Local area plan for
दादर
Transforming Mumbai’s Gateway to a Destination
Rithika Ravishankar | PG190766 | M. Urban Planning Urban Expansion and Rejuvenation Studio | Semester 3
preface The following report is a compilation of the study, analysis and proposals for a Local Area Plan in Dadar, a significant hub in Mumbai - as part of the Urban Expansion and Rejuvenation Studio. For their valuable guidance and insights, I sincerely thank Prof. Jignesh Mehta, Prof. Hersh Vardhan Bhasin and TA Shyamantika Sarkar. I would also like to thank my teammates Abhishek Shah, Gunjan Jangid and Saurabh Mehta for their indomitable team spirit and co-ordination despite the limitations of the online semester. I am also grateful to Prof. Utkarsh Patel, Prof. Amit Gotecha, jurors Prof. Mriganka Saxena and Prof. Dr. Rutul Joshi for their constructive feedback and encouragement.
about the studio
Mumbai - one of India’s largest cities and its financial centre - is facing grave urban issues such as grossly overloaded public transport systems, failing infrastructure and rising unaffordability. Through the Local Area Plan mechanism, the studio aimed to address these issues for Dadar, the heart of Mumbai. The studio was phased into 3 iterations for i. existing situation analysis, ii. developing the vision, concept and objectives and iii. detailed proposals and implementation mechanism.
individual contribution The entire studio process from site study and documentation, analysis and proposals was conducted in a group of 4. The studio also entailed two individual exercises. The legend for individual and group contribution, indicated at the bottom of each page, is as given alongside.
Individual Led the topic Group work
1
INTRODUCTION TO AREA DEVELOPMENT MODELS
2
ABOUT THE SITE: DADAR | MUMBAI
3
4
Town Planning Scheme in Mandal-Becharaji S.I.R.
01
02
Why does Mumbai need Local Area Planning?
02
Evolution | Images | Demographics
03
Existing Situation Analysis
05
Station Area Analysis: 3D
07
Potentials and Challenges
08
VISION: FROM MUMBAI’S NODE TO A HUB
09
Vision and Objectives
09
Final Masterplan of Dadar Local Area Plan
10
Proposals | Street Network
11
Proposals | Zoning
15
Project Proposals and Infrastructure Development
19
Implementation Mechanism
22
Costing and Revenue
25
LEARNINGS: ABCD
27
1
INTRODUCTION TO
AREA DEVELOPMENT MODELS Town Planning Scheme in Mandal-Becharaji S.I.R.
Location of the TP scheme:
Becharaji, Gujarat Area of the TP Scheme:
20.21 sq.km.
(S.I.R.: Special Investment Region)
Mandal-Becharaji
SIR is an upcoming industrial hub in Gujarat, planned in the influence zone of the proposed Delhi-Mumbai Industrial Corridor Project, through Town Planning Schemes. The exercise introduced key aspects of the project such as the levels of planning, institutional and statutory framework, implementation timeline, socio-environmental and costing-revenue model.
1
Regional/ Corridor Plan
2
Development Plan
merits No land acquisition entailed Area for public and social amenities reserved Existing natural features (canal) preserved & enhanced
de-merits Local farmers were only compensated for land, not for loss of livelihood Scope for public consultation limited in the process 3
Cluster plan
4
Town Planning Schemes
Institutional Framework
MBSIRDA GIDB
Revenue
prepares the scheme layout, implements and maintains the scheme with private companies sanctions the scheme layout
Betterment Fees
Project Development
Sale of Government-
Fund from GoI
owned Plots
Viability Gap Funding
Chargeable FAR
Funding
from Japan for DMIC
01 / INTRODUCTION TO AREA DEVELOPMENT MODELS
Fig.1: (Bottom-to-top) Aerial image, Zoning and Detailed Scheme Layout of DTPS-01
local area plan for dadar
Fig.2: Urban character of each transit hub of Mumbai
ABOUT THE SITE: DADAR |
MUMBAI
2
Why does Mumbai need Local Area Planning? Mumbai, one of the densest cities in the world, houses multiple cities within, due to the evolving nature of planning over the years. The job and administrative hubs of Mumbai under British rule were developed in a conscious, planned, context-responsive manner.
GM
MMR
Since 1964 (1st Development Plan for Mumbai), however, planning
and
regulations
were enforced in a one-sizefits-all manner, resulting in: Waning quality of life No distinct urban character
local area plan for dadar
Mumbai Metropolitan Region Development Authority (MMRDA)
Development Plan
Heavily strained infrastructure systems
Mumbai, due to its vast public transit network, is highly and almost uniformly urbanized. However, some of the hubs have achieved more prominence due to the level of multi-modality, as shown in the map above. Dadar, in South Mumbai, is one such urban centre of prominence.
