Urban Planning Internship

REGIONAL TOWN AND COUNTRY PLANNING OFFICE, KOZHIKODE

INTERNSHIP REPORT

Submitted by

RUDRA RAJEENDRAN TVE19MPH015 To The APJ Abdul Kalam Technological University In partial fulfilment of the requirements for the award of the Degree Of Master of Planning In M. Planning (Housing)

Department of Architecture College of Engineering Trivandrum Thiruvananthapuram – 695016.

FEBRUARY 2021

i

DECLARATION

I undersigned hereby declare that the internship report titled ―REGIONAL TOWN AND COUNTRY PLANNING OFFICE, KOZHIKODE‖, submitted for partial fulfilment of the requirements for the award of the degree of Master of Planning of the APJ Abdul Kalam Technological University, Kerala is a bonafide work done by me after the completion of one month‘s work at Regional Town and country planning office, Kozhikode. This submission represents my ideas in my own words and where ideas or words of others have been included, I have adequately and accurately cited and referenced the original sources. I also declare that I have adhered to ethics of academic honesty and integrity and have not misrepresented or fabricated any data or idea or fact or source in my submission. I further declare that nothing is confidential in this report in respect of the company of my internship. I understand that any violation of the above will be a cause for disciplinary action by the institute and/or the University and can also evoke penal action from the sources which have thus not been properly cited or from whom proper permission has not been obtained.

Place: Kozhikode Date: 24-02-2021

Signature RUDRA RAJEENDRAN

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DEPARTMENT OF ARCHITECTURE COLLEGE OF ENGINEERING, THIRUVANANTHAPURAM.

CERTIFICATE This is to certify that the internship report submitted by RUDRA RAJEENDRAN to the APJ Abdul Kalam Technological University in partial fulfilment of the requirements for the award of the Degree of Master of Planning in Housing is a bonafide record of the project work carried out by her under the guidance and supervision of Smt. Isha P. A (Town Planner, Kozhikode) and Sri. Rajeev (Assistant Town Planner)Regional Town and Country Planning Office Kozhikode. This report in any form has not been submitted to any other University or Institute for any purpose.

Internal Supervisor(s)

External Supervisor(s)

PG Coordinator

Head of the Department

Dr. BEJENE S KOTHARI Associate Professor Department of Architecture College of Engineering Trivandrum

Dr. SUNIL EDWARD Professor & Head Department of Architecture College of Engineering Trivandrum

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ACKNOWLEDGEMENT At the very beginning, I would like to express my deepest gratitude to almighty for giving me the strength and the composure to complete my Internship and prepare this report within the scheduled time. During the period of my internship work, I have received generous help from many quarters, which I like to put on record here with deep gratitude and great pleasure.

First and foremost, I am grateful to my internship mentors, Mrs. Isha. P. A(Town Planner., RTP Kozhikode) and Mr. Rajeev P. M (Assistant Town Planner, RTP, Kozhikode).

They allowed me to encroach upon his precious time freely right from the very beginning of this work until the completion of my internship. Their guidance, encouragement, and suggestions provided me the necessary insight into the research problem and paved the way for the meaningful ending of the work in a short duration. I am grateful especially to Prof. Anurup (Staff Advisor and Internship coordinator) for his continuous support throughout. I am also thankful to Prof. Dr. Sunil Edward (Head of Department, Department of Architecture) and other staffs of the department for their support and co-ordination. At last but not the least I would like to thank my dear Parents for the strong support lend to me throughout.

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ABSTRACT As part of M. Planning (Housing) curriculum, AR6308-Internship I have done the training at Regional Town and Country Planning office, Kozhikode for a period of one month. It was a short and fruitful period to experience the pragmatic approach used in the office in project management and planning levels. I was fortunate to get involved in four different projects of large scale like Palayam Redevelopment using Land pooling tool, Nadakkavu Area development- A housing rehabilitation process, Pre and Post Implementation evaluation of S. M Street project, Water Tourism at Eranhikkal.

These four projects are of different characters and I was involved in proposal stages of three projects and field work of survey in one project. This period of internship gave an idea of the role of a planner in society and at office level, how to manage public interaction and completing projects under stipulated amount of time. Different perspectives considered while approaching projects of different scales and characters were understood through this Internship.

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CONTENTS

CHAPTER 1 .........................................................................................................................................1 INTRODUCTION ................................................................................................................................1 1.1 About the office ..........................................................................................................................1 Major works done by Regional Town and Country Planning Office, Kozhikode .......................1 CHAPTER 2 WORKS UNDERTAKEN DURING INTERNSHIP ....................................................2 2.1 PALAYAM REDEVELOPMENT PROJECT THROUGH LAND POOLING .......................2 HISTORY.....................................................................................................................................2 POPULATION GROWTH ..........................................................................................................3 PALAYAM: ACTIVITIES ..........................................................................................................3 LOCATION .................................................................................................................................4 EXISTING CONDITION ............................................................................................................8 Residential Area .........................................................................................................................11 Commercial Area .......................................................................................................................11 LAND POOLING AS A TOOL FOR URBAN REJUVENATION..........................................11 Land Pooling in India .................................................................................................................12 The RFCTLARR Act, 2013 .......................................................................................................12 Case study1- Magarpatta City ....................................................................................................12 Case study 2- Ahmedabad ..........................................................................................................17 Amaravati Capital Region Development - Land Pooling Scheme ............................................20 PROPOSALS ............................................................................................................................25 vi

Valuation of Land Parcels ..........................................................................................................25 CONCLUSION ..........................................................................................................................30 2.2.1 INTRODUCTION .............................................................................................................30 2.2.2 SITE AND LOCATION ...................................................................................................31 2.2.3METHODOLOGY .............................................................................................................32 2.2.4 SCOPE AND PROJECT REQUIREMENTS ...........................................................................32 2.2.5 MASTER PLAN AND REGULATION ...........................................................................34 2.2.6EXISTING CONDITION ..........................................................................................................34 2.2.7 EXISTING LAND USE ....................................................................................................38 2.2.8PROPOSED LAND USE ...................................................................................................38 2.2.7PROPOSAL .......................................................................................................................39 2.2.8 CONCLUSION .................................................................................................................40 2.3.1 INTRODUCTION .............................................................................................................40 2.3.2 SITE AND LOCATION ...................................................................................................40 2.3.3 PROJECT REQUIREMENTS AND BENEFICIARIES ..................................................42 2.3.4 AREA CALCULATIONS ................................................................................................42 2.3.5SCHEME DETAILS (LIFE MISSION) ............................................................................42 2.3.6MASTER PLAN 2035 .......................................................................................................43 

Development Potential ........................................................................................................43

Regulations as per Master Plan ..................................................................................................45 2.3.7 SECTORAL PROPOSALS...............................................................................................45 2.3.8PROPOSAL .......................................................................................................................45 2.4 PRE AND POST IMPLEMENTATION EVALUATION OF S.M STREET .....................48 vii

2.4.1 INTRODUCTION .............................................................................................................48 2.4.2 The History........................................................................................................................48 2.4.3 Pre- pedestrianisation scenario ..........................................................................................49 2.4.4 Fire breakout in 2017 ........................................................................................................49 2.4.5 POST PEDESTRIANISATION SCENARIO ...................................................................50 SM street - post pedestrianisation (Source: thehindu.com, tripadvisor.in) ................................51 2.4.6 RELEVANCE OF STUDY ...............................................................................................51 2.2.7METHODOLOGY .............................................................................................................51 2.4.8 PRIMARY SURVEY ........................................................................................................51 Year of Establishment ....................................................................................................................53 No. of Floors and Shopping area ................................................................................................53 Changes in Sale after implementation of pedestrianization ...........................................................54 Safety and Security.........................................................................................................................56 Parking and Commutation ..............................................................................................................56 Overall Satisfaction of Shop Owners .............................................................................................57 2.4.7 ANALYSIS OF RESPONSES FROM CUSTOMERS ........................................................57 1.

Customers visiting the shops/ commercial spaces .................................................................58

Frequency of visits .........................................................................................................................58 Increase in number of visits after implementation .........................................................................58 Other Facilities Needed ..................................................................................................................59 Benefits after Pedestrianization ......................................................................................................60 ........................................................................................................................................................60 ........................................................................................................................................................61 viii

Overall feedback - Customers ........................................................................................................61 CHAPTER 3 CONCLUSION ............................................................................................................61 It was a really informative session during the short span of Internship Period in the Regional Town and Country Planning Office, Kozhikode, where different dimensions of planning were taught, the practical implications and technicalities a planner would face and should follow were learnt. It was really illuminating to know the theoretical and practical differences in practicing planning. Main projects which I was involved are Land Pooling, Rehabilitation, Post Implementation survey and Tourism Project Proposal. It was an enriching session with Sri. Abdul Malik Sir, to know much more about the inference that is supposed to be made while doing a deep study before moving to the planning of the project. It is important to consider the aspiration of the general public and their concent is really important in bringing up a project. It is important to digitize and georeference the works done which improves the accuracy of the data collected and it was really helpful to work on GIS during this training period. It was also understood that public interaction and interaction with the politicians and local leaders are much important in order to implement a project successfully. .61 ANNEXURE- I ..................................................................................................................................62 ANNEXURE-II Household Details for Survey of Nadakkavu Area Development and Sathram Colony ............................................................................................................................................68 3.1 9.2 Condition of Dwelling Unit................................................................................................69 3.2 9.3 Services ..............................................................................................................................70

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LIST OF TABLES Table 1 Major commercial centres in the planning area. .....................................................................5 Table 2 Volume Capacity Ratios. ........................................................................................................6 Table 3 Traffic Volume at Major Intersections. ...................................................................................6 Table 4 Fair value per are for each land type .....................................................................................11 Table 5: Challenges faced and solutions put forward for the project. ................................................14 Table 6 Phases of the Magarpatta city project. ..................................................................................17 Table 7 Table showing the type of land and conversion currency .....................................................27 Table 8 Area Calculations on Builtup area and Residential Units ....................................................42

