P O R T F O L I O
A U G M E N T I N G
C I T I E S
RUCHI KAPOOR | PG190793 DEVEOPMENT PLAN STUDIO 2020 | 2ND SEM | MUP | FP
ABOUT THE STUDIO : LEARNING PROCESS
The studio focused on understanding and planning cities at the Development Plan level with several varied exercises being conducted to understand planning and regulations and their implementations. Once these were concluded, the students had to work on one of Gujaratʼs 3 major Urban Development Authority (SUDA; Surat, RUDA; Rajkot, BAUDA; Bharuch and Ankleshwar), and form a development plan, its report and GDCR bylaws. This portfolio focuses on the exercises in order to understand and augment the cities for the preliminary exercises and then goes on to prepare a Development Plan for 35 lakh population for the city of RAJKOT. Various stakeholder presentations, reviews and feedbacks were taken into account during the course of the semester - along with several visits to RUDA and RMC and meetings with their officials. Their insight proved to be extremely useful and their key comments were incorporated.
OVERVIEW
Unlike several implemented Development plans, this exercise takes liberty to promote and adhere to idealized views and contemplates how practical or radical the approach might be. Nonetheless,
“Cities have the capability of providing something for everybody, only because, and only when, they are created by everybody” - Jane Jacobs; The Death and Life of Great American Cities, 1961
CONTENT WA R M U P EXERCISES
design the precinct development plan analysis road network analysis
CONTENT
01 02 03 precinct - thakkarbapa nagar berlin fnp 2015 - 2030 vallabh vidyanagar
INFRASTRUCTURE P RO J E C T S
physical infrastructure social infrastructure special projects costing
U N D E R S TA N D I N G R A J KOT
background
vision for 2041 population estimation
04 context 2031 dp features analysis aim and objectives ke y ďŹ g u r e s
I M P L E M E N TAT I O N S T R AT E G I E S
phasing
05
zoning approach
concept
road network
proposed road infrastructure proposed road infrastructure sections and visualizations
zoning
water and sanitation B RT S a n d h o u s i n g heritage conser vation green and blue network project costing
07 TP delineation and outcome
GDCR and bylaws
regulations
policies
regulations
OUTCOME P R E PA R I N G THE DP
06
ke y t a ke a w a y s studio outline
Throughout the document, there are indications of contribution beside each topic. Their legend is as follows: Primary input :
The topic was covered by author
Primary input :
The topic was covered by author + one other member
transect
Primary input :
The topic was covered by author + two other members
existing and proposed views
Equal input :
All members contributed equally to the topic
land use zoning
Secondary input : The topic was headed by another member/s
01 DESIGN THE PRECINCT
PRECINCT – THAKKARBAPA NAGAR Solutions Thakkarbapa nagar is located on the East of Ahmedabad, beyond Bapunagar. Its most distinctive features are the dense fabric and the presence of ‘Karigar Nakaʼ.
01 02 03 W A R M
AMC Plots
2. Acquiring ground that was once part of the adjacent mill.
N
Water Tank Urban Health Center
Existing Roads
U P
DESIGN THE PRECINCT
DEVELOPMENT PLAN ANALYSIS
ROAD NETWORK ANALYSIS
The exercise was an introduction to planning - we took a 1 sq km area of Ahmedabad which was studied and analyzed in detail in Sem 1 and then identified 3 major issues of the area.
The goal was to learn how several Indian and international cities formulate and implement their development plans - or plans similar in nature but different in nomenclature.
Each city forms its own intricate road network that not only defines its connectivity patterns, but also affects its growth and zoning.
Berlin, the capital of Germany calls the plan at this scale an FNP plan, the study of which is taken up in this exercise.
AUDA Plots
1. AUDA Water Tank area
Existing Buildings
Existing Plots
EXERCISES
These issues where then addressed with solutions and suggestions that would help eliminate the issue and prove to be optimum for the budget too.
1. Addition of Recreational Spaces on AMC/AUDA plots
Vallabh Vidyanagar is a planned city with grid and radial network pattern. Its study helped identify block sizes, accessibility and mobility of the city.