Regional Plan for MMR
for Greater Mumbai
Mumbai needs Local Area planning to address areaspecific issues in an inclusive and sustainable manner.
Municipal Corporation of Greater Mumbai (MCGM)
Local Area Plan No existing framework!
Local Area Plans create a framework for optimal land resource utilization and enhancement of public realm by enabling redevelopment of the existing built environment with upgraded infrastructure. ABOUT THE SITE: DADAR | MUMBAI / 02
EVOLUTION | DEMOGRAPHICS | IMAGES
1600s
1900s
1930s
1970s
2000s
Fig.3 (above): Northward expansion of Mumbai, with Dadar attaining core city status
G-North
28000
F-North
Number of Households
F-South
Historically Important Precincts
Area
255 Ha
Dadar Metro Station
2.3
6k
88%
Dadar Railway Station
literacy rate
m
km
people/sq.km.
Walking radius from stations
1.6 1
51500
1 2 Z-2
population
The delineated boundary lies in the confluence of 3 wards:
CR
1.31 lakh
37%
Dadar Monorail Station
main workers
54% Non-working population
Key Map
0
100
200
m 400
Fig.4 (above): Delineated Local Area Plan boundary in Dadar
03 / ABOUT THE SITE: DADAR | MUMBAI
local area plan for dadar
Criteria for Boundary Delineation
From Suburb to a Core
link Bandra-Worli Sea Kohinoor Square
Veer Savarkar Marg
Dadar Metro Stn. Gokhale Road
Chawl
Wadis
Wadis N.C. Kelkar Road
Fig.5: Developments in Dadar West (Source: MumbaiLive) Wadala Railway Stn. Dadar Monorail Stn.
Parsi Colony
Towards the east (Fig. 6), however, the strong community presence (Parsis and Tamilians) and a preexisting order in street layout and buildings has led to a lower rate of redevelopment. Mass Transit projects such as the Metro and Monorail are expected to catalyze better land potential use in Dadar. local area plan for dadar
Kohinoor Mills
Dadar TT circle
Hindu Colony
Ambedkar Road
Tilak Bridge
Dadar - the heart of Mumbai has two distinct built characters to the east and west of the railway land that divides the site. As observed in Fig. 5, newer, more liberal Floor Space Index (FSI) regulations and an organic pattern of development has led to a wide mix of new and old typologies emerging in the west.
Ruby Towers
Shivaji Park
Tilak Road
Mumbai was erstwhile a set of 7 islands, merged through reclamation. Dadar was the first planned suburb of Mumbai under colonial rule, as a measure to decongest the southern tip of the city. Railway and tram lines were laid to enable the working class to travel to the job centres. Eventually, with northward expansion of both the transport network and the city, Dadar gained centrality in Mumbai with a high real estate demand.
Dadar Railway Stn.
Fig.6: Developments in Dadar East (Source: MumbaiLive)
Dadar Monorail Stn.
Dadar Railway Stn.
Shivaji Park
Dadar Metro Stn.
Fig.7: Aerial view of the site (Source: MumbaiLive)
ABOUT THE SITE: DADAR | MUMBAI / 04
EXISTING SITUATION ANALYSIS ₹ 2.95L /m2
Avg. Market Rate ₹ 5.48L /m2
Jantri Rates Jantri/Ready Reckoner Rate for
₹ 3.75L /m2
₹ 3.35L /m
2
Residential Open plot
₹ 1.2L /m2
Commercial Open plot
₹ 2.4L /m2
Land Use Residential Commercial Industrial Low average plot size
53% 09% 07% 1350
sq.m.
Topography Slope towards Dadar railway station land due to erstwhile seven islands reclamation Present Storm Water Drainage System in the area > 150 years old, causing water-logging in primary streets during monsoon
Street Network
But
05 / ABOUT THE SITE: DADAR | MUMBAI
Street length having footpaths
90%
Street length having parking encroachment
54%
Street length having vending encroachment
12%
Largest Block Perimeter (Industrial Plots)
400 x 450m
local area plan for dadar
FSI Utilization
0.12 7.4 45%
Maximum permissible FSI in Mumbai island city is 1.33. (prior to DP 2034)
Minimum consumed FSI Maximum consumed FSI Buildings with FSI < 1.33
High Redevelopment Potential
Building Age
47%
Buildings of age 50-100 years
44%
Buildings of age 100-120 years
126 Cessed Buildings: Urgent need for redevelopment
Built Use
54%
55%
30%
Residential, of which Old, low-rise typologies Mixed Use
Mixed use as response to demand for commercial spaces
Built v/s Open
28% 36%
30% 06%
12%
Built Open Space, of which Private Open Public Open Railway Land
local area plan for dadar
ABOUT THE SITE: DADAR | MUMBAI / 06
STATION-AREA ANALYSIS : 3-D APPROACH To assess the impact of the built environment on Public Transit choice and behaviour and arrive at a list of station-specific issues to be addressed through the LAP, a 3-D study and analysis was conducted. Per Capita Residential Space Per Capita Public Open Space
DENSITY
FSI Consumption Employment Density Street and Node Density Land Use
DIVERSITY
Built Use Residential Typology Footpaths and Tree Cover Activity in Public Realm
DESIGN
Block Sizes Buildings built-to-line Barrier-free Access
Scale of Intervention Low priority
Moderate priority
High priority
Required Proposals
Dadar Metro Stn.
