PORTFOLIO Rajkot Development Plan 2036
Patel Shrujal
MASTERs’ IN URBAN AND REGIONAL PLANNING, CEPT University
CREDITS Group Members: Shrujal Patel (SP), Milan Shakuniya (MS), Vishwa Mistry (VM), Sweta Delwadia (SD). Guided by: Prof. Jignesh Mehta, Dr. Bhargav Adhvaryu
The document is prepared as a part of study undertaken for foundatoin studio, Masters in Urban and Regional Planning, CEPT University January - May 2018 Data from this book can be used and quoted with due acknowledgement to the authors
ACKNOWLEDGEMENT
“I never did anything alone. Whatever was accomplished in this country was accomplished collectively.” - Golda Meir The portfolio was successfully completed and was made possible because of the co–operation, assistance and suggestions of many, to whom we would like to express our sincere gratitude and thanks. First and foremost, we would like to express our heartfelt gratitude to CEPT University for providing the infrastructure and facilities for the successful completion of Foundation Studio 2017. We are extremely thankful to our guides Prof. Jignesh Mehta and Dr. Bhargav Adhvaryu, Faculty of Planning, for their unwavering support and valuable guidance throughout the tenure of our project, without which the project work wouldn’t have been a grand success. The unsung guidance and support by all teaching and non-teaching staff of the Faculty of Planning, will not be forgotten. Finally we are thankful to our families, friends and all those who are indirectly involved in the successful completion of this portfolio.
CONTENTS Page No. | Topic
1. Introduction
10. Infrastructure - Sewerage
2. Growth Pattern
11. Housing - Demand
3. Approach and Concept
12. Housing Supply
4. Population Projections 5. Transportation 6. Zoning 7. Permissible Uses 8. Regulations 9. Infrastructure - Water Supply
1 3 . Neighbourhood Development Guidelines
14. Phasing 15. Costing
INTRODUCTION Towards Jamnagar
Towards Jamnagar
Towards Morbi
Towards Morbi
Towards Jamnagar
Towards Ahmedabad
Towards Ahmedabad
Towards Morbi
Towards Ahmedabad
Rajkot is the 4th Largest City in the state of Gujarat.
Zone 3
Zone 1
Towards Kalavad
Towards Kalavad
Towards Kalavad
Towards Bhavnagar
Towards Bhavnagar
Towards Bhavnagar
Towards Gondal
Towards Gondal
Towards Gondal
2018
81
2010
86
2001
93
0
10
20
30
Zone 2
40 Developed
50
60
70
80
90
100
Rajkot is the 28th Urban Agglomeration in India, and is ranked 22nd in the World's Fastest Growing Cities and urban areas from 2006 to 2020. Rajkot is one of the most important rapid growing Industrial Centre for small scale industries and Educational Hub in the heart of Saurashtra of Gujarat State in India. Occupying 123 Sq.Km RMC from 687 Sq.Km of RUDA.
Undeveloped
i nd u s tr i es
B u i lt Ty p o l o gy
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Page 1 of 15
GROWTH PATTERNS
BRTS Corridor
Saurashtra University
Metoda
Shaper
The Above shown maps clearly indicate that the natural growth of the city is towards western region of the development area, also considering the agricultural pattern we see that the villages on the eastern part of the region have a high agricultural produce with almost 65% of the net sown area, giving us an idea of the potential side to be opened up for development.
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APPROACH AND CONCEPT “A development plan that improves the living experience of residents, and moulds itself as per the market requirements.” Poor Public Transport System
CONCEPT PLAN
Towards Morbi
Strong IPT Network leading to failure of the BRTS/Public Transportation System
Towards Jamnagar Towards Ahmedabad
TRANSPORT
Aji Nyari Towards Kalavad Towards Bhavnagar
GREEN/OPEN SPACE Lack of recreational public spaces spread over the city
Authority needs focus on providing green spaces in neighborhood level
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Towards Gondal
Page 3 of 15
POPULATION PROJECTIONS
2001
2011
2021
2031
Working Population – 3,55,408 Dependent Population – 11,22,724 No. of HH - 249500 Resident Worker Ratio - 1.60 Working Population – 4,97,018 Dependent Population – 14,89,099 No. of HH - 320530 Resident Worker Ratio - 1.55 Working Population – 9,71,990 Dependent Population – 21,74,673 No. of HH - 468680 Resident Worker Ratio - 1.50
17,00,000
Estimated Increase in Population
32,00,000
Estimated population for the year 2036 With 39% trend based increase in Main workers