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LIST OF FIGURES 1 Temporal Population Growth in Kozhikode Dt, Kozhikode Urban and Kozhikode Corporation ....3 Figure 2 Map showing the location and its surroundings ....................................................................5 Figure 3 Map showing existing condition of Palayam .........................................................................8 Figure 4Map showing important features and characteristics of Palayam ...........................................9 Figure 5 Map showing Existing Fair Value map.Source: Author generated using GIS mapping and geotracker, February 2021. .....................................................................................................10 Figure 6 Location of Magarpatta city, Pune. ......................................................................................13 Figure 7 Hierarchy of actors in the process. .......................................................................................14 Figure 8 Master plan of Magarpatta city. ...........................................................................................16 Figure 9 Amaravati capital city, Location . ........................................................................................20 Figure 10 Amaravati Master Plan ......................................................................................................21 Figure 11 Planning Principles : Concept of community and cluster, Source: ....................................23 Figure 12 Planning Concept of Amaravati capital city region ...........................................................24 Figure 13 Proposed Land use map .....................................................................................................25 Figure 14 Flowchart showing the valuation of land parcels. .............................................................26 15 Aerial view of redeveloped Palayam ............................................................................................27 16 Palayam street View ......................................................................................................................28 17View of Petrol Bunk from main road .............................................................................................28 18 Aerial view of newly constructed road towards the new bus stand ..............................................29 Figure 19 View of the rehabilitated residential complex ..................................................................29 Figure 20 Site and surrounding map of water tourism project, Eranhikkal .......................................30 Figure 21 Site and surroundings - Eranhikkal area. ...........................................................................31 Figure 22 Methodology ......................................................................................................................32 Figure 23 CRZ map of Eranhikkal area.(Source : Generated in GIS by author based on Coastal zone management plan of Kerala 2017-18, Kozhikode district,Sheet no:C43D15/SW NCESS 2015) .....33 Figure 24 Site .....................................................................................................................................34 xi

Figure 25 This image shows the canal road of 4m wide, leading to the site and bordered by Conolly Canal which is locally known as E-K Canal. .....................................................................................35 Figure 26 This image shows the scenic beauty of Eranhikkal backwaters where the proposed water adventure sports like kayaking, banana riding, parasailing, water skiing will be carried out. ...........35 Figure 27 This is the proposed land, and the existing entry gate to the site, vegetation at the site is of low density. Land ownership is under the government. .....................................................................35 Figure 28 Existing Building ...............................................................................................................36 Figure 29 Local road to access the site ..............................................................................................36 Figure 30 Eranhikkal Backwater ........................................................................................................36 Figure 31 Connectivity Map ..............................................................................................................37 Figure 32 Existing Land Use Plan......................................................................................................38 Figure 33 Proposed Land Use Map ....................................................................................................38 Figure 34 Proposed Layout for the water tourism project .................................................................39 Figure 35 Nadakkavu Crossroad - Manorama Office to Nadakkavu Lane ........................................41 Figure 36 Proposed land use 2035, Nadakkavu Crossroad - Manorama Office to Nadakkavu Lane 44 Figure 37 Zoning ................................................................................................................................46 Figure 38 View of proposed residential and commercial complex at Nadakkavu .............................47 Figure 39 SM Street before pedestrianization ....................................................................................48 Figure 40 Fire accident in SM Street .................................................................................................50 Figure 41 Methodology ......................................................................................................................51 Figure 42 Graph 1: percentage distribution of type of stores (Source: generated by Author based on survey) ................................................................................................................................................52 Figure 43 Graph 2: percentage distribution of type of buildings (Source: generated by Author based on survey) ...........................................................................................................................................52 Figure 44 Graph 3: year of establishment of business (Source: generated by Author based on survey) ................................................................................................................................................53

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Figure 45 Graph 4: Number of floors of each business(Source: generated by Author based on survey) ................................................................................................................................................54 Figure 46 Graph 5: Change in selling items after redevelopment , Graph 6: inclusion/ exclusion of selling items (Source: generated by Author based on survey) ..........................................................54 Figure 47 Graph 7: Change in sales (Source: generated by Author based on survey) .......................55 Figure 48 Graph 8 : Preference for additional changes (Source: generated by Author based on survey) ................................................................................................................................................55 Figure 49 Graph 9 : Change in number of customers (Source: generated by Author based on survey) ............................................................................................................................................................56 Figure 50 Graph 10: Percentage distribution of commutation mode used by shop owners. (Source: generated by Author based on survey) ...............................................................................................56 Figure 51 Graph 11: Parking by visitors and staff who use own vehicle to commute (Source: generated by Author based on survey) ...............................................................................................57 Figure 52 Graph 12: Percentage distribution of satisfaction of Shop owners in pedestrianisation ...57 Figure 53 Graph 13: Percentage distribution of type of customers (Source: generated by Author based on survey) .................................................................................................................................58 Figure 54Graph 14: Frequency of visits (Source: generated by Author based on survey) ................58 Figure 55 Graph 15: Percentage increase in number of visits after project implementation (Source: generated by Author based on survey) ...............................................................................................59 Figure 56 Graph 16: Percentage distribution of type of other facilities suggested by respondents (Source: generated by Author based on survey) ................................................................................60 Figure 57 Graph 17: Percentage of satisfied customers (Source: generated by Author based on survey) ................................................................................................................................................61

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CHAPTER 1

INTRODUCTION 1.1 About the office Regional Town and Country Planning Office Kozhikode, located in Kozhikode City is part of the Department

of

Town

Planning

started

functioning

in

1957

with

headquarters

at

Thiruvananthapuram and regional offices at Ernakulam and Kozhikode, mainly to ensure planned development of urban settlements in the State. Later, giving due respect to the unique scattered development pattern of settlements as well as the rural urban continuum prevalent in the state, it was decided to widen the field of activity of the Department by covering the rural settlements as well. Accordingly, in 1999, this Department was renamed as the ‗Department of Town and Country Planning‘ in the context of 73rd and 74th Constitutional Amendments.

The officers of this Department are nominated as members of various Sectoral committees of Corporations and Municipalities to advice on the importance of spatial planning in decentralized planning system.

Major works done by Regional Town and Country Planning Office, Kozhikode Preparation of Master Plan 2035 which is currently sanctioned.

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CHAPTER 2 WORKS UNDERTAKEN DURING INTERNSHIP 2.1 PALAYAM

REDEVELOPMENT

PROJECT

THROUGH

LAND

POOLING HISTORY Kozhikode, formerly called Calicut, was the traditional capital of Northern Kerala under the Samoothiri ruler. It was the most prominent region of Malabar, which was one of the safest trading centers for Arabs, Chinese, and later on Portuguese, Dutch and finally British, which flourished on trade and commerce for nearly three centuries since the 12th century. The city still retains its regional importance being the only Municipal Corporation of Northern Kerala, the District Head Quarters and the most important transportation hub for the whole of North Kerala. Kozhikode city has remained a seat of power and the most important centre of administration, trade and culture from ancient times and still retains its prominence in North Kerala. Kozhikode Corporation is located strategically with excellent air, water and road linkages and serves as a transit hub for the whole of north Kerala, especially remote districts like Wayanad.

Palayam Palayam was initially the military camp during the Zamorin era. Current LIC Headquarters at Mananchira was the Zamorin Palace then. Later during the british reign the palace was destroyed to construct a timber collector‘s office. By the end of the reign of britishers palayam was completely transformed into market zones. Whole of the palayam was open market and they had very few buildings made in traditional style which were used as warehouses or godown for storage. During 1960‘s palayam bus stand was constructed by removing a large part of the market area. The width of the roads was 23 ft. Whole of the land in the palayam area was under the ownership of the government hence it was not hard for them to increase the width of the road. Later patches of land were bought from the government by private owners and construction of alakapuri and davison theatre. Palayam was the major connecting link to all the major commercial & transportation zones of Calicut until the functioning of the Mofussil Bus stand.

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POPULATION GROWTH The growth of population in Kozhikode district, its urban areas and the Kozhikode Corporation, during the last century is represented in Figure. It can be seen that while the population in the district and the corporation was gradually increasing, they didn‘t follow a similar pattern. It is evident that the population in Kozhikode Corporation was already on its trail to stabilisation.(The urban population shows sudden fluctuation in 1981 due to reorganisation of urban areas). The results of the first census of this century, Census 2011, revealed a striking fact that the population in the Corporation declined to 4,31,560 from that in 2001, i.e, 4,36,556 persons. However, the new corporation area (including Elathur, Beypore and Cheruvannur Nallalam panchayats) shows a slight increase in population from 6,01,887 in 2001 to 6,08,255 in 2011.

1 Temporal Population Growth in Kozhikode Dt, Kozhikode Urban and Kozhikode Corporation

Source: Master Plan for Kozhikode Urban Area - 2035, Town and Country Planning Department, Government of Kerala, 2017.

PALAYAM: ACTIVITIES 2.1.1.i Transportation Hub Palayam consists of bus stand which has buses to connect different zones of Calicut. Palayam junction acts as an intersection point of vehicles moving towards major points of Calicut. Vehicular flow from Mananchira, Muthalakkulam area (city side)to Railway station and towards kallai mainly uses this route. Vehicular flow from Mmali road towards palayam market as well as Copper Bazar uses the palayam junction. Since palayam is one of the major commercial areas with multiple commodities of optimal price, people from various parts depend on palayam to fulfil their needs.

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2.1.1.ii Religious activity There are many temples both small and big around palayam areas which add to the rush during the morning and evening time. There is Muhayuddin masjid which is another important point where the rush increases 5 times a day the pedestrian traffic towards the masjid region also increases.

2.1.1.iii General trade This is one of the major trade centers which has almost all commodities both wholesale and retail like vegetables,groceries,textiles,crockeries etc This a common route for most of the people, easy accessible and easy availability of public transportation makes it one of the busiest places.

2.1.1.iv Roadside trade From early morning onwards there are various trade happening in and around palayam premises, Morning 6 to 8 the area right opposite to palayam stand there used to be flower traders and coconut traders and also space for pickup vans to load and unload. Later the place is transformed to an auto stand during the peak hours from 9am onwards

2.1.1.v Palayam vegetable and fruit market This is the major wholesale and retail veg and fruit market of Kozhikode city. The price of the fresh vegetables & fruits are comparatively very less and hence the rush here will be more.

LOCATION The Palayam junction is located within 1km distance from most of the major landmarks and social infrastructure facilities of the city. The area is strategically located adjacent to major commercial zones and the transportation nodes.

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Figure 2 Map showing the location and its surroundings

Source: Author generated using GIS mapping, February 2021.