Dadar Monorail Stn. Increase job density around stations
Increase public open and amenities
Increase public realm activity
07 / ABOUT THE SITE: DADAR | MUMBAI
Universal accessibility Increase built use diversity
Dadar Railway Stn.
Key Map
local area plan for dadar
POTENTIALS AND CHALLENGES
Strong pedestrian culture
!
7 !
!
Poor tree cover, unwalkable streets !
Wanton redevelopment increasing unaffordability, rising out-migration
Strong community character
6
Many new infrastructure proposals
5
Existing infra upgradation ignored, systems strained by overcrowding
High land prices, demand for space
4
Slow or unguided redevelopment, disputed industrial land ownership
High density of people and floorspace
3
Homogenous (residential) and old !
Active local, informal economies
2
Unorganized, deterring walkability
Multiple modes of transport
1
No multi-modal integration
Dadar Metro Stn.
local area plan for dadar
Dadar Railway Stn.
Dadar Monorail Stn.
Fig. 8: Existing 3D view of the Scheme area
ABOUT THE SITE: DADAR | MUMBAI / 08
3
VISION
FROM MUMBAI'S NODE TO A HUB Vision and Objectives Envisioning Dadar as a
Commercial Transit Centre A Destination to Live, Work, Shop and Play in South Mumbai
Dadar, despite its centrality and distinct character, still has great untapped potential to transform into an destination for jobs and commerce. The intent of this LAP is to enable this transformation through the following objectives:
Fig. 9: Live-Work-Shop-Play in the heart of Mumbai
Facilitate multi modal integration
Pedestrian-centric street network
Retain and organize local economies
Green Network Integration
Promote mixed uses around transit hubs
Manage residential density and diversity
Upgrade infrastructure
Preserve socio-cultural fabric
09 / VISION: FROM MUMBAIâ&#x20AC;&#x2122;S NODE TO A HUB
local area plan for dadar
DADAR LAP | MASTERPLAN Fig. 10: Dadar Local Area Plan (LAP) Masterplan
Arabian Sea
4
Organized Local Economies
5 Sh iv Pa aji rk
Dadar Station Redevelopment
3
Green Network + Open Spaces
1 M Gy atu m ng kh a an a
Revised Street Network
Metro
F Ga ive rd en s
Railway Monorail HMUZ-1 HMUZ-2 RMUZ Protected Open Space
Public Housing Projects
2
Transit-Oriented Zoning
local area plan for dadar
6 0
100
200
m 400
VISION: FROM MUMBAIâ&#x20AC;&#x2122;S NODE TO A HUB / 10
PROPOSAL 1: REVISED STREET NETWORK Legend: Feeder Network Primary Roads
4.3km 14.1km
Secondary Roads 7.5km Tertiary Roads 19km Local Roads Right of Way
Pedestriancentric streets
Added-WidenedDiscontinued streets
0
100
200
m 400
Fig. 11: Proposed Revised Street Network Hierarchy
The proposed street network aims to achieve the following: a. Organize street hierarchy b. Complete missing links, add 2 east-west linking bridges to further decongest Tilak Bridge c. Reduce block sizes and improve street design to enhance walkability Walkability is boosted through a significantly lower average block perimeter of 400m as compared to the earlier 550m. The difference in sizes is illustrated alongside.
