Local Area Plan, Paldi by Raj Vegad

Urban Extension Planning & Design Studio (Urban Re-development of Paldi, Ahmedabad)

Kalyan Krishnakanth, PA101516 | Rajendra Kumar Vegad, PA103116 | Satish Chandran, PA103616 Semester III, M.Arch, Majors in Urban Design Urban Extension Planning & Design Studio Faculty- Brijesh Bhatha, Rajiv Kadam, Purvi Bhatt, Jignesh Mehta

Table Of Contents Project Overview 1. Background Data 1.1 Site Location and Context 1.2 Connectivity and Components of site 1.3 Site features 1.4 Initial impressions on site 1.5 Existing site scenario 1.6 On Local Area Plan (LAP) 1.7 Evolution of Paldi 1.8 Landuse 1.9 Road widths and routes survey 1.10 Landmarks 1.11 Figure ground 1.12 Built up area and population desnity 1.13 Street & Orientation 1.14 Interviews 2. SWOT Ananlysis 3. Vision for Paldi 4. Decisions on site based on the larger objectives 5. Envisioned Redevelopment 5.1 Redeveloping the networks 5.2 Use and density distribution 5.3 Key strategies for redevelopment 5.4 Infill, Rejuvenate, Restructure and Densify 5.5 Local Area Plan 6. Regulations 6.1 Block Regulations 6.2 Typical Block Morphology 6.3 Built form Regulations 6.4 Existing Block Massing & Typologies 6.5 Proposed Block Massing & Typologies 7. Active street network for Paldi 7.1 Context and Vision 7.2 Sample study on site 7.3 Concerns on site 7.4 Envisioned street network for Pladi and Strategies 7.5 Demonstration of guidelines on the site samples 8. Transit Oriented Development 8 .1 Why TOZ? 8.2 Development Strategy 8.3 Demonstration area 8.4 Design development 8.5 Envisioned transformation 9. Sabarmati Riverfront Development 9.1 Analysis Urban Extension Planning & Design Studio | Redevelopment of Paldi, Ahmedabad.

9.2 Proposal 9.3 Design Demonstration 03 9.4 Phases of Development 04 04 10. References 05 06 07 08 09 10 11 12 13 14 15 16 17 18 19 20 21 21 22 23 23 24 25 25 25 25 26 26 28 28 29 30 31 32 34 34 35 36 37 41 46 46

47 48 49 51

Project Overview

The intention of this project is to explore the possibilities of urban expansion in a brownfield site at Paldi, Ahmedabad. The studio was focussed on understanding the issues of urban pressures within the city (in this case Paldi) and address them with Local Area Planning strategy. The site we worked on as mentioned earlier Paldi, has a strategic location and unique characteristics. We have dabbled with the various complexities of the site and have tried to retain the character of the place that is unique while improving the overall standard of the place. A Local Area Plan has been drafted that address the various issues on site and further three individual areas were chosen for demonstration. The demonstrations will illustrate the ways in which the urban area could redevelop and the possible variations. Further to enhance the ideas envisioned regulations and a development model are formulated that would facilitate and direct the redevelopment process.

Urban Extension Planning & Design Studio | Redevelopment of Paldi, Ahmedabad.

1. Background Data

Satellite Image

1.1 Site Location and Context

The site has its own unique markers from the knowledge hubs

To CBD

(NID), world famous public institutions (Sanskar Kendra), mass transit systems (BRTS, MRTS), a city level infrastructure (Sabarmati Riverfront), economic hubs (Jamalpur Market) and various other MRTS

attractors on site. These make the site potential for redevelopment with its strength

Ashram Road

BRTS

of local and regional connectivity coupled with local and global attractors. Hence, networks and destinations are the keys to Paldi, Ahmedabad.

3 Km

Total site area- 458.85 acres/ 185.69 hectares Site Perimeter- 5931.808m/ 5.9 Km Site limits- Ashram road at North West, Gamthal, NID and Jamalpr road at North, Riverfront to east and South East, BRTS corridor to South West and Anjali cross roads. Urban Extension Planning & Design Studio | Redevelopment of Paldi, Ahmedabad.

500m

1.2 Connectivity and Components of site To CBD

To Jamalpur

As h

ra m

Ro a

To Law Garden

yas

e Shr

To ba Am To Vasna

To Maninagar

Riverfront edge The riverfront edge, a major city level infrastructure and a prominent public space.

Sanskar Kendra Sanskar Kendra, a city level marker and a modern heritage structure.

NID

School

Knowledge institution TOD Zone Knowledge institutions, NID a national level The TOZ corridor, envisioned to develop as high institution and an inclusive campus. density mixed use zone.

Ashram road being one of the most prominent roads in the city connects the site, thus ensuring city level connection. The BRTS system ensures connectivity with the rest of the city, the upcoming metro provides fast and easy connectivity, the riverfront road gives access to the proposed CBD area at a walkable distance and the road next to NID connects to Jamalpur, a major economic hub, as well as provides regional connectivity with Ashram road.

Ashram Road BRTS Riverfront road Bhagtacharya road MRTS

Gamthal R1 Residential The Gamthal with its unique character and a highly The R1 residential zone, that is the dominant part of compact development. the site. Urban Extension Planning & Design Studio | Redevelopment of Paldi, Ahmedabad.

