P O R T F O L I O
M I C R O
A U G M E N TAT I O N
RUCHI KAPOOR | PG190793 URBAN EXPANSION & REGENERATION STUDIO 2020 | MUP
overview
contents
The portfolio is a compilation of the work done in semester 3 as part of the urban expansion and regeneration exercise.
1
The objective of the studio was to understand and develop skill for micro level planning strategies prevalent in India. Each allotted zone within a city was studied for its current situations, the analysis of the same and its impact on the upcoming proposals. Post this, zonal plans and TP schemes were developed along with learning of costing, phasing, implementation mechanisms, on site situations and special cases. The case of NAINA, Navi mumbai is unique in the sense that the entire notied area is not a city at the moment, and thus its ESA and data collection was a challenge, along with understanding the complex system of town planning practices in Maharashtra. NAINA is an up and coming Airport Inuence Area and thus it has a huge potential for development.
CASE STUDY koba TP scheme
The exercises hence carried out to learn green eld development in a challenging site like this has been illustrated in the portfolio.
exercise 1
2
3
4 ZONAL
BACKGROUND
about the studio
FEASIBILITY REPORT Nh51 / bhavnagar
exercise 2
existing situation analysis planning efforts aerocity
land use plan road network DCR population zonal plan
zonal plan
The studio was focused on studying and preparing micro - level plan, spanning over 16 weeks
5
Individual Exercises Exercise 1: TP Scheme | Koba TPS 1 | Gandhinagar Exercise 2: Land Development Feasibility Analysis | NH 51 | Bhavnagar
Studio Iterations : Micro - level Planning for NAINA, Navi Mumbai
TP ESA
Iteration 1 : Existing situation analysis data collection, stake holder survey, current TP scheme review, base map preparation and initial zonal level concepts for the area Iteration 2 : Conceptualizing proposals masterplan layout with proposed zoning and road network, public purpose plots, built form, lling F- form and initial reconstitution Iteration 3 : Implementation process nal re-constitution, detailed design, regulations, infrastructure planning and estimation, valuation and Form 1 Iteraion 4 : Revenue model identifying funding sources, tabulation of scheme cost and funding mechanism with phasing
TP delineation analysis
Existing Situation Analysis
15th September
23rd September
Zonal Concept Formulation
TP Scheme Reconstitution
Equal input :
process nal network
town planning scheme
8
RECONSTITUTION
V A L U AT I O N & PHASING
V I S U A L I Z AT I O N S 3D road sections
town planning scheme
9
town planning scheme
scheme cost valuation parameters revenue model
23rd October Valuation and Phasing
Throughout the document, there are indications of contribution beside each topic. Their legend is as follows: Primary input :
ROAD NETWORK town planning scheme
7 criteria & principles deduction policy nal reconstitution
27th August
6
The topic was covered by author / lead All members contributed equally to the topic
Secondary input : The topic was headed by another member/s
10 SPECIAL PROJECTS green network transit corridor
town planning scheme
O U TC O M E S LEARNINGS
town planning scheme
CASE STUDY
01 KOBA TPS 1 | GANDHINAGAR EXERCISE 1
Gandhinagar is unique in the sense that; 1. It is a planned city (GNA) (1865-1970) 2. It has sector system of development for the Gandhinagar Notied Area while it incorporates TP schemes for the GUDA region.
