CITIES Marketplaces, Communities, & Machinery SAMEER KUMAR | PG180865 MASTER OF URBAN PLANNING
UNDERSTANDING THE CITY (FOUNDATION STUDIO)
PREFACE The journey over the past five months has been stimulating and enlightening; the studio was akin to a crash-course unravelling the different layers of the city. Each exercise was different, yet somehow connected with those conducted earlier. In its attempt to develop a thorough understanding of the city among the students, the Studio exercises inculcated a habit of observing the surroundings and deriving inferences based on thorough analysis – quintessential skills for urban planning professionals. Exercises included collecting data about the 1-km2 allotted neighbourhoods and deriving inferences based on the analysis of the information gathered through primary and secondary research. Primary research included on-site surveys of residents as well as those working in the respective precincts; sample sizes were selected in proportion to the actual numbers. This portfolio is a compilation of the exercises conducted to understand the city. It is based on the notion that cities have a multi-faceted, dynamic nature; they can be perceived as performing a gamut of roles as described below. • Cities as Marketplace Cities have always been used as centres for economic activities. They owe their origins to trading and commerce. Modern cities also act as markets. Land is the foremost commodity in this market; its price varying based on activities, location and availability. The economic function of cities includes the diverse job categories as well; some jobs need formalised spaces while some are performed informally along building edges. The varying nature of jobs results in variations in incomes as well as expenditure. Cities, therefore become marketplaces of tangible aspects like land, and for intangible aspects in the form of job centres. • Cities as Communities Cities comprise tangible as well as intangible characteristics; an interplay of these results in the formation of communities. Developed land is attributed specific uses; they are populated by the residents from diverse backgrounds who impart life to the lifeless spaces. This results in the formation of clusters of housing having varying characteristics. The natural instinct of the people to congregate demands creation of public spaces such as parks; streets and shaded footpaths also function as places of congregation. The lifestyle of people varies depending on factors including income levels, family sizes, and age groups among others; some prefer visiting malls for entertainment, while others find leisure in street-side activities. Thus, cities, with the myriad population act as communities. • Cities as Machinery The role of cities does not stop at being mere sources of land, community of individuals, or as centres of job creation. Efficiency in operations is a core concept behind the existence of cities. The functioning of cities requires efficient provision of services, infrastructure, and policies. Infrastructural services are quintessential to the city’s day-to-day functioning; these must be adequate for the present needs as well as the rising demands in the near future. Policies and regulations help in preventing overutilisation of resources and also in framing the future growth of the city. The scope of the studio limited the exercises to just analysing the precincts; therefore, no concrete proposals have been made in this book. Since cities perform multiple functions at once, it is not possible to draw a distinctly characterise the location of the exercises within a single chapter; hence, there may be repetition of the contents of some exercises in the given chapters.
A city functions is a combination of three functional components
Flow of the chapters in this portfolio
TABLE OF CONTENTS Preface
OVERVIEW OF THE PRECINCT 1. CITIES AS MARKETPLACE
1.1 Developable Land is Precious ............................................................................................... 2 1.2 A Housing Market ...................................................................................................................... 6 1.3 A Job Centre ............................................................................................................................... 8 1.4 Informal Economy - A Case Study.. ..................................................................................... 10
2. CITIES AS COMMUNITY
2.1 Population Diversity ................................................................................................................ 12 2.2 Travel Behaviour...................................................................................................................... 13 2.3 Lifestyle - Using Public Spaces ........................................................................................... 14 2.4 Lifestyle - Consumption Patterns ...................................................................................... 16 2.5 People’s Housing Choices..................................................................................................... 18
3. CITIES AS MACHINERY
3.1 Regulating intensity of Development (FSI) ..................................................................... 20 3.2 Streets - Connecting Neighbourhoods ........................................................................... 21 3.3 Public Transport - Commuting the sustainable way ................................................... 22 3.4 Infrastructure - Meeting Demands for Amenities ....................................................... 24 3.5 Estimating Costs & Revenue .............................................................................................. 28
CONCLUSION REFERENCES
OVERVIEW A brief description of the precinct LOCATION
EVOLUTION
• The precinct under study
• Ghatlodiya
LAND & THE PEOPLE
was
originally
• The precinct falls under R1 Zone in the CDP of Ahmedabad.
is located in Ghatlodiya;
agricultural land, the only
• Residential land use is predominant.
it is in the New West
settlements
• 60% of the land is unbuilt, but merely 20% is available for public
Zone
in the limits of the Gamtal.
of
Ahmedabad.
being
those
use. • Majority of dwellings are row-houses.
• It is 4.8 km from CEPT
• The precinct has a population of 37,855 • The household income is ₹37,500
University, 10 km from Ahmedabad
Railway
Station, and 12 km from
• Urbanisation
the airport.
1980s
as
began DP
and
in TP
schemes were formulated. 4.8 KM Precinct
Residential Land use
CEPT University • With improved connectivity,
10 KM Precinct
87%
₹₹ ₹27,500 ₹48,000 Land Rates
Chart Title
immigration began.
Ahmedabad Rly Stn
59.84% Vacant
20.14% Public
Built-Vacant Built Unbuilt Ratio
Public-Private Ratio Public-Private Ratio
12 KM Precinct
• Rapid development
Ahmedabad Airport
took
place between 2005 and 2015 with the introduction of several government schemes.
LANDMARKS
Pavapuri Junction
₹₹
Ghatlodiya Gamtal
37,855
₹37,500
Population
Median HH Income
1. Cities as Marketplaces 1.1 Developable Land is Precious in Cities ........................................................................................... 2 1.2 A Housing Market .................................................................................................................................. 6 1.3 A Job Centre ........................................................................................................................................... 8 1.4 Informal Economy - A Case Study.. ................................................................................................. 10
Cities have conventionally been trading markets. Even land is a tradable commodity, being purchased and redeveloped as per the contemporary demands. This chapter is an analysis of the city with the lens of a marketplace. THe analysis starts with the availability of land, followed by the land rates; this is followed by looking at the different housing typologies being sold; lastly, the city is looked at in terms of availability of jobs, with a deeper analysis of the informal economy.
1
DEVELOPABLE LAND IS PRECIOUS IN CITIES What is the ratio of built and unbuilt land? What is the quality of the urban “fabric”? Figure-ground maps give an idea about not just the amount open spaces in a precinct, but also about the quality of urban fabric - the probable building typologies, organisation of built mass, ventilation, street network, etc. The aforementioned parameters were studied in the context of Ghatlodiya
What is the built-open ratio? eltiT trahC
59.84% Vacant
• Almost 3/5 of the area under study is vacant. • This includes parks, streets, railway line, vacant lots and unbuilt spaces around buildings.