1.3 Site features These connectivities and the features of the site, makes it one of the prominent areas for redevelopment. The peripheries of the site have a huge potential for development from a neighborhood toa regional scale. The internal parts of the neighborhood also has a huge potential to redevelop, making Paldi an ideal zone for redevelopment and to propose an LAP (Local Area Plan). This report will demonstrate in detail, the LAP proposed for the site while taking into consideration the context and complexitites of the site.

Ashram Road BRTS Riverfront road Bhagtacharya road MRTS Open spaces Riverfront Edge NID, school and college R1 Residential Paldi Gamthal Sanskar Kendra TOD Zone Urban Extension Planning & Design Studio | Redevelopment of Paldi, Ahmedabad.

1.4 Initial impressions on site

A neighborhood in Ahmedabad with the priviledge of enjoying the riverfront, the potential of TOZ, the regionla and local connectivity through Ashram road, MRTS and other major public institutions. With so much potential to embrace and exploit, the site ironically sits idle, as these potentials lie i the background. Hence, the face of the neighborhood is calm and composed with the potentials in the background struggling to coming into focus.

Urban Extension Planning & Design Studio | Redevelopment of Paldi, Ahmedabad.

1.5 Existing site scenario

Upcoming Ashram Road Flyover

Deached bungalows/ Villas

Condition of Gamthal

Celebrations on riverfront BRTS Corridor

Celebrations on riverfront Gated Community

Riverfront Edge

Urban Extension Planning & Design Studio | Redevelopment of Paldi, Ahmedabad.

Celebrations on riverfront 08

1.6 On Local Area Plan (LAP)

What is a LAP (Local Area Plan) and why does Paldi need one? A development plan consists of a broad framework and overall vision for the development of an urban area in the future. But there is a significant need for micro level planning to ensure improvement and redevelopment of the exisitng developed areas in the city. A Local Area Plan (LAP) is one such tool that will help implement the vision of the Development Plan at the local level, taking into account the needs of the exisiting wards/ neighborhoods. LAP shall include: • Condition analysis • Vision for development • Proposals, recommendations and guidelines • Use of TP Scheme for development

Urban Extension Planning & Design Studio | Redevelopment of Paldi, Ahmedabad.

1.7 Evolution of Paldi

8/2000

9/2005

The site as of 2000, already a developed area with a moderate No major change in 5 years, riverfront development has only Timeline of major interventions on site. density in grain. Riverfront is not developed. started.

2009- BRTS

2012- Riverfront Riverfront

Under construction- MRTS

BRTS

Under construction- Ashram road flyover Proposed- CBD development These have increased the potential of the site drastically in the last decade.

1/2010

BRTS is fully functional and the riverfront is nearing completion. This is a significant amount of development in 5 years.

5/2017

New development over the last 17 years

Riverfront is complete and fully operational, Metro work is commencing at full swing and the Ashram road flyover is taking shape, along with a handful of new developments on site. Due to this, the site is now going through a trasformation, with the upcoming commercial tower on Ashram road and re-evelopments along the riverfront as evidence.

Urban Extension Planning & Design Studio | Redevelopment of Paldi, Ahmedabad.

1.8 Landuse

Majority of the development is R1 residential, Ashram road, BRTS Corridor has commerciala nd mixed use development. The rivefront road divering in site, has created an edge of mixed use.

Urban Extension Planning & Design Studio | Redevelopment of Paldi, Ahmedabad.

1.9 Road widths and routes survey

Road widths survey

Routes survey

Paths- On-site observation A series of major nodes on Ashram road and its connectivity potential makes it a major path.

Paths- User perspective The ashram road and BRTS corridor are a major path for commercial activity. The former being under development already.

Urban Extension Planning & Design Studio | Redevelopment of Paldi, Ahmedabad.

Cul-de-sacs on site results in divided societies, also restics movement and connectivity.

Bridges on either side of the site results in a good connectiivty witht the east and hence the overall loop.

1.10 Landmarks

3. The edges outside parks and playgrounds appropriate themselves as per needs and the surrounding urban fabric.

1. The edge along NID is restricted and opaque, having no porosity and hence an exclusion due to the boundary wall keeping in mind the institutional status.

2. Paldi gamthal areas have a few edges that are distinct food street, due to people from the gamthal setting up shops to sell at these busy streets.

Width- 50m to 100m, Length- 2Km

4. The riverfront is the most prominent edge of the site spanning for 2Km. This edge is thriving for development and to be the face of the city in future.

Urban Extension Planning & Design Studio | Redevelopment of Paldi, Ahmedabad.

1.11 Figure ground

Though the site has the potential for high density development, it is predominantly low rise and detached house development. A large parcel of land along the riverfront lies vacant.

Urban Extension Planning & Design Studio | Redevelopment of Paldi, Ahmedabad.

The site has significant amount of open space under the public domain and the few private spaces that lie vacant are underutilised common plots and edge plots.