Commercial land uses are concentrated in the city core – Valiyangadi-Palayam- Mavoor road areas. (7.1, Pg.no. 73). Major centers of commercial activity in the planning area are the wholesale and retail areas at Big Bazar and Palayam, which form the Central Business District (CBD).

(8.2.1, Pg.no. 86).

LSGI

No. of major commercial centers Commercial Node/ Centre

Old Kozhikode Corporation

5

Beypore

4

Cheruvannur- Nallalam

7

Feroke

6

Kadalundi

3

Olavanna

3

Table 1 Major commercial centres in the planning area.

Source: Master plan for Kozhikode Urban Area 2035, RTCPO Kozhikode, May 2017.

Markets selling various kinds of hill produce and general goods are located in the big bazar area of the city which has become very congested. The sub-markets in the city area are Vegetable Market, 5

Palayam,

M.M.Ali

Road,Eranhipalam

Market,Central

Market,

Court

Road,Kuttichira

Market,Areekad Market,Pallikandi Market and Mooriyadu Market. (8.2.2, Pg.no.87). Presently, the city has three bus terminals located at IG road, Palayam, and KSRTC terminal. The study area is served by a public transport system consisting of both State owned Kerala State Road Transport Corporation (KSRTC) and private buses. (9, Pg.no.111).

Sl. No

Name of intersection

Morning

Evening V- C Ratio

12

BEM school- Palayam Jn. (one way)

3334.43

2400

1.39

13

Palayam- Pushpa Jn. (one way)

3373.70

2400

1.41

Table 2 Volume Capacity Ratios.

Source: Master plan for Kozhikode Urban Area 2035, RTCPO Kozhikode, May 2017.

Sl. No

12

Name of intersection

Morning

Evening

Peak hour

Volume (PCU)

Peak hour

Volume (PCU)

9.30-10.30

4862

5.30-6.30

5282

Palayam Jn

Table 3 Traffic Volume at Major Intersections.

Source: Master plan for Kozhikode Urban Area 2035, RTCPO Kozhikode, May 2017.

It is found that the Palayam area, constituted with MM Ali road and section of Kallai Road between Muthalakkulam and Link road, have the highest parking accumulation of 1,535 vehicles parked at a time on a normal working day. This necessitates the introduction of parking plaza at this area. (9.8, Pg.no.117) Analysis of data revealed that, pedestrian cross movement is about 2500 persons per hour in Mavoor road (Mofussil bus stand area), Head post office Junction, Palayam bus stand area and at Medical college junction.(9.9, Pg.no.117) It is also revealed from the study that, parking plazas at Palayam and Mananchira area, pedestrian facilities at CBD (especially at Head post office junction, Moffusil bus stand area, Medical college area and Palayam area). (9.12, Pg.no.126)

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While the Big Bazar, Palayam and Mavoor Road area will act as the CBD for the whole district, a new commercial mix use zone is envisaged to develop between the NH 66 By-pass and Mini By-pass between Malaparamba, Arayidathupalam, Eranhipalam and Thondayad.(21.3, Pg.no.231) A Parking Plaza is identified at the existing Bus Stand area at Palayam, having an extent of 2 Ha. 20% of the built-up area in this zone is proposed to be utilised for commercial purposes.

(22.1.16.5, Pg.no. 252) The Railway Station, Mofussil bus stand, palayam bus stand and the Medical College junction receives maximum number of commuters for auto and taxi usages hence fall in to 1st order nodes.(23.15, Pg.no.273) It is proposed that SM Street, the most important retail hub in the planning area shall be pedestrianized. Similarly Customs Road, Mele Palayam Road and Palayam Thali Road shall also be pedestrianized. Link Road can be used instead of Mele Palayam road.(24.1.2.2,Pg.no.294) Proposal for Indore market at Palayam: Main agricultural market of Kozhikode Corporation is Palayam market, where wholesale as well as retail agricultural sails are taking place. A state of the art Indore fruit and vegetable market is proposed at this area along with commercial complex and Parking plaza.The land of existing Palayam market, existing Bus Stand and land owned by Corporation besides the Bus Stand can be utilised for this project. Proper drainage arrangements and waste management arrangements shall be done.(24.1.2.5, Pg.no. 295) Detailed Town planning scheme proposed at Kottaparamba - Palayam Area. (24.6.3.2, Pg.no.344) Urban renewal at Melepalayam (A commercial precinct) and Palayam market area (Trade and commerce). (24.6.3.3, Pg.no.345)

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EXISTING CONDITION

Figure 3 Map showing existing condition of Palayam

8

Figure 4Map showing important features and characteristics of Palayam

Source: Author generated using GIS mapping and geotracker, February 2021.

9

Figure 5 Map showing Existing Fair Value map.Source: Author generated using GIS mapping and

geotracker, February 2021.

Land Type

Fair Value per Are (₹)

Commercially important Plot-A

4940000

Commercially important Plot-B

3211000

Commercially important Plot-C

2800000

Commercially important Plot-D

2500000

Commercially important Plot-E

2223000

Commercially important Plot-F

1900000

Commercially important Plot-G

1200000

10

Commercially important Plot-H

900000

Residential Plot with Corp./Mun./Panch. road access-A

1050000

Residential Plot with Corp./Mun./Panch. road access-B

900000

Residential Plot with Corp./Mun./Panch. road access-C

750000

Residential Plot with private road access-A

500000

Residential Plot with private road access-B

400000

Residential Plot without vehicular access-A

350000

Residential Plot without vehicular access-B

250000

Residential Plot without vehicular access-C

200000

Table 4 Fair value per are for each land type

Residential Area 

31.5% of existing land use is occupied by the residential zone



The existing condition of houses are very dreadful



Open drainage lines are found near residential areas followed by disposal of waste in open areas.



Most of the housing units do not have toilets ,preferably using common toilets.

Commercial Area 

Very tightly packed environment



Partial vehicular movement in inside roads of palayam market



No proper drainage facility in any places



No parking facilities near commercial area ( front and inside roads)



Ratio of wholesale business is more compared to retail business

LAND POOLING AS A TOOL FOR URBAN REJUVENATION Land pooling is a technique for managing the planned development of urban‐fringe lands, whereby a government agency consolidates a selected group of land parcels and then designs, services and 11

subdivides them into a layout of streets, open spaces and serviced building plots, with the sale of some of the plots for cost recovery and the distribution of the remaining plots back to the landowners to develop or to sell for development.

Land Pooling in India Land pooling, known variously as land readjustment/land reconstitution/land sharing/land consolidation/land re-plotting is an arrangement wherein the land for a project, is pooled by land owners who later receive a land parcel from the pooled land, after it is serviced. Land pooling is perceived as beneficial, both to the landowners as well as the development agencies by virtue of o

Enhancing the intrinsic value of land by regularizing the plots and providing better public infrastructure;

o

Adopting a ‗non-displacement strategy‘ whereby landowners retain their ‗rights to return‘ or sell off lands after project completion;

o

Reducing the financial burden of servicing the land.

It creates more opportunities for revenue generation and fosters collaboration between public and private actors in their pursuit for sustainable land development. Land pooling in India is governed

by The RFCTLARR Act, 2013.

The RFCTLARR Act, 2013 The Right to Fair Compensation and Transparency in Land Acquisition, Rehabilitation and Resettlement Act, 2013 (RFCTLARR Act, 2013 ) constitutes a significant step in the country‘s march towards a land acquisition regime that is grounded in transparency of processes and fairness of outcomes. The implementation of the Act, over the course of the last five years, has seen the emergence of differing viewpoints over some substantive and procedural provisions of the Act. Of the four features of the RFCTLARR Act –social impact assessment, consent, market- linked cash compensation and rehabilitation and resettlement of PAFs, SIA is the most contested provision.

RFCTLARR 2013 addressed many of the contentious issues of the old Act. In particular, social impact assessments are now conducted, compensation is fair, and the stakeholders are involved. In land pooling instead of receiving a one-time compensation for the land, title-holders get a portion of their land whose value increases because of the public infrastructure that has come up there.

Case study1- Magarpatta City

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Figure 6 Location of Magarpatta city, Pune.

Source: www.mapsindia.com, Magarpatta city - Project Development Management by Wim Wambecq and Bruno De Meulder

Due to the spurring urbanisation and expanding population of the city, in 1960 the farming lands of Hadapsar on the eastern fringes of Pune were marked for Urban Development. Land Acquisition Act of 1894 and Urban Land Ceiling Act of 1976 were pivotal moments for the farming community in India. In the 1982 Draft of Development for Pune Municipal Corporation [PMC] marked the lands of the Magar farming community for development, which meant that these farmers would have to sell their lands to the government at a rate lower than market prices owing to the Land Acquisition Act. The pressure of displacement and loss of source of income was the genesis of an idea called ―The Magarpatta city‖. Lead by Satish Magar, the head of the farming community and the largest landholder, this group of 120 farmers collectively decided to pool their lands of 430 acres and develop it themselves into a township that would feed to the growing demands of the city.

2.1.1.vi Formation of MTDCCL Satish Magar owned 100 acres of land out of 430 acres, and came from a political family, hence was appointed as the Directing Manager of the company At first they thought of forming a co-operative company, but learning from the failure of the sugar co-operative movement in Maharashtra, and the fact that each farmer family owned different sizes of land parcels. The company resolution was to safeguard land ownership and provide a continuous source of income to all the stakeholders. And since co-operatives are based on equality rather than equity, the idea was ruled out, and the community decided to opt for a private limited company.

13

Two types of shares were created in the company1. Preferential shares: these are short term shares where rights of owners could be redeemed at the end of the term. This type of share was later removed.

2. Equity shares: these were the long term shares that endowed landowners with permanent rights in the company and their lands.

Figure 7 Hierarchy of actors in the process.

Source: Magarpatta city - Project Development Management by Wim Wambecq and Bruno De Meulder Table 5: Challenges faced and solutions put forward for the project.

Challenges

Solutions

Urban Land Ceiling Act that

prevented

development

any

company

from owning a land larger than 1000 sq.m

The project also led to addition of special legislative provisions to the Maharashtra Regional and Town Planning Act of 1972, called the Special Townships Notification of 2006, that laid down the norms for amenities and infrastructure, and planning standards for its development, simultaneously incentivizing the developer and its citizens with various procedural and FSI benefits to promote a good, sustainable development

Finance 

Since



A loan of 20 million rupees from HDFC



Revenue stream regeneration through phasing and marketing

the

landowners themselves were to

of the project. 

