Liberalized Industrial Capital Rajkot Development Plan 2041 To capitalize on Rajkot’s industrial potential and strategic location in the Saurashtra region through optimum utilization of land and provision of requisite amenities and facilities.
Parth Makwana | Master of Urban Planning | Development Plan Studio | Spring-2022 CEPT University
DEVELOPMENT PLAN STUDIO
Parth Makwana Student at CEPT University
ITERATION 1: Existing Situation Analysis, Key Observations, Final Base Map, and Initial Ideas for future
Utkarsh Patel, Faculty at CEPT
ITERATION 2: Vision and Initial Development Plan Alternatives ITERATION 3A: Final Development Plan with Zoning, various proposals, projects
Pavitra Nelson TA at CEPT
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ITERATION 3B: Final Development Plan with Zoning, Proposals, Cost and Revenue Estimates, DCRs, Urban Form Visualizations, TPS Delineations, etc.
INTRODUCTION
PREFACE The most essential and powerful tool for planning urban areas and encouraging expansion is a statutory Development Plan (DP). However, such plans typically fail to successfully integrate multiple sectors and instead become zoning, mapping, and defining control laws exercises. The goal is to comprehend and establish a development plan for Rajkot utilizing various ways, such as the predict and provide method. ABOUT THE CITY Rajkot is the fourth largest city in Gujarat with a 686 sq. km area, strategically located at the center of the Saurashtra region. A fast-growing city with a current population of more than 1.2 million, it is also considered one of the clean cities in India. Rajkot is located on the banks of rivers Aji and Nyari and is the administrative headquarters of the Rajkot district. It is very well connected to all parts of India by road, rail, and air. The old princely state of Rajkot and the former Western India States Agency both had their capitals in this city. It has grown into a significant economic and industrial hub. Cotton and woolen textile production is a key industry, but the city also produces ceramics, diesel engines, and water pump sets. Traditional handicrafts are well-known in Rajkot (silverwork, embroidery, and Patola weaving). INDIVIDUAL CONTRIBUTION SOFTWARE CONTRIBUTION • GIS Mapping of proposals for the road network • GIS Mapping of each zone • GIS Mapping of ESA • ELU & PLU • GIS 3D – Intensity Mapping • Formatting of PPT ESA • Land-use zoning • DCR • Past planning efforts • Development Potentiality & Suitability
ITERATION 2 • Conceptual Zoning • DCR • Proposed Road Network • Proposed Block Sizes • Strategies • Phasing • Prioritization Of Strategies • And Auditing • Pt Network • Blue Green Network • TOD Case Study • TOD Proposal • Margins • Review Of DP
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DEVELOPMENT PLAN STUDIO
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TABLE OF CONTENT
CONTENT
PART A -----------------------------------------------
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Literature Review Understanding the Development Plan of MMR Case Study Proposal Of Road Hierarchy Based on Function & TOD
PART B ITERATION 1 --------------------------------------------- 10-14 Regional Context ESA (Economy) Existing Zoning Key Layers Identified From ESA Issue Identification & Strength-issue-opportunity ITERATION 2 --------------------------------------------- 15-18 Vision, Objectives With Key Proposals Conceptualization Spatial Analysis
Population Estimations Zoning ITERATION 3 A & B --------------------------------------- 19- 24 Key Proposals Of Industries Key Proposals Of Transportation & TOD Key Proposals Of Housing Costing & Phasing
Character Profile INDIVIDUAL
GROUP
PART C -------------------------------------------------
25
Key Learnings
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PART A: LITERATURE REVIEW FOR UNDERSTANDING DEVELOPMENT PLAN
DEVELOPMENT PLAN STUDIO
GREATER PLAN DEVELOPMENT PLAN (2016-2036)
Base Population: 124.4 lakhs
Population Density: 386 PPH
OVERVIEW • • • •
To review and understand its contents. To understand the statutory framework for preparation and implementation of the DP/MP To observe whether the on-ground development is consistent with the DP/MP proposals and to check the degree of implementation of the DP/MP. Analyzing the character / built form and status of DP proposals
LEVEL OF PLANS The Municipal Corporation for Greater Mumbai has prepared Development Plan 2036 following the provisions of The Maharashtra Region & Town Planning Act, 1966.
