PORTFOLIO
SHRUJAL PATEL
TABLE OF
CONTENTS 2
ADAJAN LOCAL AREA
7
DEVELOPMENT PLAN RAJKOT
11
AREA DEVELOPMENT KHADIA
14
PPP AND AFFORDABLE HOUSING POLICY
20
MANINAGAR AREA DEVELOPMENT
23
AFFORDABLE NEIGHBORHOOD
25
EQUITABLE STREET DESIGN
27
GIS AND DEVELOPMENT
adajan local ar ea
INTRODUCTION
ISSUES AND POTENTIALS
ROAD NETWORK
PUBLIC TRANSPORTATION
ZONING AND REGULATIONS
COSTING AND COMPENSATION
De v elo pment P la n Rajkot 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
GROWTH PATTERN
50
60
Undeveloped
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.
PROPOSAL
ROAD NETWORK
ZONING AND REGULATIONS The main idea behind zoning for this development plan is to promote development considering the conservation of naturally sensitive areas. Zoning essentially for this development plan is done based on two criteria, i.e. uses and intensity of development. The areas along the corridors are expected of having a built density for a mix of commercial and logistics activities, followed by urban development zone 1 and 2 with decreasing intensity of built forms respectively.
HOUSING REQUIREMENT
PLAN IMPLEMENTATION 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.
area d e velopme nt K HADI A
Situated in the core central city yet apart, Narrow lanes from where an informal boundary between the old and new city embarks. With an arrangement of commercial front and residential in the spine, The 3.36 Sq. Km area holds upon around 1 lakh lives. Portraying to us an unusal street hierarchy road pattern of Sheri and Khancho, The streets of pol is configured for all living creatures found in the form of bird feeder commonly known to be chabutro. With high vehicular movement on the outer side and a buildings of historical importance on its counter part, There we find glimpse of urbanity that is observed on its inner streets and building facade. Section of historical importance, attracts a large population for its glance, Place also have quotient high on its social and cultural values. The area does not lag in terms of the infrastructural issues. But Dilapidated buildings, Low lit roads, and emergence of huge waste and traffic in its narrow streets, Do make us question about the liveability and safety of its inhabitants. - Shrujal Patel
LOCATION AND CONTEXT KHADIA CENSUS - 2011
ESTIMATED - 2017
JAMALPUR
MANI NAGAR
AHMEDABAD
CENSUS - 2011
CENSUS - 2011
CENSUS - 2011
2.8 Sq.Km
2.2 Sq.Km
3.3 Sq.Km
1.17 Sq.Km
49,408
99,707
66,246
1,06,700
11,525
22,157
12,459
21,523
Population density
22,458/Sq.Km
30,282
56,620/Sq.Km
Sex ratio
901
Area
-
74.2%
64.8%
5.6M
NEW W
12,65,372
38,107/Sq.Km -
976
464 Sq.Km
12,031/Sq.Km 898
35.9%
KHADIA WARD Sabarmati river
BUILDING CONDITION Dilapidated
Semi Dilapidated
Total Blocks
People Affected
Commercial
55
540
595
1190
Residential
386
2007
2393
10768.5
Institutional
1 2 100 544
12 18 717 3294
13 20 817 3838
1300 2000 3676.5 18935
Public Mixed Total
BUILDING CONDITION
As identified by one of the groups housing choices and housing conditions are key determinants for liveability in a particular area and when we look at living conditions there are various perspectives attached to it, the financial aspects, the economical aspects, the social aspects, the aspects of safety etc. Therefore, the perspective of development has been taken up in order to conjuct all the apsects holistically and address the issues in such a manner that one solution solves many other issues attached to it. Looking at the scope of development in the ward, two aspects of development were explored. One of them being concerns about dilapidated buildings in the upper part of the ward i.e. the old city of Ahmedabad, and another being presence of large amount of vacant lands in the lower part of the ward.Obtaining Heritage title for the city, it becomes more imortant for a city like ahmedabad to look after the conditions in which the residents of the old city live in, and improve it if required. Apart from all these things it is one of the functions of the governing bodies to look after the living condition of city residents.
