INTEGRATING URBAN CAMPUSES University and City Urban Transformation Studio | Local Area Plan | Drive in Road, Ahmedabad
CEPT University
Yash Siroliya . PG191177
DECLARATION
ACKNOWLEDGMENT
The information presented in this report has been generated by the author as a part of the Urban Transformation Studio in Masters of Urban Design at Faculty of Planning, CEPT University. Any omissions and errors are deeply regretted.
I would like to express my gratitude towards CEPT University, Ahmedabad and Faculty of Planning for conducting Urban Transformation Studio in Masters of Urban Design program for developing the basic understanding about large scale brown field developments in urban areas. I am grateful to Prof. Narendra Mangwani, Prof. Brijesh Bhatha and academic associate Jay Bhanushali who have constantly been active in imparting the best of their knowledge and skills to us.
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STUDIO BRIEF The studio will focus on the design aspects of urban transformations within the existing urban areas. The underlying context is that Indian cities are growing rapidly in terms of population and therefore expanding physically. Increasing urban population and the growing urban incomes will fuel demand for more and more built-floor space in cities accompanied by a demand for infrastructure.Many urban areas within these cities are dealing with unstainable levels of stress on infrastructure, resources and public services and are becoming increasingly unliveable. As an attempt to address these concerns, the Ministry of Housing and Urban Affairs (MoUHA) has initiated various schemes such as AMRUT (Atal Mission for Rejuvenation and Urban Transformation), SMART CITIES MISSION and HRIDAY (Heritage City Development and Augmentation). These schemes enable planning for developing infrastructure in the brownfield areas through mechanisms such as Local Area Plans (LAP) and Town Planning schemes (TPS). These typically include those parts of the city that area already developed but are not able to sustain the pressure of existing infrastructure. Students will work on the projects that are emerging out of these initiatives defined by their studio tutors. Through their design projects, students will explore the methods of integration of the physical design with the regulatory frameworks (TPS, LAP) in creating liveable, functional, memorable, safe and sustainable urban areas. The projects will have a strong design focus on the physical setting; however, issues of private ownership and social equity, land economics, planning models, project finance, and implementation strategies will also be addressed.
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STUDIO STRUCTURE MODULE 1 (Group) 1. Contextualizing the Site 2. Opportunities & Constraints MODULE 2 (Group) 3. Setting common LAP Design Goals & Objectives 4. Preparing Spatial strategy plan for LAP objectives 5. Design goals – Spatial Strategies (Delineated districts)
8. Urban form strategy for the Private realm – Development Model & Building Regulations 9. Phasing Strategy – trigger projects 10. Refine the LAP Framework Plan (Group)
MODULE 3 (Individual) 6. Identify Demonstration area MODULE 4 (Individual) 7. Detail Design for the Public realm
SUMMARY Cities are always in a phase of growth. This phase is either progressive to the existing market construct or contradicts the current labor markets. Urban renewal is a future regeneration model for urban transformations. This academic report is thus a detailed compilation of an integrated brown-field development project in city center of Ahmedabad. Exploring the possibilities of local area plans as a framework for redevelopment towards guiding the city transformation and demonstrating the same through certain projects that can act as a 4
catalyst in bringing the envisioned urban transformation. The report is structured in Five segments to strengthen the central idea of redevelopment. First segment is about contextualizing the site and developing an overall Local Area Plan (LAP) framework. Second segment talks about the project of intervention and its need in identifying a lucid approach that might trigger change. Third segment discusses the design framework towards guiding the project. Fourth segment talks about the envisioned development, demonstrating detail projects
of interventions with regulatory framework and phasing strategy. And finally, the fifth segment i.e., conclusion brings about the way forward in establishing the need to bring small changes that support large scale urban transformations.
Integrating Urban Campuses | University & City
CONTENTS Declaration Acknowledgment Studio Brief Studio Structure Summary Contents
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Introduction Contextualizing TOZ Development Site Documentation & Analysis Need for an LAP Framework LAP Vision & Design Strategies Overall LAP Framework
2 Project Description
Delineated Site Need of Integrating Urban Campuses Site Characteristics Case Example Opportunities & Constraints
4 Envisioned Development
Conceptual Development Plan Project 01 : Transit Interchange & Spillover Project 02 : Institutional Interface & Street Regulatory Framework Phasing Strategy
5 Conclusion
Envisioned District Transformation Way Forward Learnings
3 Design Framework Vision Design Intentions Spatial Strategies
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Introduction Contextualizing TOZ Development Site Documentation & Analysis Need for an LAP Framework LAP Vision & Design Strategies Overall LAP Framework
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Urban Transformation Project
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Contextualizing TOZ Development As the The Union Urban Development Ministry has formulated ‘National Transit Oriented Development (TOD) Policy’ to address the challenges of urbanization. That aims to promote living close to mass urban transit corridors like the Metros and bus rapid transit (BRT) corridors. A lot of Indian cities are seeing an increase in transit infrastructure, So is the city of Ahmedabad. Thus, TOD influence zone i.e. TOZ (Transit Oriented Zone) of 200m on either end of transit lines have been identified and to promote redevelopment the city has increased the development
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potential i.e. (Floor Space Index) FSI from maximum permissible 2.7 to 4.0 along this corridors. To realize these developments, the city has adopted the process of local area plans (LAP) that is concerned with resolving local level issues & priorities the overall public welfare by regulating developments of these local areas. One of such stipulated development is identified as Drive-in LAP, along mass rapid transit (MRT) Corridor.