Built-Vacant tliu bnU tl iuBRatio
Sizes of footprints vary; poor relation with open spaces; probably informal settlements
• The large proportion of open spaces enables natural ventilation,
Built structures are organised in rows, with proper open spaces probably semi-detached dwellings
The area has heterogenous built characteristics • Heterogenous development of the precinct • Density and arrangement of buitforms in the area shows variations • The footprints are of varying scales • The following inferences can be drawn from these scales and the arrangement of footprints:
Dense, haphazardly laid built structures; probably old / informal settlements • Large, building footprints suggest presence of institutional or commercial buildings
Legend
Built
Recurring large built structures organised in a rectangular grid suggesting these are apartments Unbuilt
• Mid-size footprints = apartments
• Small, recurring footprints = colonies of single-family dwellings
Map: Figure-Ground
Cities as Marketplaces
Legend
2
How much land is in the public domain? Is there a need to increase publically accessible Public Spaces are an essential component of urban development. Provison of adequate public spaces enhances living standards, resulting in healthier, greener, and vibrant cities. Vibrant cities attract investors as well as tourists, thereby improving the economic well-being of cities. Greener cities help create a healthier population while also maintaining adequate enivronmental quality. Thus, public spaces are immensely beneficial to the city. This study analysed the amount of public spaces available in the precinct, comparing it with other precincts of same area, and suggesting ways to increase the amount of publically accessible areas in the precinct.
Only 20% land is under public domain • 20.14% of the total land is under public domain (includes streets, parks & temples). • This is merely 33.6% of the total
20.14% Public
vacant land.
Constraints in public spaces: oitaR etavirP - cilbu P Public-Private Ratio
Accessibility Constraints
Office campuses, temples, and gated parks are accessible only for fixed duration in a day. Time Constraints
these
are
subjected
to
constraints.
The proportion of public areas must be increased 70
66
60
Percentage of Total Area
Movement along streets in Chanakyapuri is hindered by potholes. Temples are also not universally accessible.
• Even
57.2 48.8
50 40.16 39.7
40
33.2 29.1
30
20
25.6 20.14
18
17.2
10
4.9
0 Ashram Road
*
Provenca * (Barcelona)
Ghatlodiya
Mongkok (Hong Kong) * Precinct Name
* Source: HCP Design, Planning & Management Pvt Ltd
Legend
Public Realm
Building Footprint
Private Open Space
Graph: Comparison of Private spaces & Public Realms in different precincts
People from the HMIG and HIG prefer not to access its public areas.
Legend No Constraints Accessibilty Constraint Map: Nolli’s Map
Cities as Marketplaces
Time Constraint Cultural Constraint Private Realm (Non-Accessible)
Cultural Constraints
• Public areas can also increase (land acquisition) through an increase in FSI (incentives). • Constraints can be reduced by providing universally accessible & safer public spaces, and eliminating social stigmas. • The difference in the vacant and public space suggests that the presence of compound walls implying security concerns. 3
What are the land uses in the precinct? How much land is available for future development? Obis voluptatenis eaquibus perum volori occatiani temoluptibus destrum ut autem res aliqui omnis doluptam fugit volupta tiatquiaere sum natio molupidit, te digent, aspedis ma susam volupti atureperspel maxime et as aut quid ut voloremque coreici ligendisi as sit, im reiur re vitaspi squianis comnihit eum autectaquis mod eum que necepro tecearum ea coriatur? Udis eatiorem re provita tendipienis utemolo reribusam, sus doluptate sandi odis etur re et iliat deles coritam dolupta nos debis doluptam rem fugit fugiati scilique eosa dem eumquia et que latibea dolo et maionsed quibus.
Characteristic Land Uses:
87%
4%
4%
2%
Residential Use
Gamtal
Vacant Plots
Recreational Use
• 87% of the precinct is under residential land use; merely 2% is available publically for recreational use; 4% of plots are completely vacant.
G.F. Use along Ravishankar Marg
• Commercial Use on ground floor of buildings (including residences)facing the major streets
Who Owns the Land? How much land is available for development? 4%
4% 4%
3% 4%
3%
11%
11%
1% 1% 5%
5%
AUDA Built
AUDA Built
Government Built
Government Built
Government Vacant
Government Vacant
IndianRailways Railways Vacant Indian Vacant PrivateBuilt Built Private
G.F. Use near Gamtal
Private PrivateVacant Vacant UNKNOWN Built UNKNOWN Built
72%
72%
80% Privately Owned
11% Government Owned
LEGEND Residential
Commercial
Institutional
Recreational
Vacant Land
Public Utility
Map: Land uses in the precinct Cities as Marketplaces
Gamtal
Can be easily acquired for future development 4
What are the factors controlling the land prices? Land is a unique economic commodity; its price rarely decreases. Cities are the prime centres for the land market. However, land prices differ even within a small patch of 1 ha. Market rates of land in the precinct varied from ₹33,000 to ₹48,000. An attempt is made to identify the numerous factors responsible for these variations.
How much does land cost in the precinct? (per sq. m.)
Market Rates ₹33,000 - ₹48,000
4X - 5X
Jantri Rates ₹6,500 - ₹10,500
Market rates are 4-5 times the Jantri Rates; this is due to the recent developments in the precinct which were not considered during the calculation of the Jantri Rates. What factors contribute towards pricing of land?
Land price is less due to poor quality street network & infrastructure
LEGEND 0-4
12-16
4-12
16-32
Public amenities like parks increase the land prices
Comparing Land Rates & Density
Facilities such as schools, good quality
LEGEND
roads make this the most expensive
< 37000
37001-43000
45000-48000
<37000
43000-45000
Bus Route (AMTS)
Map: Market Rates in the Precinct Cities as Marketplaces
area in the precinct
0
300 Metres
• Land prices are highest in the southern part & lowest in Chanakyapuri (Vishwas City) in the northern part of the precinct. • This is mainly due to the poor condition of roads and infrastructure. vAreas with access to public transport network have comparatively higher rates. • High land prices are also due to the proximity to facilities like schools and recreational areas. • Dwelling unit density also plays a role in determining the land prices. 5
CITIES AS HOUSING MARKETS What are the different housing typologies in the precinct? How do the characteristics of each typology vary with areas?
Apartment
TYPOLOGY
Semi-Detached
Detached
Row Houses
Chawl/Slum
AREA
Gamtal
Ravi Shankar Marg
Karamchari Nagar
Chanakyapuri
Ravi Shankar Marg
Karamchari Nagar
Chanakyapuri
Gamtal
Karamchari Nagar
Gamtal
Karamchari Nagar
Chanakyapuri
Chanakyapuri
Laxmangarh
AGE
>30
15-20
15-20
15-20
5-10
15-20
15-20
5-10
10-15
15-20
15-20
25-30
15-20
15-20
B.U.A. (sq.m.)
50
85
60
70
160
73
80
150
150
90
50
30
Price (in ₹) Rate (₹/sq.m.)