1.12 Built up area and population desnity

Anjali Cross Roads

South Bhopal

Old City, Fort area

Area- 79642 Sq.m/ 19 Acres

Area- 104576 Sq.m/ 25 Acres Area- 135167 Sq.m/ 33 Acres Area- 73928 Sq.m/ 18 Acres

Area- 92270 Sq.m/ FSI- 1.2

Area- 140992 Sq.m/ FSI- 1.8

Navrangpura

Area- 111740 Sq.m/ FSI- 0.9

Paldi- Riverfront

South Bhopal

Paldi

Area- 93279 Sq.m/ FSI- 1.1

Anjali cross road Block area - 0.35 sqk Built up area - 0.23 sqk Block perimeter - 800m Average time to walk - 3.8 minsArea in private domain - 0.42 sqk(set backs and margins ) Area in public domain - 0.042 sqk (streets,footpaths)

Mirzapur Old City

Built up area

Density- 342/ Hectare

Density- 751/ Hectare

Density- 1015/ Hectare

Density- 529/ Hectare

• Highest density towards the riverfront and along the transit corridors. • Density is above the city average of 300ppl/ hectare. • High density- Apartments and Gamthal- Polarities in development. • High Builtup area does not mean high population density- Old city is compact and highly dense, but South Bhopal has less population density and more builtup area. Urban Extension Planning & Design Studio | Redevelopment of Paldi, Ahmedabad.

Mirzapur old city Block area - 0.57 sqk Built foot print area - 0.35 sqk Block perimeter - 990m Average time to walk- 11.80 mins Area in private domain - 0.57 sqk(set backs and margins ) Area in public domain - 00 sqk (streets,footpaths)

Paldi- riverfront Block area - 0.42 sqk Built foot print area - 0.15 sqk Block perimeter - 870m Average time to walk- 9.6 mins Area in private domain - 0.42 sqk(set backs and margins ) Area in public domain - 00 mts(streets,footpaths)

CG Road

South Bopal Block area - 0.62 sqk Built foot print area - 0.08 sqk Block perimeter - 990m Average time to walk- 11.8 mins Area in private domain - 0.42 sqk (set backs and margins ) Area in public domain - 00 sqk (streets,footpaths)

SG Highway

C G road Block area - 0.60 sqk Built foot print area - 0.26 sqk Block perimeter - 1105m Average time to walk- 13.3 mins Area in private domain - 0.60 sqk(set backs and margins ) Area in public domain - 00 sqk(streets,footpaths)

S g highway Block area - 0.74 sqk Built foot print area - 0.15sqk Block perimeter - 940m Average time to walk- 11.3 mins Area in private domain - 0.74 sqk(set backs and margins ) Area in public domain 0.025 sqk(streets,footpaths)

1.13 Street & Orientation

1 2

1. Shadows at Anjali cross road

Shaded Un- Shaded

2. Shadows in internal streets

The site has a diagonal orientation, the longer part of the site alomst to N-S. The sun path makes the streets between BRTS corridor and NID prone to direct sunlight due to this. Whereas, the streets between Riverfront and Ashram Road are shaded almost through the day, this makes it potential for on street activities through the day.

Urban Extension Planning & Design Studio | Redevelopment of Paldi, Ahmedabad.

Preferred pedestrian path

Also on close inspection onsite, the streets marked above are the ones used by pedestrians mostly (even though the number is minisicule). Hence, they can be further enhanced to support pedestrian movement and bicycle movements. Added to this these streets are shaded through the day, that is seen from the study, making them potential stretches to enhance connectivity on site.

1.14 Interviews Mapping the current scenario of housing stock, age groups and family sizes in relation to unit sizes.

Aspirations of the neighborhood were mapped to understand the requirements of different people.

18 7

4 4

6 4

4 7

4 4

5 2 5

18-24 Yrs

25-34 Yrs

35-44 Yrs

3 5

Apartment and real estate

45-54 Yrs 55-64 Yrs

Bigger houses

65-74 Yrs Villa/Society

Parks

Kaccha Houses Apartments

Age Group

Playgrounds

Typology Typology

Age Group

Aspirations Aspirations

18 7

4 4

6 4

4 7

4 4

18-24 18-24

25-34 35-4435-44 25-34 45-54 45-54 55-64

55-64 65-74+

65-74+

Villa

Kaccha Houses

Apartments

Parks Parks

Playgrounds Playgrounds

Developments Developments

5 2

Park+Playground Park+Development Park+Playground Park+Development

5 4

Apartments

4 3

Real Estate Development Need for open space

Upon interacting with the residents of Paldi, we had an understanding of the on ground realities of the site, as well as their aspirations for development. The site is mostly comprised on individual villas, most of which are 40 years old. The new developments are coming up along the peripheries of the site. There are mixed reactions to redevelopment of the site, some for it and some against. But a common trait was that they need more open space within the site, apart from riverfront, one reason being it is shut at night. Other aspirations are to have muilti unit apartments and multi owner developments, to house the large joint families, while maintaining privacy. Hence, a need for a new, medium to hogh density development that can give opportunites for outdoor activities.

Urban Extension Planning & Design Studio | Redevelopment of Paldi, Ahmedabad.

• Dominant typology- Villas, spread across the site • Apartments- Along the riverfront and development at centre of site • Gamthal- strong identity, under pressure for development/ improvement

Villas 25

Gamthal Institute

• Requirement for open spaces, where open spaces are lacking, throughout site • Aspirations for built development, along the rivefront

2. SWOT Ananlysis

Weakness

Strength The strength of the site is its most evident potential of connectivity. The entire site is tightly knit is a web of networks, with its local and regional roads (Ashram Road), national level institutions (NID), proximity to economic hubs (Jamalpur), well established transportation options (BRTS, MRTS) and a city level infrastructure project (Riverfront), that is literally the face of Ahmedabad.