Revenue Department Land Development Model Land reconstitution and Landpooling Scheme prepared and implementation Gandhinagar UDA, EPCDPM Scheme sanction Government of Gujarat
Urban Development Department Dev. Authority GUDA
Koba TP 1 1.7 sq km
The process of Draft TP scheme preparation can be outsourced to private corporations
Notication of intention to prepare scheme, publishing in Gazete 21 days
START
GTPUDA, Sec 45 (1)
Calculate the OP and FP and beterment charges
State Govt. GOG
GTPUDA, Sec 41 (1)
GTPUDA, Sec 44
Prepare physical layout, infrastructure plan, and cost estimates. 02
Acts and Policies GTPUDA, 1976, GTPUDR, 1979, Municipality Act, 1963
Pvt Sector/ Individual participation
GTPUDA, Sec 42 (1)
GTPUDA, Sec 43 (1)
Prepare Draft TP Scheme 9 months
GTPUDA, Sec 47
06
To combine multiple Koba TP schemes that further form an institutional hub
01
Purpose
1.797 sq km
Preparation & implementation process of the scheme
03
Area of the scheme
Framework
05
Planning context: (micro to macro)
Send for Approval
Raise Objections
at the end of 9 months
within 1 month of publilshing
04
Section 40
07
Preparation process The ow chart explains how the TP scheme came into power and then goes on to explain how its implementation will be done
30m wide 24m wide 18m wide 12m wide 9m wide
Creation of Peliminary scheme and nal scheme by TPO
Plot by plot upgrading of tenure if required
12 months
Block size & intersection
Koba TP Scheme 1
Sale for Residential Sale for Commercial Garden Social Infrastructure
16
12
Koba Para Gamtal Sale for Residential Sale for Commercial Garden Social Infrastructure N.H. and C.C, Public Amenities Social & Economically weaker section housing
Public amenities
6.58% 16.47% Private realm Public realm Roads
76.95%
2.25 Total Permissible FSI While Koba 1 itself is not a heavily institutionalized zone, its strategic location offering nearby residential area and public amenitieis highlighted in the TP scheme.
8.9
km/ sq.km Centerline/sq. km
0.05 sq.km Avg. block size
26.4 nodes/ sq.km Intersections/ sq. km
0.91
Connected node ratio
GTPUDA, Sec 60, 61, 62
Two rounds of hearing on preliminary issues
Constitue a board of appeal
Plot by Plot registration of land transaction andevy l of stamp duty
Plot by Plot updating of land cadastre
N.H. and C.C, Public Amenities
at the end of 18 months
GTPUDA, Sec 55.2(1a)
Build Town Planning Scheme level Infrastructure Preliminary layout/ building approval for NA
18
Social & Economically weaker section housing
Send for Approval
6 months
19
TP Scheme Boundary Existing villa e site Survey Number Village boundary Grid Built Over Property Original Plot Boundary Original Plot Number Final Plot Boundary Final Plot Number Proposed Road
24/08/2005
GTPUDA, Sec 52 (2)
Ask for extension if need
+
381/2
Appoint a TPO within 1 months of sanctioning
17
Section 9
Objections will be considered and necessary changes will be made
GTPUDA, Sec 50 (1)
04/09/2006
GTPUDA, Sec 65 (1)
Sanction the Scheme within 2-3 months of recieving
CGDCR
20
Development Plan 2011 388 sq km
10
GTPUDA, Sec 51
Implementation process
Plot by Plot grant of NA Permission Blocks Dead ends (4) 4 nodes (24) 3 nodes (17)
09
14
GNA Region 54 sq km
within 3 months of recieving
15
GUD Region 334 sq km
Publish The Scheme
13
Built v/s open (private & public)
Sanction the Scheme
11
Private Open Public Open Built
08
GTPUDA, Sec 48 (1), (2)
GTPUDA, Sec 42 (2)
Sector 28 0.75 sq km
Development of Real estate : Building permission construction Monioring Building Use permission
GTPUDR, Sec 29, ACA Act, 1996, Sec 15
Decide appeals and renumerate
Use of Property
Implementation process
Key inferences Land Pooling and Readjustment allows for faster implementation at reduced costs.
348 cr
Additional incentives to these users and owners make it easy to pool and readjust boundaries rather than buying the entire land which welcomes a lot of resistence.
Total cost of implementation
Koba TP scheme, although sanctioned in 2006, has yet not been materialized. Such delays are a challenge to the practice of the TP scheme system.
Sold to private developers
15%
40%
Land retained by ULB
Finance (GTPUDA sec 91)Grants, loans and advances, chargeable FSI, betterment charges and sale of land
FEASIBILITY REPORT
02 NH 51 | BHAVNAGAR EXERCISE 2
Introduction to the site The site is at one of the prime locations with development connecting chitra once the outskirts - to the city.