The cyber city (Phase 3) was Leased instead of selling space in order to generate more revenue.

14

be the developers,



there was no land

received part of the money(30%) from the sales and the rest of

acquisition money

the money went to the company

to

initiate

the



project. 

Since the company was based on equity, each shareholder

The

methods regulatory

controls

Project cost cut down by using sustainable construction

on

the



Construction works majorly carried out by the farmers themselves, making use of the available resources first.

lending system to real

estate

companies did not support the project model. 

Besides, the project in

the

financial

market was looked at as a non-feasible idea Source: Master plan for Kozhikode Urban Area 2035, RTCPO Kozhikode, May 2017.

15

2.1.1.vii Magarpatta City Masterplan

Figure 8 Master plan of Magarpatta city.

Source: Magarpatta city - Course of Project Development Management by Wim Wambecq and Bruno De Meulder

PHASE 1

PHASE 2



Erica (2/3bhk Row houses)



Iris (2 bhk homes)



Grevillia (2/3bhk Flats)



Mulberry Gardens (Bungalows)



Heliconia(1b hk homes)



Jasminium (2/3 bhk flats)



Roystone (2- 3bhk flats)



Acacia Gardens(bungalows)



Daffodils (2/3bhk flats)

16

PHASE 3

PHASE 4



Cyber city - IT Park



Trillium (2/3bhk flats)



Mega Mall Retail



Sylvania (2/3bhk flats)



Pentagon Office Spaces



Laburnum park (3/4bhk flats)



Zinia (1bhk flats)

Table 6 Phases of the Magarpatta city project.

2.1.1.viii Sustainable Design Concepts Rain Water Harvesting -To mitigate flooding and water shortage issues, the entire township was designed for rainwater harvesting. There are about 8 natural wells, 515 recharge bores. An artificial lake now harvest rainwater from terraces to recharge groundwater levels.

Wastewater Reuse

Waste water is entirely recycled in the 3 sewage treatment plants of 5 million litres capacity, and through systems of drip irrigation and sprinkler distribution, it is used for gardening purposes in the site.



Household and commercial waste generated in the site is completely managed by the solid waste management in the township through open vermicomposting and organic waste converters, that also educate people.

Solar Energy - The township is India‘s largest solar panel installation. Each residential complex has been installed with solar panels, and is used for water heating.

Fly Ash Bricks -Fly ash, which is a waste material produced by the thermal power plants, was used for bricks.This helped in reduction of greenhouse gas emission.

Case study 2- Ahmedabad Ahmedabad is the largest city and former capital of the Indian state of Gujarat. It is the administrative headquarters of the Ahmedabad district and the seat of the Gujarat High Court.

17

Figure 1.8: Ahmedabad city location .

Source: www.mapsindia.com, Google maps

Ahmedabad City has managed its urban expansion through a structured process known as a town planning scheme (TPS) to ensure that land use planning is integrated with service provision in the city‘s expanding peripheries. The TPS is a process of pooling and readjusting lands followed by appropriating parts for public purposes. It became more widely used after a 1999 amendment to Gujarat State‘s Town Planning and Urban Development Act. It features negotiations between the local planning authority and landowners.

18

Figure 1.10:Amaravati capital city, Location .

Source:

Steps involved in Preparation of Town Planning Scheme Step 1- Notification of intention to prepare the scheme Step 2 - Prepare a base map Step 3 - Prepare physical layout, infrastructure plan and cost estimates Step 4 - Calculate the OP & FP and betterment charges Step 5 - Appointment of Town Planning Office (TPO) Step 6 - Sanctioned Draft TPS Step 7 - Draft scheme sent for Govt. approval Step 8 - Present the draft TPS to the land owners Step 9 - Preliminary TPS Step 10 - Sanctioned Preliminary TPS Step 11 - Final TPS Step 12 - Sanctioned Final TPS

Challenges faced in Ahmedabad city 19



Widening streets



Providing roads, parks, public amenities



Providing infrastructure – water supply, drainage



Redeveloping older areas of cities



Managing peripheral urban growth



Providing housing for the poor



Finding money (or land) to do all of the above



Regularizing illegal construction



Curbing nuisances and regulating private development

In Order to solve these problems faced by Ahmedabad, an overall development or rejuvenation was required. As a result the technique of land pooling was done which helps in a total rejuvenation of the area as well as it promotes a harmonious development of the area by considering the neighbourhood as well by giving incentives of the increased land value and serviced plots.

Amaravati Capital Region Development - Land Pooling Scheme The core of Amaravati is being built on Approx. 34,058 acres of land owned by individual farmers.

The Andhra Pradesh government has followed the land pooling scheme to collect the land exercising option, as an alternative to land acquisition. So far more than Approx. 34,000 acres of land is procured under the pooling system, including assigned land.

The Challenge

Figure 9 Amaravati capital city, Location .

Andhra

Pradesh

was

bifurcated as per the AP Reorganization Act 2014, dated 1st March 2014; Pressuring to plan and build a capital city from scratch within this short time frame of 10 years. Nine theme cities within the Capital city are proposed to accommodate complementary functions and thematics. These cities will act as important socioeconomic anchors for the Capital city. Much of the land required for development belonging to agrarian landowners. It was not viable for the government to buy over private land through land acquisition—a costly process that had a history of generating public discontent over compensation rates when previously implemented in India. Such contestations 20

would not augur well for Amaravati‘s vision to become ―The People‘s Capital‖, where citizens reap the benefits of its progress.

The scheme started in January 2015, with 8,581 acres of land. State promises landowners a smaller but developed plot of land in the future in exchange for current landholdings. These reconstituted plots would come with smart utilities and infrastructure such as citywide WiFi access, paved roads, sewage pipes and electricity lines Under this scheme, the government develops agricultural land into urban real estate, raising its value, and restores a portion of the land to the original owner. LPOC Certificate with alienable rights in exemption registration fee / capital gains.

Demarcating village sites / extended habitations making residents part of the capital city. To provide Rs. 2,500 /- per month for a period of 10 years to all the landless families.

Figure 10 Amaravati Master Plan

Source: www.mapsindia.com

One time agricultural loan waiver upto Rs. 1, 50, 000 per family to farmers who are surrendering their lands under LPS. Providing NREGA up to 365 days a year per family. Providing housing to homeless as well as those losing houses in the course of development. Skill development training with sty-fund to cultivating tenants, agricultural labour and other needy persons to have alternative livelihoods. To provide interest free loans up to 25 Lakhs to all the poor families for self employment.

21

Returnable Land Through Land Pooling was executed as; 25.90% Returnable Residential + 05.71% Returnable Commercial = 31.60% Total Returnable Land in Capital city area Land Pooling Process The Land Pooling process was started by studying how other Indian states such as Chhattisgarh and Gujarat had previously executed land pooling, and discussed the idea with officials from across the country. The Andhra Pradesh Capital Region Development Authority (CRDA)—Amaravati‘s urban planning agency-- Made a draft of the scheme and made it available to the public and gave 30 days for feedback and suggestions. Suggestions that got are Various Size of plots and plots should beAligned in north east direction Two villages of Penumaka and Undavalli, many farmers refused to pool their land. These villagers had argued that the land pooling scheme did not pay fair compensation, which was fixed arbitrarily without the state government explaining the rationale. Returnable land plots were allocated through electronic lotteries for fairness.

Lottery Process To make the process of distribution of developed plots completely transparent and unbiased, Govt. decided to adopt dynamic allocation of plot through a lottery system. To meet this objective, AP Online developed an online solution which will enable this dynamic allocation of plots. The online system designed for lottery validates the matching of number of farmers vs number of plots mentioned in the masters provided by APCRDA. After Data validation, Data will be arranged in ascending order of Plot Sub category, Township, Sector, Colony, Block, and Plot Number. Once the masters are ready, the online system prepares a list of Sub category Farmers. Next it identifies the minimum number of plots opted by a single farmer under that sub category. Then it marks the same number of plots opted by a single farmer side by side to the extent possible Planning Principles Neighbourhood: Town is divided into 4 equal parts called neighbourhoods of 1 km x 1 km size (250 acres) with about 25,000 population (7000 households. Primary school, local shopping etc. will be at walkable distance.

Community: Neighbourhood is divided into four equal parts called communities of ½ km x ½ km size (about 62.5 acres) with about 6000 population (1700 households).

Cluster: Community is further divided into 2 to 4 clusters with each cluster representing a close knit society having its own park and controlled access for vehicles. The size of the cluster varies from 15

22

acres to 30 acres and the population between 1500 to 3000 (300 to 800 families).

Figure 11 Planning Principles : Concept of community and cluster, Source:

As the largest exercise of its kind in India to date, land pooling for Amaravati has made milestones for its unprecedented scale and efficiency. Within just 60 days of implementation, the government managed to persuade 25,000 farmers to give up 30,000 acres of land. As of June 2018, over 33,700 acres have been consolidated through the scheme. The Indian central government has lauded Amaravati‘s land pooling scheme and other states such as Maharashtra have taken efforts to study the upcoming capital‘s model.

23

Planning Concepts

Figure 12 Planning Concept of Amaravati capital city region

Outcome of Land Pooling As the largest exercise of its kind in India to date, land pooling for Amaravati has made milestones for its unprecedented scale and efficiency. Within just 60 days of implementation, the government managed to persuade 25,000 farmers to give up 30,000 acres of land. As of June 2018, over 33,700 acres have been consolidated through the scheme. The Indian central government has lauded Amaravati‘s land pooling scheme and other states such as Maharashtra have taken efforts to study the upcoming capital‘s model.

24

PROPOSALS

Source: Author generated

Figure 13 Proposed Land use map

―Strengthen the arterial and sub arterial roads in the plan area for efficient inter-zonal connectivity, improve the local and collector roads and construct missing links for intra-zonal accessibility, along with improved facilities in other modes of transport with state of the art technologies in connectivity sector‖ 

Parking plaza at Palayam market area (locate to encourage walking)



Flyover proposal at Puthiyara - stadium jn road



Flyover proposal at Railway stn - Oyitti road



Bus bays at major bus stops



Walkable areas in mixed us and multi functional zones



Allocation of high density development areas in major transit centres



Promote cycling

Valuation of Land Parcels For the valuation and the conversion purpose, the existing fair value data from the Department of Registration, GoK was used. The fair value would be much less than the market value, but the multiples of rates for each land type can be used for the final valuation purpose. A common currency has to be implemented to obtain a common unit for each land type. Later the following methodology was followed for the easy conversion for the future purposes.