Currently empty AUDA walled area 2600 sqm
School Plot for school Currently empty plot 4860 sqm
Issues 1. Lack of Public/Open/Recreational Spaces 2. Larger Block Perimeters - Poor Walkability 3. Unorganized Parking and Vending = Street Spillage 4. Traffic Congestion 5. Insufficient Street Infrastructure 6. No plotting in North East & South West region
Costing -
373 lakh rs The highlighted issues are the three issues taken into consideration for solutions
1. Here, there is no need to acquire land and let the industry develop it and give it tax rebate. 2. To create recreational spaces - 5000 x 4860 = 2,43,00,000 & 5000 x 2600 = 1,30,00,000
01
01
DESIGN THE PRECINCT
DESIGN THE PRECINCT
PRECINCT – THAKKARBAPA NAGAR Solutions
PRECINCT – THAKKARBAPA NAGAR
Solutions 3. Organized and allo ed standing/waiting and vending spaces
2. Remove Gated Communities - Remove Dead Nodes
Recreational Spaces - proposed
1
1
01 N
Markets on Road
TBN Flyover
Impact radius
Existing 4 Roads (088 nos)
1
02
N
Existing 3 Roads (382 nos)
Exisitng Dead Ends (267 nos)
Road blocks existing
Road blocks exisiting
2
3 2
Recreational Spaces - proposed
1
2
W A R M
Thakkarbapa Nagar Flyover - Exisiting
Organized Vending on service lanes
U P
EXERCISE 1
Service lane waiting
3 Possible Dispute in Road Join Less Dispute in Road Join
Pedestrian Streets6 am to 1 pm
Parking under flyover - best scenario
2
Road Widening
Organized St. vendors Pedestrian Only from 6 am to 1 pm
Costing -
Costing Service lane vending
10 lakh rs
0.77 lakh rs
The costing for basic change in street furniture to allow for more walkability and to add pedestrian walkways over a stretch of 367m total will require an investment of about 10 lacs.
The simplest method is to remove walls, closed gates and spillages. The cost of removal will be unskilled and skilled labor per day plus machinery rent, which is 800 + 1200 + 1200 respectively. Finish sample work in 8 days =76,800 for 3 of each. Service lane Vending - best scenario
03 3D Visualizations
02
02
DEVELOPMENT PLAN ANALYSIS
DEVELOPMENT PLAN ANALYSIS
BERLIN - FNP PLAN 2015-2030
BERLIN - FNP PLAN 2015-2030 Spatial Evolution
Land Use Plan (Flachennutzungsplan/FNP) 2015 - 2030
Urban Fabric
Area of Berlin 891.8 square km
Berlin in 1862
Growth by 1925 Overview of typical building structures of Berlin
Implementation Mechanism Population of Berlin 3,562,038 as of 2015 Berlin-Brandenburg Key Plan West Berlin in 1961
Statutory Framework
Joint Planning for Berlin/Brandenburg Co-operation on the regional level (LEPro, LEP B-B, regional plans/FNP Berlin) Stretegic Development Concept (StEK Berlin 2030) Land Use Plan (FNP Berlin)
Sectoral Development Plans (StEP)
Federal Level
-Basic ideas and principles -Federal Spatial Planning Act - Guidelines for Regional Planning -Federal Building Code/Federal Land Utilization Ordinance
Landscape Programme (LaPro)
State Level
Principles/Objectives for the States -State Planning Law -Regional Planning Acts -Building Regulations Objectives of Regions
Planning Regions
Intermediate Area Plans (BEP), Area Planning Concepts
- Objectives for Regions -Regional Spatial Plan -Coordination of Interests Speci cations, Examination
Local Landscape Plan Urban Design Schemes
Specialized Planning e.g Transpo Water Agriculture Environment Etc.
Objectives of Municipality
Municipalities -Preparations and execution of legally binding land use plans -Land use principles and objectives for municipal area Speci cations, Agreement, Approval
Individual Projects by Private or Public Org
Top Down
Important and Must
Inferences
Internal consultations on the proposed modi cation
-Building Plan -Construction of projects
Upcoming Plans Not necessarily Made
Drawing up a planning concept O cial sta of process
Cooperation: Federal and State govts.
Speci cations, Examination, Approval
Local Development Plan
Coordination
Levels of Planning
Bo om Up
Berlin has always been at the mercy of war. 25 years after the wall came down, it still sees a huge gap in the economy and development of the East and West Berlin. To overcome the deficit, Berlin has laid down the following 6 areas that it shall work on by 2030.
First stage of public pa icipation, consultation of other public bodies ( rst dra ) Analysis of objections and comments on the rst dra
West Berlin in 1981
Second stage of public pa icipation (2nd dra ) Analysis of objections and comments on the second dra
2. Berlin Strategie involving real stake holders - Both top down and bottom up framework
Decision of Senate, endorsement by City Council
3. Strict Environmental laws incorporated - large green spaces.
Publication in the o cial gaze e, communication to objectors
FNP implementation process
Great design and planning points incorporated 1. The invention of Les Adickes (Land Readjustment)
Adapted from BBR 2000 and Kunzmann 2001
Germanyʼs ‘Counter Currentʼ Spatial Planning System
Land Readjustment is the implementation method in entire Germany which was invented by Franz Adickes. Known as Les Adickes, this method is much like the Land pooling method, wherein plots are resized and reshaped and required land by government is reducted from it. Of the 12 Boroughs of Berlin, each borough has its own governing body, which works under the senate and has limited powers
No wall in 1994
4. Revisiting the DP at shorter intervals - sometimes as often as once every two months.
03
03
ROAD NETWORK ANALYSIS
ROAD NETWORK ANALYSIS
V A L L A B H V I DYA N A G A R
V A L L A B H V I DYA N A G A R
Road Map and Block Sizes The planned city of Vallabh Vidyanagar is only 2.5 sq km in area. It has a total population of 23,783 people.