58 m x 81 m Dimensions 4700 sq m Area
NH 51 is the most iconic road in the city, w h i c h s w i f t growth.Predominantl y commercial on the road and residential The site is located on NH 51 behind it exists.
Residential 2 Zoning
site
The site was sterling hospital until 2015, when it was demolished
important growth markers
Growth magnets and road network
Emerging Typologies
DP plan zoning Forrest
Conceptual representation of site 58 m 8m
R2
1.6 + 0.6 = 2.2 FAR Site Public Purpose
(upon maximum utilization as per DCR) Sun exotica
C.O.P 20 x 23.5
81 m
40 m height
8m
Building footprint
8m 58 m 81 m 36 m wide road
7.5 m 36 m wide road
Institutional
Key map denoting site location and its context.
Mixed use
Residential
Industrial
Market Feasibility
Recommendation to Client
After going through the DCR, context and multiple possibilities, the following area statement stands best suitable. Since residential building requires more amenities, its super built up is 40% additional of total permissible built up area.
10
14,476 sqm
13,442 sqm
14,164 sqm
64,000 rs
number of storeys (+ hollow plinth)
total super built up (residential at 40% additional built up)
total super built up (commercial at 30% additional built up)
total super built up (mixed with 8 oors resi and 2 oors comm.)
Average market rate of empty plot
Development Cost
Development Scenario
Total Land Cost
Total Construction cost
Revenue Estimate
(all digits are in rupees)
Cost of Chargeable FSI Developme Cost of Impact fees + Cost of (chargeable FSI x nt Fees purchasing TDR Land area x %of (Built up Jantri area x dev + other Charges Rate/Circle fees) as applicable Rate/Index rate)
Loan at 12% interest rate, assuming the building takes one and half years to build
Total Cost
Market rate for the area
Inventory without sale
(all digits are in rupees)
Total Revenue
PROFIT
While the prot for making a commercial building is the highest, the lay of the land shows that most plots are mixed use.
Ÿ Ÿ Ÿ
9.7 cr 21.3%
7.2 cr 14.6%
8.3 cr 17.2%
Commercial
Residential
Mixed Use
This is due to the fact that residential units sell faster and have a higher selling guarantee.
Commercial
300,800,000
154,583,000
1,974,000
330,880
1,568,800
82,666,216
541,923,000
56,000
15%
639,839,200
97,916,224
Residential
300,800,000
188,188,000
1,974,000
330,880
1,904,900
66,581,704
559,779,500
48,500
10%
631,877,400
72,097,887
Mixed Use
300,800,000
180,100,000
1,974,000
330,880
1,824,050
65,478,905
550,507,800
44,769
12%
634,116,100
83,608,265
Ÿ
FSI gets exhausted at 10 to 12 storeys, so full potential is not utilized. More FSI can be given.
Ÿ
Higher FSI will decrease unit rates - thus making it feasible to construct cheaper and increasing prot margin.
Ÿ
Developers use the common plot as parking and residents do not get open areas. Thus parking should not be allowed in Common open plots.
Ÿ
Land rates with high development potential near arterial roads can be categorized as mixed use instead of residential zone with specic regulations that facilitate the growth and maximize land potential. Additional incentives for development can be given
Commercial establishments are risky but pay more. However, they do not sell fast and have lower occupancy.
Ÿ Ÿ
Suggestions to Authority
Thus mixed use is a safe bet. It yields more prot than residential. Its 2 to 4 BHK high end residential component helps in funding the scheme, while the commercial component helps in increasing the prot.
