, building typologies are different north and south of the highway. These building typologies give rise to only certain land uses. FSI plays as a trigger point for land values in terms of land development. As per theories major road should have more land prices around it but due to land uses like industries, the land prices are changing. Land prices
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Built typology
Ground floor use
Land use
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Understanding the City
Genesis of Land Development
2. FACTORS AFFECTING LAND DEVELOPMENT ROLE OF BUILT FORM AND LAND FSI play a role in land development
Population Density play a role in land development
The population is accumulated at the south of the highway as north of the highway has many industries. Population density that indicates a critical point in population growth.
Plot FSI depicts that the south of the highway is being developed with a perspective of higher FSI leading to more land prices
3.2
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Highest FSI
0.9
Gross FSI
1.0
Net FSI
490
population/HA
8000
Total Population
45%
of population is residing in south
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Understanding the City
Genesis of Land Development
2. FACTORS AFFECTING LAND DEVELOPMENT ROLE OF INFRASTRUTURE SOLID WASTE
STORM WATER
Assessment of Solid Waste based on availability on current land developed
ASPECT DOOR TO DOOR COLLECTION NUISANCE SPOTS A matrix of 200mX 200m for analysis based on two things, firstly, demand & coverage in the area. The matrix is simple to understand, green represents that the availability is present whereas the yellow represents the area is still developing and finally red showing no availability in that area.
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Assessment of Storm Water based on availability on current land developed
VALUE OUT OF 25
ASPECT 5/25 15/25
Scoring is done on the basis of +1 to the area which fulfils the coverage or demand, -1 to area which not serve the purpose and 0 to the area where land has not been developed.
VALUE OUT OF 25
WATER LOGGING
11/25
COVERAGE
-3/25
Different Solid waste Collection process in Singarwa, there is no door to door collection at certain points in Singarwa. There are 4 Nuisance points found in Singarwa
The coverage of storm water is very poor in Singarwa.
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Understanding the City
Genesis of Land Development
2. FACTORS AFFECTING LAND DEVELOPMENT ROLE OF INFRASTRUTURE WATER SUPPLY
Assessment of Water Supply based on availability on current land developed ASPECT
VALUE OUT OF 25
DEMAND OF WATER
23/25
COVERAGE
23/25
Sources of Water supply in Singarwa:
Assessment of Infrastructure based on current land developed
100%
by AMC, water lines and borewell
(demand matrix will be same as, the demand is fulfilled in green boxes as per primary survey interview)
AMC produced a ward level data which claimed, that they supplied 238 million liters/day whereas only 226 of it was being consumed, which means the corporation is providing water high than the need in zone EAST.
Assessment of infrastructure in terms of availability in Singarwa is 50%
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Understanding the City
Genesis of Land Development
3. IMPLICATIONS IMPLICATION Of PUBLIC REALM
13 Providing different type of activities which leads to different public spaces. Allied activities or activity magnets like street hawkers/vendors Street is multifunctional is terms of fulfilling the needs of community. 1.
Temple
2.
Hospital
3.
School and small shops
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Points of permeability in 150m street
Public Realm Plays is influenced by the land developed in the area: the street in isolation has good permeability as because of low compound walls and different activities and allied activities found in the street. Street elements like “eyes on the streets” and Having basic amenities like footpath, street light etc.
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Understanding the City
Genesis of Land Development
3. IMPLICATIONS IMPLICATION Of PUBLIC REALM
No. of People
Public spaces play a vital role in the social interactions between community.
How is the street providing social interaction? Different activities lead to more accumulation of people at different time of the day. Looking at the selected street through out the day it represents that different public spaces are used at different time of the day. Humanization gives character to the street and other public spaces. This makes it an active street. Providing different activities at one location. it’s a developing area, Public places play a major role in fulfilling the need of social interactions. Providing different type of activities which leads to different public spaces. Street is multifunctional is terms of fulfilling the needs of community. Map representing Humanization throughout the day
60 people on streets between 12-2 PM
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Understanding the City
Genesis of Land Development
3. IMPLICATIONS IMPLICATION ON HOUSING CHOICES
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MATRIX FOR CHOICES/ CONSTRAINTS FOR HOUSING
There are many factors that influences the choices a person makes. Some of them might not be a choice but a condition like household size, socioeconomic factors dependency ratio and might be other factors as well.
