ABOUT THE STUDIO The studio comprises two exercises. The first one was to understand the Development plan or Master plan of our own city. The second exercise was two understand the proposed development plan of Surat by the development authority followed by our individual group proposals. The first exercise was solo work whereas the second one was mostly group work.
ABOUT THE SITE Surat is the 8th most populous city in the country , known as a diamond city, textile city. Surat is also called the City of Flyovers. Migrants form 55.8% of the population of the city. It is the 2nd largest city of Gujarat after Ahmedabad and is located near the sea making it the nearest port to Ahmedabad and Nagpur. The city with a population of 44.6 lakh is one of the fastest growing cities.
INDIVIDUAL CONTRIBUTION My individual contribution was mainly in the road network & transportation analysis of the existing development plan of Surat within a group of 15. Then in the smaller group of 5 where we had to propose our own development plan, my contribution was again in the proposal of road network and transportation. Also as a special project, I have analyzed the housing & migration scenario in Surat and based on that proposed affordable housing for migrant workers. I have also worked on developing the urban design guidelines for different zones proposed in the development plan framework.
Key
1
Lead Author
5
Done in a Group of 5
15
Done in a Group of 15
CONTENTS PART A Development plan~ Surat 1. Existing Situation Analysis 2. Development Stratagy 2.1 Vision 2.2 Objective 2.3 Methodology
3. Evolution of concept 3.1 Suitability and Potentiality 3.2 Individual proposal 3.3 Population Projection
4. Proposal
4.1 Road Network & Transportation
4.2 Development Plan Framework 4.3 Development Control Regulation
5. Phasing & Costing 6. Special Proposal~Affordable Housing for Migrant Workers
4 6 6 6 7
8 8 8 9
10 10 12 14
16 18
PART B STUDIO EXERCISES
7. Understanding DP/MP & Implementation On Ground ~ Kolkata Municipal Corp.
20
PART C 8. Learning
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Area Population
SMC
SUDA
326 SQ.KM
1081 SQ.KM
44,26,826
45,56,091
Surat is well connected from Delhi to Mumbai via NH8 . The proposed Delhi Mumbai Industrial corridor runs through Surat which boosts the economic activity. The city comprises two administrative body- Surat Municipal Corporation (SMC) manages the municipal corporation & Surat Urban Development Authority manages the outer area & defines the Development Control Regulation. Source: Google Image, Primary Survey
Source: Primary Survey
5
Trying to provide alternative approach towards more liberal land use zoning which encourages market driven growth to promote balanced urban development. To promote transit oriented development along the major corridors. To provide intensity and used based zoning to improve the accessibility and livability.
Source: Noun Project, Illusttration made by Author using primary survey images
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Suitability map
Potentiality map
Growth centres like Oplad, Kim, Kadodra, Kamrej, Palsana, Sachin, Hazira are the highest potential area for development in Surat. Flood prone area along the Tapi river, coastal area (CRZ) & hazardous industrial area Hazira comes under regulated zone.
Source: Primary Survey
In 2041, by the estimated Population, the identified growth centres are towards Kamrej, Sayan, Kadodara, Palsana, Sachin and Hajira along industrial expansion and North-east reaching Olpad and Kim, as residential development occurs.
Estimated 2021 population – 58,80,457 Existing BUA = 28,09,64,000 sq. m
Developed land = 654.69 sq.km Average FSI consumed =1.2
Existing BUA per Capita = 47 sq.m
Projected BUA per capita (10% increase) = 52 sq.m Source: Primary Survey
Why 2041?
Upcoming special projects like Dream City, DFC & DMIC corridor connecting Delhi & Mumbai will be developed by the year 2041 which will encourage the growth centres to develop in next 20 years. 9
Inadequate last mile connectivity, traffic congestion, accidents, insufficient dedicated parking space and pollution are few burning problems regarding roads and transport infrastructure of Surat. Based on which we have developed a few strategies to propose a new road network.