TDR POLICY BY AHMEDABAD Mechanism
Developer’s Interest
FSI trading at 40% less than existing Jantri rates.
Increase in the permissible FSI, it is beneficial for the developers to procure the required FSI from here instead of buying it from the government.
TDR Policy for Ahmedabad Heritage Conservation
Role of Government Bodies Least interference of the governing authorities, other than monitoring the use of funds, and property owner’s direct approach to developers.
Benificairy 12,000 heritage structures within the historic core.
PRIORITIZATION OF NEED The priority zone is determined by weighing all the four layers in a given manner Building Condition (50%), Plot Size (25%) ,Land Value (12.5%) and Built Use (12.5%). The priority zones are then delineated in the reverse manner for each parameter: a. Building Condition - The ones in dilapidated condition are given higher preference compared to the ones in good condition b. Plot size - Smaller plot sizes ranging up to 150 Sq. m. are given preference. c. Land value - The plots of price ranging up to 20,000 per sq. yd. are preferred for the delineation
PRIORITY ZONE
d. Built Use - Plots with residential areas are preferred for the delineation of the priority zones.
CHANGES IN STRUCTURE Scrutinisation Process
Residents
Building Plan Scrutiny Department Issuance of TDR / Restoration Certificate
First Level of Scrutiny
Second Level of Scrutiny
Building Plan Scrutiny Department
Approach for Sale of TDRC Copy of Scrutiny Report
Original Scrutiny Report
Scrutiny Report
Town Planning Department Copy of Scrutiny Report
City Town Planning Department
Owner
Original Scrutiny Report
Developers
Approach for Purchase of TDRC
Building Grade Certificate and NOC
Sale of TDR Certificate
Developer
The TDR process requires a good eight months to complete as it requires submission of TDR file, submission of adaptive reuse plan, proof of restoration having begun, site inspections and finally issuing of completion certificate of restoration.
NOC
Final Report for Issuance of TDRC Issuance of TDRC
Heritage Cell Ahmedabad
Ward Committee
Heritage Cell of Ahmedabad
Formation an intermediary body for the fast and effective implementation of the policy.
P p p an d affor dabl e hou s i ng p ol i cy The Role of State Housing Policy in Encouraging Private Developers to take up Affordable Housing Projects (Ahmedabad)
METHODOLOGY Need for the Study Aim and Objective of the Study
Literature Review Understanding Concept of Affordability and involvement of private developers in it.
Obj 1: To Study Evolution of housing Policy and Involvement of Private Developers in India
Affordable Housing in India Evolution of Affordable Housing Policies in India Current Policies for Affordable Housing in India State Interventions
Obj 2: To Study Impact of Involvement of Private Developers on Housing Stock in Ahmedabad. Obj 3: To identify issues faced by private developers in taking up affordable housing projects. Obj 4: To suggest various options to encourage private developers for taking up affordable housing projects.
Case of Ahmedabad, Gujarat Understanding Affordable Housing Policy for the State Identification of Parameters for Policy Analysis (Approvals, Time Duration, Incentive, and Constrains) Affordable Housing in Ahmedabad and Emergence of Private developers in it. Interviews and Case study pertaining to Affordable Housing in Ahmedabad
Conclusion Challenges faced by Private Developers in Ahmedabad pertaining to affordable housing projects Suggestions to improve the developers participation in taking up affordable housing projects
AFFORDABLE HOUSING AND PPP Factors that define Housing Affordability • According to Report on Making Urban Housing Work in India by RICS INDIA, affordability means provision of ‘adequate shelter’ on a sustained basis, ensuring security of tenure within the means of the common urban household. • HUDCO mentions affordable housing as house whose costs do not exceed five times the household’s gross income and if taken on EMI/rent, the EMI/rent must not exceed 30% of household’s gross monthly income.
