EXPRESSWAYTOAGLOCALMOTERA SAKSHIREDDY PG180859
The portfolio is a summary of what I have learnt, in the first semester of Planning from the foundation Studio and economics class. It is difficult to exclude a subject like Economics, at a time when nobody can deny the harsh truth of Urbanist Alain Bertaud’s essay, on the City, being a labour market and nothing else. What does Planning mean? What is the scope of planning professionals and professionals, from the overlapping subjects in a developing country like India? Would it vary in country like China, the US or Dubai? India calls itself a government regularized free market. The term “government regularized “adds a whole new meaning to the phrase free market. Just two decades back, India moved from being a state-led welfare economic model to a market driven one. Neo liberalism principles have long replaced Nehru’s welfare state economic reforms. Nehru’s “Real India” was set in the village, where the organizing principles were “the autonomous village community, caste and joint family”. With 34% of the population living in the cities, which is estimated to increase to 50% by the year 2050, the contemporary India lies in the city. The city is where capital, land and goods are exchanged in the market. Free market ensures distribution of resources, in a fair and just manner. The role of the state is restricted to, one, protecting private property from theft and other unjust practices, two, maintaining a fair market place. But this leads to radical inequalities between the rich and the poor! Would it be fair if all the public parking spots are
PREFACE
made payable on first come first basis, what about the physically disabled who are at a disadvantage and might take more time to reach the spot? Would it be ok for a business man to pay a fine, and to be able to get away with parking his car on a reserved parking spot meant for the physically handicapped? The first one is a planning question while the second is a question of morality, the line separating them being pretty thin. The role of a regulatory authority therefore is a pretty big one. The most important task being, rationing of resources and basic necessities in a just and equitable way amongst its citizens. Quite often the most important task of a planner is to allocate more resources to the weak and deprived sections of the society. In a country of 1.3 billion people, how does one know who are the most deprived? How would one differentiate between poor and very poor people? Therefore, categorizing people into recognizable groups is crucial, likewise categorizing land, jobs, etc. becomes imperative to be able to run a country equitably. Consequently, it becomes important to study the context, understand its history, its society, its economic model, the primary trade, and all the aspects of the citizen’s life to understand why it does what it does.
CONTENTS
INTRODUCTION CHARACTERISTICS JOBS+TRAVEL+ROAD NETWORK WORK HOUSING+ CONSUMPTION +BUILT TYPOLOGY +LAND USE PATTERN HOME PUBLIC SPACES COMMUNITY WATER SUPPL+DRAINAGE NETWORK+GARBAGE COLLECTIONSERVICES CONCLUSION
Where does Motera stand in the city of Ahmedabad ? Having recently been included in the AMC boundary in 2008, Motera is one of the hotspot suburbs that has seen a lot of construction in the last ten years and still has a lot of scope of development. It lies in the northernmost area of Ahmedabad, and is halfway between Ahmedabad and Gandhinagar. Initially, having been considered as an important location by commuters in transit to Gandhinagar and to organizations that are located in the vicinity of the precinct like ONGC, Indian Oil, Gujarat Technological University and Vishwakarma Government Engineering College the precinct has also evolved into an attractive residential option.
EX PRESSW AY TO A GLOCAL MOTERA The title makes a direct correlation to the main themes of the portfolio.
EX PRESSW AY According to the Ahmedabad Development Plan 2021, more than 50 % of the precinct falls under the transit zone (TZ). With BRTS line running along State Highway 41, Metro line running along a sub arterial road and SH71 being developed as state expressway, these three major roads abutting the
precinct are a part of the BRTS-MEGA network. Road one, the BRTS line on the SH41 has been operational since 2013.Road two, Motera Stadium is the last stop, at the north end of the Metro phase 1 project, which falls in the precinct. The construction of the metro line is ongoing in the precinct and is estimated to be operational by 2020.Road three, State highway 71, with a 90 meters right of way, is labelled as an expressway, unobstructing a comfortable 15 kilometres ride to Gandhinagar.
cinct boundary, have influenced the precinct in important ways. One, a reputed public sector enterprise ONGC which creates upto 4000 jobs; Two, what is claimed to be the largest cricket stadium in the world, presently under construction, the Motera Stadium, has created more than 5000 jobs, has made a local Motera go global.
GLOCAL = GLOBAL + LOCA L Two organizations, parts of which fall in the pre-
15 km
11 km
State Highway 41, BRTS line State Highway 71, Expressway Sub arterial road, Metro line Google Earth image of the north west part of Ahmdeabad, with precinct location highlighted 500m
MRTS BRTS
Ah me d a b a d -Mo te ra -Ga n d h in a g a r
Mo te ra Sta d iu m Me tro Sto p
Motera lies about halfway between Ahmedabad and Gandhinagar. The distance from Ahmedabad city centre is 11kms and 15 kms from Gandhinagar
The BRTS-MRTS network in the city. Two major roads of the precinct are part of the BRTS-MRTS network.