Source: Primary Survey
108 km
Existing BRTS network Length
197 km
Proposed BRTS network Length
52 km
MRTS network Length To connect Major growth centres, extension of the BRTS corridor has been proposed
Ease of mobility, safety & comfort & sustainability are few strategies considered for designing typical road sections of Surat. The multiutility zone can be used for vendor activity and also a solution for unauthorised haphazard on street parking. Provision of median refuge and crossing demarcation will be followed as a safety measure. Source: Primary Survey, Author
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Analysing the aspects of market driven scenario, demand and supply curve, economic and social demands, while the FAR has been given equal weightage between the control based regulations and liberal approach, the land use has been proposed towards a more libral point of view for best fit with flexible DCR.
Source: Primary Survey
You best start believing in overly-planned cities. You’re (probably) in one. ~ Le Corbusier
Mapping out areas based on built density envisioned. High Intensity Zone Maximum Permissible FSI for Zone: TOD Zones :
4
Medium Intensity Zone Maximum Permissible FSI for Zone: Core Area Maximum Permissible FSI for Zone: Agricultural Zone Permissible Base FSI for Zone:
3 2
0.5
0.2
Special character areas like TOD have high rise high density built character while core city has low rise high density. Also the industrial zones have been majorly shifted to the peripheral southern region for better connectivity with more growth as observed through existing situation analysis.
Source: Primary Survey
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251.31 sqkm
60.83 sqkm 5.25%
21.72%
*PSA
1.2
0.8
46.77 sqkm
12.98%
4.03%
SSA
4
1
1.8
PSA
2%- 5% non-hazardous industrial use & existing non-industrial zone retained.
150.22 sq.km
1.2
0.5
1
0.7
0.8
1.5
SSA
Commercial, Residential, Mixed Use, Recreational, Non-Hazardous Industries
10% Residential permitted & 5-10% Mixed Use
5% non-hazardous textiles, mills
Hazardous Industries
Hazardous Industries
Agriculture
Hazardous Industries
4.5-12 m
---
4.5-15 m
6-15 m
*PSA: Primary Station Area | SSA: Secondary Station Area
1. Creating a sustainable and walkable mixed use neighbourhood to minimise vehicular trip 2. Shorter block length are encouraged to facilitate more pedestrian access 3. Building facades and entrance should face pedestrian street & well defined to help the transition between public and private realm. 4. Retail & Commercial spaces to be placed in the lower floor to promote uses that serves the community living in a mixed use development zone. 5. Providing multi-utility neighbourhood level open spaces, public plazas Source: Google Image, Author
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Estimated TP Scheme in Phases Phase 1
72
Number of TP Schemes 12.74% Total Developed Area Phase 2
61
Number of TP Schemes 30.25% Total Developed Area Phase 3
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Number of TP Schemes 32.34%Total Developed Area Source: Census, Primary Survey, Noun project
Proposal of newer transfer stations outside SMC would cater to villages. For estimated population 2041. waste generated is of 20952791 tons, with annual increase of 1 % ; landfill area required is of 1.11Sq.km
STILL WORKING ON THIS SHEET. BUT COMPOSITION WILL LOOK LIKE THIS
Estimated Population for the horizon year 2041 comprising SUDA + KUDA The infrastructure cost estimates with other misc. addition comes up to
Property Tax Tax on Vehicles, Animals Theatre Tax Tax on Boats Water & Road Tax SWS & Sewage Tax Cess. Tax Rents from Municipal Assets from Municipal Undertakings User Charges Chargeable FSIs from Municipal Investment
Grants in Aid General purpose grant Specific purpose grant Grants in lieu of taxes
Shared Taxes Entertainment Tax Motor Vehicle Tax Land revenue Stamp Duties
= 105,73,508
14,023 Crores
Municipal Bonds Banks & PMDO Institutional Lenders State Financial Intermediates
Solid Waste Management Sewerage Tourism E-Governance Slum Re-development Public Transport
State Government Loans Multilateral lending 17
Reason of Shortage:
Because of less involvement of private developers due to less profit and least interest of users of substandard housings , there is a shortage of housing observed in Surat.
Why need more supply of Housing in Surat : Due to migration of people from other states, Surat is becoming a compact city. Hence there is need of more housing.