Towards anand Arterial road 2
Road Network
City Area
Population Density
Average Block Size
Average Distance Between Rings
Average Distance Between Radials
It has a green block in the very center of the city. The green open space is known as shastri maidan. Beyond shastri maidan are university buildings, after which comes the ring roads.
Type A blocks Type B blocks
Ring 2
ks
Type F bloc
cks
Type E blo
Ring 1
There are two major axis that divides Vvn.
exception block
exception block
Arterial road 1
Type C blocks exception block
Type D blocks
exception block
AVKUDA area :
283.34 sq km Anand + Vidyanagar + Karamsad N
Note : exception blocks are not taken into measurement consideration due to high influence in average by a single block
Arterial road 3
Length of arterial roads Average Block Sizes Arterial road 1 : 2178 m Arterial road 2 : 1659 m Arterial road 3 : 1000 m Length of ring road 1 : 2286 m approximately Length of ring road 2 : 2760 m approximately
Type E blocks : 32,683 sq mts Type A blocks : 5709 sq mts Type B blocks : 4371 sq mts Type C blocks : 4507 sq mts Type D blocks : 10,562 sq mts Type F blocks : 16,798 sq mts
(12 nos.) (24 nos.) (49 nos.) (34 nos.) (38 nos.) (12 nos.)
Average Distance between Shastri Maidan & Ring Road 1: 211 mts
Average Distance between Ring Road 1 & Ring Road 2: 59 mts
04 BACKGROUND
CONTEXT History Area 686 sq km
Area
0.27 sq km
Ÿ Ÿ Ÿ
City incepted in 1635 under Vibhoji. Fortification of the city. City municipality was established in 1830ʼs.
Ÿ Ÿ Ÿ
C i t y w i d e electrification Railway Line laid in Jamnagar First cotton mills set up in Morbi.
Ÿ Ÿ
Post 1947,Saurashtra State is formalised. Dams are constructed over Machhu and Aji.
Transect Study
Ÿ
Focus shifted to making Rajkot an Industrial intensive Zone.
Demographics Area
04
686 sq.km RMC+RUDA
Population 15.35 lakhs
Density ( pph ) 122.74 (RMC) 4.27 RUDA
Avg HH size 4.7 (Urban) 5.64 (UA)
UNDERSTANDING
R A J KO T Connectivity BACKGROUND
VISION FOR 2041
Understanding what Rajkot stands for, its development patterns and its issues and concerns is the first step towards planning a sensitive and rudimentary development plan.
A city is not only its land parcels, but also its infrastructure, its road and its society. The vision of Rajkot comes from the need of Rajkot in the contemporary society along with understanding what makes Rajkot what it is today.
The goal in achieved by studying previous DP, noting down SWOT analysis and understanding the key concerns of Rajkot as a city.
The objectives are a set of goal that the DP plan designed for 2041 should accomplish.
No. of HH 4,68,000 (RMC 2,79,150)
POPULATION ESTIMATION The current population of Rajkot, the future population and some more key figures are discussed here. The size of the city and whether it is enough to cater its future population is also contemplated.
Rajkot has a predominant industrial base (mainly gems and automobile parts) with partial dependence on the service sector. 46% of current RUDA + RMC are is under agriculture use. Rajkot has a good road connectivity to the cities in vicinity also facilitated by the railways connecting major towns and cities.
04
04
BACKGROUND
BACKGROUND
2 0 3 1 D P F E AT U R E S
A N A LY S I S
The 2031 Development Plan passed by the Rajkot Urban Development Authority covered existing Rajkot and proposed plans of physical and social infrastructure, land use and density plans, urban design projects, special projects, implementation bylaws, policies and their costing. A few of its salient features for Land Use plan is shown below.
SWOT Analysis
unified regulations throughout the city discontinuing fixed built up area prosperous areas strong manufacturing base strategic location ample land availability
HOUSING Densification along transit corridors through TOZ
HOUSING Development around existing zoned areas to incentivize Aff Housing
resource infrastructure scarcity environmental impact of industries rate of influx higher than housing growth sprawl along industrial corridors development on watershed area drying Aji river basin
S
W
T
O
inadequate water supply infrastructure hard strata causing urban flooding lack of PT inadequate public open spaces lack of organized business districts
zoned yet unused land scope for physical and social infrastructure local culture and tourism development AIIMS and similar upcoming institutions
Key Concerns
ZONING Development of polycentric corridor
ZONING Agriculture zone to preserve agriculture land
SPATIAL DEVELOPMENT
INFRASTRUCTURE
GOVERNANCE
Growth
Water
Heritage
Mismatch between expected growth location and actual location.