The weakness that can be seen on site are 1. Gamthalit definitely has a unique character to it, but is also heavily dilapidated and is in a dire need for redevelopment, 2. The gated communities and societies, with their high compound walls, making them isolated. This also leads to dead streets in the day time, that are prone to threats. 3. Cul-de-sacs along the riverfront, restricting a direct engagement with the potential edge.

Ashram Road BRTS

Restricted access to riverfront Lack of inetraction

Riverfront road Bhagtacharya road MRTS

Gamthal

Threat

Opportunity The most obvious sources of opportunities on site are 1. The Riverfront Edge, 2. The transit Oriented Zone, 3. Redevelopment of Gamthal, 4. The streets and potential to tap into the open spaces. These are potential enough to trigger the redevelopment process in the site.

TOD Zone Ashram road Open spaces

Urban Extension Planning & Design Studio | Redevelopment of Paldi, Ahmedabad.

Interviews with the residents of the place have revealed that there are cases of anti-social incidents near the Gamthal area, mostly because of inactivity on streets, as these incidents (theft) took part in the broad daylight. The other ones are the riverfront road extending into the site, that has disturbed the fabric of the site at its axis.

Riverfront road Anti-social activity Activity on riverfront

3. Vision for Paldi Global Health Index

â&#x20AC;˘ No.1 in Diabetes rate in the country â&#x20AC;˘ India in Top 5 in Obesity in the World

Vision statement The vision is to re-develop Paldi into a Healthy Neighborhood, that promotes physical activity through better pedestrian connectivity, a healthy environment through access to open spaces and socialwellbeing through better interaction. India- Rank 143 Way behind Srilanka (79), China (92), Syria (117), Iraq (128) Source: The Wire

Social infrastructure to enhance better interaction between the societies in the neighborhood. Placing people first in the development process.

IAL SOC

h alt He for Id e as

ois le F

irs t

Light & Vent ilatio

Spa

Fe e der s

e st rian

Ped

U ed Mix

Unique Character

Frie ndl y

et ark

Enhance the economic strength of the neighborhood, in order to re-develop into a sustainable neighborhood.

omy Strong Econ

r all ce fo

p up

m al oc

Healthy Neighborhood

iki

OMIC ON EC

re to natu

Socia l Enga

s Acces

ce du Re Pe op

geme n

Global Happiness Index

ervic

Sp a

ce s

Physical infrastructure to support the economic and social health of the palce. Shared streets, feeder service, pedestrian loops and infrastruture (Riverfront Edge) that connects the neighborhood to nature.

PHYSIC AL

Urban Extension Planning & Design Studio | Redevelopment of Paldi, Ahmedabad.

4. Decisions on site based on the larger objectives Enhancing the connectivity

Extending the road for direct connectivity Parallel connections Developing a neighborhood street

Riverfront development

Enhancing connectivity to gamthal

TOZ

Shared street

Enhancing pedestrian access

Enhancing public transit

Feeder service circuit connecting BRTS and MRTS

Urban Extension Planning & Design Studio | Redevelopment of Paldi, Ahmedabad.

Pedestrian and cycle loop on site. Total length- 5.5 Km 20

5. Envisioned Redevelopment 5.1 Redeveloping the networks

The street connecting rivefront to Ashram road bisects the site and has key connectivity to other parts of the site too, like the Gamthal and NID. This can be enhanced for better connectivity especially concentrating on pedestrian movement and public transport (feeder service).

To support this vertical connection, two other parallel connections are established on site, they will be neighborhood level streets for light traffic and pedestrain/ cycle movement.

The horizontal connection between NID and BRTS can be enhanced as it terminates with an awkward twist at the BRTS end. Rectifying this will create a strong axis on site.

Once the streets are established, the site is now divided into manageable parcels, with each of these with a potential to re-develop into an aspiring neighborhood. Thus a network can be established on site.

Adding to the exisitng networks, a shared street can be included along the riverfront edge, instead of a regualr street. This is to discourage traffic and keep the riverfront character intact. Also providing opportunities for the edge to be active and dynamic. A loop of pedestrian and cylce path is also added tot he site, such that it connects its various parts. This can act as activators of the street for activity and also to facilitate walking.

A feeder service is also included in the LAP to support the high density development that would come on site. This will connect the MRTS, BRTS and AMTS routes on site, thus making the site well conected and easy to access while discouraging private vehicles.

Urban Extension Planning & Design Studio | Redevelopment of Paldi, Ahmedabad.

5.2 Use and density distribution

The axis created on site can give opportunities for mixed use development and also cater to the needs of the neighborhood, as the streets are walkable from any part of the site.

The TOZ corridor with its huge potential for high density development can be looked upto for redevelopment, that could trigger the process throughout the site and city.

The riverfront development, that will house sports facilities and high density development.

Ashram road with its potential to develop into a mixed use corridor and as a major destination in the city.

Probable distribution of uses. Urban Extension Planning & Design Studio | Redevelopment of Paldi, Ahmedabad.