03 PLANNING
BACKGROUND
EFFORTS
E X I S T I N G S I T UAT I O N
There are two Development Plan reports for NAINA. 1 -- DP report for NAINA IDP, 2 -- DP report for the entire NAINA zone. While NAINA came into existence to control the sudden spurge in development that the Airport will bring, it also aims at being an
Aero city
Industrial city
Port city
vicinity to proposed JNPT and NMIA robust regional connectivity cheap land rates existing public transport network high desirability and livability
Smart city
Location karnala bird sanctury and matheran forest are 10 km highway and railway lines act as physical divide heavy inux of vehicular and container trafc
Mumbai Metropolitan Region
NAINA Navi Mumbai Airport Inuence Notied Area
Interim Development Plan
Extensive NAINA phasing
NAINA IDP Timeline Section 32/30(1)
Section 32/26(1)
Section 40 (1) (b)
Section 23 (1)
Appointment of SPA for notied area
Declaration of intention for DP
Publish a notice, prepare and publish draft IDP
10 Jan 2013
12 May 2014
15 Aug 2014
State govt.
ULB
ULB
Voluntary Land Pooling Mechanism
Raise nances by either capturing land value gains that occur on account of provision of infrastructure or adopting the principle of ‘growth pays for growth’.
09 Jan 2015
For,
Deemed NA permission
No Height restriction
upto
60%
Land returned
1.7 FSI
Area reserved for EWS/LIG with additional FSI to be developed and sold to ULB
Onsite TDR and Inclusive housing
built form
poor
5x
15% Land Reserved for Growth Center
O
Existing development along NH4 due to present of logistic and commercial development. Development along kalundri river near Panvel city as a spill over of Pavel city development.
Direct connectivity to the site from NH4.
good Good Range: Low Range : Below 6000 Above 15000 Average Range: 6000 to 15000
good
min.
40%
Land retained by ULB
Low laying and ood prone area along the river. Industrial development along river banks.
Monetary Compensations if more than 40% land taken
low
development suitability
additional pressure on infrastructure ood vulnerability negative impact on environment lack of organized business districts
high work force participation Proposed upcoming transit projects high potential for development on highway corridor creative voluntary land pooling schemes
Average potential for development along expressway as there is no direct road side connectivity.
topography
high
Development charges
good
road network
poor
Raising Finances Ensure inclusive growth by providing
T
Discount Infrastructure charges
Sharing of Land
20%
good
land rates
Incentive Aggregation
W
Land Potential Ananlysis
poor
Key Principles
To,
Obtain land for public purposes – physical and social infrastructure
Submission of draft IDP with list of modication to state for approval
S
results through
poor
housing to the poor
03 A N A LY S I S
BACKGROUND
Development potential on the highway corridors Provision of multiple entry exit points along Expressway triggers development Low laying area along river banks and ood prone areas.
03 AEROCITY
BACKGROUND
LAND USE
A development that is connected and mutually supportive to the Airport and its allied activities.
Road Network
What are the Key factors determining a potential for Aerocity- Development? The road network is formed by keeping in mind the topography of the region and the need of connectivity. Proposed roads at IDP level have been kept for connectivity with Navi Mumbai, M u m b a i , P u n e a n d J N P T.
Market demand for air transport Proposed NMIA for the region
Potential to attract investors and investment
Quality and availability of air and ground connectivity
Growth trends and incentives from authority
Vicinity to JNPT and robust DFC and NH -SH connectivity
Increasing accessibility within the site at a broader block size level. Roads ranging (35-45 m)
Roads along green – Blue to maintain existing ecology.
Real estate development
Needs and wants of the stakeholders
Supporting infrastructure and facilities
Airlines, logistic companies and CIDCO
Creating road Network Grid to support envisaged land uses and sectoral development. Roads ranging (12-24 m)
Vision & Objectivies “Developing an Aeropolis to enhance the commerce and preserve ecology, giving a boost to the local economy by promoting a business district and logistics hub to support the Navi Mumbai Airport to integrate its allied facilities with the city.”
Land Use Zoning Aftter multiple Iterations, the nal zoning is done with CBD having High connectivity by Road and Metro corridor, entry / exit point to site by clover leaf junction. Vicinity to proposed railway and metro station and higher land prices.