Drinking water carcity and inadequate water management
Underutilized heritage potential
Development
Inadequate low income housing (13% of the city population lives in slums)
GDCR
Road
Casual ignorance of bylaws and their strict implementation
High influx of population as compared to development
Housing
Monitoring Lack of periodic plan monitoring mechanisms
I n a d e q u a te roa d n e t wo r k connectivity in peripheral areas.
DEVELOPMENT
DEVELOPMENT
Development around village Gamtals
Development in growth centers
PT
Drainage
Public Space
Poor pedestrian infrastructure and public transport.
Lack of stormwater drainage.
Low quantity and distribution of public open spaces (including parks)
04
04
VISION FOR 2041
POPULATION ESTIMATION
AIM AND OBJECTIVES
KEY FIGURES
Vision
Population Estimated by 2041
Developing rajkot as the green capital for the saurashtra region and as an affordable city with a well connected road network thereby promoting holistic development.
COMMUNITY self sufficient and prosperous
ENVIRONMENT greener tomorrow than today HOLISTIC DEVELOPMENT
RUDA
RMC 2011 POPULATION PROJECTED POPULATION
ECONOMY continuous growth
PROJECTED POPULATION
35,11,041
13,78,042
2011 POPULATION
30,79,603
DOUBLING THE PROJECTED POPULATION
70,22,082
PROJECTED POPULATION
PROJECTED REIDENTIAL POPULATION
NO OF HOUSEHOLDS 655234 + 77042
RESIDENT WORKERS
11,12,288
7,32,276
11,12,288
1,70,347
4,31,438
SPACE/PERSON=89 OPEN SPACE = 9 TOTAL=
97
LAND REQUIRED (97*3511041*2)/1.2
567 sq.km
Objectives Assuming the population grows to 35 lakhs by 2041, enough land cover is available since required is
• To promote heritage conservation.
• To restrict development around the river beds and relocate and rehabilitate the slum dwellers (if any) from sensitive areas.
567 sq km but available is 686 sq km • To create urban parks, gardens and a network of green spaces along the Aji and Nyari rivers thereby increasing t h e p e rc e n t a g e o f g re e n a n d recreational areas in the city of Rajkot.
“Plan for outcomes rather than for time frames” 1988 -2001
2004 -2012
2012 -2031
Spatial Growth Zoned undeveloped land as per DP proposal Settlement Outgrowth
• To improve the existing road network and construct new roads wherever necessary with special attention to the surroundings by creating custom road sections.
• To increase commercial activity and liveliness of the city by creating interactive street edges.
15 km 2
91 km 2
200 km 2
Developed Area
111 km 2
152 km 2
187 km 2
Undeveloped Area
334 km 2
686 km 2
686 km 2
Planned Area
Why?
How?
Projections do not meet time since it does not always go as per planning because of market and other factorsʼ intervention.
Keeping a count of future population by doing regular checks of birth rates.
Expected versus actual growth is different since 1988.
This can be done by using documents such as aadhar cards and birth certificates which gives population growth as follows: 43.8% - Natural increase 56.2% - Migration & reclassification of boundaries (As of 2011) So, when 90% of the projected population is about to be achieved, revision of DP will take place.
05 ZONING APPROACH
CONCEPT Planning Theories
PREPARING THE
DP ZONING APPROACH
ROAD NETWORK
ZONING
Concepts Growth is from several independent points rather than from one CBD Ÿ Coexistence of complementary urban land uses Ÿ Specialization of regional centers like heavy industry, business parks. Ÿ Suitable for fast expanding cities like rajkot. Ÿ
zoning
COMPLETE FREEDOM
SALIENT FEATURES
DCR
Sector model
05
Zoning and Land Use exercises a higher degree of freedom. Control to only increase quality of life and handle basic infrastructure and amenities is imposed. Ÿ DCRs will have control over FSI and heights that will help in desired development and controlled growth rather than haphazard development Ÿ For specific regions like eco sensitive zones and walled city areas, higher control over building regulations and form based zoning shall apply Ÿ
Current
Concentric zone model
Some of the better known planning models that exist in practice are the concentric model, the sector model and the multiple nuclei model. In Indian context, the multiple nuclei model is more practical and is the most common model seen throughout.
Controls
FLEXIBLE MARKET LIVEABILITY
The most widely practiced in India is use based zoning. Several models discuss this.
The primar y step to city expansion and development is roads. They are the first infrastructure that the government lays - everything else follows. A good road network is the outcome of smaller block sizes, better mobility and accessibility. It is imperative to propose roads in the direction the development is desired.
The development plan for 35 lakhs population proposes an elaborate land use based zoning which takes existing uses into consideration and allows for complimentary uses to be put together while buffers are provided for contrasting uses. Besides land use, Floor area ratio based zoning is also proposed based on market forces as well as compatibility.
special projects
T h e ap p ro a c h t o z o n i n g determines the outcome of the Development Plan. At this stage it is important to decide the zoning will be done based on what - whether be formed based zoning, height based zoning, use based zoning or nuisance based zoning.