The bubbles represent average property values, in Rs per sqft
“ To p 1 0 p re fe rre d lo c a litie s in A hm e da ba d � -Ma g ic Bric k s Data taken from magic bricks website. According to the data, Motera is amongst the top ten, with least property values, an average of 2300-2850 Rs per sq ft.
What is the character of the precicnt ? Large sized footprint ranging from 1200 to 2400square foot; sparsely spread, with open spaces in developed complexes.Middle income to high income group. Also includes commercial complexes and institutional buildings
Medium sized building footprint ranging from 600 to 2000 square foot. Densely spread houses of middle income groups- single/ multi family units
The satellite imagery doesn’t support the claim of the Global Motera stated earlier. The precinct is a place of transition from the low rise informal settlements to a skyline that drastically shifts upwards, due to the high rise suburban apartments. Reading the satellite imagery, one can demarcate the two portions in the precinct. The lower portion is Sabermati, with high concentration of informal settlements, while the other is Motera, that is considered one of Ahmedabad’s best suburbs to live . The 1976 Urban land ceiling and regulation act, in Gujarat, was aimed at imposing a ceiling on vacant land in urban areas and for acquisition of such land in excess of the ceiling limit. This was imposed to facilitate social welfare schemes, preventing landlords from hoarding on land, resulting in certain areas to be locked, which did not get to participate in the government regularized market. The owners then, created a market of their own, for the ones who did not bother about the title deed and ownership certification, ones who could not afford a shelter anywhere else. The price of land in these locked areas was considerably less than the area it was surrounded by. Thus creating a housing market, though illegal, for the economically weaker section.
Small sized building footprint ranging from 450 to 600 square foot. Densely spread houses of economically weaker and Low income groups.
500m
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Satellite Image from Google Earth Demarcating the dense and sparse areas in orange and yellow respectively. 9
1972
The construction of Subhash Bridge made commuting to north-west Ahmedabad from the CBD easy ! Internal migration to peripheral areas, where land was considerably less expensive. Another important determinant was the urban land ceiling act that was imposed on vacant urban land, resulting in lig settlements.
D Construction of Subhash Bridge I Conversion of Agriculture land to N. A. land
2004
The presence of some of the reputed colleges in North Ahmedabad, near Motera makes it a popular region for students. The city has a vast population of foreign students as well, making pg accomodation more popular in this part of the city. Several affordable housing projects from local but reputed developers have come up here. The number of commuters to and from Gandhinagar is also an important determinant.
D Presence of reputed institutes in the vicinity. I The number of commuters who travel via Motera increases.
After 1976
With setting up of organizations like ONGC, Torrentz power, job oppurtunities for skilled and semi skilled opened up, which resulted in an influx of educated people, resulting in implementation of Housing welfare schemes and cooperative socities.
D Establishment of big organizations I Migration of educated people from other parts of
2005
BRTS introduced into city, 2009. Visat junction BRTS stop constructed in 2012. This resulted in a 6 lane highway, flanked by service road on either side and a BRTS corridor in the centre of the road.
D construction of BRTS starts. I Real estate prices rocket.
India to Ahmedabad.
1982
“ Motera residents can cheer the world’s biggest cricket stadium thatwould soon be here. Recent estate values saw a climb in the recent times owing to better infrastructure. A six lane Visat Handhinagar highway ensured smoother connectivity. Social infrastructure too, ensured mushrooming of apartments alongside townships. “
D Construction of Motera Stadium I A major attraction in Motera, leading to construction of supporting public infrastructure.
2008
According to Gujarat Town Planning ACT, AMC boundary was first drawn in 1976, Motera fell out of city limits then. With the physical inclusion of Motera in the AMC revised map in 2008, public amenities were introduced, an AUDA park was developed . Under Slum Networking Project, the informal settlement residents were provided with serives like water, sewarage, toilets, pavements, street lights and more..
E V O L U T I O N What is Motera’s growth story ? INTERVIEW RESIDENTS FROM HIGH DENSITY SETTLEMENTS AFFECTED BY ROAD EXPANSION AND METRO CONSTRUCTION
2000 -2018
I met a group of local people at a local pan shop, at the site where the Motera Stadium Metro station will be soon constructed The average age of the group is around 45. Their Professions include ex railway ac attendant, laborer and shop keeper.