25

Figure 14 Flowchart showing the valuation of land parcels.

Source: Author generated using Microsoft Powerpoint, February 2021.

The fair value of each land type and corresponding area was calculated and is tabulated below:

Fair value Total area in ares Currency (in Rs.)

Type of land Residential Plot without vehicular access-C

200000

184

1839.8

Residential Plot without vehicular access-B

250000

16.8

21

Residential Plot without vehicular access-A

350000

5.22

9.13

Residential Plot with private road access-B

400000

2.34

4.69

Residential Plot with private road access-A

500000

16.15

40.38

Residential Plot with Corp./Mun./Panch. road access-C

750000

1.17

4.39

Commercially important Plot-H

900000

8.22

37

Residential Plot with Corp./Mun./Panch. road access-A

1050000

2.28

12

Commercially important Plot-G

1200000

100.72

604.37

Commercially important Plot-F

1900000

20.9

198.6

Commercially important Plot-E

2223000

10.61

117.95

Commercially important Plot-D

2500000

35.15

439.33

Commercially important Plot-C

2800000

26.72

374.1

26

Commercially important Plot-B

3211000

12.95

207.94

Commercially important Plot-A

4940000

65.47

1617

TOTAL

508.7

5527.68

Table 7 Table showing the type of land and conversion currency

Source: Author generated using Microsoft Word, February 2021.

The various observations from the tabulation is listed below: 

The currency value for the whole study area was found to be 5527.68, which equals 110.55 Crore Indian rupees, which would be much less than the actual market value of the land.



The land type ‗Residential Plot without vehicular access-C‘ and ‗Commercially important Plot-G‘ has the most share of land area in the study area.



‗Commercially important Plot-A‘ with fair value 4940000 per are acquired 2nd place in the total currency value even though the category has only a lesser share of land area.



‗Residential Plot without vehicular access-C‘ has the largest share of both the land area and currency value.

15 Aerial view of redeveloped Palayam

27

16 Palayam street View

17View of Petrol Bunk from main road

28

18 Aerial view of newly constructed road towards the new bus stand

Figure 19 View of the rehabilitated residential complex

29

CONCLUSION It was observed that even though the study area is located within the CBD of the city, the living standards of the residents in this area is very low. The narrow roads within the residential area add to the same. On the other hand, the bus stand building and the market area is in the stage of depletion. This particular region has also the highest rate of parking accumulation in the city and has also a proposal for parking plaza at the existing bus stand area.

All the above mentioned reasons along with the irregular arrangement of plots in the study area calls up for a proper redevelopment, by using land pooling as a tool. The higher land potential in the study area would make the project financially feasible along with increasing the overall living standards and infrastructure facilities within the study area. The benefits of the project would cater to the city as a whole, as the study area is within the CBD and also has cultural importance.

2.2 WATER TOURISM PROJECT, ERANHIKKAL 2.2.1 INTRODUCTION Eranhikkal, is a beautiful countryside in Calicut, 8km away from the city. This nature blessed rural water front has pathways marked by the canal and fields amidst the lush greenery and mangroves. It is the place where the canoli canal meets the Korapuzha River. This place is well known for its scenic beauty. Advantage of this project is its proximity to the city and its natural scenic value adding on to its prospectus. Calicut is known as a food capital attracting people from neighbouring

30 Figure 20 Site and surrounding map of water tourism project, Eranhikkal

districts on weekends, lacks places to visit other than famous beaches like Calicut beach, Beypore beach, Kappad Beach, Mananchira Square and Sarovaram Biopark being major public spaces to spend quality time other than few malls present here. So it has a great scope to incorporate such tourist attraction

spots

in

close

proximity

to

Calicut

city.

2.2.2 SITE AND LOCATION This site of total area 5.98 ha is situated 8km from Calicut City, covered in the Elathur division of Calicut Corporation.

Figure 21 Site and surroundings - Eranhikkal area.

(Source : Generated in GIS by author based on Kozhikode corporation master plan 2035)

31

It has an eco- sensitive area surrounding it and the project has scope and limitations surrounding this region. National Highway NH 17 passes through Pavangad just 2 km From Eranhikkal and the NH 17 Calicut bypass also passes through Eranhikkal. The nearest railway stations are Calicut Railway Station, Westhill Railway station, and the Elathur Railway Station. The site shares a boundary with a local road 4m wide and Conolly Canal running parallel to it. Conolly Canal, named after Henry Valentine Conolly, the collector of Malabar during the British Regime, runs through Eranhikkal. It was constructed during his tenure, in 1848, and was used as a major waterway, shipping goods and ferrying passengers in the Calicut district till the late 1950s. It connects Korapuzha to Kallayi River. As per the master plan the region comes under Tourism Promotion Zone.

2.2.3METHODOLOGY

Figure 22 Methodology

2.2.4 SCOPE AND PROJECT REQUIREMENTS The project intends to design a water tourism infrastructure by incorporating water adventure sports and open recreational space. The site is located in an industrial zone where the land ownership is of the government. The project includes an open recreation park along with seating spaces, food stalls, open air theatre, accessory stalls and different water adventure activities. There are two sites within the Tourism promotion zone in Eranhikkal.

32

Figure 23 CRZ map of Eranhikkal area.(Source : Generated in GIS by author based on Coastal zone management plan of Kerala 2017-18, Kozhikode district,Sheet no:C43D15/SW NCESS 2015)

The project can be divided into two phases where the initial phase provides open recreational space along with water adventure sports and the second phase promotes Farm Tourism and Fish Culture which has a potential to attract the foreign tourists as well. This project will add on the value of the area and will elevate the physical and social well-being of the area as well. This can also promote indigenous tourism as well as can act as a capacity building for the local people.

This is a tourism project incorporating adventure sports like boating, kayaking etc. by collaborating the study of mangrove preservation among the tourists. The backwater tourism hot spots of Alappuzha Ernakulam area are crowded and the state government has decided to decongest these hot spots, by way of attracting tourists to the unexplored back waters of North Kerala. The Elathur Back water is unexplored, serene back water, which has high potential for tourism activities. To utilise this potential, it is proposed that this area may be developed as a high end tourism zone with luxury house boats and other water based tourism activities. A tourism promotion zone is also demarcated around this back water, to facilitate low density and eco-friendly development in the vicinity.

The project area comes under CRZ II zone, where the area has a clear building regulation where at a distance of 25m from the shoreline to the land only temporary structures can be built and existing structures can be redeveloped.

33

Figure 24 Site

2.2.5 MASTER PLAN AND REGULATION As per Master Plan 2035, the policy in the tourism sector is ―to create and implement tailor made tourism circuits catering to a variety of tourists with efficient supporting infrastructure, to utilize the tourism potential of the city to the maximum‖. The strategies include development of special recreational zones in Elathur and Kadalundi, developing dream city are as a high tech recreation area, development of Canoli Canal into a full-fledged water based tourism circuit connecting the major tourist hot spots and a main tourism attraction , efficient use of the other water resources in planning area for water based tourism, creation and operation of theme based tourism circuits with efficient supporting infrastructure to promote cultural, ecological, educational, health tourism especially the traditional health care systems like kalari and marma, business and sports tourism, development of well connected pedestrian/cyclist friendly green – blue networks in the city, development of Kadalundi as a Tourism Cluster,promotion of home stays and other tourism infrastructure, training for women in the area in running home stays projects for conservation of built Heritage, including those under private ownership.

2.2.6EXISTING CONDITION Currently there is an access from NH 17 (Pavangad Junction) through Chalice road, which is 1.5 km away from the main road.

34

Figure 25 This image shows the canal road of 4m wide, leading to the site and bordered by Conolly Canal which is locally known as E-K Canal.

Figure 26 This image shows the scenic beauty of Eranhikkal backwaters where the proposed water adventure sports like kayaking, banana riding, parasailing, water skiing will be carried out.

Figure 27 This is the proposed land, and the existing entry gate to the site, vegetation at the site is of low density. Land ownership is under the government.

35

Figure 28 Existing Building

This image shows the existing building in the site, which was constructed for the training purpose of Kudumbasree community, currently it is not functional. In the proposal of water tourism, revival of this existing building is one of the agenda as part of redevelopment of the industrial zone.

Figure 29 Local road to access the site

Local Canal road boundary along the eastern periphery of the site.

Figure 30 Eranhikkal Backwater

Eranhikkal backwater

36

2.2.6.i CONNECTIVITY There are two Proposals that Enhances the Connectivity of the site to other places. The Chalice Road / Kaippurath Palam Road which Connecting Bypass and NH) is proposed to be widened by 12 m as per the Master Plan. As part of this the Kaippurath Bridge will be constructed with the same width of 12m, instead of the existing Lifting Bridge.

Figure 31 Connectivity Map

Source: Generated by author using Google map, February 2021

37

2.2.7 EXISTING LAND USE

Figure 32 Existing Land Use Plan

Source: Existing land use plan for Kozhikode Urban Area, RTCPO Kozhikode, May 2017

2.2.8PROPOSED LAND USE

Figure 33 Proposed Land Use Map

Source: Master plan for Kozhikode Urban Area 2035, RTCPO Kozhikode, May 2017

38

2.2.7PROPOSAL

Figure 34 Proposed Layout for the water tourism project

This is the proposed master plan of the Water Tourism. It is designed amidst the lush green scenic and unexplored beauty of Eranhikkal. This design would be an organized open space for the local community as well as a floating population of the city. There are different amenities provided within the 5.2 Ha of land which includes open park, water adventure sports like Kayaking, Banana Boating, Parasailing and Water Skiing, Open Air Theatre where local cultural fests can be conducted, public toilets and e- toilets along with Parking space for the visitors.

39

2.2.8 CONCLUSION Eranhikkal is a hidden beauty of a natural gem in close proximity to the city of Calicut. As per master plan 2035, Calicut being the second most populated city of Kerala has comparatively lesser number of organized tourist destinations in spite of having great potential for tourism development. Developing Tourism in one of the selected spots after immense study by Regional Town and Country Planning Department, Kozhikode at Eranhikkal can lead to a greater socio- economic upliftment of an entire region as this proposed site can be an activity node of regional importance attracting people from the cities and neighbouring districts as well. The proposal aims in providing a standard quality of open space and tourist destination by providing different amenities as mentioned in the proposal which attracts more number of visitors and thereby it increases in improving the revenue. It is also a sustainable development project by considering the conservation of the mangroves and surrounding eco sensitive zones.