Multiple nuclei model
SUSTAINABILITY
COMPLETE CONTROL
LIBERAL APPROACH SMART GROWTH NEW URBANISM MULTIPLE NUCLEI HUMAN SCALE NEIGHBOURHOODS
05
05
ROAD NETWORK
ROAD NETWORK
PROPOSED ROAD INFRASTRUCTURE
PROPOSED ROAD INFRASTRUCTURE
Final Road Network in Phases
Road Width and Heirarchy
Arterial Roads 1 Width – 52 m Nos. Length – 210.78 km Area
– 6 2 – 11 km
Arterial Roads 2 Width – 45 m Nos. Length – 141.84 km Area
–8 - 6.3 km2
Sub Arterial Roads 1 Width – 36 m Nos. Length – 114.72 km Area
–7 2 – 4.12 km
Sub Arterial Roads 2 Width – 24 m Nos. Length – 183.08 km Area
– 19 2 – 4.4 km
Collector Roads Width – 16 - 24 m Nos. Length – 223.56 km
– 37
Local Roads Width – >16 m
LEGEND Arterial 1 Arterial 2 Sub Arterial 1
ROADS LEGEND Existing roads Phase 1 Phase 2 Phase 3 Revisit in 10 years Water bodies Gamtals
Industrial Bypass
Sub Arterial 2 Collector
Freight Corridor
Existing road network Average ring distance
Average block sizes
Total arterial and sub arterial network
3.8 KM 3.2 KM
7.86 KM 5.34 KM
361.2 KM 649.6 KM
Proposed road network
Block Sizes Industrial Bypass road is created to decongest the city by forming a road specifically to connect the industrial zones to each other such that the transportation takes place directly from outside the city instead of putting vehicular pressure on the ring roads LEGEND
The roads that allow heavy vehicles all day are specifically introduced into the DP for the purpose of connecting the industrial zones and helping to reduce traffic on other roads.
LEGEND
Hazardous Industries
0.01 sq km to 2.0 sq km
Non Hazardous Industries
2.1 sq km to 4.0 sq km
Water Bodies
4.1 sq km to 8.0 sq km
Bypass
Allows heavy goods and carrier vehicles to run on freight corridors
8.1 sq km to 10.0 sq km 10.1 sq km +
LEGEND All Day 12 am to 5 am
Routes that are closer to the city and has heavy traffic will allow transport goods only at night between 12 am to 5 am.
05
05
ROAD NETWORK
ZONING
SECTIONS AND VISUALIZATIONS Visualizations
LAND USE ZONING Draft Development Plan for 35 lakhs population
• As per new urbanism compound wall is not provided in MU1 and MU-2 to promote mixed use development as commercial edges. • Crossings are demarked on roads for pedestrians
• Footpath is provided on both the sides for pedestrians. • Separate BRTS lane is provided to promote public transport • Side lanes are provided to separate. Boulevards are provided along footpath and side lanes as green buffer. • Parallel parking along the road edges.
Sections
24 M WIDE SAMPLE SUB ARTERIAL ROAD SECTION
16 M WIDE SAMPLE COLLECTOR ROAD SECTION 49.02
8.17
16.28
FSI 1.2 + 0.5 1.2 + 1.0 1.0 + 0.0 0.2 + 0.0
52 M WIDE SAMPLE ARTERIAL ROAD SECTION
2.0 + 0.25 2.0 + 0.25 1.8 + 0.7
USE
FSI
Obnoxious Industries General Industries Logistics Hub Agriculture Zone
0.2 + 0.0 1.1 + 0.0
Gamtals Buffer Gamtals Core Smart City Mixed Use -3
2.25 + 0 2.0 + 0.5 1.8 + 2.2 1.8 + 0.0
USE 165.14
Water Bodies No development Zone Eco -Sensitive Zone Re -creational Areas City – A (Walled City) City Area - B Mixed Use -1 Mixed Use -2
190.96 23.68 14.32 118.37
37.3 21.11 6.78
3.76 4.21 26.6
0.3
2
AREA IN KM
05
05
ZONING
ZONING
TRANSECT
EXISTING AND PROPOSED VIEWS
A transect model of how the city shall look by 2041 – representation purposes, projected view. IZ 1
Before
After
IZ 2
Use based LEGEND
max FSI : 4.0 Area : 118.37 sq mts
Water Body Barren land Cultivable soil Areas with lots of trees
1
Zone based LEGEND Eco Zone Mixed Use -1 Mixed Use -3
Scarce vegetation Farmlands
max FSI : 2.5 Area : 14.32 sq mts
Grasslands
max FSI : 2.5 Area : 37.3 sq mts max FSI : 1.1 Area : 6.78 sq mts
IZ 1
max FSI : 2.2 Area : 49.02 sq mts max FSI : 1.8 Area : 190.96 sq mts
Use based LEGEND Institutional Residential Barren land Cultivable soil Areas with lots of trees Scarce vegetation Farmlands Grasslands Commercial
Use based LEGEND
max FSI : 2.5 Area : 23.68 + 0.3 sq mts
max FSI : 0.2 Area : 165.14 sq mts
max FSI : 0.2 Area : 21.11 sq mts
max FSI : 1.7 Area : 16.28 sq mts
Farmlands Tree cover Industrial Barren lands Cultivable soil Grasslands
2
Zone based LEGEND General Industries Logistics Hub Obnoxious Industries Mixed Use -1 Mixed Use -3
3
Zone based LEGEND General Industries Logistics Hub Existing Buildings
IZ 2
max FSI : 1.0 Area : 4.53 sq mts
Use based LEGEND Residential Institutional Commercial Agriculture Barren Land Water Body
2
4
4
Zone based LEGEND Recreational Zone Mixed Use - 1 Mixed Use - 2
1 3 Key map
06 PHYSICAL INFRASTRUCTURE
WATER AND SANITATION Solid Waste Management
Water Treatment Plants
LEGEND
LEGEND
existing WTP proposed WTP
existing land fill proposed land fill
Sewage Treatment Plants
06 INFRASTRUCTURE
PROJECTS PHYSICAL & SOCIAL INFRASTRUCTURE While physical infrastructure is the key to a functional city, social infrastructure is also one of the most crucial aspect that ever y government has to provide. The scale, locations and project details of a few major endeavors are published in the DP report along with the draft DP, a few of which are covered here.