6% 19%
10% 9% 5%
Enhance connectivity
04 ZONING
ZONAL
Boost economic growth
Support logistics sector
Develop a Conserve ecology business and hospitality hub
26%
25%
Land Use Distribution
04 DCR AND
ZONAL
05 D E L I N E AT I O N
TP EXISTING SITUATION ANALYSIS
P O P U L AT I O N E S T I M AT I O N
TP TP scheme delineation criteria:
Central Business District
Mixed Use Zone
Residential zone
Logistics zone
Mercantile 1,2 & 3, Business, Assembly 2 & 3, Hospitality, Transport, Public Utility, Parks, Residential 1
Residential 1, Mercantile 1&2, Business, Educational 1 &2, Institutional, Religious, Transport, Public Utility, Parks.
Residential 1, Mercantile 1&2, Educational 1 , Religious, Transport, Public Utility, Parks.
Mercantile 1&2, Institutional, Hospitality, Storage 1, transport, public utility
Green zone Parks, Temporary use
Ÿ Physical barriers of railway line and Expressway and DFC. Ÿ Current growth trend along zonal boundary Ÿ Prime projects to support allied activities of Aero-city which will trigger the development. Ÿ TP scheme caters to impact zones of 3 transit stations.
Town planning scheme 2
1.76 Sq. Km.
permissible uses
Prime projects of Aero city 2.50 + 1.50
1.8 + 0.7
1.30 + 0.4
=4.0
=2.50
=1.70
1.0
Facilitate and envision commercial and mixed use high density development.
Max. permissible Floor Area Ratio
Blue green Integration 800 sq m
500 sq m
500 sq m
1500 sq m
Min. plot Size Majority land Under Private ownership Public land excluding forest and water body is under Gauchar land.
8
3
Total plots Public
Total plots Forest
13%
Area is under development and its necessary to workout reconstitution to support vision and existing built form.
2% 7%
78%
Plot distribution as per ready reckoner rate 3852-4815
142
2889-3852
16
1926-2889
39 71
0-963 0
Total
Population : 2.50 Lakhs
Direct Employment : 75 Thousand jobs
Total
0-963 71
50
1926-2889 39
100
2889-3852 16
150
3852-4815 142
More than 50% of TP scheme area is under Higher land rates (3852 4815/SQM)
Natural slope and drainage pattern leads runoff water to the nearest stream
Assumptions 60% Net Area- each zone
100% FSI consumption
82% of the working population can live in this area. Source: Employment Densities guide (2 nd Edition) by Deloitte
90 sq.m Average DU size
Major Roads and Railways follows the natural slope
Flat
High
45 ft
54 ft
Slope
Runoff Potential
Lowest elevation
Highest elevation
06 PROCESS
ROAD NETWORK
06 NETWORK
ROAD NETWORK
FINAL Final Road Network
The road network is laid keeping the topography and land potential in mind
With additional roads added during reconstitution, roundabouts and highways at IDP level
Primary and Secondary roads
Collector and Local roads
Laying main roads at DP and zonal level 24 to 36 m wide roads
Decreasing block sizes and increasing connectivity by adding 12 to 15 m wide roads
Legend CBD MUZ Residential Green zone TP boundary
Round abouts and Junctions
Additional Roads
Giving proper turning radii for smooth trafc ow At 45 m road, for crossing to TPS 1, there are two round abouts and one underpass
3 additional roads of 12 m width added while reconstitution such that each plot gets a side with an adjoining road
Circulation map - Trafc movement
Circulation map - Pedestrain movement
The road network’s hierarchy is generated in such a way that it segregates trafc and diverts it decreasing pressure on major roads
Smaller blocks result into walkable distances that promote shorter travels even on foot - with an average of 800 m perimeter
Improve road network by improving;
ACCESSIBILITY
WALKABILITY
CONNECTIVITY
ORIENTATION
Average block sizes;
CBD:
Residential:
Mixed use:
100 m x 250 m
160 m x 300 m
130 m x 230 m
24200 sq m 775 m perimeter
48300 sq m 875 m perimeter
32200 sq m 830 m perimeter
heavy trafc
moderate trafc
low trafc
internal roads
boulevard roads
active public realm
07 CRITERIA
RECONSTITUTION
07 POLICY
RECONSTITUTION
AND PRINCIPLES
DEDUCTION
The following reconstitution principles shall be followed to the best of possibility.