2.3 NADAKKAVU AREA DEVELOPMENT 2.3.1 INTRODUCTION This project is rehabilitation of Sathram Colony and Nadakkavu Colony. There are 39 families in Nadakkavu Colony and __ families in Sathram colony. Most of the families in the Nadakkavu colony area sanitation workers employed by Kozhikode Corporation. The developments in the area are hindered due to the presence of Nadakkavu colony. As per existing land use the area comes under residential zone and as per the proposed Master Plan 2035 it is under commercial zone. The project intends to design an integrated commercial residential zone. Majority of the area, 80% of the total area will be assigned for commercial purpose and 20% of the total area for the residential purpose.

2.3.2 SITE AND LOCATION The site is located in East Nadakkavu, near CH Mosque. It has an area of 95.1 cents and a total of 39 families are living presently here. The site is located abutting Wayanad road and Nadakkavu Cross Road.

40

Figure 35 Nadakkavu Crossroad - Manorama Office to Nadakkavu Lane

Source: Master plan for Kozhikode Urban Area 2035, RTCPO Kozhikode, May 2017

As per the existing Land Use map the site area is categorized as Residential Land Use with surrounding sites with commercial, public and religious land uses.

41

2.3.3 PROJECT REQUIREMENTS AND BENEFICIARIES The project is supposed to focus on the potential of Commercial Space on a rapidly growing area in Kozhikode city along with residential use to accommodate the people evicted from Sathram Colony at Stadium Junction. Since the project is focused on economic development from commercial use 80% of built space can be allocated and remaining 20% for residential development.

2.3.4 AREA CALCULATIONS The number of units are calculated by providing 20% for residential built area and 80% for commercial built area .The number of residential units that can be accommodated for coverages of both 65% and 50% were also calculated.

Residential built up Residential Commercial Residential Commercial area Coverage Built Area Built Area Built up Built up No. excluding (20%) (80%) area (sqm) area (sqm) of the services FAR floors (sqm)

No. of units for residential apartments (60 sqm)

65

455

1820

3

2100

8400

5

1890

32

50

350

1400

3

2100

8400

6

1890

32

Table 8 Area Calculations on Builtup area and Residential Units

2.3.5SCHEME DETAILS (LIFE MISSION) The rehabilitation can be executed as part of LIFE Mission by checking whether the people can be considered under the criterias for the same.

The beneficiaries for Life Mission are Landless or homeless people, people who have not been able to complete the house construction and have no other home or people who have a temporary home in coastal, plantation or exotic areas.

Beneficiary priority criteria for LIFE mission is as follows: 

Mentallly disabled/ blind / physically disbled



Deserted/ single person households



Transgenders



Patients with critical illness



Unmarried mother lead households



Financially incapable households due to illness/ accidents



Widowed 42

Key Eligibility Criteria for beneficiaries: 

People working in the government sector are not eligible to apply.



Annual income of the applicant should not exceed Rs three lakhs per year.



Only residents of Kerala can apply for the scheme.



Applicants who do not own any land can apply.



Homeless families who have a ration card are eligible for the scheme.

2.3.6MASTER PLAN 2035 2.3.6.i PROPOSAL AS PER MASTER PLAN The potential of the site has been discussed in Master Plan for Kozhikode Urban Area - 2035 

Development Potential

The Colony and the area as a whole is having immense potential for further improvements as in terms of location, access and connectivity. The area can be converted into a commercial hub. 

Land Potential

Being located in the heart of the commercial area of the Town, sufficient area can be allocated to rehabilitate all the households once properly developed. Having an area of 1.7acres it can accommodate both residential and commercial purposes. 

Potential for Mixed use development

The area can be developed on BOT basis to a commercial center, with upper floors to be allocated for the residences of the existing dwellers.

43

Figure 36 Proposed land use 2035, Nadakkavu Crossroad - Manorama Office to Nadakkavu Lane

Source: Master plan for Kozhikode Urban Area 2035, RTCPO Kozhikode, May 2017

44

Regulations as per Master Plan 

All lawfully established existing uses prior to enforcement these rules shall continue.



The addition/ alteration/ extension/ reconstruction of these existing buildings are permitted in all zones except at recreational zones, agricultural zones, environmentally sensitive zones, heritage zones, and special zones.



The total built up area shall not exceed 1.5 times the existing built up area.



Regulation of constructions and / or land developments on the sides of new roads/roads proposed for widening as per the Masterplan shall be governed by the distance from the centre line of the road, unless otherwise specified in the Masterplan or Detailed Town Planning Schemes or any detailed road alignments approved by Chief Town Planner concerned.



For all constructions in plot area exceeding 0.5 Hectare(123.55 cents ) shall be supplemented with landscape plan ensuring 20% of green cover, and shall be left unpaved.



Every building should be provided with appropriate techniques such as Pipe composting/Biogas plants/ vermi composting etc. for processing organic waste at source itself. Proper drawings should be supplemented with the building permit applications.

2.3.7 SECTORAL PROPOSALS Site is located beside Nadakkavu cross road which connects East Nadakkavu and west. The area of the site is 1.70 acres (6879.66sqm.). There were 39 households resided in the site on row houses allocated by corporation for manual scavengers in earlier times. Inorder to execute the project these households were rehabilitated to Kalluthankadavu Flatand directed to evict the place before 3rd February 2021 . Even Though there are 3 families who aren't included in this rehabilitation scheme.

The existing 39 households share five bathrooms and four latrines. The existing area is balanced with an anganwadi and library.

2.3.8PROPOSAL Proposal was made in two phases; zoning and layout

45

2.3.8.iZONING

Figure 37 Zoning

The site area has been zoned under three categories; Commercial, Residential and Recreational. In the site area , 20%( ie, 604 sqm) is provided for residential land use, 70%(ie, 1428.29sqm) is provided for commercial land use and 10% (ie, 316.73 sqm) for recreational land use.

2.3.8.ii LAYOUT Layout has been proposed based on the zoning and area calculations:

46

Commercial complex area = 978 x 4 = 3912 sqm.

Area for residential apartments = 380 x 7 = 2660 sqm.



Separate entrances are provided for commercial complex and for residential apartments



A recreational zone of 169 sqm. is provided for the residences.



Parking for residences are provided adjacent to the apartment.



Parking spaces for the commercial area are provided in the ground floor of the building.



Driveways leading to the parking area of the commercial complex area.



A buffer green zone of 2.5 m width, separating the commercial and residential zone area provided.



Green areas with seating spaces are also provided in front of the commercial complex.

Figure 38 View of proposed residential and commercial complex at Nadakkavu

47

2.4 PRE AND POST IMPLEMENTATION EVALUATION OF S.M STREET 2.4.1 INTRODUCTION ‗Midhai theruvu‘ or Sweet Meat Street (SM Street) is one of the oldest, most crowded and nerve centres of retail Trade in Kozhikode City. For an outsider, the street that is our token to fame is always the S.M. Street, shortened and robbed of its sweetness, but immortalised in S.K. Pottekkat‘s Oru Figure 39 SM Street before pedestrianization

Theruvinte Katha.

2.4.2 The History The retail lane is named after the ―sweet meat‖ or the ―Kozhikodan Halwa'', a sweet dish sold in the bakeries in this lane. Britishers named the street as SM street, which was earlier known as the ―Huzoor road‖.The Sweet Meat Street dates back to the time of the Zamorin when the ruler invited Gujarati sweet meat makers to the city and accommodated their shops just outside the palace walls. ―The Zamorin‘s kovilakom was in the Kottaparamba area and its walls were close to where the Government Women and Children Hospital now stands. The sweet makers were allowed space outside the wall,‖ says Narayanan. A few shops at the Halwa Street, at the end of S.M. Street, and a couple of stray bakeries on the main street are the only link to the sweet meat of yore now. (Source : www.skyscrapercity.com) With a history of more than 500 years, This street has been visited by several people including Arabs, Chinese, Portuguese and Dutch. It was in this town the famous Portuguese Explorer Vasco Da Gama landed in 1498. The Street also witnessed the migration of Gujarati‘s to Calicut. The Coin press of Zamorin (Ancient ruler of Calicut) was situated in the street. There are a number of new and old buildings situated inside the street, including a few ones built by the Portuguese.(Source : neokerala.com)

48

2.4.3 Pre- pedestrianisation scenario Though it was initially a trading place of bakery and gold, today this buzzling market lane is where all kinds of retail activities take place. Nowadays, one can buy anything and everything including Kozhikkodan Halwa, banana Chips and a variety of other sweets, garments, footwear, Bangles, Kitchen Utensils etc. The old Palayam bus stand and the Kozhikode railway station nearby makes this area a major connectivity nod as well. Pedestrianization and redevelopment of the SM street was led by Town Planner turned District Collector U.V. Jose in 2017. As part of the project management exercise, it is felt that there is a need to review the project post its implementation, to assess whether the project has achieved its social, economic, health, tourism, transport, planning objectives.

Before pedestrianisation of SM street (Source : Mathrubhumi.com, thehindu.com)

2.4.4 Fire breakout in 2017 A fire breakout on 22nd February 2017, burnt down major parts of the market. The fire was reportedly triggered by an explosion in one of the textile shops along the MP road, and spread across nearby shops as well. The redevelopment of the SM street infrastructure rose as the topic of greater concern to the authorities following the fire, considering the lack of infrastructure and services in the premises of the commercial hub. Pedestrianisation of the street was also found as a viable solution to enhance the environment of the street along with seating and other recreational facilities.

Glimpses

of

49

the

fire

out

break

in

2017 ( Source : TOI,thehindu.com, Mathrubhumi.com, 22Feb 2017 )

Figure 40 Fire accident in SM Street

2.4.5 POST PEDESTRIANISATION SCENARIO

Pedestrianisation was implemented post the fire as part of the SM street redevelopment led by the district Collector, U.V. Jose, who was also a town planner. The redevelopment included the repaving of the main street across the commercial hub, ambient street lighting, seating facilities,additional drainage facilities, services and street art works to tell the story of Kozhikode's glory. The width of the road was reduced to increase the width of the sidewalks to enhance the pedestrian movements along the street. Bollards were established at either end of the MP road to check vehicular movements.