1972-1990
“ We have seen this place grow, to what it is now. This-
place was once full of agricultural fields. All the villagers sold their land for cheap to big people. Since, 20 years this place’s skyline has changed drastically. Though with every new change, that you call betterment and development, us poor people are either displaced or we go into huge loss. It seems like in the name of removing poverty, the government wants to remove poor people completely. We are not in favor of BRTS or the MEGA project, as we will soon be displaced because of it. We want our wives and children to be able to use the streets safely without having to worry about falling into the troughs that are constantly being dug. And we do not want to be displaced from our homes.
1990-2000
Before 1972
1. Construction activities of BRTS , MEGA are quite painful to deal with, and generally lasts for long periods of time. 2. Insecurity due to the fact that they could be displaced from their homes.
Before 1972 1972-1990 1990-2000 2000-2108
Growth Pattern of Motera-Sabermati. Reference- Map of Ahmedabad Growth pattern, from Slum Network Project (SNP) case study
D Inclusion of Motera in AMC Boundary. I Public amenities like AUDA garden developed. Above, Determinants for the evolution and transformation of the precinct
D- D eterm i n ant I - Im pac t Right, Satellite image at a regular interval of 3 years, with new additions and changes marked in red.
2000 10
2003
2006
2009
2018 11
T H E
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cities are pr im ar ily labor m ar ket s Cities are p rimarily labo r mar ket s . T his claim m ay s e e m terribly red uctio n ist to t he m any am ong us w ho love cities . Certainly th e attractions offe re d by t he am e nitie s o f a large city cann o t be reduce d s uch t hat t he w hole is s een merely as a place whe re fir m s are looking for labor and pe ople are looking for j obs .
‘
WORK JOBS+TRAVEL+ROAD NETWORK 13
V G ET and G TU Inst 315 jobs 37 acres
ONGC 3500+jobs 41 acres
4D Mall 500 jobs 3 acres
Me tro c o n stru ction 200 jobs Government Office 120 jobs 6 acres
JOBS
Who work in Motera ? and How many ? M OT E RA A J OB C E N T RE The precinct creates 43000 jobs. The majority is generated by residential housekeeping, i.e, 17000 jobs. The total residential units that provide these many jobs is estimated at 4000. There are 6 major job centers in the precinct that generate about 7000 jobs. These job centers are mostly government organizations and institutions. These centers collectively make Motera a job center and are the ones responsible in making Motera preferred destination for living. UNDERSTANDING EMPLOYMENT AND ECONOMY Employment is the key contributor to the growth of the nation. This variable determines the GDP of a country, consequently determining which country is ahead in the race to large levels of production. The jobs that contribute towards this production are the ‘formal jobs’, the ones that pay taxes, and the ones that have a certain sense of security towards retaining their employment, without having to worry about finding a source of income every morning.
M o t e ra S t ad i um 5000+ jobs 60 acres
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Income groups, per capita space consumption and income
Average trip length according to typology Distribution of jobs according to typology
This graph helps us to further divide the already existing 4 categories of dwelling units into sub categories. APARTMENTS - MIG and HIG SEMI DETACHED - Bungalow and tenament DETACHED - Bungalow and tenament
Average trip length Monthly salary Dwelling unit
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TRAVEL
Does the mode of transport remain same with increase in distance and change in purpose of ?
Does the ownership of vehicle differ with income levels?
Does the trip length increase with increase in income ? Two wheeler is the preferred mode of transport. The usage is independent of the income group
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Why do the people prefer using two wheelers ? How is the bus transport network of the precinct ? How do people with informal jobs work ?
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ROAD NETWORK
Apart from the two State Highways that connects Ahmedabad to Gandhinagar, how is the connectivityIsinprecinct’s the precinct road ? network comparable to
to attract people for jobs?
STREETS
its ability
Does the porosity of the dense informal settlements make for better connectivity ?
Is the connectivity in the neighbourhood as good as its connectivity to the two city centres on either side ?
The Block area and Block perimeter indicate poor accessibility within the precinct. 23
What is the diffrence between the roadside activities of a state highway vs an internal collector road ?
What does an intersection of two state highways on a busy day look like ?
Motera is designated as a transit oriented zone- the BRTS corridor, the multiple lanes of the highway with landscape features. A state highway is an expressway where there is hardly any informal activities happening on either side of the road.According to the studio exercise (15-minute video of the junction), the total pedestrian count equalled 92, as compared to 6700 pcu count. While the Motera Road, leading to the stadium is full of activities, ranging from informal vendors, residents doing their daily chores to constrcuction activities. There are no compound walls that block the vision, making it porous.
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Spectrum
Right, Table with further subdivided classification of the building typologies Below, location of the 4 typology units identified.