SPECIAL PROJECTS
COSTING
Beyond projects that fall into physical and social infrastructure category are certain essential, however not mandatory projects that are taken upon. These are the projects that separate one city from another - for better or for worse.
E a c h p ro j e c t , n o m a t t e r however small or big or important or secondary it is, is allotted a budget based on an estimate that is calculated during the conception and proposal of the project.
These can be urban design projects, investment zones or even intangible programs.
The total costing of all the projects and proposals combined results into the cost of the implementation of the DP.
The location of each of these is based on land availability. While for water treatment plants, proximity to water bodies was also an aspect, for STP, the contour mattered and for landfill sites; it was the wind direction that was taken into consideration.
LEGEND existing STP proposed STP
INFRASTRUCTURE FACILITIES
EXISTING SCENARIO
FUTURE SCENARIO
PROVISIONS MADE
WATER
110 MLD served (89% population)
242 MLD served (100% population)
For this, 4 new WTPS, new water supply lines and 50 ESRs will be provided with a total cost of 593 Cr.
SEWAGE
95.9 MLD served (70% population)
267 MLD served (100% population)
For this, 5 new STPS, new sewerage network and 42 pumping stations will be provided with a total cost of 209 Cr.
SOLID WASTE MANAGEMENT STORM WATER DRAINAGE
500 Metric tonnes generated (70% population) N.A.
1389 Metric tonnes generated(100% population) 223068
nos. of pipes
For this, 2 new landfill sites and 1957 chhota hathis will be provided with a total cost of 108 Cr. For this, Using PVC pipe of 4” dia. Pipes allowing 4kgs/sq.km. working pressure will be provided with total cost of 94 Cr.
06
06
SOICAL INFRASTRUCTURE
SPECIAL PROJECTS
BRTS AND HOUSING
HERITAGE CONSERVATION Prioritizing Conservation
BRTS and Intercity Bus Depot
GRADE 1
GRADE 2
GRADE 3
Precincts of National or Historical Importance
Precincts of Regional Importance
Precincts of Regional or historic Importance
•Highest Priority •Immediate preservation and conservation measures
LEGEND BRTS Phase 1 BRTS Phase 2
•Preservation by adaptive reuse •Allowing inclusive activities that encourages local heritage
•Preservation of existing conditions •Retrofitting where necessary
BRTS Phase 3 Proposed Depot
Heritage Docket
Existing Depot
The bus depot is split into two so as to cover more grounds and its removal from the city center will prevent unnecessary travel to the city center then away from it. The villages or wards with higher walking and PT trips are taken into consideration for BRTS routes and their phases.
City Area B
Preserving Heritage
Sample BRTS Corridor along high rise high density roads with width more than 30 mts
74,423
Social Housing
No. of DU required
Standard Size of DU (in sq.m.)
EWS
32,072
30
962,160
4
240,540
LIG
24,737
50
12,36,850
5
247,370
MIG
17614
65
11,44,910
5
2,28,982
Typology
City Area A - Walled City
Built-up Area No of Area (in Sq. (in Sq. m.) Floors m.)
Building height :
Building will open to
Buildingʼs facade will
Windows & Doors
Maximum 10 m
Streets
Align to others
Facing street
No
No
No
No
Maintain
Maintain
Compound Walls
Stilts
Road Widening
Amalgamation/ Subdivision of plots
Existing Structure
Street Character
Facade to be maintained, hoardings, stickers and banners to be removed. However, engaging graffiti can be encouraged
Total Area required for Social Housing
0.72 sq km
Social housing is calculated by taking 20% of total households.