50

SM street - post pedestrianisation (Source: thehindu.com, tripadvisor.in)

2.4.6 RELEVANCE OF STUDY The study aims to carry out reviews of project reports and necessary surveys/studies to define the pedestrian activity on the Sweet Meat Street before the shared-space pedestrianisation project was implemented, and whether and how the project has impacted the Sweet Meat Street after the shared-space pedestrianisation project is operational now.

2.2.7METHODOLOGY

Figure 41 Methodology

2.4.8 PRIMARY SURVEY Survey was carried out to sample 29 owners, 15 customers and people who come for leisure activities and waking.

2.4.8.i ANALYSIS OF RESPONSES FROM SHOP OWNERS 29 shop owners responded to the survey.

51

The questions for the shop owners asks whether shop owners and traders have a forum/platform to communicate with civic authorities handling the project, whether any common facility or any other specific public utility which has helped them directly or indirectly. The objective of this set of questions is to assess the overall impact of the project on the business activity and traders experience

in

the

project

influence

area.

Figure 42 Graph 1: percentage distribution of type of stores (Source: generated by Author based on survey)

Majority of the shops were textile shops and then followed by footwear shops. Stationary and other item shops were located on the inside of the street. There are also a few medical shops and spare part shops also. Even though the street was known in the name of Sweet Meat shops currently there's only a few shops exist.

Figure 43 Graph 2: percentage distribution of type of buildings (Source: generated by Author based on survey) 52

Type of trading and Type of Building All of them were retail shops. Majority of the shops were renovated after the pedestrianization (60%) and 32% were staying in the old building Year of Establishment SM street holds a history of trading that has been lasting over a century hence there is a range of buildings from 1940 to newly renovated buildings. Most of the buildings were renovated after 2010 and especially after the project implementation as many of the buildings improved their facades.

Figure 44 Graph 3: year of establishment of business (Source: generated by Author based on survey)

No. of Floors and Shopping area Shops have an area ranging from 200sqft to 1700sqft for large textile shops. The average shop area is 405sqft while 200-400sqft is the most common range as the majority of the shops have only one floor. All of them are walk in

53

Figure 45 Graph 4: Number of floors of each business(Source: generated by Author based on survey)

Changes in Sale after implementation of pedestrianization 75% of the shops don't have any changes in the items sold even after the implementation of pedestrianization while 25% told that they have added more items for sale. Whereas the response for whether they have included more selling items is that half of them included more sling items and half of them excluded some selling items.

Figure 46 Graph 5: Change in selling items after redevelopment , Graph 6: inclusion/ exclusion of selling items (Source: generated

by Author based on survey)

After pedestrianisation, change in annual sales was reported by the participants as shown below;

54

Figure 47 Graph 7: Change in sales (Source: generated by Author based on survey)

From the responses for seeking the additional charges after the implementation of the pedestrianization the response were no, shown in the table below.

Figure 48 Graph 8 : Preference for additional changes (Source: generated by Author based on survey)

Many of the shop owners there have a considerable decrease in the number of customers.

55

Figure 49 Graph 9 : Change in number of customers (Source: generated by Author based on survey)

Safety and Security From the responses it is clear that the street has become more secure and safe for both the customers and the shop owners as there are no incidents of theft, destroying public utility. One of the major reasons is that there is always police patrolling in the area, at least twice a day. And also the lighting improvement also helped reduce such activities. It can be inferred that the implementation of the project has a total positive impact in terms of safety and security.

Parking and Commutation

Figure 50 Graph 10: Percentage distribution of commutation mode used by shop owners. (Source: generated by Author based on survey)

56

Figure 51 Graph 11: Parking by visitors and staff who use own vehicle to commute (Source: generated by Author based on survey)

Overall Satisfaction of Shop Owners On the whole majority of the shop owners were not satisfied with the implementation of pedestrianization at SM Street mainly because of their point there is a considerable decrease in number of customers due to the blocking of vehicles. Even Though 26% were totally satisfied with the project claiming many advantages after the implementation.

2.4.7 ANALYSIS OF RESPONSES FROM CUSTOMERS Customers

visiting

the

shops/commercial spaces to understand their views about the

project

and

their

experience. The questions shall include whether the customer is an outstation tourist or a daily customer, or local regular (residing within Figure 52 Graph 12: Percentage distribution of satisfaction of Shop owners in pedestrianisation

city)

visitor

-

frequency of visits to the project influence area, any

other facilities which the customer needs or project components that warrants the improvement or renewal,

57

etc.

Figure 53 Graph 13: Percentage distribution of type of customers (Source: generated by Author based on survey)

1. Customers visiting the shops/ commercial spaces Most of the customers visiting SM Street are local regular customers who hail from within 15km range and nearby towns. There is also a considerable number of outstation tourists also (30.8%).

Most of them made SM street for their textile and shopping purchases.

Frequency of visits As the majority of them are local customers they visit SM street monthly. Yearly visitors are mostly outstation tourists.

Figure 54Graph 14: Frequency of visits (Source: generated by Author based on survey)

Increase in number of visits after implementation

From the responses asking whether there is an increase in the number of visits after the implementation of this project it is clear that 84% people have increased their frequency of visits as

58

the shopping experience has gotten much better.

Figure 55 Graph 15: Percentage increase in number of visits after project implementation (Source: generated by Author based on survey)

Rest of the 15.4% responded that they have reduced the number of visits mainly because of the issue in parking space that they have adopted places which provide both.

Other Facilities Needed A number of suggestions were received from the customer's side regarding the facilities that can be added. Most common response was lack of a parking space which is hopefully solved after the implementation of parking plaza.

Legibility: As a street which is clustered with a number of shops there is a confusion for irregular customers in recognizing the paths. Signboards would have solved the issue.

Improvement in Pedestrian Movement: At the time of peak hours there's a considerable rush which makes the pedestrian movement difficult.

59

Intermediate Seating Spaces: There is only seating spaces provided at the Mananchira side of the street. Suggestions were that it would be more interesting if there is enough intermediate seating spaces and recreational spaces.

Figure 56 Graph 16: Percentage distribution of type of other facilities suggested by respondents (Source: generated by Author based on survey)

Public Toilet Facility: There is no public toilet facility that can be easily accessed. As it is a place that spends hours of time it could have been improved if there's such amenities.

Benefits after Pedestrianization Majority of the respondents agreed to the pedestrianization move which entirely changed the shopping experience in a way that people can easily get from one place to another without getting stuck in the middle of traffic.

Thus the initiative to remove vehicle traffic also reduced the congestion and improved the walk in shopping experience.

Other benefits are listed below; 

Seating facility



Pedestrian improvement



More space to walk



Reduced Congestion



Better nightlife by improved lighting



Improved

aesthetics



Cleanliness and

organised



Walking

promoted

is

,pollution

has

decreased,street

lights promote shopping at night

also,

increased

safety

60

Figure 57 Graph 17: Percentage of satisfied customers (Source: generated by Author based on survey)

Overall feedback - Customers All of the customers surveyed were satisfied with the project. Many of them suggested facilities that can be improved or that can be added. Customers were happy that avoiding vehicle traffic has improved the shopping experience.

CHAPTER 3 CONCLUSION

It was a really informative session during the short span of Internship Period in the Regional Town and Country Planning Office, Kozhikode, where different dimensions of planning were taught, the practical implications and technicalities a planner would face and should follow were learnt. It was really illuminating to know the theoretical and practical differences in practicing planning. Main projects which I was involved are Land Pooling, Rehabilitation, Post Implementation survey and Tourism Project Proposal. It was an enriching session with Sri. Abdul Malik Sir, to know much more about the inference that is supposed to be made while doing a deep study before moving to the planning of the project. It is important to consider the aspiration of the general public and their concent is really important in bringing up a project. It is important to digitize and georeference the works done which improves the accuracy of the data collected and it was really helpful to work on GIS during this training period. It was also understood that public interaction and interaction with the politicians and local leaders are much important in order to implement a project successfully.

61

ANNEXURE- I

62

63

64

65

SOCIO ECONOMIC SURVEY (2021-2022) FOR PALAYAM BUS STAND, CALICUT. COMMERCIAL SURVEY SHEET A. GENERAL INFORMATION 1. CORPORATION: CALICUT || WARD: __________ || WARD NO.___ || BUILDING NO. ___.

2. NEAREST LANDMARK: ______________________________________________________ 3. NAME: _________________________________|| AGE: ___|| LOCAL/MIGRANT/--------4. OWNERSHIP: PRIVATE/GOVT./RENT/NGO/--- || OWNERSHIP PERIOD: __/__/____ 5. FLOOR AREA: _____SQFT || TYPE OF OCCUPANCY: _____________________________ 6. NO. OF FLOORS: __________________|| OTHERS_________________________________ 7. TYPE OF ROOF

Tiled Thatched Asbestos Concrete Others

Floor Type Building Condition Wall type Others

B. PHYSICAL INFRASTRUCTURE Electricity Water Sewerage sanitation

& Solid waste Street management light

C. TRANSPORTATION 1. TYPE OF ROAD: 66

Drainage rain water harvesting

Tar Road Tile Road Concrete Road Mud Road Other

ROAD WIDTH _______ m 2. MODE OF TRANSPORTATION: PUBLIC/ OWN/SHARING/AUTO/ SHARING *if owned, parking facility: ____________________________________________________ D.OTHER FACILITIES/REQUIREMENTS

NAME: _________________ DATE: __/__/____

67

ANNEXURE-II Household Details for Survey of Nadakkavu Area Development and Sathram Colony Basic details of household including number of male and female members, education and occupation.

1. Household size (Number of Family members) ____________________________________________________________

2.

No. of persons residing permanently in the house ( specify in number) ____________________________________________________________

3.

Sl.

Member Details

Name

Age

Gender Education Ability Relationship to R

no.

1 2 3 4.

Occupation of the household ____________________________________________________________

5.

Are there any differently abled persons in the household?

(Yes/ No)

6.

Religion (Hindu/ Christian/ Muslim/ Others)

7.

Caste (General/SC/ST/OBC)

8.

Dwelling Unit Tenure status (Patta/ possession/ others)

9.

Is the dwelling unit used for economic activities

68

(Yes/No)

10.