10,03,866 Working Population consuming as area
Total residing population consuming an area
of 20 Sq. m. per person built space
Leaving us with an extra population of about
of 40 Sq. m. per person built space
88 Sq. km.
17,00,000
Working Population – 13,59,274 Dependent Population – 31,80,561 No. of HH - 685470 Resident Worker Ratio - 1.41
17,00,000
Built space is required
44 Sq. km. Area is required considering the FSI consumption of 2
An Overall Area of 44 Sq. Km. would be required to accomodate the estimated population of 17,00,000, with FSI consumption of 2 |||| SP || MS || VM || SD
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TRANSPORTATION
Exi st i n g r oa d Ne tw or k
proposed Road N etw ork
Issues a. Incomplete ring
Existing
Proposed
b. Spine being the only option for N – S movement
Arterial
210 Km.
235 Km.
c. 150 ft ring road having pressure of city as well as regional traffic (mix of traffic) as serving as bypass as well as high mobility urban road
Sub - Arterial
140 Km.
260 Km.
Collector
184 Km.
348 Km.
d. Smaller roads meeting to a higher hierarchy roads in southern and NW part of RMC
Total Area Under Roads
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7.9 Sq. Km. Page 5 of 15
ZONING
URBAN DEVELOPMENT PLAN 1 (FSI 2.5) This zone is primarily meant for general development The main idea behind zoning for this development plan is to promote development considering in the city, with a restrictive allowance of hazardous the conservation of naturally sensitive areas. Zoning essentially for this development plan is industries. done based on two criteria, i.e. uses and intensity of development. The areas along the corridors URBAN DEVELOPMENT ZONE 2 (FSI 1.5) are expected of having a built density for a mix of commercial and logistics activities, followed This zone is primarily meant for general developby urban development zone 1 and 2 with decreasing intensity of built forms respectively. ment in the city, with a restrictive allowance on traffic indusiveuses. CORRIDOR ZONE 1 (FSI 4) This zone is primarily meant for concentrated Commercial Mix on major corridors with character of high built density along it. CORRIDOR ZONE 2 (FSI 4) This zone is primarily meant for concentrated Commercial Mix on major corridors with character of high built density along it. INDUSTRIAL ZONE (FSI 1.8) This zone is primarily meant for obnoxius industries and minimal residential development only for the industrial workers. RECREATIONAL ZONE (FSI 0.15) This zone is primarily meant for green open spaces such as parks and gardens in the city with minimal development. AGRICULTURE ZONE (FSI 0.15) This zone is primarily meant for agriculture based activities only.
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PERMISSIBLE USES
The table shows the permissible uses in a particular zone. Apart from these allowable uses, there is a special clause of requirement for plots falling on the 18m. road. Uses allowed on 18m. road are: Detached Dwelling Units, Semi Detached Dwelling units, Row House, Tenaments, low rise apartments, mid-rise apartments, banks, offices, wholesale markets, garages and pre school.
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REGULATIONS The Road Side Margin in a Building in UD zone 1 and 2 shall be regulated by the Road width it abuts on The Road Side Margin in Corridor development zone 1 and 2 shall be a built – to – line after leaving 12 m. from road side.
Urban Development Zone 1 & Urban Development Zone 2, Agriculture Zone, Recreation Zone, Gaamtal Extension Zone Road Side Margins (Minimum) Road Widths
4.5 m.
12 - 24 m.
7.5 m.
24 - 36 m. 36 - 60 m.
The Road Side Margin in a Building Unit in Industrial Zone shall be regulated by the plot sizes
Urban Development Zone 1 2 Sq. m. Per Person
10 % of Plot Area
Road Side Margins (Minimum)
Margin Space
less than 12 m.
Corridor Development Zone 1 & Corridor Development Zone 2
Industrial Zone
Road Side Margins (Minimum) Plot Sizes
Built to Line from 12 m.
Upto 500 Sq. m.
Margin Space 4.5 m.
501 – 5000 Sq. m.
6 m.
9 m.
5000 – 20,000 Sq. m.
9 m.
12 m.
More Than 20,000 Sq.m.
12 m.
Side and Rear Margins (Minimum) Building Heights Upto 15 m. From 15 – 45 m. More than 45 m.
Urban Development Zone 2 and Industrial Zone 6 Sq. m. Per Person
3 m. 6 m. 8 m.
Corridor Zone 1 and Corridor Zone 2 1 Sq. m. Per Person
15 % of Plot Area
5 % of Plot Area
Margin Space
(Total built-up area / Floor space 40 sq.m. per person) x Provided open space per person according to zone = Required open space. The open space reservations in a plot are excluding the margin regulations applicable on a plot as per the zone they fall into. The regulation for open space reservations applies on minimum plot size of 1000 sq.m. 50% of the open space achieved is to be kept unpaved.