Probable distribution of density. 22

5.3 Key strategies for redevelopment Road hierarchy

Height and desnity distribution

Land use

Access road

>G+10

Residential

Primary street

G+7- G+ 9

Secondary Street

G+3- G+6

Tertiary street

<G+3

Mixed Use Institutional Zone Public utility

Shared street

5.4 Infill, Rejuvenate, Restructure and Densify

Infill on site is possible only on the riverfront edge, as it is the only single large piece of land lying vacant on site. This can be used to develop a city level destination, catering to multi-generational users.

Rejuvenation is suited for the Gamthal area, since the zone has a very strong identity, the character can be maintained, but the infrastructure can be developed to support the growing needs of the people and to keep up with the modern needs of the people.

Urban Extension Planning & Design Studio | Redevelopment of Paldi, Ahmedabad.

Restructuring applies to the rest of th site. The entire development is too fragmented to utilise the potential of the area, hence they can be restructured to be redeveloped into a healthy, thriving and active neighborhood.

5.5 Local Area Plan

TOZ

Streets

Riverfront

Urban Extension Planning & Design Studio | Redevelopment of Paldi, Ahmedabad.

6. Regulations 6.1 Block Regulations

6.2 Built form Regulations

Suggestion in GDCR 1) No block perimeter to be more than 600 meter perimeter for optimum walkability.

1) Road width to building use and building height to be followed as per GDCR.

2) Suggestion in GDCR to incorpo- 3) Built form intending redevoleprate BUILT TO LINE. ment not exceed the development envelope.

4) Tree line on the footpath to be incorporated in GDCR, so that streets remain shaded and hence pedestrian friendly.

5) Parking not to be free from FSI and not to be allowed on street or basement. To promote provided transit system.

6) Green cover, remaining area within block not be hard paved and min 40% to be covered by natural shade.

6.3 Typical Block Morphology Existing Block

Built vs Open

2000sqm Built up area (all floors) = 50360 sqm FSI consumed = 1.19 Block area - 42000 sqm Built f.P. Area - 15000 sqm Block perimeter - 870m Area in public domain - 00 mts Area in pvt domain- 42000sqm

Internal streets & parking

Building Height

Legend On street parking Pvt parking

Street area (In pvt domain) = 2700 sqm)

G+1 G+2 G+4

Building Age

Building Condition

Legend 0-10 yrs 10-30 yrs 30-50 yrs

Block has variety of building heights 60 percent of the buildings are in unhabitable condition and needs ranging from 3 mts to 12 mts. regular maintainaince.

Parking is either on street or in the Not a single building using existing margin spaces of the individual plots. fsi and hence height.

Urban Extension Planning & Design Studio | Redevelopment of Paldi, Ahmedabad.

6.4 Existing Block Massing & Typologies

Average unit size and family size Detached residence 1)Type -1 = 420 sq mts (3bhk) for 4-5 persons 2)Tye - 2 = 1140 sq mts (5bhk) for 6 persons Appartment 2 to core 2Bhk - 180-190 (2bhk) sq mts Density - 71 PPH

Existing Typologies

Problems in Block

Envisioned Builtform after redevelopment as per suggested regulations. Detached Residences G+1 (3BHK)

Where do we socialize?

2 To a core 3BHK 4 To a core 2BHK appartments appartments

6.5 Proposed Block Massing & Typologies Parking unit, neighbourhood open space for children and elders. Increased public open space. Parking unit, that can be later converted to residential/commercial use after the society becomes transit oriented.

Proposed Typologies 2 To a Core 6BHK Units. 4 Towers

2 To a Core 5BHK Units. 2 Towers 2 To a Core 4BHK Units. 3 Towers

4 To a Core 2BHK Units. 2 Towers FSI consumed >2.3 Achieved Density - 442 PPH Achieved spacefor Public domain - > 38% FSi after accomodating residents for developer - 1.2 Urban Extension Planning & Design Studio | Redevelopment of Paldi, Ahmedabad.

Testing the regulations on other block of site. Simulation shows the development envelope and builtform within the limits of development envelope.

To understand the functioning of the LAP three demonstration areas were selected and the LAP was applied to see the outcomes. They are 1. Street Design 2. Transit Oriented Zone Development 3. Riverfront Development Let us see the three zones in detail in the following sheets. 26

Demonstration- 1

Street Design

Urban Extension Planning & Design Studio | Redevelopment of Paldi, Ahmedabad.

7. Active street network for Paldi 7.1 Context and Vision

Urban Extension Planning & Design Studio | Redevelopment of Paldi, Ahmedabad.

7.2 Sample study on site

Urban Extension Planning & Design Studio | Redevelopment of Paldi, Ahmedabad.

7.3 Concerns on site

Urban Extension Planning & Design Studio | Redevelopment of Paldi, Ahmedabad.

7.4 Envisioned street network for Pladi and Strategies

Urban Extension Planning & Design Studio | Redevelopment of Paldi, Ahmedabad.

7.5 Demonstration of guidelines on the site samples

Urban Extension Planning & Design Studio | Redevelopment of Paldi, Ahmedabad.