32
18,00,000
45,00,000
37,00,000
45,00,000
35,00,000
35,00,000
1,00,00,000
50,00,000
50,00,000
25,00,000
40,00,000
20,00,000
-
26,00,000
36,000
52,941
61,667
64,286
21,875
47,945
1,25,000
33,333
33,333
27,778
80,000
66,667
-
81,250
% OF TOTAL HOUSEHOLDS
7.14%
21.43%
11.90%
9.52%
4.76%
4.76%
2.38%
2.38%
7.14%
4.76%
4.76%
4.76%
4.76%
4.76%
ZONE
Gamtal
R1
R1
R1
R1
R1
R1
Gamtal
R1
Gamtal
R1
R1
R1
R1
MODE OF DELIVERY
Developer
Developer
Developer
Developer
Developer
Developer
Developer
Self
Self
Self
Developer
Developer
FSI CONSUMED
2.2
2.3
1.85
2.6
1.45
1.25
1.45
1.6
1.3
2
1.6
1.4
-
1.75
FSI PERMISSIBLE
1.8
2.7
2.7
2.7
2.7
2.7
2.7
1.8
2.7
1.8
2.7
2.7
2.7
2.7
COMPLIANCE WITH REGULATIONS
Cities as Marketplaces
Self
-
6
What are the variations with respect to cost and qualitative aspects? QUALITITATIVE ASPECTS
1,20,00,000
1,00,00,000
₹ 25
Price (₹)
80,00,000
Lakh
60,00,000
30 sq. m Apartment
HIGHER FSI, LOWER GC
PROVIDE MORE OPEN SPACES AROUND BUILDINGS
30 sq. m. Row-House • Opportunity - Develop spaces for social gatherings and recreation; open spaces enable better ventilation • More DU/unit area; developers can earn more profits; More people accomodated.
40,00,000
20,00,000
-
TYPOLOGY: APARTMENT
0
20
40
60
80
100
120
140
160
Carpet Area (sq.m.)
Apartments
Detached
Informal - Regulated
Graph 1:Price against Carpet Area
Row Houses
Semi-Detached
180
• Apartments are plotted mostly in the central region of the graph; apartments having same area have different costs (60 sq. m. apartments are available for ₹ 20 lakh as well as ₹ 41 lakh).
TYPOLOGY: ROW-HOUSING MODERATE FSI, HIGHER G.C. • More land under built-mass, less open spaces • Cramped spaces to accomodate more dwellings TYPOLOGY: SEMI-DETACHED HOUSING MODERATE FSI, HIGHER G.C. • More land under built-mass, less open spaces • Not favourable for densely populated cities
More Open Spaces available
Cramped Spaces
More DU per unit area
Less DU per unit area
Stilt Parking Coverage and FSI Matrix
Cities as Marketplaces
FSI & Ground Coverage of different typologies
Open space - for recreational use
Open space - for parking vehicles
7
CITIES AS JOB CENTRES What are the different types of jobs centres? Where are the jobs concentrated? Jobs have been the core domain of cities for centuries; myriad types
(proportionate to their actual numbers) were surveyed for the
of jobs of varying nature are practised in cities. Spread across the
income and job characteristics for this exercise. The analysis
city, jobs are often considered to be concentrated in commercial and
combines the findings with results of the survey of 40 households
institutional areas.
What is the predominant nature of jobs in the precinct?
8,269
47%
to come to a conclusion.
This study focuses on Ghatlodiya as a job centre; 40 job centres
No. of Job Centres
Casual
Self-Employed
Casual
Regular
27,951 No. of Jobs
The precinct generates 27,951 jobs through 8,269 job centres. Most jobs are of casual nature (21,865).
What are the sources of jobs in the precinct? Job Centres LEGEND
Industrial 0.02%
Ins titutional 0.26%
Street Vendors 0.36% Others 0.48%
Other 3.48%
Res idential 96.52%
Commerci al 2.35%
Graph 1: Proportion of Job Centres in the Precinct
12000
No of Jobs
10000 8000 6000 4000 2000 0
Land Price (Market Rates in ₹)
Graph _: Co-relation Between No. of Jobs and Land Prices
Low
High
Map: Relative Land Rates
• Most jobs (~10,000) are in densely built areas, whose land values lie between ₹30,000 and ₹37,000, suggesting that these are not correlated.
Map: Job Centres in the Precinct
12,000 Jobs
Residences Cities as Marketplaces
Land Price < ₹37,000
96.5% Jobs
Casual jobs 8
How are incomes distributed in cities? The question asked relates to the distribution of incomes and jobs in the precinct. The intention is to find out whether incomes are equitably distributed in the precinct; if not, what disparities are observed in their trends.
What is the gender-wise distribution of jobs?
3:2 (Male:Female)
• Most females are employed in residential job centres
72%
• Technical jobs employ mostly MALE workers
Income Trends in Cities: 20%
90%
16%
80%
14%
70%
12%
60%
Distribution of income (%)
90%
Cumulative Households (%)
18%
HOuseholds (%)
100%
100%
Male
80% 70% 60%
Male
50%
10%
50%
8%
40%
6%
30%
4%
20%
10%
2%
10%
0%
0%
0%
40%
Technical Jobs
30% 20%
Disparity in Income Distribution Mean Income: ₹16,600 Median Income: ₹10,000
Income Range
Income Range (₹)
Apartments
Chawl
Detached others
Row houses/Attached - gamtal
Row houses/Attached (others)
Semi detached
Slum
Cumulative No. of Households
Log. (Cumulative No. of Households)
Graph 7: Average Salary Distribution of Households in the precinct 40000
Self-Employed
Casual
Graph 6: Average Salary Distribution by Job Type
• Income Range: Less than ₹20,000 per month • Vulnerable - irregular pay scale • Primarily residential job centres and informal economy
30000
Avg Salary (in ₹)
Regular
♂ ♀
Mean Income: ₹19,800 Median Income: ₹10,000 Mean Income: ₹9,000
Median Income: ₹3,000
Casual Jobs:
35000
25000 20000
Self-Employment:
15000
• Most vulnerable - maximum variation in income • Income Range: <₹5,000 to >₹ 1 lakh per month • Job centres - vary from residential to commercial and even industrial centres
10000 5000 0
Female
Employment Ratio in
Residential
Commercial
Industrial
Institutional
Street Vendors
Job Centre Male
Female
Overall
Graph 7: Average Salary Distribution of Workers in the Precinct
Cities as Marketplaces
Others
Regular Jobs: • Least vulnerable • Income Range: ₹5,000 - ₹ 50,000 per month • Mostly in commercial and institutional job centres
• The median income is 60% of the mean income • This implies that there is a large gap in income levels in the job centres. • Also, the median income of females is 30% of that
of males
• Thus, income is unequitably distributed among male and females, mainly due to disparity in employment. • Incomes of workers in the precinct is 1/2 that of the residents Workers
₹16,600
Residents
₹37,500
• This suggests that this precinct does not create high-income jobs and that the residents workplaces are outside the precinct. 9
INFORMAL ECONOMY - A CASE STUDY How do people in the lower income groups sustain their livelihoods? CASE STUDY - FRUIT VENDOR The purpose of this case study was to analyse how a casual worker sustains his livelihood in the city.Eperferr orporpo reptas aboremo cus inctum harchit fugita is dentur rem ilit erumquidit rempor sitiis et adit, volupti ssequiam renimilis andis cus, comnimentis modi natiurerupta as reperati apid excesti dem asitisquat. Am unt. Dolorpo ssitas aut inus exerro cum eossinctae ant.