After studying CIDCO’s standards to provide reservations, the following reservations have been computed population - 65,000 people SOCIAL FACILITIES AND PUBLIC AMENITIES
1.05 CONNECTIVITY
DISPLACEMENT
More route options diverting trafc and reducing load
2.0
ORGANIZATION
Walkable block sizes of 100 x 250 m in MUZ and 130 x 230 m in CBD
Grid organization to increase path options
0.4
Fire Brigades
7.4 1.22
City Parks
0.3
Halls
0.3
Hospitals
0.4
Library
0.73 Area in Hectare
Non Deductible Area
Playgrounds
Markets
WALKABILITY
176.95 ha
0.3
Schools
Minimum Displacement, and within the same zone or village
Total TP area
Colleges
Community centers
0.48
BUILDABILITY
Deduction
Minimum buildability 200 sq m for residential 350 sq m for MUZ and CBD
Every FP must have road access
74.90 ha
Water Bodies
3.20
Clover Leaf
2
Forest
9.51
Gauchar
12.15
Total
26.86
Net available area
147.88 ha
3.0
Area(Ha)
Parks
0.61 Police Stations
Crematorium
ACCESSIBILITY
Area(Ha)
48%
Roads Infrastructure( ESR,ESS, etc,.)
37.85
25.6%
2.00
1.4%
Social Amenities
7.54
5.1%
Parks
7.39
5.0%
SEWS
7.20
4.2%
Sale Land
10.06
6.8%
Sample Reconstitution
ORGANIZATION
RATIO Plot ratio 1:1.5 to 1:2
Larger Plot sizes along wider roads
DEDUCTION
OPEN SPACES
Deduction policy allows to deduct upto 48% from unbuilt private vacant plots
There are neighbourhood level and TPS level open spaces in the TPS.
TOWARDS A COMPREHENSIVE AND EXTENSIVE TP SCHEME
Sample reconstitution shows a land parcel Ÿ Ÿ Ÿ Ÿ
Minimum Displacement FP having regular shape and access road amalgamented FP for same owners maintaing frontage and ratio
Private land from Green zone has been reconstituted into the nearest zone and Gauchar land from the TP scheme has been reconstituted into the green zone.
0%
Deduction from Gauchar
48%
Deduction from Private plots
07 FINAL
RECONSTITUTION
08 SECTIONS
VISUALIZATIONS
RECONSTITUTION
3D AND ROAD CENTRAL BUSINESS DISTRICT
Reconstitution d
oa
Pr
ide
261
45
Total OP nos.
m
ID
N
w
Proposed Clover leaf Junction
45 m wide road typical section
234
ad
P ro
45 m
ID wide
TPS
1
1
2
24 m wide road typical section
3
4
5
Total FP nos. ine
pu ex pr sw
es ay
KEY FIGURES
ba
um
m
172.8 ha
Dedicated cycle lanes
Total OP area
Arcade- Public realm
Walkable blocks + safe footpaths
d
Integrating metro
oa
Pr
36
m
4
85 ha Total FP area
CBD 4 FSI 45m max Ht 40% Ground Coverage Min plot size 800Sq.m
ID
2 Legend Plots for sale
TPS 4
1 Existin
3 5
g rail
Mixed Use 2.5 FSI 45m max Ht 50% Ground Coverage Min plot size 500Sq.m
way
SEWS
87.8 ha Total Reservation area
TPS 3
Amenities
1
2
Greens
2 3
Forest
1
Water Bodies
Residential Zone 1.7 FSI 45m max Ht 50% Ground Coverage Min plot size 500Sq.m
Limitations RESERVATIONS Some blocks do not have reservations because of 1. Village boundary restrictions 2. Plot size restrictions
BUILT STRUCTURES Built form limits deductions and can restrict the form of the nal plot and the block. Entire 48% deduction could not be made.
Public Greens
SMALL PLOTS Due to smaller size of OP plots, some FP are also small. In come cases where more than half OP is in the adjacent TP, they are not reconstituted.