Strategy to meet the need:
Encouraging the private developers to build affordable housing models and redevelopment of substandard houses.
Source: Census, Primary Survey, MUH'21
Proposed Key Stratagy for Affordable Housing in Surat: Affordable housing can be proposed as a viable business model where the private sector developers can be encouraged by incentives by the local or state government in terms of cheaper land value, higher plot FSI, adequate infrastructural facilities, easier tax subsidies and exception on duties on construction materials.
Proposed Location of Affordable housing in Surat
Targeted Household
Locational Characteristics
Development Features
OccupationMigrant Workers/ other industrial workers Income Group- LIG/ EWS
Spatial Location- Sub-urban area. located between two major transect corridor and growth centres ( between palsana and kadodara)
Subsidies/ Incentives- land subsidies ( JV between the industries and real estate developers) External InfrastructureClose proximity to WTP & STP, NH & SH
Source: Google image, Primary Survey
Socio-economical Character Local Economy- will be high in future because of the presence of industries and well connection with other parts of the city Demand- high demad due to the presence of two major industrial growth centres ( Kadodara & Palsana)
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Area Population
KMC
KMDA
206.1 sqkm
1886 sqkm
45 lakhs
1.41 cr
Horizon year of perspective plan- 2025 Sanction year- 2001 Authority who prepared - KMDA Authority who sanctioned – KMPC The red line showing in the land use and development control plan for KMC shows the selected transect for further study Source: KMDA, Google image
R- Residential zone UR- Urban Residential zone M- Maidan/Park-Open space CR- Conservational zone SP- Special zone/Predominantly commercial UA- Urban amenity zone/utility & services RI- Residential Industrial zone RF- Riverfront zone H- Heritage zone Potential Growth Centres
Rajarhat Newtown
Maheshtala
Joka
East Kolkata near pearless
Length- 15.24 sqkm BBD Bagh to Hestings Central Business District
Alipore to Taratala Taratala to Behala Southern part of KMC
Behala to Joka Comes under KMC and South 24 Pgs.
14- 1350 m (avg.)
10- 50 m (avg.)
6- 30 m (avg.)
6- 50 m (avg.)
Very old building from British era
Mostly old & semi-old gated community
Mostly old, but new gated community also emerging
Newly developing high rise buildings
6k – 16k per sqft. For residential 6k – 20k per sqft. For Commerciall
4k – 9k per sqft. For residential
3k – 12k per sqft. For residential
40-60 m
15-20 m
20-30 m
20-30 m
2.75
2-2.5
2.5-3
2.5-3
9.5k – 50k per sqft. For commercial
Source: Google image, Author
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The first Exercise was to understand the hierarchy of statutory framework of our respective cities. During this exercise, the administrative structure of the Kolkata Metropolitan area and Kolkata Municipal Corporation was being understood. It also covered analyzing different layers and one important transect of the city.
The second exercise was based on the city Surat. It was divided into two parts. the first part was analyzing the existing DP framework in the group and the second part was proposing an alternative DP framework. The exercise was divided into 4 iterations.
The Iteration, was focused on understanding the DP framework proposed by SUDA. The existing situation analysis in detail helped us in the development of our individual group proposal.
Stage 1 zoning proposals primarily centred on integrating major industrial corridors, preserving the current core region, and proposing green zones in conjunction with industries and the Tapi River. We mainly combined our individual proposals in this iteration.
The incorporation of mixed-use development was developed in the second stage of zoning based on intensity and potentiality.
The first move in developing the final proposed zoning was to develop used-based zoning, which is an alternative to liberal land-use zoning promoted by a market-driven growth corridor running along the south and east sides of the city, encouraging sustainable urban development. Then there was the plan for intensity-based zoning and character-based zoning.
Smart Utilization of Surat Potential for enhancing the quality of life for the citizens by providing best quality Physical Infrastructure, Social Infrastructure, and Mobility; thus making Surat a Futuristic Global city with focus on enhancing economy, protecting the ecology and preserving the culture of the city