• Size of the Dwelling Unit • Household income of the population • Provision of Basic Amenities • Cost of House • Location of the House
10%
90%
19 million more houses Required
MIG and HIG
EWS and LIG Nearly 18 million Housing Units
• The negligible housing options, with minimal income and compels people of lower section of society to reside in poorly constructed houses. In areas which lag in terms of healthy living environment, sanitation facilities, electricity, etc. leading to poor living conditions for these people. • The concept of providing Affordable housing looks after provision of all the basic facilities must be by default and not by choice, for a planned sustainable urbanisation.
• PPP is a joint venture between private developer and public agency for a better public good.
•Consultative Partnership
•Contributory kind of partnership
•Community development arrangement
•Collaborative kind of partnership
• The Canadian Council sees PPP as a “Cooperative Venture Between public and private sector, built on expertise of each partner, which best meets the public needs through the appropriate allocation of resources, risks and rewards.”
CASE OF AHMEDABAD
1 Km. wide stretch covering 75 Sq. Km. of area around Sardar Patel Ring Road
Despite of efforts by few of the developers in production of affordable housing, there has not been any significant impact of involvement of private developers into production of affordable housing.
Land Clearance 60 Days
Occupancy Certificate 30 Days
Zonal Clearance 60 Days
Completion Certificate 30 Days
Application File Submission Maximum 6 Months
Progress Report Submission A Mandatory Submission
COMPARATIVE ANALYSIS • There are no special benefits for the developers doing affordable housing in Ahmedabad on their private land. • • Time duration required to get approval for affordable housing is same that of luxury housing and hence developers prefer to go for the later instead of affordable housing. • • Getting the building plan approved is the part where the projects gets delayed the most. • • The incentives like free land conversion and zero development charges are available only for the developers doing affordable housing under PPP and not the others.
Umang Narol 1 & 2
Aakruti Apartment
Shree Sharan
Shree Hari Status
Launched in
2011
2011
2014
2013
Total Site Area
13759 Sq. m.
7633 Sq. m.
3761 Sq. m.
3600 Sq. m.
Shree Sharan
Umang Narol 1 & 2
156 units
885 Units
156 – 2 BHK
585 – 1 RK 300 – 2 RK
Rs. 2150/ Sq. ft.
Rs. 1550/ Sq. ft.
Aakruti Apartments 240 units 120 – 1 RK 120 – 2 RK Rs. 1600/ Sq. ft.
Shree Hari Status 100 units 100 – 2 BHK Rs. 1500/ Sq. ft.
Umang Narol 1 & 2
Aakruti Apartment
Shree Sharan
Shree Hari Status
Land Procurement
Private Finances
Private Finances
Banking Finance
Private Finance
Building Development
Banking Finance
Banking Finance
Banking Finance
Private Finance
The project was made
The project was made
Affordable for the end
Affordable for the end
users with the help of
users with the help of
micro financing agencies
micro financing agencies
like MHFC (Micro
like MHFC (Micro
Housing Financing
Housing Financing
Agency). MHFC and
Agency). MHFC and
other finance institutes.
other finance institutes.
Umang Narol 1 & 2
Aakruti Apartment
Shree Sharan
Shree Hari Status
INFERENCES AND SUGGESTIONS Approvals
The process required to get approvals for Affordable Housing and Luxury Housing are same in Ahmedabad, which results into developers preferring less to go for affordable housing, as they can go for more profit in the same time period.