Existing
Proposed
Highly walkable Moderately walkable Large blocks Perimeter: 0-400m 400-600m >600m Fig. 12: Block sizes under existing street network (left) and proposed street network (right) showing a increase in the number of walkable blocks
11 / VISION: FROM MUMBAIâ&#x20AC;&#x2122;S NODE TO A HUB
local area plan for dadar
4km
PROPOSAL 1: REVISED
STREET NETWORK | STREET DESIGN
Fig. 13: Proposed section through Pedestrian Green Spine
Sub-proposal:
Green Network and Spine Proposed length: Proposed area :
8.3 km 4.23 ha
Water detention tank
4m
Footpath
3m
Green corridor
1.5m
Cycling track
3m
Vehicular carriageway
1m
Median
3m
Vehicular carriageway
1.5m
Cycling track
3m
Green corridor
4m
Footpath
Fig. 14: Proposed Green network
As part of street network enhancement, a green network is proposed along primary roads and in areas prone to waterlogging. This will help mitigate waterlogging issues and also increase available per capita green space in Dadar from 0.78 to 1.15 sq.m.. With the addition of two vehicular E-W bridges, Tilak bridge shall be transformed as a pedestrian green spine with section as indicated above. This bridge acts as the fastest on-foot connection between all three public transit stations in the LAP. Fig. 15: Proposed section through Level-1 Cultural Pathway along Shivaji Park
Sub-proposal:
Cultural pathway Level 1 length : Level 2 length :
2.4 km 5.2 km
Ground water table regeneration
Water detention tank
Shivaji Park
4.5m
Pedestrian pathway
3m
Cycling Track
6m
Vehicular carriageway
1.5m
Footpath
Fig. 16: Proposed Cultural Pathway
MCGM has proposed a cultural walkway along Veer Savarkar Road (Cadell Road) connecting four religious places along the stretch. Acknowledging Dadar's cultural significance during festivities, a continuation of the cultural pathway is proposed as shown in the map. On festive/political occassions, Level 1 route would be reserved for pedestrian rallies and Level 2 would have increased pedestrian safety measures. local area plan for dadar
VISION: FROM MUMBAIâ&#x20AC;&#x2122;S NODE TO A HUB / 12
PROPOSAL 1: REVISED
STREET NETWORK | PARKING STRATEGIES
A FEEDER NETWORK is proposed to run throughout all the zones in the site, connecting the residents to all the public transit hubs. The objective of multi-modal integration as well as managing density is achieved, as the entire site is now in the desirable proximity to an affordable means of transit. Increased public transit ridership makes the LAP sustainable. The envisioned section is as shown alongside.
Fig. 17: Proposed section through Feeder Network (Location indicated in map above)
Water detention tank
RWH tank
4m
Footpath
3m
Green corridor
1.5m
Cycling track
3m
Feeder route
6m 6m 1m Vehicular Vehicular Median carriageway carriageway
3m
1.5m
3m
Feeder Cycling Green route track corridor
4m
Footpath
Parking along Feeder Network Active building edges (retail use on ground floor) are proposed along all plots abutting streets, which could aggravate the existing parking encroachment. Thus, 150 spots of chargeable onstreet parking (5 on either side of the street at every 400 metres) are proposed along the feeder network.
Active edges
25m
Fig. 18: View of the feeder network with on-street parallel parking spots in the inset of the feeder bus stop
Apart from chargeable on-street parking along the feeder network and in the historic precincts, basement level parking would be mandated to keep the streets free of vehicular encroachment and safer for pedestrians. This would be incentived through FSI.
13 / VISION: FROM MUMBAIâ&#x20AC;&#x2122;S NODE TO A HUB
On-street Parking
Basement Parking
local area plan for dadar
PROPOSAL 1: REVISED
STREET NETWORK | JUNCTION DESIGN
Near Dadar Metro Station Fig. 19: Proposed street design at Sena Bhavan Junction
There are multiple city-level road junctions in Dadar where 4 or more roads intersect and cause high traffic congestion. This impedes movement towards transit hubs. Thus, some of these key junctions have been redesigned as shown, to allow for safer pedestrian and cyclist movement, tree cover and organized vehicular movement near the transit stations. Station-specific issues near Plaza and monorail have been addressed by revitalizing the public realm.
Near Dadar Railway Station Fig. 20: Proposed street design at Kabutarkhana Junction
Near Dadar Railway Station Fig. 22: Proposed street design at Plaza Junction
19 22 20 21 Near Dadar Monorail Station Fig. 21: Proposed street design at Katrak Road Junction
local area plan for dadar
Key Map
VISION: FROM MUMBAIâ&#x20AC;&#x2122;S NODE TO A HUB / 14
PROPOSAL 2: TRANSIT-ORIENTED ZONING Due to its multimodality, Dadar has great potential as a Transit Oriented Development model of the highest order. But in the current unguided manner, it could lead to tremendous strain on infrastructure and civic amenities, wastage of land potential and sporadic growth which alleviates unaffordability.
Organized, spontaneous growth To transform this
into this!
