Studio on Rajkot Development Plan - 2036

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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Page 2 of 15

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

Page 11 of 15

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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Page 15 of 15