Informal economy is vulnerable • Uncertainty of sale of goods • Perishable goods • Susceptible to rot and decay
Daily Schedule
Vendors resort to selling additional items to tackle the vulnerability
Monthly Expenditure:
Commodities Sold:
Miscellaneo us 5% Transport 8%
Purchase items
Festival-specific Stall 2%
Packaging 1%
Avg Profit ₹ 1 - ₹ 4 / pc
6AM - 8AM ₹ 65/ kg
₹ 100 / kg ₹ 80/ kg
• Festival-specific items like diya, rakhi, idols, etc. sold • Family-members help with managing additional stall/cart • Expenditure on items for festival stall ~ 2% of the total • Avg profits range from ₹1 to ₹4 per item
₹ 100 / kg Household Savings
Fruits 84%
Set up stall
Avg Expenditure ₹ 54,850
8AM - 9AM ₹ 80/ kg
₹ 110/ kg ₹ 20/ kg
Avg Profit ₹ 12,150
₹ 30 / kg
Business Hours
8%
9AM - 9PM ₹ 60 / kg ₹ 30/dozen ₹ 30/dozen
92% of the total expenditure - Cost of fruits and transportation
Cities as Marketplaces
Electricity Bill 3%
Rent 14% Education 7% Communic ation 1%
The household saves merely ₹ 700 per month inspite of the additional stalls Food 56%
Transportat ion 16%
84%
₹ 50/ kg
Health Housing 3%
• Informal sector is vulnerable to losses, having a direct impact on the livelihood of the household • Sustaining a household of 6 members in a meagre income of ₹12,150 is extremely difficult in Ahmedabad - monthly cost of living for a single person is ₹21,226 (source:Numbeo). • This reflects on the lifestyles of the casual workers as observed earlier. 10
2. Cities as Communities 2.1 Population Diversity .............................................................................................................. 12 2.2 Travel Behaviour..................................................................................................................... 13 2.3 Lifestyle - Using Public Spaces ............................................................................................. 14 2.4 Lifestyle - Consumption Patterns ........................................................................................16 2.5 Peopleâ&#x20AC;&#x2122;s Housing Choices..................................................................................................... 18
This chapter observes the city from the lens of the people. It analyses how cities are populated by people from different backgrounds; what are the myriad activities people perform, where do they perform such activities. Also, it studies the choices people make in cities with focus on housing and travel behaviour and consumption patterns.
11
POPULATION DIVERSITY Who lives here? Why do people choose to live in a specific area?
What kinds of activities do people perform here?
Cities are an amalgamation of people from diverse backgrounds choosing too stay in a locality. This results in blending of the culture of several regions. Here, the diverse groups of people living in Ghatlodiya are identified based on age, gender, profession, and place of origin.
With a diverse group of people, a variety of activities develop within the city. These activites may vary with different age-groups and different times of the day. The folllowing are some of the activities taking place in Ghatlodiya:
• Different Age Groups : Ghatlodiya comprises people belonging to different age groups;from children to teenagers, from the youth to the middle-aged persons, and senior citizens, everyone finds place in Ghatlodiya.
• Religious activities : The area consists of several temples - big and small; this gives rise to religious activities.
• Gender
• Commercial activity : The precinct has a large number of shops selling a variety of items of daily use as well as luxuries.
: The area is a blend of young and old members belonging to all genders.
• Geographical Diversity : The precinct comprises residents belonging to different areas within the city; also, there are immigrants belonging to differnt states. The area is home to Patidars, Rabaris, immigrants from Uttar Pradesh, as well as hose from Rajasthan, Madhya Pradesh. • Religious Diversity
Cities as Community
: The precinct largely comprises Hindus and Jains.
• Informal Vending : Informal vending forms a n important part of the city’s economy. It helps the urban poor sustain their livelihoods • Socialisation: Thisis one of the most common activities in the area. People, especially senior-citizens congregate in mornings, and more primarily,/ evenings; kids prefer playing in colony parks; the youth utilises the public spaces to relax in evenings after a long day at work.
12
LIFESTYLES - CONSUMPTION PATTERNS What are people’s consumption patterns? What governs these patterns? People’s consumption patterns refer to where they spend their
patterns of different income groups are analysed. A case study
money. Cities have a large variety of places and activities where
comparing two housholds with similar characteristics has also
this money can be spent. Incomes play a pivotal role in determining
been presented.
All income groups spend on the basic necessities
the consumption patterns of households. Here, the consumption
150001-200000 150001-200000
Transportation Transportation
100001-150000 100001-150000
Education
Education
95001-100000
95001-100000
Communication
Communication
70001-75000
45001-50000
and number of children Entertainment and domestic help are luxuries only the rich can afford • LIGs cannot afford to employ domestic help • They rarely spend money on leisure activities
Health/ Medicines
40001-45000
HH goods (appliances, furniture etc.)
35001-40000
HH goods (appliances,
35001-40000
Electricity furnitureBill etc.)
30001-35000
Domestic Help
25001-30000
Vacation
30001-35000
Electricity Bill
25001-30000
Domestic Help
15001-20000
Vacation Clothing
<15000 0
0
• The amount spent varies depending on the household size
Health/ Medicines
40001-45000
10000
10000
Case Study:
20000
20000
30000
30000
40000
Expenditure (₹) 40000
50000
60000
50000
70000
60000
70000
80000
Clothing
80000
Education
• Education is common to majority of the income groups
out Rent/EMI
45001-50000
<15000
Transport
Entertainment, Recreation and eating Entertainment, out Recreation and eating Rent/EMI
55001-60000
55001-60000
Income Range (₹)
Income Range (₹)
70001-75000
15001-20000
Food
Food/Groceries Food/Groceries
Inferences & observations from the case study • Despite having same housing characteristics and household incomes, the consumption patterns varied drastically. • Household 2 saves more than Household 1 • HH2 spends money on medicines as well as entertianment apart from that common to both the households. • Despite this, the total expenditure of HH2 < HH1, because of the extra money (3.5 times) spent on education. • The amount spent by HH1 on transportation is almost 2X that spent by HH2.
Expenditure (₹)
Consumption patterns of two households with similar characteristics were studied to see if they showed similarities or differences arose; in case of differences, the underlying reasons were analysed. 8% 30%
46% 10% 6%
Cities as Community
Household 1 (HH1) • Detached House • Carpet area-60 sq. m. • Family Members - 5 • Occupation - Business • HH Income - ₹45,000 • HH Expenditure - ₹39,500
2%
6%
8% 4%
42%
21%
2%
4%
11%
Household 2 (HH2) • Apartment • Carpet area-60 sq. m. • Family Members - 5 • Occupation - Government Clerk • HH Income - ₹40,000 • HH Expenditure - ₹24,000
2
1 -40
-35
-30
-25
-20
-15
-10
-5
0
5
10
15
20
Thousands
Monthly Savings & Expenditure Total Monthly Expenditure (Rs) Monthly family saving (Rs)
13
LIFESTYLE - USING PUBLIC SPACES How do people use public spaces at different times of the day? Public spaces are dynamic in nature; their uses are governed by the users; kids use semi-enclosed, open spaces for playing; youth and middle-age groups use the spaces for exercise; senior citizens prefer socialising and less intense exercises. The uses also differ at different times of the day. Morning activities differ from those done in the afternoon and evenings. As part of the Studio exercise, public spaces in the precinct were identified, and diurnal variations of the activities in two such spaces were studied.