Integrating Urban Campuses | University & City
Drive In LAP
TOD Zone MRT Line BRT Line Urban Transformation Project
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Regional Context The Drive-in LAP boundary is well established with multi-functional districts and connection with major city level arterial and sub arterial roads.
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Ashram Road
igh wa y
in Roa
d
12 0f
tR
in g
Rd
13 2f
tR ing
Rd
S.G .H
The precinct thus has a very strong transit network in terms of metro line going above and a major population dependent on the paratransit system and the edges are all activated through commercial and mixed use frontages with lot of institutional land and convention space that function as a city level landmark within the precinct.
Drive-
Area 2.08sqkm
Length 3.42km
Total Plots 325
Total Buildings 1600
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Major Events that Shaped the Precinct The major events that shaped the precinct is the establishment of Ahmedabad Education Society that created job opportunities for people of Ahmedabad. Connecting the precinct to the vicinity was the AMTS (Ahmedabad Municipal Transport Service)around 1947. Further strengthening the precinct was the introduction of BRTS (Bus Rapid Transport System) that had increased the development potential to 2.7 FSI. And MRTS (Mass Rapid Transport System) around 2017, further allowing denser growth and an advantage of 4 FSI on the TOZ.
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Site Documentation & Analysis Built & Open Space Distribution Significant percentage of land i.e. around 63% is under margins whereas 15% is only under open spaces and is either vacant or underutilized thus offers potential to provide an improved public life. The existing public life offers different activities on the stretch such as the presence of Himalaya Mall followed by commercial hub of Gurukul, helmet junction being a major transit hub, and commerce junction activated through the presence of institutions.
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63% of Land under Private Boundaries
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Street Network The precinct has a robust street connectivity, connected to SG highway on east and Ashram road on west, housing four major metro stations along the road and the presence of major junctions such as Gurukul, Helmet, Vijay and Commerce six roads.
27% of Land under Public Streets
Edge Condition The edges along the stretch are mostly used for parking due to varying plinth level that makes it difficult for pedestrian to walk. The various edge conditions that exist along the stretch ranges from building edges being used for miscellaneous purposes like planters or utility cabins, to informal vending activities on main carriageway. The presence of long mono-functional passive edges and poor walking infrastructure such as lack of pedestrian pathways affects the user experience along streets.
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Typical Street Section
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Analyzing Land as a Potential Resource in the Precinct Existing Building Density and Ground Coverage Along Drive-in TOZ there is around 22% of built footprint. That sits on varying plot sizes with major 53% of plots ranging between 100 – 2000sqm with a low rise built of around 79% buildings, that are lower than 5 floors in height.
63% of Land under Private Boundaries
Therefore, the majority of development is low rise, low density , while there are limited no. of buildings that are using maximum permissible height. I.e. 45m as per GDCR (Gujarat Development Control Regulations).
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Global FSI Distribution and Building Age Within the global FSI (Floor Space Index) distribution ,there are limited no. of plots that consume FSI more than 2.7 or the TOZ permissible FSI of 4. As the maximum no. of buildings are more than 40 years old. This clearly signifies, that there are large percentage of underutilized land parcels along drive in MRT.
41% of Plots have FSI < 2.7 with buildings that age more than 40 yrs
The land parcels along proposed TOZ are largely underutilized and most of the parcels have older buildings, offering a potential for redevelopment.
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FSI and Plot Ownership Since 93% of the plots on site are privately owned, there is a high possibility of developers consuming 4 FSI (max), leading to extreme rise in population density after redevelopment.
93% of Plots are Privately Owned and consumes FSI less than 2.7
As around 79% buildings are predominantly residential in nature with 33% of buildings are residential apartments. Thus, its been observed that Commercial Development along Drive-in uses maximum potential then of 2.7 as permissible FSI FSI Distribution and Building Use
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Assets in the Precinct Significant districts such as Institutions, University Grounds, Proposed Metro Stations, Landmarks and Vacant Public Land prove as assets to Drive-In Road.