Dadar needs TOD Management, based on the principles of National TOD policy. The zones in the Local area plan as shown alongside, are: High Intensity Mixed Use Zone - 1
75.6 ha (40% of the area under plots) High Intensity Mixed Use Zone - 2
31.3 ha (17% of the area under plots) Residential Mixed Use Zone
71.0 ha (38% of the area under plots) Protected Precincts
11.1 ha
0
100
200
m 400
15 / VISION: FROM MUMBAIâ&#x20AC;&#x2122;S NODE TO A HUB
(06% of the area under plots)
Open Space 18 ha
Roads 48 ha
Fig. 23: Zoning plan
local area plan for dadar
The railway land in Dadar has spliced the site into two disconnected parts. Through transit-oriented zones HMUZ-1 and HMUZ-2, it is proposed to unify Dadar East and West, creating high-density, quality mixed-use spaces â&#x20AC;&#x201D; workspaces and residences in the influence radius of transit hubs, as indicated alongside.
400m
200m
100m
The character for these mixed-use zones is derived from following principles in the National TOD policy:
400m
200m Multi-modal integration
Inclusive Housing
Increased green cover
Enhanced walkability
Active building edges
Residential MUZ complements the high-intensity transit-oriented zones by providing moderate-intensity residential spaces. The focus in this zone is on affordable real estate, by provision of housing units of varying sizes. This would help increase income group diversity. To preserve the rich socio-cultural character of the historic precincts within the site: Parsi Colony and Shivaji Park, characteristics such as great setbacks, deco facades and tree-lined streets will be retained. A special preservation committee would oversee all redevelopments.
Fig. 24: Envisioned character for the zones
local area plan for dadar
VISION: FROM MUMBAIâ&#x20AC;&#x2122;S NODE TO A HUB / 16
PROPOSAL 2: TRANSIT-ORIENTED
High Intensity MUZ - 1 Plot Amalgamation To enable better FSI utilization
Open Space To increase pervious surfaces Setback and step-back To prevent skewed, overwhelming built forms
Active Edges To increase activity on the streets, convenience shopping for locals
ZONING | ZONE REGULATIONS High Intensity MUZ - 2
Residential MUZ
Protected Precincts
Full FSI utilization permitted only on plots with area >500 sq.m. and least plot dimension >11m, Else Maximum FSI : 1.33
N/A
N/A
500 - 2500 m2 : 10% of plot area 2500-5000 m2 : 15% of plot area >5000 m2 : 20% of plot area
15% of plot area 20% of plot area 25% of plot area
N/A
500 - 2500 m2 : 3m from rear and sides 2500-5000 m2 : 6m from rear and sides >5000 m2 : 9m from rear and sides
3m from rear and sides 6m from rear and sides 9m from rear and sides
N/A
A road-side step-back of min. 3m must be given after building height = ½ x width of the least abutting ROW Ground floor to be built-to-line, no compound wall on the road-abutting edge. Retail use mandatory on Ground level
N/A
Non-permissible uses in the zones Agriculture Red and Orange Industries Large scale institutions like university campus
17 / VISION: FROM MUMBAIâ&#x20AC;&#x2122;S NODE TO A HUB
local area plan for dadar
PROPOSAL 2: TRANSIT-ORIENTED
Base FSI
INCENTIVES
On predominant use On affordable housing On provision of Public Parking
ZONING | FSI REGULATIONS
High Intensity MUZ - 1
High Intensity MUZ - 2
Residential MUZ
Protected Precincts
4.0
4.0
3.0
1.33
Additional 20% BUA for 50% BUA Commercial use
0.8
Additional 10% BUA for 60% BUA Residential use
0.4
70% BUA Residential use
0.4
N/A
Additional 10% Built Up Area for providing 20% BUA having DUs < 45 m2 30% BUA having DUs < 45 m2
0.4
0.4
0.4
N/A
N/A
N/A
Additional 20% BUA for
On Plot Amalgamation Premium (Saleable) FSI Transferable Development Rights (TDR)
Maximum Permissible FSI
0.4
N/A
Encouraging amalgamation of plots upto 10,000 sq.m. by giving 20% discount on Ready-Reckoner Rate for purchasing Premium FSI Charged at 40% - 60% of ready reckoner rate (RRR)
2.0
1.6
0.5
N/A
Maximum permissible TDR in recieving zones @ 40% of RRR
3.0
2.0
Sending TDR
1.0
1.67
HMUZ-1
9.0
HMUZ-2
7.2
RMUZ
5.0
local area plan for dadar
N/A
1.33
VISION: FROM MUMBAIâ&#x20AC;&#x2122;S NODE TO A HUB / 18
PROPOSAL 2: TRANSIT-ORIENTED
ZONING | PROTECTED PRECINCTS Development Regulations for Protected Precinct
c.
b.