Time and Delays Incentives Constrains
The delay in getting approvals is mainly at the CCP’s desk while obtaining their opinion regarding the project. Extra FSI is available in the form of incentive, but chargeable per the Unit size of the project. Market Constrain - Higher land prices in the western parts of city, zoned under affordable Housing Zone, resulting in to less number of affordable housing projects in western part of the city compared to eastern part of city. Nearly 3 out of 4 affordable housing projects of the existing projects are coming up in eastern region of
Response
Ahmedabad, with dwelling unit size ranging from 20 Sq. m. to 80 Sq. m. The price range varies from 3,00,000 Rs. To 10,00,000 Rs. in the eastern part of the city whereas it goes as high as 20,00,00 Rs. in the western part of the city.
separate for channel for getting approvals for affordable housing A separateAchannel getting approvals for affordable housing Developing a separate channel for approvals can result into:
eveloping a•Lower separate Delaychannel Rates for approvals can result into: Lower Delay•Time Rates Optimization Time Optimization Approvals
Maharashtra
ApprovalsNA PermissionMaharashtra /
3 Months
Land/ Conversion NA Permission 3 Months Ownership Land Conversion
Ownership
Certificate
Commencement 1 month 15 – 30 days Approval Certificate
Certificate
15 – 30 days
Affordable Housing policy does not allow developers to
Affordable Housing policy does not allow developers to explore the planning and design options on their own, it
explore the planning and design options on their own, it just specifies what must be done and what not.
just specifies what must be done and what not. •
2 Months
Affordable housing policy mentions about the provision of parking space based policy on the maximum 10% Affordable housing mentionsutilised about FSI thei.e. provision of
•
2 Months
Building Layout
•
Gujarat
of the maximum utilisedon FSI.the maximum utilised FSI i.e. 10% parking space based
60 days •
60 days
6 Month
Approval
Commencement
•
Gujarat
15 days
Building Layout 15 days Certificate 1 month
Suggested revision parameters Suggested revisionofofplanning planning parameters
•
of the maximum utilised FSI.
The above clause needs to be revised to minimum 1 ECS per dwelling unit, keeping in mind the changing urban
The above clause needs to be revised to minimum 1 ECS lifestyle and future needs of occupants.
per dwelling unit, keeping in mind the changing urban
6 Month
2 - 3 Months
lifestyle and future needs of occupants.
2 - 3 Months
Innovative Incentiv e s f or D e v e l op e r s an d
Suggested reform for unsold inventory
Investors •
Rajasthan Affordable Housing policy
Incentivising private developers in a way encourages them to produce more number of affordable houses
Private Developer on Private Land
and help in reduction of cost of product too. •
Incentives in the form of extra built up area for com pletin g th e p ro ject o n tim e, en co u rag es developers to complete project on time.
•
20% extra built up area to be provided as TDR for
Income Group
EWS and LIG
MIG
MIG and HIG
IF Commercial
Land Reservation
40%
20%
40%
10%
completing affordable housing projects on time re
•
Penalty up to 5% of estimate cost of affordable
•
The Houses then constructed under affordable housing are
he
housing to the nodal agency is to be paid for delay
required to be handed over to the nodal agency at the
es.
beyond 4 months.
determined prices which will be then allotted to the beneficiaries.
m a nin agar ar ea devel op m ent LOCATION AND AREA CONTEXT
TRANSPORTATION
LAND DEVELOPMENT
PEOPLE’S PERCEPTION
REDESIGNING THE TWO MAIN ROADS TO ENHANCE ACCESSIBILITY FOR ALL USERS
REDESIGNING THE STREET SECTION TO IMPROVE WALKABILITY AND ACCESSIBILITY
Af fo rdable Neighbou rhood A LOTUS IN A PUDDLE... In the midst of jigsaw of a school and bungalows, There lies on a piece of land some houses in rows. Each and every one with their unique identity, Come together to form a community. Kids playing in the dirt and, The elderlies keep a watch on them by sitting outside their huts. The narrow gullies being active throughout the day by the ladies work, There all live in the present days with their future as a question mark. With not very adequate amount of proper livelihood facilities and accessibility, There the population of about 1500 lives with a very high quotient of happiness and dignity. Creating in our minds a doodle, It’s just like a “lotus in a puddle.”
PLAN ITERATIONS
PRINCIPLES OF AFFORDABILITY IN OUR PLAN •
Cross subsidization.