6AM-8AM
Legend Public Services Parking
Shops
Bus Stop
Informal Vending
Auto Stand Socialisation Key Plan
Commercial Activity
Crowd
Population (Age-wise)
1PM-3PM
Senior Citizens Youth / Adults Children
5PM-7PM
Map 5 Major Activities
Cities as Community
Map 6 Major Activities around Pavapuri Junction
Map 7 Amul Park on Ravishankar Marg
14
Commercial activity on ground and first floors Upper storeys are residential
Key Takeaways Residential Apt
Access to public spaces:
Shops Temple
Section Janta Nagar Crossing Road
Residential Apt
Vegetable vendors and fruitsellers occupy the narrow pedestrian path and a portion of the carriageway in the evening (6 PM - 10 PM).
• Commercial activity on ground floor; upper storeys are residential • Space - enclosed on one side (by multi-storeyed building); vast open expanse on the other
Unrestricted Vehicular
• Parks are more active in mornings and evenings • Junction is most active in the evening • Senior citizens restrict their activities to socialising in parks or near residences Morning
Morning
Afternoon Evening
Afternoon Evening
Intensity of Commercial Activity
Shops
Park
Pedestrian
Levels (kerbs / footpaths) act as thresholds, restricting vehicular access
Intensity of Socialisation
• Maximum socialisation and vending occurs in the evening • Reason - comfortable temperature & intensity of light, people returning from work (need for relaxation) People prefer shaded areas and put levels to a variety of uses:
Section Amul Park on Ravishankar Marg
Levels act as support
Shaded areas
Compound Walls
Vendors sit/stand under shaded areas - more comfortable
• The park witnesses maximum activity early morning and in the evening. • Most active age-groups = Senior citizens and children • Informal vending is an evening activity on this street. • Vendors set up stalls under trees near the park - more potential customers here Cities as Community
15
PEOPLE’S HOUSING CHOICES Where do people live? How does the housing typology differ at different locations? What are the housing characteristics of the precinct? Who lives here? What drives people’s housing choices?
Ghatlodiya Gam
₹27,000 ₹35,000 Market Price (₹/sq.m.) • Ghatlodiya Gam is densely built; population = 1700 residents. • Housing typologies include row houses, informal dwellings, and few low-rise apartments.
Legend Plot_Pop Sum_Pop < 150 151- 300 301-600 601-1200 > 1200 Plot Boundary Precinct11 Railway
Chanakyapuri (Vishwas City II)
₹37,000 ₹43,000 Legend Legend
Market Price (₹/sq.m.)
Legend
Plot_Pop
0 - 150
301 - 600
151 - 300
601 - 1200
Sum_Pop
< 150
151- 300
> 1200
301-600
Map 601-1200 _ : Population
Apartments
Semi-Detached
Row-Houses
Detached
Informal + Gamtal
Map: Housing Typologies
> 1200 Plot Boundary Precinct11 Railway
378.55 PPH
Population Density of Ghatlodiya
227 PPH
Population Density of Ahmedabad
Row-Houses constitute majority of the building footprint
• The area in the north of the railway line is a densely built area comprising mostly low-rise independent dwelling units. • Apartments concentrated in the north-western corner and along the railway line.
Apartments
Maximum number of dwelling units
Cities as Community
16 Legend
What factors determine people’s housing choices? Karamchari Nagar
Major Housing Populationtypologies in the precinct:
20 18
₹45,000 ₹48,000
16
Market Price (₹/sq.m.) • Karamchari Nagar - Hirbaug Road has low-rise dwellings. • Blend of semi-detached houses, apartments & bungalows. • The area has good infrastructural provisions, green cover, and connectivity through AMTS.
Plot_Pop Sum_Pop < 150 151- 300 301-600
• Building Footprints: Majority are row-houses
RH 11.97%
14 12
Workplace Distance
Legend
D SLUM 1.08% 11.77%
SD 15.67%
10
APT 59.50%
• Dwelling units: Apartments are the predominant dwelling units (4722).
8 6 4
601-1200 > 1200 Plot Boundary
2
Precinct11 Railway
0
Population distribution in the precinct: 0.00
5.00
10.00
15.00
20.00
25.00
30.00
35.00
40.00
45.00
Space per capita Apartments
Chawl
Detached
Row Houses
Semi detached
Slum
Graph 2: Workplace distance against Space per Capita
Ravishankar Marg
₹43,000 ₹48,000
• People are likely to sacrifice on the per capita space available to live closer to workplace. • People living in large dwellings travel upto 18 km. • This may be due to the houses being ancestral homes or availability of better amenities near the houses.
Market Price (₹/sq.m.)
Price-Income Ratio Frequency Distribution
16
Average P-I Ratio
No. of Dwelling Units
Area is affordable for most of the current households.
10 8 6
Sum_Pop
0-1
1-2
2-3
3-4
4-5
5-6
Price-Income Ratio
< 150 151- 300 301-600 601-1200 > 1200 Plot Boundary
Cities as Community
Precinct11
Workplace Distance
Affordability
Locality
4
0
Plot_Pop
Railway
12
2
Legend
What are the factors determining people’s housing choices?
2.13
14
• Mix of apartments, row-houses and semi-detched units • Public amenties like parks and schools add to the cost of land.
• 12,000 people reside in the dense area above railway line - low costs increase affordability • 8,000 people live in the Gamtal • Most people reside in apartments - large variety, increasing trends to develop apartments instead of row-houses.
Graph 3: Frequency Distribution of PriceIncome Ratio
Inherited property or Land prices increased since the property was purchased
Housing Choice
17
TRAVEL BEHAVIOUR How do people commmute? What is the purpose of travelling? Travel/commute is one of the basic needs of the people. Cities
vechile ownership of the precint? Which mode of transport do
being large multi-purpose spaces require even more commute.
people prefer and why? The frequency and the primary purpose
This exercise studied the travel patterns of people; what is the
the trips is also analysed.
The residents are not travelling for socialisation or enertainment Trip Distribution by Purpose Others 1%
Education 19%
Vehicle Ownership by Type 100% 90%
Work 48%
80%
Vehicle Percentage Type
70%
Social 32%
60% None
50%
Cycles 4 Wheelers
40%
2 Wheelers
30% 20%
WORK Average Trip Trip rate per capita / day Length 17.26 km 5.13
SOCIAL Average Trip Trip rate per capita / day Length 2.94 km 1.36
Mode Share Walk 22%
10% 0%
• People mostly travel for work. • The lower trip rates for “social” and “other” purposes is probably due to low incomes.
2 Wheeler 34%
0-10
10-30
30-60
>60
School Bus/Chartered Bus 8% Cycle 3% AMTS 2%
Income Range Income of Houshold(thousand rupees) Range of HH
Vehicle ownership by Income Group
• 2-Wheeler
4 Wheeler 22%
is
owned
by
maximum
households LIGs can only afford to own cycles • Cycles are owned by most LIGs and few LMIGs. • The former can afford to purchase only cycles, owing to the low incomes. Some households own multiple vehicles • Ownership of multiple vehicles is for the convenience of the families • This helps in case there are more than one working members Cities as Community
EDUCATION Average Trip Trip rate per capita / day Length 3.36 km 0.95
OTHERS Average Trip Trip rate per capita / day Length 1.67 km 0.02
• People commute mostly for work (trip rate = 5.13 per capita per day) • The high trip rate for work implies people change their mode of commute while travelling to and from workplaces. • The work-place distance is also large.