Fig. 28: 3D view of Shivaji Park precinct, indicating the preserved plots and the surrounding context
a.
a. Redevelopments only to the extent of renovating/ retrofitting/reconstructing dilapidated structures, for the next 40 years b. Façade treatment and material should not be changed/ modified. No building projections/temporary structures/ car lifts permitted in existing setbacks
Fig. 27(a): Protected plots, (b) TDR sending zones, (c) TDR recieving zones
c. No removal of trees/plantations without approval of a Preservation committee. TDR Exchange (Base FSI of zone) minus FSI consumed
Sale-Purchase through Lottery Mechanism
Maximum permissible TDR for each zone
Fig. 29: TDR transfer within adjacent zones in Parsi Colony
Since redevelopment is effectively frozen in the protected precincts, the land owners in the zone will be compensated through TDR (Transferable Development Rights).
19 / VISION: FROM MUMBAIâ&#x20AC;&#x2122;S NODE TO A HUB
TDR Generated
2.4 lakh m2
TDR Received
22.8 lakh m2 local area plan for dadar
PROPOSAL 2: TRANSIT-ORIENTED
ZONING | PROPOSED URBAN FORM
The proposed 3D vision of the site in fig. 26 reflects the intent of transit-oriented zoning, which is to augment and manage the density and diversity in the influence radii of the 3 transit stations. The zoning, regulations, FSI incentives and street network will catalyze development in the site in a simultaneous, organized manner.
Existing urban form
Fig. 25: Aerial 3D view of the LAP area with existing built forms as per prevalent zoning and regulations HMUZ-2
Proposed urban form with zones indicated
Protected
Arabian Sea
Shi
vaji
Par k
HMUZ-1
RMUZ
Metro
Fiv e
Railway
Ga
rde n
s
Monorail
Fig. 26: Aerial 3D view of the LAP area with proposed built forms as per prevalent zoning and regulations
local area plan for dadar
VISION: FROM MUMBAIâ&#x20AC;&#x2122;S NODE TO A HUB / 20
PROPOSAL 3: DADAR RAILWAY STATION REDEVELOPMENT Station Plan
Dadar recieves the highest peak hour passenger loading along the Western and Central Railway lines, which leads to tremendous congestion at the entry-exit points. Thus, to equip the station area for the anticipated increase in footfall after the implementation of the LAP, a station area redevelopment project has been proposed.
east entry
East Entrance to Dadar Railway Station
Separate drop-off points for Dadar Terminus and Suburban Railways Plaza for organised pedestrian movement and street vending 18m x 170m
West Entrance to Dadar Railway Station
24m x 230m
west entry Replacing Senapati Bapat Road Flyover with a Vehicular Subway Identifying a Public plot within 50m of Station and providing a dedicated drop off and basement parking for IPT
Station Entrance from the E-W feeder network bridge
Subway The station concourse will have access from all four sides, and commercial floors above for bringing jobs close to the station.
21 / VISION: FROM MUMBAIâ&#x20AC;&#x2122;S NODE TO A HUB
local area plan for dadar
PROPOSAL 4: PUBLIC HOUSING PROJECTS
The essence of TOD is in bringing a diverse group of people closer to the public transit hubs, including income diversity. To counter the extremely unaffordable real estate in Dadar, it is proposed to construct public housing projects on 3 government plots. The mechanism for this project will be based on Pradhan Mantri Awas Yojana paramters
924 DU
329
1
DU
1340 DU
1
1
Fig. 30: Site plan indicating location of public housing projects
parameters of affordability Cost of Land
Demand for Upfront Payment
Incremental construction
No cost of land incurred, making project feasible and affordable
Lower downpayment and instalments on housing, making it affordable for many
Project to be developed in phases, to respond to the demand
Since the project is proposed to be completely managed by the ULB i.e. MCGM, it is required to include a sale component in the proposals. Thus, 30% of the DUs constructed will be free sale units for revenue generation. Project No.
Plot Area
FSI
Total BUA
Construction Cost
Fig. 31: Envisioned view of one of the public housing projects
S.P. of 1 LIG unit
₹ 21 lakh
Rent (not exceeding
₹ 15,000
1
13.4 ha
8.2
1.42 lakh m
471 cr
30% of monthly income)
2
9.0 ha
8.2
0.96 lakh m2
318 cr
S.P. of 1 MIG unit
₹ 70 lakh
3
5.8 ha
4.7
0.36 lakh m2
121 cr
Rent (not exceeding
₹ 60,000
local area plan for dadar
2
40% of monthly income)
VISION: FROM MUMBAI’S NODE TO A HUB / 22
INFRASTRUCTURE DEVELOPMENT: PROVIDING FOR 2060 Projected Resident Population
2.61 lakhs
Projected HH Size
Existing: 1.33 lakhs
4.24 Existing: 4.66
Projected Floating Population
5.43 lakhs Existing: 3.83 lakhs
For the year 2060,
Upgrading the existing failing infrastructure is essential if the future density in Dadar is to be managed efficiently. The estimates are based on population projections for a horizon of 40 years.