Preparing Body: MMRDA Area: 476.2 km²
Non developable vs developable
The DP 2036 covers the jurisdiction of the Municipal Corporation of Greater Mumbai, excluding the areas under Special Planning Authorities appointed under section 40 of the MR&TP Act 1966. MCGM is responsible for the provision of urban basic services to the entire city of Greater Mumbai.
COMPONENTS & LAYERS WITH EXISTING LAND-USE Land Use Distribution
These include the Sanjay Gandhi National Park, mangrove forests, mudflats and creeks.
Developable Non Developable
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Some of the natural areas were included in the No Development Zone.
Under Section 23 of the MR&TP Act 1966, the MCGM has declared the intention of preparing the Development Plan for Greater Mumbai 2016-36. The map accompanying the declaration showed the 24 Municipal Wards including the creeks within the Ward boundaries.
LITERATURE REVIEW
Vision & objectives Goal 1. A Competitive City Goal 2. An Inclusive City Goal 3. An Environmentally Sustainable City
Key Proposals
Goals & Objectives
STRATEGIES
OBJECTIVES
IMPLEMENTATION MECHANISM
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PART A: LITERATURE REVIEW FOR UNDERSTANDING DEVELOPMENT PLAN
DEVELOPMENT PLAN STUDIO
CONSISTENCY OF DP PROPOSAL AT CITY LEVEL
Statutory framework
Existing Land-use
Proposed Land-use
Key Regulations for the identified area: Permissible FSI: 1.3 •
PLU is not converted from ELU, which helps in revising the densification.
•
All the land use has been looked at again while making the PLU as there is always room for improvement even in the existing land use.
•
The DP needs to update the proposed maps as per the 2036 plan and not use the unsanctioned proposed plan of 2034.
MISMATCHES/MATCHES DP PROPOSALS AND ON-GROUND SITUATIONS The DP did not update the route of the coastal road project and is as per the 2018 plan. This creates inconsistency and might lead to implying different other land uses.
Intracity Map of Mumbai
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Construction at the new location of the Coastal Road project
The DP does not include details of large infrastructure projects like the underground metro by the SPA/SPV, MMRCL. Projects like these might have been considered while giving the proposals, but this represents the GAP between departments even though when the DP focuses on the transportation chapter extensively.
LITERATURE REVIEW
SPATIAL EVOLUTION
DP Focus
OVERALL COMPARISON TO EXISTING DEVELOPMENT AT AREA LEVEL (1 KM²) •
•
•
The development plan does not include the zoning details for each plot but is done in the Ward level plan i.e., the Local Area Plan. The existing road network is consistent with the DP road network. The 1 km² area has not been yet proposed and has reached only 2% of its development in 2020.
OVERALL INFERENCES • • • •
• • •
The plan does not mention a specified time limit for the preparation of the Plan by the Planning Authority The reservation for public use on the private lands owned remains mere on the paper and no on-ground implementation is ensured. The act ensures the mandatory preparation of DP, but no emphasis was laid on implementation. The act does not specify the methodology of achieving spatial integration to ensure comprehensive development, meaning that the plans miss the interrelation between higher-order plans and lower order plans as seen in the Aarey case, where the proposed land use is done in local area plan and left white in the proposed DP map. The DP is consisted in 1 km² and needs to be updated from 2034 to 2036 proposals. The DP includes gender for various analyses which is a positive and more accurate analysis for development. PLU is not converted from ELU, which helps in revising the densification.
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CASE STUDY PROPOSAL: PROPOSAL OF ROAD HIERARCHY BASED ON FUNCTION & TOD
DEVELOPMENT PLAN STUDIO
OBJECTIVES To integrate transportation by enhancing connectivity, accessibility & mobility through land-use zoning.