• Looking at all the cases together we can see a Matrix for Choices/ Constraints for Housing keeping in mind some things a person cant choose like HHS and dependency ratio.
As a person having more number of choices would lead the increase in size and green color represents the choices he/she considered for making a decision whereas the circle will get reduced with the more number of constraints.
• The green denotes choices whereas the red denotes constraints and on the x axis one can see the choices one makes for housing decisions. • It is also important to understand that not everyone thinks about all the choices in the matrix. For one he might look at 2-3 choices as well that is why there are white boxes in the matrix Page 28
Understanding the City
Genesis of Land Development
3. IMPLICATIONS IMPLICATION ON TRANSPORT CHOICES
MATRIX FOR CHOICES/ CONSTRAINTS FOR HOUSING
Singarwa
PT stand is not easily accessible thus access time is more. Although precinct is far from all destinations, PT costs less. As Indore-Ahmedabad highway passes through Singarwa and also connects major streets within the precinct, the area has Good mobility.
Schematic PT Route Map of Ahmedabad
Higher the income, higher were the choices (green circles) and less of constraints according to the factors considered in the study. Income is the First filter which provides liberty to choose, which might shape the city and Singarwa and hence influencing the Land development.
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• Nikhil is making 5 housing as well as transport choices whereas faces 1 constraint in making decisions. • For Yudhistir, he has given preference to space he is living in than the time and cost for going to work. • Sahna Bhai being an auto driver, transport choices that he makes are based on affordability and connectivity, but cost is one of the constraints for the whole family. • With certain housing decisions, transport choices were the connectivity but due to poor accessibility in the area comfort and safety in traveling in two wheelers become a constraint to him and his family. • The only choice Laxman can make is of connectivity and has more constraints than choices in transport decisions like the cost, timing and affordability. Page 30
Understanding the City
Genesis of Land Development
5. REFERENCES
4. CONCLUSION •
It is a typical suburb of a city with many plots yet to be developed.
Damayanti, R. (2012). Effects of Industrial Activities on Land Occupation in Ahmedabad- India, case study of
•
Singarwa has evolved from being a residential zone 1 with a lot of dense urban fabric
GIDC Industrial Estate. Ahmedabad: Asian Scholarship Foundation (ASF) cohort-X. Retrieved from
north of the Indore Ahmedabad Highway and with time transformed from
http://repository.petra.ac.id/id/eprint/15414
agriculture land to group housing plots and gated community. •
Public spaces play a vital role in the social interactions between community.
•
FSI play a role in land development
•
Population Density play a role in land development
•
Different land uses and ground floor use influences the land values and hence the built typologies which shape the spatial interrelationship and influences the land development.
•
Higher the income, higher were the choices (green circles) and less of constraints according to the factors considered in the study and hence these choices are influenced by the income which influences land value and further shaping the land development.
Delhi Development Authority. (2021). Street design Guidelines (pp. 1-10). Delhi: Delhi Development Authority. Forsyth, A. (2012). Defining Suburbs. Journal Of Planning Literature, 27(3), pp.270-281. https://doi.org/10.1177/0885412212448101
Google Earth. Earth.google.com. (2021). Retrieved 21 September 2021, from https://earth.google.com/desktop/. Ministry of Urban Development Government of India. (2014). National Urban Transport Policy, 2014 (pp. 4-9). Delhi: Ministry of Urban Development Government of India.
Town Planning Scheme Details. Town Planning & Valuation Department. (2021). Retrieved 21 September 2021, from https://townplanning.gujarat.gov.in/dp-tps-information/town-planning-schemedetails.aspx?TPID=322&TPNO=118&DistrictID=0&CityID=0&TPName=null&StageID=0.
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