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INFRASTRUCTURE - WATER SUPPLY 13 MLD
50 MLD
32 MLD
103 MLD
50 MLD
Ribda WTP
Exi st i n g L o c ati on s of W TP a nd Re quir e me nt Current Requirement
Future Requirement
35 MLD
240 MLD
Total Requirement
275 MLD |||| SP || MS || VM || SD
proposed W TP Location Criteria for the selection of the site for WTP i. Close to Waterbody ii. Located at higher slope iii. Far Away from existing WTP iv. Near to Development area v. Availability of public land
Page 9 of 15
INFRASTRUCTRUE - SEWERAGE Gavridad STP Madhpar STP
Raiyadhar STP
Raiya STP
Kothariya STP
Exi st i n g L o c ati on s of S TP a nd Re quir e me nt Current Requirement
Future Requirement
97 MLD
193 MLD
Total Requirement
290 MLD |||| SP || MS || VM || SD
proposed STP Location Criteria for the selection of the site for STP i. Close to Waterbody ii. Located at lower slope iii. Far Away from existing STP iv. Far from Development area v. Availability of public land
Page 10 of 15
HOUSING - DEMAND 3,20,531 Households
50,000
29,000
90,000
Households living in slums
Houseless population that accounts to
Households fall below affordability line (36%), who cannot afford houses provided by the market
6,500 Households
1,46,500 Housing units are required to house everyone in the city
4 Sq. km. Area is required considering the housing schemes shall occupy FSI of 1.8
4.8 Sq. km. Area is required considering the housing schemes shall occupy FSI of 1.5
An Overall Area of 4.8 Sq. Km. would be required to provide 1,46,500 affordable housing units, with FSI consumption of 1.5 |||| SP || MS || VM || SD
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HOUSING - SUPPLY
312 Sq.km Area opened for development
244 Sq.km
68 Sq.km
Private Land
Public Land
5 sq. km. reserved for EWS housing through TP Scheme The area required to construct affordable housing units are expected to be assimilated through town planning schemes. It has been observed that out of 312 Sq. Km. opened up for development, it accounts to be around 5 Sq. Km. for EWS resevation of 5%.
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The construction of these units can be done by the authorities themselves or can be done by developers under PPP. The developers who take up such projects can be rewarded in terms of reduction in development charges on other projects based on amenities and open space they provide at affordable housing projects.
Developers
Reduction
Are encouraged to take up affordable housing projects on these reserved land in exchange of
Can be calculated based on
Reduced development charges on other construction project
Amenities and Open Spaces provided without compromising with unit size. Page 12 of 15
NEIGHBOURHOOD DEVELOPMENT GUIDELINES
Connectivity
Orientation
Referring to street density and design that includes density, proportion and a feasible interval of node intersections.
Promoting orientation on the basis of nature that can prove useful to the neighborhood in effective for the occupants.
Mix Land Use
Accessibility
Referring to diversity and integration of land uses at a given scale giving a variety at neighborhood level to ease livelihood of people.
Access to jobs, housing, services, shopping, etc., to people and places in the neighborhood and city.
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The development plan is expected to be implemented through town planning schemes. While devising new criteria for formulation of town planning schemes, existing situation of formulating a town planning schemes was studied. It was concluded that, the current mechanism only accounts for roads and certain reservation without taking into account the orientation for those roads. The new guidelines for preparing a town planning schemes was accounted for criteria such as Connectivity, Accessibility, Orientation, and Promoting mix of land use.
Page 13 of 15
PHASING
The development plan is expected to open up land in two phases as shown in the map.
First Phase Second Phase Third Phase
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The area that is prioritised is expected to be developed through town planning schemes on priority basis as on criteria like availability of infrastructure, and land prices. The prioritization of town planning schemes will be as shown as in map beside Page 14 of 15
COSTING Transport Network Cost Unit Cost
2700 Rs. Per Sq.Meter
Proposed area under Roads
7.9 Sq.km (79,00,000 Sq.Meter)
Total Transport Cost
2133 Crore
Water Supply
“The Development plan is envisioned to cost of about 7250 crores in the span of 10 years.�
Unit Cost (For comprehensive water supply scheme)
4500 Rs. Per Capita
Estimated Population
17 Lakhs
Total Water Supply Cost
765 Crore
Sewerage Unit Cost (For comprehensive sewerage scheme)
4000 Rs. Per Capita
Estimated Population
17 Lakhs
Total Water Supply Cost
680 Crore
Housing Unit Cost
6.5 Lakhs Rs. Per Dwelling Unit
Dwelling units required (Slums & Homeless)
56,500
Total Housing Cost
3672 Crore
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