LEGEND Slums
According to DP report, housing shortage is of 20,087 houses currently, while 49,741 households are there in 124 slums pockets. Housing requirements are calculated based on which sector the working population does a job in.
Parking and Vending
Carriageway/Walkway
Parking
Carriageway/Walkway
Sidewalk/ Footpath
Parking and Vending
Carriageway/Walkway
Parking
06
06
SPECIAL PROJECTS
COSTING
GREEN AND BLUE NETWORK
PROJECT COSTING
Eco Sensitive Zone Recreational area Ecozones
6.78 sq.km 21.11 sq.km
Issues
Solutions
Illegal encroachment on water bed
• Monitoring System • Relocation of Informal settlements
Solid waste Disposal
• Rejuvenation of major streams • Providing Basic Infrastructure
Domestic Sewerage disposal
19% Key Plan
20%
Roads
Heritage
Ecozone Land Acquisition
4,678 crores
45 crores
5,010 crores
LEGEND
• Proper channelizing of Sewage • Organic treatment of sewage
Water Bodies Farm Lands Afforestation Recreational Area Existing Pradyuman Zoo
Industrial Effluent
0.4%
• Regulating the norms for effluent treatment. • Regularizing the monitoring system.
47%
1%
2%
Public Transport
Social Housing
Water Supply
235 crores
11,495 crores
593 crores
1%
1%
0.6%
Solid Waste Management
Sewerage
Storm Water Drainage
108 crores
209 crores
94 crores
Eco Resorts Buffer Interlinking of lakes
Riverfront Development
9% Provide Riperian Buffers
Improve Existing conditions by cleaning and desilting
3 Dimensional visualization of the riverfront near twin lakes. Ecotone and green buffer is to be provided around all water bodies Contingencies @ 10%
2,247 crores
TOTAL COST (IN CRORES) = 25,719 ~ ~ Ecotone
River
Riperian Buffer
Sitting/walking area
Stepped Riverfront
Ecotone
25,800
07 PHASING
TP DELINEATION AND OUTCOME TP delineation
Expected Outcome
MUZ 3
07
MUZ 2
Phase
Year
Area
IMPLEMENTATION
Existing
2020
74 sq km
52
STRATEGIES
Phase 1
by 2025
72 sq km
55
Phase 2
by 2035
179 sq km
110
Phase 3
by 2041
154 sq km
56
479 sq km
273
PHASING
GDCR AND BYLAWS
POLICIES
W h i l e a D P i s p re p a re d throughout India for about an interval of 15 - 20 years, the projects listed down and the implementation of such cannot be done all together when the DP passes.This is when phasing comes into play.
To make sure that the DP is implemented as advised and desired, there are certain guidelines given by the local authorities which are known as General Development Control Regulations - a set of bylaws that each individual should abide by while opting for any kind of construction in the city.
To promote or demote certain aspects - tangible or intangible the ULB also lays a set of policies that incentivizes or discourages certain actions.
Thus the “development” and implementation of the development plan takes place in stages.
Some crucial bylaws are laid out.
Such policies prove to be very beneficial in guiding the citizen (consumer) behaviour. Certain policies are covered here.
Total
No. of TP MUZ 1
Proposed final form As can be seen, the existing growth is limited to the RMC region, while the proposed form narrates growth on south west and north east corridors - which are also the natural growth corridors. The proposed form is projected based on zoning of the development plan and DCR regulations; at the end of the three phases of TP, road network and individual projects along with infrastructure development.
Existing form
07
07
POLICIES
GDCR AND BYLAWS
REGULATIONS
REGULATIONS Gamtals Mixed Use Zone 3 Mixed Use Zone 2 RD Width 18 - 36
Mixed Use Zone 2 RD Width > 36
60 %
16.5 mts 50 %
<
30 mts
12 ts m
45 mts 8 -1 12 mts
Mixed Use Zone 1 RD Width 18 - 36 Industries
70 mts
45 % ts
PT IS SUPPLY BASED COMMODITY increase in number of private vehicles cheaper private transport failing BRTS networks
CONVERT PT INTO DEMAND BASE COMMODITY create incentive – generate revenue similar to life insurance premium - pay first
6m
3 8-
1
Agriculture, Recreational, Ecozone
ts
15 %
36
+m
THE DPSIR APPROACH Respond to Drivers, reduce Pressure, creating positive Impact by ensuring the State provides provisions
RD width based height restrictions Minimum Plot Size Restrictions max.
9 MTS
max.
16.5 MTS
max.
20 MTS
max.
20 MTS
max.
30 MTS
30 MTS max. 45 MTS
max.
max.
70 MTS
max.