Presently, the site recieves water through the Tulsi Pipe originating from Bhandup. Tansa lake
Bhandup WTP
Water Supply
62 MLD Existing: 33.5 MLD Assuming demand: 150 LPCD
Connection to individual plot
Pipeline from service reservoir
Additional water supply network pipeline required: 25.68 km Fig. 32: Schematic water supply network
For the year 2060,
Sewerage
44 MLD Existing: 26.4 MLD Assuming 80% of water consumed
Connection from individual plot
Arabian Sea
Sewerage Pipeline network
Worli STP
It is recommended to separate the storm-water drain and sewerage lines, as green infrastructure for ground water recharge.
Additional sewerage network pipeline required: 31.74 km Fig. 33: Schematic sewerage network
23 / VISION: FROM MUMBAIâ&#x20AC;&#x2122;S NODE TO A HUB
local area plan for dadar
UNDERSTANDING LAND DEVELOPMENT FEASIBILITY Planning and Market Feasibility in Parsi Colony, Dadar The objective of this exercise was to understand land development, financial and market feasibility through a real-life example. A plot in Parsi Colony, Dadar was selected. The buildings on the plot are classified as cessed buildings by Municipal Corporation of Greater Mumbai (MCGM), and are therefore in need of immediate redevelopment.
Plot number : 608 to 610/10 Plot area
: 5866 m2
Proposed Use : Residential Existing
: Low-rise apartments
Building Ht
: G+2
Ground Cover : 30% Built Up Area : 5440 m2 Consumed FSI : 0.92 Parking : On-street
Fig. 34: Aerial Image with streets
Through the existing market trends and development regulations, two possible scenarios were derived: A. Purely Residential B. Residential + Retail Development Cost Land Cost Development Scenario
Land Rate
Land Area
Construction Cost
Development Costs
Total Land Cost Built Floor Space
Constructio Total Cost of Developmen Cost of n Cost Rate Constructio Chargeable t Fees (Built up Impact fees n cost FSI (chargeable area x dev fees) + Cost of FSI x Land area x purchasing %of Jantri TDR + other Rate/Circle Rate/Index rate) Charges as applicable
c=axb
e
In crores
Total Cost
(Super built up = (e.g. 25000 Permissible Floor Rs/Sqm) Space + additional 30%40% for lobbies, common areas etc)
a
b
d
f=dxe
g
h
i
j (=c+f+g+h+i)
Scenario A : Residential
262080
5866
1537361280
25394.2
51000 1295104200 209017312
711037600 436414174
4188934566
418.9 cr
Scenario B : Residential + Retail
262080
5866
1537361280
25394.2
54000 1306812000 209017312
711037600 473914174
4238142366
423.8 cr
Revenue Development Estimate Scenario Cost Estimate
Fig. 35: Land Use plan
recommendations In crores
Profit % r = (q/j) x 100
q (p - j) Scenario A
3683267434
87.93
47%
Scenario B
3430895634
80.95
45%
From the financial feasibility study, it emerged that Scenario A would be more profitable for the developer. local area plan for dadar
MCGM should introduce dedicated mixed-use zones in varying degrees, instead of having complex conditional permissibility. To avoid standardized built forms, contextual regulations should be formulated.
Fig. 36: Envisioned Development on selected plot
VISION: FROM MUMBAIâ&#x20AC;&#x2122;S NODE TO A HUB / 24
IMPLEMENTATION MECHANISM The existing land acquisition mechanism during implementation of an LAP proves cost-ineffective. To avoid this cost, the proposed mechanism to compensate the plot owners whose land will be contributed in development of public infrastructure is based on two major principles -
If land is re-developable, Depending on the area of plot lost under public domain, compensation will be granted by 100% FSI of the lost plot If land is NOT re-developable, Land to land compensation of plot with similar area within the LAP boundary based on a lottery system. If not compensated via land, the plot owner will be compensated through existing TDR mechanism.