Demonstration- 2

Transit Oriented Zone

S. Satish Chandran Urban Extension Planning & Design Studio | Redevelopment of Paldi, Ahmedabad.

8. Transit Oriented Development 8 .1 Why TOZ? Anjali BRTS stop

40 year old houses

Upcoming buildings

Detached houses

Cow shed

Chandranagar BRTS stop

Source: Comprehensive Development Plan 2021, (Second Revised), PART III, GENERAL DEVELOPMENT CONTROL REGULATIONS

On-site the two BRTS stations have interesting features. The Anjali BRTS has a multi-storey building next to it and it is mixed use. Whereas, the Chandranagar BRTS stop has an individual villa next to it. The BRTS has come along after Paldi has developed, but since its inception, it has changed the narrative of the corridor as an envisioned high-density development. Moreover, most of the other structures along the stretch are 40 years old or more, there are certain new developments too, but none has utilized the potential of TOZ to the fullest. There is one new development along the Ashram road, that has utilized 2.7 FSI, a mixed-use tower (Commercial+Residential- 13 Floors). This is evidence for new aspirations and a need for redevelopment. Urban Extension Planning & Design Studio | Redevelopment of Paldi, Ahmedabad.

8.2 Development Strategy The BRTS corridor in the site has two stops, Anjali BRT stop and Chandranagar BRT stop, these two stops as the epicenter the development could span to 200 m radius. Between the stops the development could span to 100 m, thus making the entire corridor potential for high-density development. The development along this corridor can trigger further development on site and further enhance the potential of the site to be a neighborhood and city level destination.

200m radius near Anjali BRTS stops envisioned for high density redevelopment. 100m radius between BRTS stops envisioned for high density redevelopment.

200m radius near Chandranagar BRTS stops envisioned for high density redevelopment.

100m radius between BRTS stops envisioned for high density redevelopment. Sabarmati Riverfront Edge

Sabarmati River

Urban Extension Planning & Design Studio | Redevelopment of Paldi, Ahmedabad.

8.3 Demonstration area A section of the site from Anjali crossroads to Chandranagar BRTS is taken as a sample to demonstrate the Local Area Plan along with strategies for TOZ added to it. A series of illustrations in the following sheets will demonstrate the intention of the LAP and the possibilities of redevelopment along the corridor.

Area under consideration to demonstrate the LAP along the BRTS corridor.

Urban Extension Planning & Design Studio | Redevelopment of Paldi, Ahmedabad.

8.4 Design development Existing Urban Fabric

Existing Plots

The character of the site is subtle and introverted. The busy BRTS and Ashram road has a threshold till the footpath or the edge, after which the character of the neighborhood changes drastically into a quiet, introverted neighborhood with detached housing and high compound walls. The development is a majorly low rise and residential, the peripheries have mixed-use and commercial development with mid-rise development. The most prominent developments in the chosen area are the mixed-use tower (1) along Ashram road and the library (2) along BRTS.

The existing plots hint about the nature of development in the site. Most of the plots are developed as detached houses and under 800Sq.m of an area. The existing regulations also demand a certain setback from major streets making the plots inefficient to capture the full FSI. And this is why the site has a low rise, low-density development.

Area for demonstration- 89354 Sq.m/ 22 Acres Perimeter- 1798 Sq.m/ 1.79 km Plot area- 78517 Sq.m/ 19.4 Acres Streets- 10837 Sq.m/ 2.6 Acres Built up area- 107224 Sq.m FSI~ 1.2 Keyplan

Urban Extension Planning & Design Studio | Redevelopment of Paldi, Ahmedabad.

Setbacks based on present regulations for redevelopment

Proposed setbacks for redevelopment

Source: Comprehensive Development Plan 2021, (Second Revised), PART III, GENERAL DEVELOPMENT CONTROL REGULATIONS Proposed setbacks No. Road Width (in Meters)

1 2 3 4 5 6

Upto 7.5 m Above 7.5m to 12m Above 12m to 18m Above 18m to 24m Above 24m to 30m Above 30m

Road side margin for plot area under 2000 Sq.m and building height upto 25m (in M) 0.0 0.0 0.0 3.5 3.5 3.5

Road side margin for plot area above 2000 Sq.m and building height upto 25m (in M) 0.0 0.0 0.0 3.5 3.5 3.5

Road side margin for building height above 25m (in M)

0.0 0.0 0.0 3.5 3.5 3.5

The setbacks are proposed based on road widths, a setback of 3.5m is proposed for road widths from 18m to 30m and above. This is an idea that if the road has to be widened in future, one lane can be added to each side of the street. For road widths less than 18m, the regulation will be built-to-line. 30M

24M

18M

12M

7.5M

Road Offset Building

Urban Extension Planning & Design Studio | Redevelopment of Paldi, Ahmedabad.

Setbacks based on present regulations for redevelopment

Envisioned road network The existing block is either too small or too large for ease of pedestrian movement. Also, the road widths are not consistent, with absolutely no pedestrian walkway in most of the roads. Hence the first step could be to rethink the existing roads, to achieve optimum block sizes and also to encourage pedestrians on streets. The road widening, wherever needed could be done between the plots to inflict minimum disturbance on the existing fabric. Some roads can be closed for motorized transport or converted to shared streets to bring two blocks together that are small.

The proposed road network creates walkable blocks with an optimum perimeter of 500 m to 600 m. Further, it gives the opportunity to pedestrian streets and shared streets, this can activate the streets and the neighborhood.

Proposed street widening

Streets

Pedestrian/ Shared street

No. of existing blocks- 12 No. of proposed blocks- 8 Existing block perimeter- 321.5m (Avg.) Proposed block perimeter- 501m (Avg.) Urban Extension Planning & Design Studio | Redevelopment of Paldi, Ahmedabad.