Pedestrian bridges
Narrow carriageway
Free cycle stands at NMT
Built to edge
Commercial- lower oors, residential above
RATIO & SHAPE Certain large plots compromise on the 1:2 ratio and all 90 degree angles due to the shape of the TP scheme.
1
2
3
1
2
MIXED USE ZONE
Atleast 1 side is 90 degrees nonetheless.
18 + 18 m wide road typical section
24 m wide road typical section
09 SCHEME
VALUATION AND PHASING
09 PA R A M E T E R S
VALUATION AND PHASING
COST
VA LUAT I O N Infrastructure Cost
Valuation Parameters After doing market study, the following parameters hold closest representation of existing situtaion Escalation @30% - 3 yrs
Buildability Multiplying factors
27.22 cr Road Network 20.16 km
14.12 cr
Street Lighting at 25 m dist.
7.18 cr
FSI Based
ROW Based
Water Supply 18.48 km
7.02 cr
Contingency @7%
12M
18M
24M
Above 36M
1
1.26
2.13
2.8
Factor
8.26 cr
Residential
MUZ
CBD
1
1.27
2.15
Factor
Location Incremental factors Access Road
Sewerage Network
Storm Water Drain
18.48 km
for 176 ha
11.75 cr
17.6 cr
Public Greens 7.2 ha
4.99 cr
Total Infrastructure Cost
126.19 cr
Amenities
1
2
3
4
No Amenity
Other Social
0
0.03
0.05
0.08
0
0.04
Transit Proximity 400- above 800m 800m
Greens 400m 0.08
0.08
0.05
0
Location Depreciating Factors
G Form (form no. 2 in Maharashtra)
Physical Infrastructure
Town Planning Scheme No. 2, NAINA FORM NO. 2 (Under Rules 6 (vii) and 21 (2) of the Maharashtra Town Planning Schemes Rules, 1974)
126.19 cr
224.47 cr
5.00 cr
355.66 cr
Estimated Expenses of works
Expenses under redistribution and valuation
publication, legal expenses, other compensations, staff salaries, any other.
(infra + redistribution & valuation + all others)
section 59 (b)
(col 12, form 1)
300.35 cr
46.23 cr
Crematorium
Railway line
Clover leaf
Expressway
0.06
0.1
0.08
0.04
0.04
FP RATE = ( SF RATE + SCHEME COST PER SQ.M ) X FACTOR
Total Expenses
Valuation ORIGINAL PLOT RATE
(sections 60 (2), 61 (1) (2), 102, 97 (1)(e), 81 (2))
750.89 cr
SEWS
(at OP location)
346.58 cr
4420 rs/ sq.m For survey number – 29, 30/1, 30/2, 39/1, 39/2
Total of increments (col 13, form 1)
charging 40% contribution of increment (50% max allowed)
proportionate costing of plot coming to CIDCO as amenity and EWS
(section 99)
(30%)
Total contribution
scheme cost/sq.m
4.363 cr. Given OP number – 138
SEMI FINAL PLOT RATE (at FP location)
4420 rs / sq.m Given FP number – 138
9(a)
Net cost of Scheme (to be borne by authority)
FINAL PLOT RATE
2.269 cr. Given FP number – 138
FINAL PLOT VALUE
15421 rs /sq.m
7.916 cr.
Given FP number – 138
Given FP number – 138
Here, the plot has several incremental factors and no depreciating factors.
11
9.08 cr
10(a)
SEMI FINAL PLOT VALUE
(charging and amenity)
12
13
15
24 m road + CBD + 400 -800 m metro 2.13 multiplying factor + 0.05 incremental factor
COMPENSATION
INCREMENT
CONTRIBUTION
NET DEMAND
(SF -OP)
(FP -SF)
(at 50% increment)
(to be paid to ULB)
2.82 cr.
0.726 cr.
-2.094 cr.