•
Utilizing full potential of major highways by giving mixed use on periphery.
•
Hierarchy of open space distribution.
•
Optimal and minimal use of space for road network.
•
High mass density on the periphery and low towards the center of the site.
•
Distributed yet connected open spaces.
•
Providing deep and narrow plots along the road edge.
•
Providing common amenities at neighbourhood level.
•
Housing affordability by giving choices in dwelling sizes.
•
To reduce the associated living costs by locating employment, public transport and essential services and facilities in proximity.
DEFINING AFFORDABILTY •
Houses availablity at a cost such that the people can spare their income for their other daily and important needs also.
•
With provision of amenities such that people do not need to travel far for their daily basic amenities as that daily travel adds up to the expenses & it no longer remains affordable.
•
Social, recreational and leisure opportunities. (Quality life)
•
Easy access transportation.
to
public
E QUITA BLE STR E ET DES I G N
Existing Junction
Issues: • Lack of pedestrian infrastructure as junction has commercial and institutional land use around it. • No segregated space for cycle users. • On street parking due to commercial land use.
Proposed Junction
Solutions: • Providing a proper sidewalk for all the pedestrian. • Designated cycle lane for the NMT • Allotted Spaces for Street vendors and Paid Parking where needed.
India is still a developing country which has not yet reached the western notion and extreme usage of cars. So instead of following the western idea and making the same mistakes, we can go onto the path of better street design which favours people and not cars. People-friendly street design will not only give priority to people but also reduce pollution and promote green streets. 362
2206 574 Signal Phase -1 30 sec
170
46
434 Signal Phase -2 30 sec
328
74
348
Signal Phase -3 30 sec
1552
304
Signal Phase -4 30 sec
Signal Cycle – 2min
Signal Phase -1 40 sec
Signal Phase -2 20 sec
Signal Phase -3 20 sec
Signal Phase -4 40 sec
90
G I S an d developm ent INDORE WATERSHED 1. Fill
2. Flow Direction
3. Flow Accumulation
4. Raster Calculation
5. Stream Link
6. Stream Order
7. Stream to Feature
8. Snap Pour Point
The watershed map of indore district was prepared using the cartosat elevation data. Within an area of around 3000 Sq. Km. the district of Indore consist of 2483 watersheds. These watershed are serve to a population of around 3177384 in the district. There are around five order of streams present in the current watershed, originating from the northern part and gradually moving towards the south.
INDORE WATERSHED
LAND USE CLASSIFICATION The Land use map of 2008 for Indore District shows that a large amount of land in the district falls under vegetation and barren land, followed up by the land under water bodies. There is only one larger settlement visible from the map, probably Indore city, with a sparsely spread developed areas. The development of smaller towns and areas are seen either along the railway lines or along the highways.
The Land Use map of 2013 is a bit different from that of 2008, suggesting an increase in the land under developed area and decrease in the land under water-bodies. Such a phenomena usually takes place in cites, where the water-bodies like lakes remain dry for most part of the year and end up being converted to built-up spaces. Such activities leads to an increase in the chances of urban flooding and risking the lives of the city residents.
LAND SUITABILITY ANALYSIS A hypothetical situation was created to identify land suitable for agriculture purposes in the district of Indore. The Layers that were used are: a. Land use b. Location of factories c. Roads d. Watershed An ideal land for agriculture purposes was identified using a weighted overlay technique by overlaying all the above three layers. Criteria for selection Ideal Land: a. Near to Water Body b. Non Barren Land c. Away from factories d. Away from Major Roads
From the map we can see that there are only few places where actually agriculture can be practiced, the rest of the places under the effect of urbanization are losing the traditional practice of agriculture in the villages. The Area to the Northern side of the district is identified as an ideal site for Agricultural uses. The Same can also be identified from the watershed map shown in the initial report, which shows that the main stream for Indore district also initiates from this point indicating the place well supported with the water supply.
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