• • • • • •
Mobility & accessibility W.R.T Hierarchy
ISSUE IDENTIFICATION
•
METHODOLOGY FOR CASE STUDY What kind of development, Where can such a zone/infrastructure/amenities be located & why? How is it developed (through acquisition, land pooling, land reconstitution, incentives (FSI, TDR, etc.)? Who prepares micro-level plans/detailed plans/DPRs? Who develops/ implements it & who approves How much time does it take to develop? And whether developed in one go or in multiple phases? How much cost does it impose on the authority and how is it funded? BUS RAPID TRANSIT STOPS DISTANCES
STRATEGIES
Ahmedabad: Distance of bus stops ranging from 500m to 1km Pune: Distance of bus stops ranging from 400 to 800km PLANNING PARAMETER
BLOCK SIZES FOR INDUSTRIAL CITIES Street Density :
4.0
km/sq. km. Street Density :
16.0
km/sq. km. Block sizes range from
600- 800m perimeter. Source: Google Earth
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CASE STUDY : KEY PROPOSAL
INFLUENCE ZONE FOR T-O-D
Source: UTTIPEC GUIDELINES CASE STUDY DELHI
KEY STAKEHOLDER FOR BRTS IN RAJKOT
Within 100m range: Within 100 to 300m • Vendor zone, range: • feeder bus stands/interchange, Interchange • pedestrian-friendly streets, Pedestrian-friendly • High-Intensity mix use • High walkability through small block sizes. KEY TAKEAWAYS • • • • •
ROAD HIERARCHY BASED ON FUNCTION
There are three components within this case study that is road hierarchy, TOD and density. TOD is successful in areas where the land value capture is integrated within the system. There should be higher block sizes for high intensity development. Road hierarchy should be based on function for optimum allocation of resources. The FAR shall be 1.5 times the existing permissible FAR on the plot or 300, whichever is more.
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DEVELOPMENT PLAN STUDIO
RAJKOT DEVELOPMENT PLAN 2041: ESA
REGIONAL CONTEXT
The city is well connected not only to major towns within the state but also to neighbouring states through strong transportation linkages all by rail, and road.
Area: Population:
PAST PLANNING EFFORTS Proposed Zoning 2001, 2011 & 2031
• •
Sanction Year: 1984 Horizon Year: 2001 RMC Area: 69 sq.km RUDA Area: 480 sq.km
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Sanction Year: 2002 Horizon Year: 2015 RMC Area: 105 sq.km RUDA Area: 670 sq.km
•
Sanction Year: 2018 Horizon Year: 2031 RMC Area: 130 sq.km RUDA Area: 670 sq. km
DP 2001, land under green was reserved, and building on it was not allowed. De-reservation policy adopted & land made available through TPS planning in accordance with transport to segregate regional & domestic traffic by proposing Ring Road. The DP proposes a new Ring Road, which will have a BRTS corridor. TOZ & RAH zone is proposed along this new ring road.
RAJKOT DEVELOPMENT PLAN 2041
EXISTING SITUATION ANALYSIS Economy
Work Force Participation Rate(in %) in Rajkot City
Distribution of Workers in Rajkot City from 1961-2011
ISSUES IDENTIFIED
•
Occupation pattern indicates that it is primarily a manufacturing & services center
•
Work participation ratio in 2011 – 36% (Increased)
•
Each transect has distinct economic activities which ensure the overall development of the city
•
Most of the polluting industries are located in the southern part of the city along the Gondal road.
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DEVELOPMENT PLAN STUDIO
Status of T.P Scheme
RAJKOT DEVELOPMENT PLAN 2041: ESA
EXISTING SITUATION ANALYSIS Existing Zoning
• • • •
DEVELOPABLE LAND
Planned in DP but remained undeveloped Developed Area
•
• • •
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Per capita developable zone considered for previous & proposed DP is almost the same. Proposed industrial zone is constant in both the development plans. Increased in residential and industrial zone taking over the agricultural zone. DP 2031 has a balance of Residential and Agriculture Zoning.