There are multiple scenarios in the LAP site, the compensation mechanism for which is proposed as:
Scenario 1
Plot becoming Non-Redevelopable after Deduction
Land-to-land transfer on government plots within the LAP + Sale TDR
Scenario 2
Scenario 3
Plot Divided by Proposed Plot Divided by Proposed Roads remaining Roads becoming redevelopable non-redevelopable
Sale TDR + Additional FSI on deducted plot area
25 / VISION: FROM MUMBAIâ&#x20AC;&#x2122;S NODE TO A HUB
Sale TDR on deducted plot area + FSI on full lost plot area
Scenario 4
Plot abutting discontinued and proposed roads
Area under road widening is adjusted within area under discontinued road
local area plan for dadar
COSTING AND REVENUE The LAP proposal has been phased over 40 years as 8 phases of 5 years each, for cost and revenue computation.
Zones declared upon sanctioning of LAP
Increasing potential value capture through public investment in initial phases
COST COMPONENTS
REVENUE SOURCES
Street enhancement
430CR
46 CR
Infrastructure Systems
122 CR Proposals Implementation
Estimates in Crores
Estimates in Crores
800 700
600 500
400
300 200
100
72 CR
Project 900
Dadar Station Redevelopment
800
15 CR
700
500 400 300 200 100 0
8 CR
Public Housing Projects
1494 CR
Sale of Premium FSI
Sale of public housing units
2250CR
2080CR
Sale TDR charges
Property Value Tax
515 CR
1261 CR
Development Fees
Vending Charges
32.8 CR
9.13 CR
Parking charges
Rent from billboards
63.1 CR
3.42 CR
Primary Sources of Revenue
Supplementary Sources
900
600
800
funding for initial phases
900
Estimates in Crores Estimates in Crores
900
Infrastructure systems to be enhanced incrementally
800 700 700
600
Funds can be mobilized from:
600
500 500
MMRDA for Station Area Traffic Improvement (SATIS) Scheme
400 400 300
300 200
200 2 3 4 5 6 7 8 1001 BRIMSTOWAD Project funds 0 2 3 4 5 6 7 8 0 Cost Estimate 1 132.59 508.56 430.04 420.16 369.46 152.97 147.75 25.25 100 1 2 3 4 5 6 7 8 Funds from: t Estimate 132.59 508.56 430.04 420.16 369.46 152.97 147.75 25.25 Revenue Estimate 836 780 331 25.25 331 80 Cost Estimate0.62 132.59 828 508.56 430.04 420.16775 369.46 152.97 147.75 0 enue Estimate Revenue 0.62 Estimate 828 836 2 836 775 7753 780 80 7 a. Centre : 8% 0.62 1 828 780 4 331331 5331 331 80 6 8 Phases Cost Estimate
132.59
508.56
Phases
Phases 430.04
420.16
369.46
Cost Estimate Revenue Estimate Estimate Estimate 780 Revenue Estimate 0.62 Cost 828 836Revenue 775 Cost Estimate cost and Revenue Estimate Fig. 37: Phase-wise revenue estimate for the LAP Phases
local area plan for dadar
Cost Estimate
Revenue Estimate
152.97 331
Maharashtra State : 20% 25.25 : 62% 331 c. MCGM 80 Budget
b. 147.75
LEARNINGS: ABCD / 26
4
LEARNINGS
USING L.A.P. AS A TOOL FOR Managing DADAR T.O.D. Summary of the Proposals
The proposals could bring about the following improvements:
Existing
Proposed Area Under Roads 0.61 km2
0.78 km2
Avg. Block Size 550 m
405 m
Mixed Land Use 33%
65%
Residential Floorspace
1.8L m2
3.12L m2
Per Capita Green 0.76
1.15
Average FSI 1.73
27 / LEARNINGS
5.60
local area plan for dadar
STUDIO REFLECTION Studio Reflection:
Mumbai's public transit network has propelled the urbanization of the entire city, which has already made it a TOD model. However, through area development schemes, this growth needs to be guided. The Local Area Plan Proposal for Dadar aims to systematize the Transit-Oriented Development in a manner that not only increases density and diversity but, more significantly, manages it.
HMUZ-2
As a resident of Mumbai and a student of urban planning, studying about and creating a Local Area Plan proposal has been most insightful, since I was not just a planner but also a stakeholder. The issues of the site were well-known to me, which helped me formulate a more coherent, practical proposal.
Dadar LAP: Aerial View of FInal Proposal
Protected
Arabian Sea
Shi
vaji
Par k
HMUZ-1
RMUZ
Metro
Feeder Network Tilak Bridge Green Spine
Railway Fiv e
Dadar Station Redevpt.
Ga
rde n
s
Adding 2 E-W Bridges
Monorail
Public Housing projects
local area plan for dadar
STUDIO REFLECTIONS / 28
LIVE WORK SHOP PLAY Rithika Ravishankar | PG190766 | M. Urban Planning