Plot amalgmation

Envisioned plots after amalgamation As stated earlier, the limited size of the plot is an issue that hinders the neighborhood from utilizing the full FSI. This can be tackled by amalgamating a group of plots to achieve a larger one, which can then support high-density development utilizing full FSI. To encourage this, a new regulation can be enforced in the LAP, any site that is less than 800 Sq.m of an area cannot utilize the base FSI of 4, instead, it can only benefit 2.7. Any site above the area of 800 Sq.m can utilize the full FSI of 4 and an additional FSI of 1, that is chargeable through TDR.

Since this is a process that cannot be predicted accurately a few assumptions are made, to imagine the transformation in real life. 1. The new building coming up next to Ashram Road will be retained, 2. One of the society will skip the redevelopment as it is relatively new and may transform much later 3. The library along BRTS corridor will be retained along with the open space.

Site area- <800 Sq.m can use only 2.7 FSI 3

Envisioned redevelopment of a block in the site

Site area- >800 Sq.m can use between 4-5 FSI

Perimeter block development, central space to be public open space.

40%of the site area to be left as open space.

Urban Extension Planning & Design Studio | Redevelopment of Paldi, Ahmedabad.

8.5 Envisioned transformation Existing Urban Fabric

Envisioned Urban Fabric

Exisitng

Proposed

FSI (Plot)- 1

FSI (Plot)- 4.6

FSI (Gross)- 1.18

FSI (Gross)- 4

Built area- 69823 Sq.m Streets- 12%

Built area- 4636500 Sq.m Streets- 21%

No.of blocks- 12

No.of blocks- 8

Perimeter- 321.5 m (Avg.) Public open space5%

Perimeter- 501 m (Avg.) Public open space40%

Redeveloped units Redevelopment Urban Extension Planning & Design Studio | Redevelopment of Paldi, Ahmedabad.

Retained Units

Site Sections

The BRTS corridor with wide footpaths, arcaded facade and a continuous row of trees.

Parking tower in each of the blocks will suffice for the parking needs. Visitors parking can be in the shared streets. All parking are included in FSI.

Urban Extension Planning & Design Studio | Redevelopment of Paldi, Ahmedabad.

Perimeter blocks ensuring open space in them will be open to public, they acn be used by the users of each of the blocks for various uses.

Site Sections

Ashram road with its flyover will have a unique character. Major traffic may go on the flyover, hence the ground is opened up for major pedestrian movement. The underdeck of the flyover can also be utilised in various ways.

3 2

Parking tower in each of the blocks will suffice for the parking needs. Visitors parking can be in the shared streets. All parking are included in FSI.

Urban Extension Planning & Design Studio | Redevelopment of Paldi, Ahmedabad.

Shared streets can be used for onstreet parking, food vending, pedestrian movement and recreational uses on a timely basis.

Sequence of development

Regulations

Existing Urban Blocks

Area in public domain (streets)- 12%

Existing Built Fabric

TDR (Transfer of development rights)- Owners who do not need an FSI of 4 can sell it to other owners for monetary benefits.

TDR (Transfer of development rights)- Owners who need an additional FSI above 4 can purchase from other owners in exchange for financial value. A maximum of 1 FSI can be purchased.

In order to demonstrate the regulations on site, the junctions of ANjali crossroads is taken as a case.

All buildings must be built-to-line, no matter the use or design. Along 30m, 24m and 18m streets the buildings must start after the mandatory 3.5m margin. For other streets building must starts at street edge.

FSI (Plot)- 1 Gross FSI- 1.18

Envisioned Urban Blocks

Area in public domain (streets)- 21% Envisioned Building Footprints

FSI available- 4, as a matter of right The 200m radius from BRTS stop which includes the area under dem- Arcade will be on ground floor and the above two floors may be comostration must have arcades. They should be along the BRTS corridor mercial/ retail. Ground floor must be commercial/ Retail and 12m of building height will be on edge and podium after that. and the Ashram road. Internal roads may not have arcades.

Envisioned Building Volumes

Maximum FSI available- 5. Additional 1 FSI Chargeable

Envisioned Built Fabric

Plots under 200m radius from BRTS stop must have a podium design, Schematic view of the Anjali cross roads, once redeveloped. FSI (Plot)- 4.6 4m setback after 12m of building height is madatory. Green strategies Gross FSI- 4 employed will fetch incentive in form of free FSI on top of 4. Urban Extension Planning & Design Studio | Redevelopment of Paldi, Ahmedabad.

Demonstration- 3

Riverfront Development

Urban Extension Planning & Design Studio | Redevelopment of Paldi, Ahmedabad.

9. Sabarmati Riverfront Development Vision Vision of the project to connect new proposal with existing sabarmati riverfront proposal and stitch the proposal to the proposed LAP to achieve and ensure healthy neighbourhood.

Edge Condition With the riverfront area reclaimed edge of the neighbourhood has level difference. And the neighbourhoodâ&#x20AC;&#x2122;s rear side opens up on the riverfront.

Hard Edge has been formed because of compound walls. The neighbourhood has shown its back to the riverfront and it needs to face the riverfront. Objective The objective of the project under LAP is to connect the neighborhood of Paldi to riverfront and complement the riverfront proposal to achieve healthy neighborhood.