Total 36 TP schemes were prepared for the area under RMC. Total of 12 TP schemes were prepared for the area under RUDA 200 sq. km proposed under TPS and 56% only developed till now Most TPS implemented in the Western Core area of the City
RAJKOT DEVELOPMENT PLAN 2041
KEY LAYERS IDENTIFIED FROM THE EXISTING SITUATION ANALYSIS Development Suitability
Development Potentiality
18.78 Lakhs
Existing Population (2022)
31 Lakhs
Projected Population (2031) Potential areas High Moderate Low Non-suitable development areas
91.98% of RUDA area is developable 8.01 % is non-developable HOUSING SCHEMES ACTIVE IN RAJKOT
73.95 sq.km
Developed residential zone Source: Rajkot Comprehensive Development Plan 2031 Affordable Housing in Partnership (AHP)Scheme
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RAJKOT DEVELOPMENT PLAN 2041: ITERATION 2
DEVELOPMENT PLAN STUDIO
ISSUE IDENTIFICATION & STRENGTH-ISSUE-OPPORTUNITY
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RAJKOT DEVELOPMENT PLAN 2041
VISION, OBJECTIVES WITH KEY PROPOSALS
CONCEPTUALISATION
Key Interest Areas: • • •
Industrial City Logistics and Transportation Land Use – Transport Integration
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RAJKOT DEVELOPMENT PLAN 2041: ITERATION 2
DEVELOPMENT PLAN STUDIO
SPATIAL ANALYSIS Future Growth Scenarios
Infill development
Strip development
Infill development
Strip development
Growth Drivers Within RUDA
Growth Drivers Within Gamtals
• • • • •
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Robust Scenario building Incorporating Infill development by Providing FSI. Projects like AIIMS, Hirasar Airport and Smart City act as major pull factors. There is also an influence of existing GIDCs and economic nodes. A large eco-sensitive conserved area acts as a barrier against development in the east part of the city
The Gamtals on the western part of Rajkot show greater growth potential as compared to the East.
RAJKOT DEVELOPMENT PLAN 2041
POPULATION ESTIMATION
• • •
In order to incorporate growth due to industrial expansion, the employment generation method along with geometric projection has also been adopted. The percentage of workers in the secondary sector has been increased to 40% The final design population considered for 2041 is 52,00,0000
FLOOR SPACE CALCULATION
• •
EWS group will be provided through lower plan plans i.e., TP scheme, where the land cost becomes zero thus making the FAR 0.6 in such cases. If a developer has a will to provide EWS with the land cost, FAR shall be 5.3.
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RAJKOT DEVELOPMENT PLAN 2041: ITERATION 3A & B
DEVELOPMENT PLAN STUDIO
PROPOSED ZONING with DCR
Margins
Margins for all uses are given based on plot sizes except for industrial use where the margins are given based on road widths
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RAJKOT DEVELOPMENT PLAN 2041
Issues
INDUSTRIES PROPOSALS
Planning Parameters
Strategies
Block Sizes
Proposals
Block Sizes • • •
Use ring radial road network to create bypasses for freight traffic Utilize logistics zoning to generate approximately 17,000 jobs per sq. km of logistics zoning Locate logistics zone in low land value regions
• •
• • •
•
Locate industrial zone in proximity to water sources and railway line Create diverse industrial clusters through strategic location and by segregating through block sizes Create industrial superblocks by providing higher-order roads of ROW >30 M Provide supporting logistics zoning in the ratio of 1:0.3 Meet housing demand by providing adjacent RAH overlay regulations and 10-20% FSI dedicated to residential use within the industrial area Provide BRTS connectivity within and GSRTC connectivity
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RAJKOT DEVELOPMENT PLAN 2041: ITERATION 3A & B
DEVELOPMENT PLAN STUDIO
Issues
TRANSPORTATION PROPOSALS
Planning Parameters
Strategies
Road Hierarchy based on Function & RoW Hierarchy of Road
Function
Connect city to other parts of the state/ State Highway regional connectivity Freight Provides long distance mobility between Priority various parts of the city. Corridor Provides long distance mobility between Arterial various parts of the city. Sub-Arterial Connects major arterial roads Provides local connections between Collector neighborhoods and also connects neighborhoods to higher order roads The dominant function is to provide local connectivity. Can provide connections Local between neighborhoods with dominance to walking and non-motorized movement.