If yes, what are the economic activities? ____________________________________________________________

11.

Monthly

Household

Income

(less than 5000/ 5001 to 15000/ 15001 to 30000/ 30001 to 45000/ 45001 to 60000/ 60001 to 75000/ More than 75000)

12.

Economic status as per government poverty list (APL/BPL)

13.

Type of ration card possessed (Yellow/

14.

Pink/

Blue/

White/

No

card)

Where do you work?(Place of occupation) ________________________________________________________

15.

Travel distance to work (Place of occupation) ________________________________________________________

16.

Mode of Transportation for work (Two wheeler/ Three wheeler/ Car/ Truck / Tempo van/ Public bus transportation/ Auto taxi)

17.

Do you own a vehicle?

(Two wheeler / Bike / Scooter/ Three Wheeler / Auto Rickshaw/ Car/ Truck / Tempo van)

3.1 9.2 Condition of Dwelling Unit 18.

Condition of the access (Pucca/ Semi pucca/ Kutcha)

19.

Area of the residential plot ________________________________________________________

20.

Age of Dwelling unit ________________________________________________________ 69

21.

Any alterations have been made since the time of construction?

(Yes/ No)

22.

Any improvement /alteration benefits were availed under any scheme since the time of

construction, Specify if Yes ________________________________________________________ 23.

No. of Bed rooms at present (specify) ________________________________________________________

24.

Type of Wall (Brick-1, Laterite-2, Thatched-3, Concrete Blocks -4, RCC-5, Others-7)

25.

Floor base (Concrete-1, rammed earth-2, Other-9)

26.

Roof type of building (Tiled-1, Asbestos/sheet-2, Concrete-3, thatched-4, others-5 )

27.

Physical Condition of Dwelling Unit of Roof Cracks in Roof slab-1, Roof slab sagging-2, Dampness and water dripping-3, Loss of tile/sheet -4 , No damage -5

28.

Physical Condition of Dwelling Unit of Flooring (Change in floor levels/ Cracks in floor/ No damage)

29.

Physical Condition of Dwelling Unit of Electrical wiring (Wiring damaged/ Meter box Damaged/ Fittings damaged/ No damage)

30.

Physical Condition of Dwelling Unit of Plumbing (Plumbing fittings damaged/ Plumbing pipes damaged/ No damage)

31.

Physical Condition of Dwelling Unit of Plumbing (Walls out of plumb/ Structural cracks in outer walls/ Structural cracks in inner wall/ No damage)

3.2 9.3 Services 32.

Toilet facility 70

(Within the house/ Outside house but within premises/ Common facility/ Open space/ Others)

33.

No. of Toilets (specify)

____________________________________________________________

34.

Type of Sanitation (Sewage line connection/ Septic Tank/ Single pit/ Others)

35.

Any Government scheme was availed at any point of time for sanitation? Specify if Yes

____________________________________________________________

36.

Is there a proper drainage present? If yes mention the condition of the drainage

____________________________________________________________

37.

Types of Waste produced (Biodegradable/

38.

Non-biodegra

dable/

Hazardous)

Is the waste collected? If yes, Who collects waste?

____________________________________________________________ 39.

Is there an authorized electric connection (Yes/No)

40.

If yes, is there an uninterrupted power supply?

(Yes/No)

41.

Are there adequate street lights in the colony (Yes/ No)

42.

Are you a beneficiary of any government financial aid?

(Kudumbasree/ Widow pension/ Senior citizen pension/ Any labour welfare board pension)

43.

Are you a beneficiary of any Government housing scheme? ____________________________________________________________

71

44.

If you have already received a dwelling unit under government scheme, please specify the

details (Dwelling unit type, location, area of dwelling unit) ____________________________________________________________

ANNEXURE-III A questionnaire has been prepared in order to assess whether the project has achieved its development objectives. The shop owners, customers visiting the stores and people using the space for recreational purposes are surveyed separately using 7 sections of questions for a better understanding.

Survey 5.1- Shop owners (Objective is to assess the overall impact of the project on the business) 5.1.1 Shop Details 1. Store Name 2. Type of trading (Wholesale / retail / warehouse / other) 3. Year of establishment of current business in the location 4. Building type (New building / renovated existing structure) 5. Number of Floors of Shop (1/ 2/ 3/ 4/ More than 4) 6. Total Floor area of shop (mention in sqft) 7. Was there any change in items sold after the implementation of pedestrianization?

(Yes/ No) 8. If yes, What is that change in items sold after the implementation of pedestrianization? (Included more selling items/ Excluded some of the items/ other) 9. Is there an increase/ decrease in annual sales / annual revenues over the project period (Increase in annual sales/ decrease in annual sales) 10. Is your trading compliant to additional levy/charges due to the location? (Yes/ No) 11. Whether shop owners and traders have a common platform to communicate with civic authorities? (Yes/ No) 12. Influx of customers before the renovation and after the renovation of SM Street?

13. Incidents of theft, vandalization, destroying of public utility, crimes, eve-teasing, harassment, ragging: before and after implementation (Short answer text) 14. Extent of police patrol, home guards, private security service etc. in the project influence area. (Short answer text) 15. How do you commute to work? (Own vehicle/ Public transportation/ Auto/ Other) 72

16. If you commute by public transport, what is the last mode of transport that you use to reach your workplace? (Auto/ By walking/ Other) 17. What is the average time of walking you spend to reach your workplace once you get off the vehicle of transport? (less than 15mins/ 15 mins/30 mins/ more than 30mins/ other) 18. If you travel by your private car, where do you park it?(Short answer text) 19. Do you think that the number of street dealers has increased? (Short answer text) 20. How did you react when you first heard about the pedestrianization project? (Short answer text) 21. Are you satisfied with overall morale in the area (Satisfied/ Non- Satisfied/ Other) 5.1.2 Shop Owners and traders 22.

Are you a member of the shop owners and traders association of SM street? (Yes/ No)

23.

What is the role/ influence of this organization in the SM street redevelopment project?

(Communicating with the implementing authorities/communicating with other traders in the market/ Making suggestions for redevelopments/financial participation/ Other ) 24.

Is there any common facility or any other public utility that helps thriving business in the

street? (Mention the facilities/ utilities) (Short answer text) 25.

How did the pedestrianization of SM street impact the total annual revenue of SM Street ?

(total annual revenue increased/ total annual revenue decreased/ no change in annual revenue ) 26.

Did the customers respond positively towards the pedestrianization of the street? (Yes/ No)

27.

How did the redevelopment affect the services (electricity / water supply/ sanitation/

loading and unloading ) (Long answer text) 28.

How did the redevelopment affect the quality and ease of services (electricity / water

supply/ sanitation/ loading and unloading )

Services

Increased

Unchanged

Electricity Water supply Sanitation Loading Unloading

73

Decreased

Solid waste removal

29.

How did the redevelopment affect the monthly rent? (Increased/ Decreased/ Unchanged ) 5.1.3 Activity and traders' experience in the project influence area.

30.

Did the customers respond positively towards the infrastructure redevelopment? (Yes/ No)

31.

Do you think the frequency of visits increased after the redevelopment? (Yes/ No) 32.

What aspect of the redevelopment had a negative impact on the overall

business in the street? (Widening of street/ Lighting/ Street vending restrictions/ Vehicular entry restrictions/ Other ) 33.

How was the business hours affected by the redevelopment ? (Increased or

extended business hours/ Decreased business hours/ No change in business hours) 34.

How were the peak business hours affected by the pedestrianization ? (Number of peak

business hours decreased/ Number of peak business hours increased/ No change in Number of peak business hours )

Survey 5.2- Customers (Objective is to assess the overall impact of the project on customers visiting the shops/ commercial spaces) 5.2.1 Customer Details 1. Type of customer (outstation tourist/ daily customer/ local regular visitor ) 2. Frequency of visits to the project influence area (Short answer text) 3.

If you were a frequent visitor before renovation did the change make you shift the shopping destination? (Yes/ No)

4. Other facilities which the customer needs (Public Toilet/ Intermediate Seating space/ Shaded Walkway/ Other) 5. Project components that warrants the improvement /renewal.

6. What benefits do you think pedestrianization has provided the SM street with? (Short answer text) 7. Feedback on physical environment after pedestrianization (Short answer text) 8. If you travel by your private car, where do you park it? (Short answer text)

Survey 5.3 - Walking/ Visiting for leisure (Objective is to assess the overall impact of the project on people who come to SM street for walking and other leisure activities.)

74

1. How did you react when you first heard about the pedestrianization project?

(Supported/ Opposed/ Had no comment) 2. On a scale of 3, how satisfied with the project after implementation? (Not Satisfied/ Moderately ok/ Totally Satisfied) 3. If you travel by your private car, where do you park it? (Parking lot/ Roadside/ Other) 4. Do you think parking spaces are Sufficient? (Yes/ No/ No comments) 5. Can you reach your destination conveniently by walking? (Yes/ No/ No comments) 6. Did the pedestrianization project increase your distance of walking? (Yes/ No) 7. Are you happy with the time slot of non-motorization which has been defined for your street? (Yes/ No/ Maybe) 8. What are your comments on the following aspects before and after the project implementation?

Increased

Unchanged

Decreased

Air quality Reduced Pollution/ Carbon emission Physical activities Safety and Security Leisure activities

9.

How did pedestrianization affect the accident rates? (Increased/ Decreased/ Unchanged )

10.

Would you prefer cycling more often for transportation, if there were cycle tracks and

renting stations? (Yes/ No) 11.

What would you think if other neighborhoods and districts were also introduced with

pedestrianization projects? (Would support/ Would oppose/ No comment)

Survey 5.4 - Common questions (Objective is to assess the overall impact of the project on people who come to SM street shop owners, customers and people who come to SM street for walking and other leisure activities.)

75

1. What are the impacts of the project on the environment, tourism, social and traffic?

(Short answer text) 2. Share your feedback on physical environment after pedestrianization (Long answer text) 3. Do you think the pedestrianization project can be extended to other districts of Kerala? What would you think if other neighborhoods and districts were also introduced with pedestrianization projects? (Long answer text) 4. How did pedestrianization affect the accident rates? (Short answer text) 5. What benefits do you think pedestrianization has provided the SM street with? (Long answer text)

76

ANNEXURE-IV INTERNSHIP COMPLETION CERTIFICATE

77