9.1 Analysis Sabarmati riverfront at Macro scale

Residences

Gated societies

Street Condition

9 connections in form of bridge between two sides of the riverfront. These are vehicular connection. There is no walkable connection between two sides of the riverfront.

Connection if street is needed to complete the network.

New street is proposed by authority that hits the existing bridge at the othe end.

Land Condition All the roads abruptly end on the riverfront and are ignored and not used by the neighborhood dwellers.

Objectives of SRFDCL

Builtform condition

70% of the existing buildings are 40- 45 years old and not in habitable condition.

Urban Extension Planning & Design Studio | Redevelopment of Paldi, Ahmedabad.

Make river accessible to everyone. Stop flow of sewage into the river. Recharge groundwater. Provide housing for riverbed slum dwellers Reduce the risk of erosion and flooding create cultural, trade and social amenities. Create riverfront parks and promenades. Revitalize the neighborhoods. Improve Ahmedabadâ&#x20AC;&#x2122;s street network Pay for riverfront development. Demonstrate in the spirited democracy work can be done 46

9.2 Proposal Program Elements Seating Platforms Collaboration Cubes Food Trucks Health Exercise stations Open Gym Tree cluster Trees Recreational Food trucks Seat wall The groove Open cafes Food vendors Live/Work Read Internet Sur ng

Overlapping the activities to have robust atmosphere. Stratergies

1) Stitch- Stitching the plots of neighborhood to the riverfront. And stitching two opposite sides of the riverfront.

Section showing how th new byiltform c an be stitched with reclaimed land of riverfront and river

2) Tree planting â&#x20AC;&#x201C; Planting seasonal 3) Seating â&#x20AC;&#x201C; seat wherever, multiple 4) Commercial pockets- Platforms for 5) Platforms for Public- Platforms for 6) TDR- Can be used. To use maximum trees across the site options to seat in multiple ways for all food trucks, collaboration cubes, wifi gathering and small performances potential of the prime location. tasks. sations and exercise stations.

Urban Extension Planning & Design Studio | Redevelopment of Paldi, Ahmedabad.

9.3 Design Demonstration

Program

Site Plan

Detail Plan

Urban Extension Planning & Design Studio | Redevelopment of Paldi, Ahmedabad.

100

9.4 Phases of Development

Existing

Perimeter =873 M

Perimeter = 385 & 428 M

Allowable

Block size not walkable

Subdividing the block to achieve walkable block by proposing new road

Proposed new road

Area deduction from each plot

Plot after readjustment

Pro development Against development

Existing

Land area calculation

T P Scheme Mechanism

Area from private plot margins is transefered when the owner seeks re development.

Under LAP TP mechanism can be used to ensure fair and equitable redevelopment model.

Urban Extension Planning & Design Studio | Redevelopment of Paldi, Ahmedabad.

Paldi Riverfront after 15 years viewing deck

eateries mixed use high rise

badminton

Collaboration cubes

Excecise stations The bridge

The groove

Lower promenade

Public space is an exhibition of urban spirits and values. Sabarmati riverfront is exhibition of collective Ahmedabadâ&#x20AC;&#x2122;s spirit.

Urban Extension Planning & Design Studio | Redevelopment of Paldi, Ahmedabad.

10. References • • • • • • • • • • • • • • • • •

Cowan, Robert. Urban Design Guidance: Urban Design Frameworks, Development Briefs and Master Plans. Thomas Telford, 2002. Altoon, Ronald A., et al. Urban Transformation: Transit Oriented Development and the Sustainable City. Images Publishing Group, 2011. Galea, Sandro, and David Vlahov. Handbook of Urban Health: Populations, Methods, and Practice. Springer, 2008. Loew, Sebastian. Urban Design Practice: an International Review. RIBA Pub., 2012. Suzuki, Hiroaki, et al. Transforming Cities with Transit: Transit and Land-Use Integration for Sustainable Urban Development. World Bank, 2013. Urban Street Design Guide. Island Press, 2013. tpvd.openprp.in/ctpvd/index.html?geo_extent=210BOX%288071182.91288799+2634121.56531352%2C8073651.64165724+2636049.42021059%29. Preparation of LAP: Pilot Project Delhi. Lang, Jon T. Urban Design: a Typology of Procedures and Products: Illustrated with over 50 Case Studies. Routledge, 2017. Armada, M., and Pablo GonzaÌ lez de Santos. Climbing and Walking Robots: Proceedings of the 7th International Conference CLAWAR 2004. Springer, 2005. “ITDP: The Institute for Transportation and Development Policy.” Institute for Transportation and Development Policy, www.itdp.org/. Gujarat Comprehensive Development Control Regulations - 2017. AUDA, udd.gujarat.gov.in/pdf/L/Notification/FINAL%20Comprehencive%20GDCR.pdf. The Gujarat Town Planning and Urban Development Act, 1976 Act 27 of 1976 . www.janaagraha.org/asics/report/Gujarat-Town-Planning-and-Urban-Development-Act-1976.pdf. “SmartCode Central.” SmartCode Central, smartcodecentral.com/. “Dholera SIR.” Dholera SIR, dholerasir.com/. Masdar.ae, www.masdar.ae/. Lynch, Kevin. The Image of the City. Massachusetts Institute of Technology, 1992.

Urban Extension Planning & Design Studio | Redevelopment of Paldi, Ahmedabad.