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Right of Way
Key layers identified Development Potentiality & Suitability Eco-sensitive areas Growth centers and Gamtals Location of industries Contours
36-40m
• • • • •
24-36m
Road Density
24-40m
18-24m 18-24m
9-12 M
3.7 km/km2 Existing
4.35 km/km2 Proposed
RAJKOT DEVELOPMENT PLAN 2041
Issues
TRANSIT-ORIENTED DEVELOPMENT PROPOSALS
Planning Parameters
2.7
Strategies
4
FSI (BASE) FSI (MAX.)
350 X 250 Block size
PUBLIC TRANSPORTATION
• • •
PT network utilizes a feeder bus system to connect the BRTS and RMTS system. Multimodal hubs have been provided wherever there is an interchange. GSRTC station will be provided at the outskirts to provide direct regional connectivity and avoid inner-city congestion
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RAJKOT DEVELOPMENT PLAN 2041: ITERATION 3A & B
DEVELOPMENT PLAN STUDIO
Why proposing three Zones
HOUSING PROPOSALS
Housing Key Statistics
Proposals
UNIT SIZE UPTO 60 SQ M
UNIT SIZE UPTO 90 SQ M
Inclusionary housing regulations for unchargeable FSI Other relaxations on margins and parking requirements for affordable housing units up to
90 sq. m
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EWS Total requirement 2041 Housing Units Requirement
LIG
MIG
HIG
65,685 2,48,981 2,74,808 1,69,856
7,59,331
RAJKOT DEVELOPMENT PLAN 2041
COSTING AND PHASING
Identification of Core city area through conservation PHASE 1 (0- 5 years) Providing serviced area of 253.7 Km in Phase 1. PHASE 2 (5-10 years) Providing serviced area of 213.4 Km in Phase 2. PHASE 3 (10 above) Providing serviced area of 172.5 Km in Phase 3.
TOTAL cost after inflation of infrastructure =
18,000 cr.
Revenue generated from: • Purchasable FSI (assuming 50% FSI consumed and revenue for first phase) = 10147.5 Crores • Development Charges = 893.45 Crores • Therefore, total revenue generated = 11040.95 Crores • This stands for 85% of infrastructure costing. Hence 62% of infrastructure costing can be self-financed in the 1st phase
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RAJKOT DEVELOPMENT PLAN 2041: ITERATION 3A & B
DEVELOPMENT PLAN STUDIO
CHARACTER PROFILE OF ZONES Commercial
Industrial
1.8
FSI (base)
2.5
FSI (Max.) I1
Residential
1.2
FSI (base)
2.0
FSI (Max.) I2
1.2
FSI (base)
2.0
1.4
1.8
1.8
1.2
4.0
2.5
1.8
FSI (base)
FSI (base)
2.5
FSI (Max.) R1
FSI (Max.)
FSI (base)
FSI (Max.) R2
FSI (base)
FSI (Max.) R3
FSI (Max.) I3
Institution Overlay Zone: FSI (base) IT Park
1.0
3.6
1.8
3.6
FSI (base)
FSI (Max.)
TOD
2.7
FSI (base)
FSI (Max.)
4.0
FSI (Max.)
Intensity mapping from North-South & West-East section
Arterial Road
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Sub-Arterial road
Collector road
RAJKOT DEVELOPMENT PLAN 2041
1.
Understanding of Statutory Framework
2.
Role of DCR in on-ground situation
3.
Core review of Liberal Approach
4.
Reviewing Forward and Backward linkages of Market with the establishment of a connection of peoples’ perspective vs on-Ground situation.
5.
Multidimensional perspective and different planning processes like formbased zoning.
6.
A key responsibility of a planner at the macro level through different tools and methodology in a framework.
7.
Implementation mechanism of the statutory plan along with monitoring.
8.
Relation of theory with studio-like sprawl vs Compact Development and theories like Rational Planning Model.
9.
Costing, revenue sources, key stakeholders, and incentives of the organizations for key projects.
PART C: KEY LEARNINGS
KEY LEARNINGS
R1
R2 & 3
TOD
10. Approach to Development plan and its implications to lower-order plans like TP Schemes. 11. Understanding of Components & layers of a DP.
I1
12. Understanding of acts and schemes and their implication during implementation. 13. Issue identification through different stakeholder meetings and different perspective to the same plan.
IN1
C
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Master of Urban Planning | CEPT University