HOME AND ITS PEOPLE HOUSING+ CONSUMPTION +BUILT TYPOLOGY +LAND USE PATTERN ROW HOUSES -2137 UNITS 10087 POPULATION 26
APARTMENTS - 2950 UNITS 13924 POPULATION
DETACHED UNITS - 42 UNITS 257 POPULATION
SEMI DETACHED UNITS- 2444 UNITS 3760 POPULATION 27
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Under developed land & Over developed land
Revenue regulations and valuation of land is administered by the Revenue department. historically discourage urban development in a piecemeal manner, while AUDA, encourages urban development. The overlap of the two sets of regulations unduly affect ‘supply’ ‘tradability’ and ‘use’ of land
Comparison of Jantri rates across precinct Motera has a moderate Jantri rate, 5th highest amongst the 15 precincts.
Jantri Rate is mostly representative of Development plan.
The plots with higher allotted FSI, are the ones with higher Jantri value. The plots towards Motera road have a higher Jantri value, compared to plots towards SH 71. This reflects the soon to be developed public infrastructure on Motera Road, which would make the road very Important.
Apart from Residential, what is the next most predominant landuse ? 24 % Vacant Land - After Naranpura, Motera has the 2nd highest % of Vacant land, indicating the scope of development.
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Height of the buildings and FSI of the plot
as the high density informal settlements have been legally built but there are no regulations that govern these buildings, with every new generation, the number of houses get multiplied to accommodate the new family. Another fact that came about through this exercise is the delete transit zone that denounces the areas around State highway as a transit zone. The state highway 71 is treated as just an expressway, meant only for mobility. Though, the infrastructure and market development has been the highest in this particular region, the maxi-
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Plot density , Height of the buildings and building density.
High rise partments contribute to more building density and low informal settlements have lower density, though the plot density might not be follow the same relation. In one square kilometer, there are such diverse range of buildings, a heterogenous fabric that best defines the nature of the precinct. The precinct sits at the edge of the intangible city limits.
Density of building vs density of plot.
FSI and building density.
Does high FSI of the plot contribute to high building density. Two cases are shown in detail. One, with informal settlements and the other, high rise apartments. Both having high FSI values.
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What is the pattern that most building follow ?
Does GC and FSI have to be inversely proportional ? The informal settlements have high GC& high FSI.
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ONE CAN SEE UPTO 200 PEOPLE AT THIS SPOT
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COMMUNITY PEOPLE AND ITS PUBLIC SPACES
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Open vs vacant vs Built
Every public space if off limits for some section of the society. A shades of grey Nolley’s map can best represent this.Is there any space for a muslim women belonging to an economically weaker section
Mapping the public spaces ?
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What makes a tea corner at a juntion, a successful public space ? All inclusive, Nearness to a large organization like the Stadium and no time restrictions ! All of which are absent in the newly inaugarated AUDA park.
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Activities at the junction
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GARBAGECITY’S COLLECTION + SERVICES WATERSUPPLY+DRAINAGE NETWORK 42
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Can one easily find a public Garbage bins ? Garbage is regularly being collected from most homes. But the public spaces are not clean because of the ongoing metro construction.
Storm water drainage is the most inefficient service out of the 4. Why ?
The number of water logging sites and ill maintained storm water lids are an indication of its inefficiency.The following page has a detailed understanding of the network
Is the water supply different for different households ?
Though municipal water is supplied to all homes in the precinct, the supply timing that is, 2 hours, is inconvinient. This leads to high income to look for other sources- Illegal Borewells.
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Is there a sewerage network in the informal in the LIG settlements ?
The SNP, Slum Network Project, carried out in the area has proved to be sufficient and efficient. All of the informal settlements have a sewarage pipe running from their toilets to the outside drain.
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How does the sewerage network and Storm water network, work ? As seen on site
Is the Garbage collection at the home level efficient ? Are the public dustbins found easily on site and is it clean ? AMC alots a certain predecided route, to the collector. The guy equipped with a mini truck collects garbage from those points. There is a software designed to manage the collection. Bigger the dustbin, dirtier is the space around it, which makes it inconvinient to throw garbage. Therefore, this kills the primary objective.
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C o n c l u s i o n All of us come from different walks of life, belonging to different societies, culture, religion, and we are also nurtured so differently, each with their set of values, principles and pre-conceived notions. It becomes difficult to be able to look at the city through an untainted lens, to set aside our confirmation bias and to view our surroundings objectively. This studio has primarily taught us to overcome it, to a large extent. As future planning professionals and citizens of the country, to be able to possess the virtue of logical rationale and most importantly morality is invaluable.