3 Wheeler 9%
People do not have faith in the public transport network • Despite of being inexpensive, most people do not prefer to use pubilc transport for commute • This suggests that public transport offers an inferior quality of service. People prefer walking to excessive use of vehicles • A quarter of the modal share is walking • This implies that the daily needs of the people are met in close vicinity of their homes and/or the incomes do not permit excessive use of vehicles
18
3. Cities as Machinery 3.1 Regulating intensity of Development (FSI) ............................................................. 20 3.2 Streets - Connecting Neighbourhoods ..................................................................... 21 3.3 Public Transport - Commuting the sustainable way .............................................. 22 3.4 Infrastructure - Meeting Demands for Amenities .................................................. 24 3.5 Estimating Costs & Revenue ....................................................................................... 28
Regulations and policies are required to inhibit uncontrolled growth of urban areas. These control the large-scale development of wards and neighbourhoods. Public goods are quintessential to the existence of a city. Improper provisions may result in desertification of towns and cities. Thus, civic authorities need to ensure they provide a well laid out infrastructure to the citizens. This chapter analyses how cities function as a machinery. The contents comprise factors regulating land development, connectivity, and maintenance of citiesâ&#x20AC;&#x2122; infrastructure.
19
REGULATING INTENSITY OF DEVELOPMENT - FSI What does FSI tell about the area? What factors are involved in regulating the intensity of land development? This exercise attempts to validate the assumption that the FSI and land rates of an area are correlated. An analysis of the existing FSI of the precinct was mapped and compared to the land prices and ownership among other factors, to establish the reasons for the present situation.
Ghatlodiya is a low-density area • Maximum plots have FSI ranging between 1.15 and 2 • Maximum permissible FSI is 2.1
1.15 - 2
2.7
The FSI of the area is affected by ground coverage
Legend 0.00 - 1.15
2.30-3.45
Railway
1.15-2.30
>3.45
Precinct Boundary
Low market rates have attracted builders to develop the area
New Apartments constructed
High market prices result in land speculation
Government-owned land has low FSI
Owners purchase land as investment to be sold once prices increase further
• The FSI is not dependent just on floors; it also depends on the ground coverage (built-mass). • Hence, some areas with lower heights also have higher FSI owning to the built density.
FSI & Ground Coverage of different typologies
FSI is dependent on many factors apart from land rates • Areas with higher land prices are mostly vacant lots • Market speculation is a primary reason for these landholdings. • Lower land rates attract developers to start new projects, thus increasing the effective FSI of the areas • The utiilised FSI is affected by other factors including public goods like connectivity, sanitation, water supply among others.
Cities as Machinery
20
STREETS - CONNECTING NEIGHBOURHOODS How well are different areas in the precinct connected? Streets form the backbone of a city. No city can function without a
network within the precinct, establishing street hieracrchy and
proper street infrastructure. This study analyses the existing street
find out the probable consequences of the present situation.
Observations about the precint’s street network • Total Street length = 30 km; of this, 21 km are local roads. • Street Density= 303.87 m/ha • Streets cover 17.32% of the total precinct area • ROW Widths vary from 30 m (Ravishankar Marg) to 3.5 m wide local roads • 41% of the nodes are created by the convergence of 3 links
The low connected-node ratio suggests large block sizes Legend Nodes 1 2
Streets Level 1 (Sub-Arterial)
Node Density 4.97/ Ha
Link-Node ratio 1.86 / Ha
Connected Node ratio 0.64/ Ha
Level 2 (Collector)
3 4
Level 3 (Local)
5
• The large difference suggests that the streets are not wellconnected; also suggesting presence of large block sizes
Street Sections
3m
3m
Level 3 Street (Local Road)
Cities as Machinery
1.2m
3m
3m
Level 2 Street(Collector Road)
1.5m
10.5 m
10.5m
1.5m
Level 1 Street (Sub-Arterial Road)
21
PUBLIC TRANSPORT - COMMUTING THE SUSTAINABLE WAY What are the public transport provisions in the precinct? How to make public transport successful? Public transport is a sustainable alternative to the slew of private vehicles plying the roads in contemporary times. Isslues like traffic congestion and pollution can be addressed with adequate
provision of an efficient public transport network. The case of Ghatlodiya is studied here, to ascertain the necessary factors involved in making public transport successful in a city.
Ghatlodiya has a rigid street network • Streets account for 17% of the 1 sq. km. precinct. • Three levels of roads - local, connector and aretrial connect the different areas within the precint.
The area has adequate provision of public transport • The area is serviced by AMTS buses • 15 bus stops within the precinct • 4 bus stops just outside the precint • BRTS station is 1.2 km from the precinct. • The bus stops are strategically placed, conforming to thee large block populations
Legend Precinct11
Sum_Pop 0-1250 1251-2500 2501-3750 3751-5000 > 5000 Plot Boundary Railway Legend Precinct11
Sum_Pop
Map showing block population 0-1250
1251-2500
Time to walk to bus stop (in minutes)
3751-5000 > 5000
Plot Boundary Railway
1000-10000
120000-185000
10000-41000
55000-120000
41000-55000
Map showing area of blocks
2501-3750
Legend
* dimensions in sq. m.
Map showing area of blocks
Block sizes must be reduced to increase the share of population using public transport • Large block sizes increase the walking time to bus stops. • The cost of using IPTs to reach bus stops prevents people from utilising public transport.
15 bus stops
25.4 Ha
in the precinct
Maximum Block Size
• Providing walkable block sizes and well-shaded and well-maintained footpaths will improve the usage of public transport.
Cities as Machinery
22
How well is the precinct connected to major destinations of the city?
The area has good connectivitythrough public transport; still modal share of public transport is less 11%
Modal share of Public Transport
Cities as Machinery
• Of the 10 bus routes studied, most have direct connectivity with the major destinations. • The precinct is, thus, well-connected with other aras of Ahmedabad • But still modal share of private vehicles is more than that of public transport. 23
INFRASTRUCTURE - MANAGING DEMANDS FOR AMENITIES Managing solid waste A city’s functioning depends not just on the superficial provisions, but also the infrastructure provided to meet the daily requirements of the several precincts. Solid waste accounts for a large chunk
of the total waste generated by cities. The given study aims at finding how solid waste is managed at the neighbourhood level.
7.50
12
tonnes
tonnes
Dustbin Dimensions & Influence Area
Surplus Waste = 4.50
Open Dump
Tonnes
D2D collection
Primary Dimensions (mm): 900 x 600
• Secondary dustbins are often kept on the carriageway hindering traffic movement
Zone of Influence: 800mm x 800 mm
• Dustbins are kept on the footpath, hindering pedestrian movement.