3700 rs
6(a)
ORIGINAL PLOT VALUE
Semi nal plot value – Original plot value
5.647 cr. Final Plot value – Semi nal plot value
5.647/2
contibution compensation
09 REVENUE
VALUATION AND PHASING
MODEL
Other Funding
GREEN AND Green network
Self Financing Revenues
Grant in Aids
300 Cr
Betterment Charges
36 Cr
Sale of Plots
State Funds Central Funds Urban and housing schemes
95 Ha FP land | 40% Contribution
Total 10.1 Ha land
Loans Market Borrowings Municipal Bonds Joint Ventures
46 Cr
10 TRANSIT
SPECIAL PROJECTS
Amenities Contribution
Considering 10% land sold as per past trends
Average Market Price
Future Market Price
Rs: 27,530/ Sq.m
Rs: 35,785/ Sq.m
Commercial Frontal Development
Green Bridges
Green view Residential Development
Linear Parks
Proportionate costing of Plot coming to CIDCO as Amenity and EWS (30% )
Protecting Noti ed Forest Area and Rivers
Public Private Partnerships * Calculated an 30% Escalation for 5 Years
Rs. 382
Cr Estimated Funds
** The revenue generated via sale of plots is not considered to help in funding the same TP scheme as based on past trends the land parcels sit with the ULB for long periods of time. However, this revenue can be helpful for funding upcoming TP schemes at the time
Integrated
Safe
Functional
Accessible
5.26 sq m Per Capita Green
PHASE 1
<15 min walking distance
(0-3 Years)
Total Network Length
Well within WHO standard
8.3 km
Government Land of 2.3 Ha on mortgage to leverage the resources and budgetary allocation .
Total funds raised
113 cr
Road network and Infrastructure cost
60 cr
7.5 km NMT network
Betterment charges and balance carried forward from Phase 1
Total funds raised
61 cr
Road network and Infrastructure cost
43 cr
PHASE 3
Proposed Road
Primary access
(7-10 Years)
Total Network Length
Secondary access
5.1 km key map
Betterment charges from Phase 1 and Phase 2
Total funds raised
150 cr
Road network and Infrastructure cost
21 cr
the green network and creating a web of such pockets. Preserving notied forest area and river Reconstituted Gauchar into this Green areas Connect all zones using a green networks Green Bridges for seamless connectivity Encouraging frontal commercial development
Railway Network
(3-7 Years)
Total Network Length
• • • • •
green eld TOD at proposed CBD
900 M
PHASE 2
• Easily accessible as they are at walking distances. • Connected to the main forest and river zones - strengthening
Metro line Public green Legend CBD MUZ Residential Green zone TP boundary
Private green Proposed roads
summary
learnings KEY ASPECTS
High Connectivity to neighboring cities City-level Greens
Even with the limitation that the site could not be visited through the semester, there was a tremendous scope for learning and understanding how to not only approach a TP scheme, but also the new and upcoming level of development - the Local Area Plan. The most important learning are as follows :
Railway connectivity Green park and tracks
SALIENT FEATURES Deduction
12% lesser than regular CIDCO deductions
Built Form
Arcades and Built to line in CBD
CARTOGRAPHY MAP OF GREEN SPACES
Network
20.16 km road Network
Contribution
10% less than CIDCO’s regular 50%
Scheme cost
>>> TP schemes are best laid in groups rather than in isolation. revenues from one can be used for the neighbouring scheme. >>> Government, although does not have special budget head for TP and LAP, can introduce this such that the budgets via form F and G can be maintained. >>> The TP Scheme or the LAP should not be a prot making scheme, the revenue from the schemes must be used for the development of the same scheme or one nearby. >>> Land pooling is a better approach than land acquisition, since it is a win win approach for both the authority and the land owners >>> Equity should be prime and foremost in reconstitution, keeping in mind that all factors affecting the value of the land and future development is noted. >>> The acts (GTPUDA for Gujarat and MRTP for Maharashtra) are the highest in the legislative framework. The acts lay out the system, time, method and rules that each stakeholder and ofcer must follow.
n
Higher cost due to higher jantri rates and lower developable FP area NAINA IDP
Distribution
distribution is based on intensities of developable zones
TP scheme zonal plan
Cost to ULB
Authority will bear 9 crores for the scheme, to be recovered by sale of land
RUCHI KAPOOR | PG190793