Merging of no more than 4 plots
Industries RD Width < 24
Use based height restrictions regardless of road width
IZ - 2 Obnoxious Ind
4.5 LZ RD Width < 36 LZ RD Width > 36 City A All widths City B All widths Gamtal All widths
Obnoxious Industries RD Width < 24
Ba
ck
- 3 - 4.5
3-3-3
5-4-3 MUZ 1 RD Width 18 - 36
1.5 - 0 - 0
50 sq mts
1.5 - 0 - 1.5
7.5 - 3 - 3
3 - 1.5 - 2.5 MUZ 2 RD Width 18 - 36
4.5 - 1.5 - 2.5
improve tourism
REVENUE GENERATION lack of government services that generate revenue
6% rebate in property tax
logistic hubs and freight terminals 150 sq mts
penalties for repeat offences
250 sq mts
ADDITIONAL MECHANISMS to improve DP and smoothen its implementation process
supply based services not being utilized
Industries RD Width > 24
Mixed Use Zone 2 RD Width > 36
MUZ 1 RD Width 36 + MUZ 2 RD Width <18
RAINWATER HARVESTING compulsory for all new buildings
chargeable FSI
4.5 - 3 - 3
1.5 - 0 - 0
WATER SCARCITY hard strata less water availability lack of water infrastructure
80 sq mts
Mixed Use Zone 1 RD Width 18 - 36 Mixed Use Zone 3 RD Width < 18
5 - 3 - 3.5
adaptation and mitigation policies as per NAFCC & IPCC
70 MTS
City A, City B, Gamtals For all road widths
IZ -1 Regular Ind
ENVIRONMENTAL ISSUES urbanization and encroachment high demand for land and water degraded eco system and pollution
Mixed Use Zone 1 RD Width > 18 Mixed Use Zone 3 RD Width > 18
350 sq mts
Obnoxious Industries RD Width > 24 Logistic Zone RD Width > 36
500 sq mts
regularly monitoring population revisiting the DP more often at shorter intervals creating TPs and LAPs wherever necessary public participation and stakeholder reviews creating special teams for driving projects integrate various departments
MUZ 2 RD Width 36 +
7.5 - 2.5 - 3
nt
Fro
MUZ 3 RD Width < 18
e
Sid
2.5 - 1.5 - 2.5 MUZ 3 RD Width > 18
3 - 1.5 - 2.5
Margin Restrictions heights are only for representation purposes Margin format :
Front in mts - Side in mts - Back in mts
TOWARDS A COMPREHENSIVE AND EXTENSIVE DP
K E Y TA K E AWAY S
Rajkot is the 7th fastest developing city in India, and it was a challenge to plan Rajkot due to the unique mind set of the people who live there. Rajkot is the costliest city in Gujarat, with certain areas having land prices higher than Ahmedabad. However, after stakeholder discussions and meetings with RUDA and RMC officials, it became increasingly clear as how Rajkot grows, in which direction and what measures to apply to develop Rajkot into a liveable city. With the correct measures, the feat can be achieved rather steadily and efficiently. But besides Rajkot, there are some key points regarding planning and implementation that were deduced during the semester.
1. One should plan for outcomes, rather than for time frames. 2. Allow markets to take over the growth of a city. Identify these growth markers. A liberal approach is a good approach. 3. Allow the stakeholdersĘź participation in the progression and evolution of their cities.
4. Roads come first - wherever roads go, development goes. To control the growth
OUTCOME
of the city in one direction, one can encourage or discourage it by providing or not providing roads.
5. In Indian context, no area should have dedicated uses, a mixed use zoning approach is more feasible and practical. 6. Various regulations and supporting policies control development while infrastructure projects and special projects can promote it.
RUDA and RMC ofďŹ cials
SCHEDULE
Development Plan Studio 2020 MUP | Semester 2 | Duration 18 weeks Exercise 1: Plan your precinct: Duration 1 Week Exposure to planning through proposals for 1 sq km of area, already studied in the previous semester. (Individual)
RMC and private developers
Exercise 2: Comparative analysis of Development Plans and road networks: Duration 1 Week Understand various development models and planning approaches around the world supported with road network study to identify patterns, block sizes, and spacing of arterial roads. (Individual) Studio Project: Preparation of the development plan for a case study city Iteration 1: Existing Situation Analysis & Initial Concepts: Duration 3 Weeks Analyzing the existing situation through both primary and secondary data sources (Group of 16) followed by developing individual concept for the Development Plan (individual)
RBA meeting
Iteration 2: Vision, Approach, DP Framework and Zoning: Duration 4 Weeks Development of key proposals related to zoning and development regulations, along with vision and objectives (Group of 4) Iteration 3A: Draft Development plan: Duration 3 Weeks Draft proposals for zoning, transportation, housing, infrastructure, environment, heritage, economic development etc. along with broad cost estimates and revenue generation (Group of 4 + Individual Proposals)
RUDA presentation
Iteration 3B: Final Development Plan: Duration 4 weeks Refining the work in Iteration 3A with addition of 3D visualizations for urban form resulting from regulations at city, area, and/or street levels; implementation phasing through TP Schemes, monitoring & evaluation Framework. (Group of 4 + Individual Proposals)
MEETINGS
RUCHI KAPOOR | PG190793