Secondary (Silver) Dimensions (mm): 1100 x 1500 x 1200 Zone of Influence: 1700mm x 1350 mm
Secondary (Green / Black) Legend
Dimensions (mm): 2500 x 1500 x 1500 Zone of Influence: 2000mm x 2000 mm
Secondary Dustbins on
Open dumping
carriageway
Map: Job Centres in the Precinct
Cities as Machinery
24
Managing solid waste through Door-to-Door collection mechanism Door-to-door collection of solid waste is a garbage collection
hours to complete its designated daily route. The data presented
technique used in Ahmedabad. The route of one collection van was
is for one such trip. Also, one sq km area is covered by multiple
traced to analyse the efficiency of this system and also the related
vans.
challenges. One van makes two to three trips over the course of 5
Key Takeaways • Public spaces have 3 major types of dustbins, each having a different capacity and each placed at different locations. • Open dumping is promoted in case the amount of waste generated exceeds the total dustbin capacity. • The amount of waste generated in the precinct was found to be 1.6 times the total dustbin capacity.
1. Solid waste collection is contracted out to private companies
Door-to-Door Collection of Solid Waste • An efficient way of managing solid waste
• Waste is segregated & collected at the source Legend
2. Waste collection vans collect waste from designated pick-up points in their
Map: Route for D2D collection of solid waste
respective work locations
D2D Collection is efficient but has its set of challenges • Tracking of the vans’ daily routine makes the drivers more responsible, ensuring that waste is collected from every stoppage point.
Data for the Tracked Collection Route No. of Stoppage Points: Route Length: Collection Time: No. of DU: Average Stopping Time: Cities as Machinery
17 3.03 km 2 hr 02 min 422 7 min 10 s
• Most residents do not deposit waste at the designated collection point; many do not segregate the waste.
4. Collected waste is compressed and transported to dumping/landfill sites.
3. Vans transport the waste to transfer stations
• Thus there is a need to educate the residents about the process.
25
INFRASTRUCTURE - MANAGING DEMANDS FOR AMENITIES How do cities meet the household water supply demands? How much area is needed for WSDS facilities? Access to water is a basic human right. Accomodating millions
The study of the precinct’s WSDS network was based on data
of people, cities need an efficient system of water supply; urban
collected at the respective WSDS. The coverage areas shown on
Planners and city administrators must ensure that they provide and
the map are estimated by the workers at the respective WSDS.
adequate WSDS network.
WSDS Details • 6 WSDS supply water to the precinct (4 within; 2 outside) • Total water demand = 52.27 lakh gallons (assuming 140 litres per person) S. No.
GSR Capacity (Lakh Gallons)
Water Demand (Lakh Gallons)
Demand / Capacity
1 2 3 4 5 6
1.74 10.00 6.60 2.00 0.39 0.45
7.51 15.40 14.50 13.46 1.03 0.35
4.31 1.54 2.19 6.73 2.64 0.78
* Demand-Supply Ratio > 3 suggests incorrect capacity calculations
GSR 29%
ESR 13%
Plot Area needed for facilities: 90 sq. m. per “lakh gallons” demand The number of WSDS facility shall depend on the population being catered. Water pumping must be done 2 - 3 times a day; this reduces the need for large storage reservoirs and also for large tanks in dwellings
Office 37%
Pumping Station 21%
Ratio of Plot area required for different constituents of a WSDS
LEGEND Source Station WDS 1 - Chanakyapuri WDS
WDS 4 - Gamtal WDS
WDS 2 - Gota - Janta Nagar WDS
WDS 5 - Karmchari Nagar WDS
WDS 3 - Sattadhar WDS
WDS 6 - KK Nagar WDS
Water Storage Reservoirs - Elevated Storage Reservoir (left), Ground Storage Reservoir (right)
Cities as Machinery
26
Managing sewage and stormwater Sewerage and stormwater networks form an invisible backbone of
storwater drainge networks in the area. Catchent pits and
the city. These are quintessential cleansing elements which help
manholes on every street within the precinct were marked and a
maintain hygienic conditions in the cities, making them liveable.
network profile was mapped. This exercise was very fundame
Manhole Profile • No. of Manholes: 148 • Avg. Manhole/Km: 17.3
Catchpit Profile • No. of Cachpits: 69 • Avg. Catchpits/Km: 9.03
This study aimed at finding the on-site situation of sewrage and
100%
% streets covered
90% 80% 70% 60% 50% 40% 30% 20% 10% 0% Upto 12 m
12 m- 18 m
Above 18 m
R.O.W. Width Stormwater Network
Sewerage Network
Graph showing proportion of streets covered by the sewerage and stromwater network
All hierarchy of streets must be serviced the network
Catchment
• Arterial and sub-arterial roads have a well-maintained network of sewerage and stormwater catchment (observed to be 100% during the exercise) • Sreets in the lower levels of hierarchy are not properly maintainted recurring instances of waterlogging and, catchment pits blocked by garbage, merely 50%-80% serviced by sewerage network
Water logging
Provision is not enough; proper maintenance is equally important Manhole
Stormwater Catchment (Concrete) Stormwater shaft leading to trunk
(Steel) Sewage shaft with pipe (150mm 600mm dia)
Cities as Machinery
Cross-sectional section of street showing the layout of the sewerage and stormwater drains
• Reasons for waterlogging: • Low-lying area (topography) • Obstruction of the catchment pit due to waste or buildings • Efficient use of topography and regular maintenance will reduce waterlogging • Manholes must be provided at specific intervals based on the location of pipe junctions. 27
PROJECT COSTS & REVENUE How can cities earn revenue through development? Expenditure
it has. The probable sources of revenue are year-4 identified and a year -1 year -2 year -3 year -5
Running the day-to-day operations of cities, and their development
This study takes a case of developing a 2-km long stretch with
requires funds. ULBs are often restricted by limited monetary
(A) (in INR lakhs) 351.34 breakeven point established. a limited seed fund of Rs 50 lakh; it analyses how n Total SPV Capital can + A&OE
resources and low revenues from taxes.
effectively work to develop the area with the limited resources (A+B)
(B)
55.87 55.87
57.91 57.91
60.10 60.10
62.43 62.43
year -1 year -1 351.34 80.84 53.97 30.522 405.31 111.36
year -2 year -2 88.924 55.87 33.5742 55.87 122.50
year -3 year -3 97.8164 57.91 36.93162 57.91 134.75
year-4 year-4 107.59804 60.10 40.624782 60.10 148.22
year -5 year -5 118.357844 62.43 44.6872602 62.43 163.05
year -1 80.84 30.522 111.36
year -2 88.924 33.5742 122.50
year -3 97.8164 36.93162 134.75
year-4 107.59804 40.624782 148.22
year -5 118.357844 44.6872602 163.05
year -1
year -2
year -3
year-4
year -5
Income - Expenditure -293.95
-227.32
-150.49
-62.36
38.25
Financing done through: Net Income year -1 year -2 • Seed Fund - ₹year 50 -3 Lakhs year-4 Income - Expenditure -293.95 • Debt Financing (Loan from Banks) -227.32 - ₹-150.49 301 Lakhs-62.36
year -5
Expenditure Income
Heads
1 2 3
Carriageway footpath cycle track
cu.mt. -
3,000.00 -
60,26,000.00 -
60.26 -
parking space to be carved from 4 footpath
cu.mt.
66.00
3,54,420.00
3.54
vending space to be carved from footpath
cu.mt.
264.00
14,17,680.00
14.18
cu.mt. -
40.00 -
10,000.00 -
0.10 -
-
-
10 11 12 13 14 15 16 17 18 19 20 21
shoulder median/kerb landscape bay service bay compound wall or fencing Bus shelter cycle stands for 10 cycles public toilets drinking water kiosk signage with advertisement board bollards Signal posts CCTV cameras Tree with tree guards hoardings public dustbins
No.
Qty
-
Amount (INR)
-
(C) (D) (C+D)
C+D)-(A+B)
Seed Fund
C+D)-(A+B)
2.00
1,50,000.00
1.50
Per unit
2.00
15,00,000.00
15.00
Per unit
2.00
3,00,000.00
3.00
per signage
5.00
3,00,000.00
3.00
per bollard per signal post per camera
4.00 16.00
20,00,000.00 8,00,000.00
20.00 8.00
no.
30.00
90,000.00
0.90
400.00
sq.mt. per unit
250.00 4.00
1,25,00,000.00 30,000.00
125.00 0.30
300.00
15,00,000.00
15.00
per unit
5.00
7,50,000.00
7.50
street furniture
per unit
30.00
22,50,000.00
22.50
17 special built space
per sq.mt.
20,000.00
-
-
-
Income from assets (in INR lakhs) Income from operations (in INR lakhs) CapIn +OpIn Net Income
No.
20.00
Market area
Income
-
per unit
18 Total
Total Capital + A&OE (in INR lakhs) IncomeExpenditure from assets (in (in INR INR lakhs) lakhs) Total Operational Income from operationsCapex (in INR+ lakhs) Opex CapIn +OpIn
-
4.5 mtr height 22 Street lights with pole 9 mtr height 23 24
(A) (C) (B) (D) (A+B) (C+D)
299.781
14%
200.00
100.00
0.00 Year 1
Year 2
Year 3
Year 4
-100.00
-200.00
-300.00
-400.00
Cities as Machinery
38.25
Revenue: • Vending, if formalised will help increase revenue, while also reducing Debt Financing congestion and chaos on streets. 86% • Rents, fees, and development charges (VCFs) conrtribute immensely to the revenue Financing of the project
Net Income (in lakhs)
6 7 8 9
Unit
Amount (INR) in lakh
No.
5
As per context
53.97 405.31
Capital Expenditure Sheet
(A)
Basic requirements
Total Operational Expenditure (in INR lakhs) Capex + Opex
Year
Year 5
Year 6
Year 7
Breaking Even with the Costs • Considering the loan is taken for a period of 10 years @ 6% per annum, the SPV shall break even in the 5th year of operations. An SPV is a good method of development • SPVs ensure that the focus of development is restricted to the project area, helping in the effective implementation of the projects. 28
Conclusion
References
The portfolio is an assimilation of the exercises conducted during the Foundation Studio. Through an analysis of a 1 km2 precinct, it views the city as a dynamic organism performing a multitude of tasks – a marketplace for land, housing, and jobs; a community of people from diverse backgrounds, a hotspot of myriad activities, and a place evolving due to people’s choices; and, a machinery requiring a set of regulations and services for efficient functioning. The precinct’s (Ghatlodiya) transformation from its rural roots to the present form reflected how cities grow and evolve, and what are the key determinants to such changes. The precinct was viewed from the lens of a city being a marketplace; the analysis revealed that land is considered as a commodity that could be traded upon; cities are employment hubs, acting as job centres; the number and type of jobs, however, vary with locations – Ghatlodiya is not a high-paying job centre, whereas areas in the vicinity of Gujarat High Court are high-paying. There is, therefore, disparity in jobs and incomes in cities. Cities are an amalgamation of people from diverse communities – natives and immigrants from different parts of the country. Ghatlodiya, for example, is inhabited by Rabaris, Patidars, immigrants from Uttar Pradesh & Madhya Pradesh, among others. The public spaces and their components are utilised by citizens as per the designated use and also adapted for other purposes; footpaths are used by pedestrians as well as vendors; low walls are used as support and seating. Several activities are performed in cities, some having physical limits, others developing notional boundaries. Lastly, the precinct was seen as being a part of the larger machinery of the city. The functioning of the city was also studied – requiring basic infrastructural provisions like sewerage, water supply, etc. Solid waste management is also crucial in cities - 4000 metric tonnes of waste is generated in Ahmedabad every day! The infrastructural provisions of the city were found to be largely adequate, with some lackadaisical approaches being adopted in terms of maintenance of stormwater catchments. Ghatlodiya, has the potential to become an economically and socially relevant neighbourhood of Ahmedabad. It, however, lags behind in some crucial respects such as infrastructure. One approach to develop the area could be to use the employ a Special Purpose Vehicle, which shall help in concentration of funds to the specific purpose of the development of the neighbourhood. Beginning with the major streets, having more salable potential, investors can be attracted to the neighbourhood. This may be followed by subsequent development of the area by the future investors.
• Ahmedabad Municipal Corporation. (2018). Solid Waste Management. Retrieved from Ahmedabad Municipal Corporation: https://ahmedabadcity.gov.in/portal/jsp/Static_pages/solid_waste_mgmt. jsp • Ahmedabad Urban Development Authority. (2018). Draft Comprehensive Development 2021 Vol. III: General Development Regulations. Ahmedabad: Ahmedabad Urban Development Authority. • Better-Streets-Better-Cities. (2011). Retrieved from ITDP: https://www.itdp.org/wp-content/ uploads/2011/12/Better-Streets-Better-Cities-ITDP-2011.pdf • Freepik. (2018). Retrieved from Freepik: https://www.freepik.com/ • Google Inc. (2018). Google Earth. • HCP Design, Planning and Management Pvt. Ltd. (2018). Retrieved from HCP Design, Planning and Management Pvt. Ltd.: https://www.hcp.co.in/ • Investopedia. (2018). • Investopedia. (2018). Retrieved from Investopedia: https://www.investopedia.com • MINISTRY OF DRINKING WATER AND SANITATION. (2018). CPHEEO Manual on Water Supply and Treatment. Retrieved from MINISTRY OF DRINKING WATER AND SANITATION: https://mdws. gov.in/cpheeo-manual-water-supply-and-treatment • Revenue Department, Govt of Gujarat. (2018). Ahmedabad Jantri Rates. Retrieved from Revenue Department: https://revenuedepartment.gujarat.gov.in/downloads/amc.pdf
To conclude, the analysis of the exercises conducted disproved many hypotheses and misconceptions about cities, especially with reference to Indian cities. Cities are multi-functional in nature. Three of these have been elucidated in earlier paragraphs. A successful city does not stop at just the land and the people; it needs to have an effective machinery, as illustrated by the contents of the portfolio. The ‘machinery’ keeps the cyclic process of urban development moving.
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Sameer Kumar
+91-9415332361 sameer.pg180865@cept.ac.in