Drive In LAP caters to around 12% of city’s total Institutional Land
The precinct becomes a city level connective anchor, due to availability of large amount of institutional land that caters to around 12% of city’s total Institutional Land. Thus transit offers potential to Integrate Institutional Land and to rethink urban campuses and integrate them with the city.
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Opportunities 01 Proximity to CBD Offering potential for residential and Institutional development around the transit corridor. Job Centers
02 Accessibility
Presence of Mobility infrastructure on site provides potential to improve the urban design infrastructure.
Available Public Space
Station area, public streets, AMC & institutional grounds currently neglected, have potential for development.
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04 Land Potential
Underutilized land parcels that could achieve full development potential using the available TOZ permissible FSI.
05 Building Age
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40% of the built fabric is older development offering potential for redevelopment.
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Constraints 01 TOZ Edge Condition
Drastic difference in FSI between the TOD zone and the plots adjacent to it, to be in consideration.
Smaller Plot Size
Amalgamation of plots with multiple owners, to achieve higher FSI will be a challenge.
High Land Value
Affordable, adequate and accessible Housing/commercial is a challenge.
Increased Population Density
Causing stress on infrastructure, congestion public amenities on site.
02
03
04 the and
05 Parking Management
Managing Public Land used for parking is a challenge, with increase in density.
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Need for an LAP Framework Why there is need for an LAP framework ? Is a critical question to identify the crucial intentions that the proposed LAP framework needs to address. Thus, to understand this, its important to simulate the need for an LAP, where the intention is to demonstrate urban development in absence of LAP. To do so the first exercise was to pick up a random sample and simulate a case with increased maximum permissible FSI of 4 for R1 Zone under TOZ as identified under Ahmedabad Development Existing Scenario
Plan, and using the common GDCR regulations, as prescribed and leaving the necessary setbacks and margins. Also carving out common plots for plot area above 2000sqmt and in case of multiple buildings in a single plot, the maximum distance between 2 buildings. Thus bringing up a possible built scenario with varied built form which questions the quality of public realm.
Identified sample along gurukul road, to simulate the need for Drive In LAP
Development in Absence of LAP Framework
Absence of regulatory framework to guide the building development, results in a haphazard urban environment, affecting the character of the public realm. 20
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Simulating per capita open space availability without LAP This is demonstrated through an abstract plot of x sq km considering dwelling size to be 50sqm. Thus where FSI consumed was 1.8, available open space per capita was 2.08 sq.mt and with 4 FSI and increase in density on same plot the available per capita open space becomes 0.62 sq.mt, Thus with Increase in FSI, population density & limited land availability, there is a drastic decrease in per capita open space availability.
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With Increase in FSI, population density & limited land availability, there is a drastic decrease in per capita open space availability. Hence, there is a need for the LAP to address the scenario through volumetric public realm intervention.
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Vision for LAP Framework To create an urban environment, that is well connected, easily accessible and provides abundant public realm, for enhanced quality of life.
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Design Strategies
01 Movement Framework > Objective Improving Accessibility to Efficiently use the Existing Mobility Infrastructure. > Strategy 01. Appropriating Block / Establishing Improved Connectivity 02. Legible Street Hierarchy
Sizes Block
No. of Blocks
Avg. Block Perimeter
No. of Intersections
Existing
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950m
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Proposed
52
620m
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Sub-arterial Roads Secondary Roads Local Streets Private Streets
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02
Open Space Framework > Objective - Increasing Land Under Public Domain - Creating Safe, Active & Vibrant Public Realm > Strategy 01. Efficient Use of Vacant Land. 02. Adding Front Margin from Private plots to Public Domain. 03.Accessible Public Infra-structure 04. Ensuring Comfortable Pedestrian Infrastructure
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Area Under Public Realm Existing
27%
Proposed
40%
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Built Form Framework
01
> Objective - Ensuring Harmonious Built Environment through Form Based Regulations. > Strategy 01. Responsive Built form: Connecting the Metro station with the adjacent buildings at various levels creating active building frontages. 02. Regulating Built form: Defining margins and setbacks to establish the desired built form to respond to the surrounding context.
02
03. Ensuring a harmonious urban environment, by regulating building heights & providing higher ground coverage along local streets.
03
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Overall LAP Framework Potential redevelopment of Gurukul road to active Shopping street.
Potential development of Gurukul Metro station with adjacent public amenity.
Potential Transit Hub o Helmet Junction
Potential public park along Sunrise park rd 26
Integrating Urban Campuses | University & City
on
Potential to integrate with the Metro station, due to presence of Universities Potential Street Junction intervention
Integration of Institutional land
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Project Description Delineated Site Need of Integrating Urban Campuses Site Characteristics Case Example Opportunities & Constraints
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Delineated Site Identified delineated boundary for the project. Caters to around 0.64sqkm of LAP area with significant land percentage i.e. 0.41sqkm under institutional domain. The boundary extends to a total length of 980m along Drive In metro corridor. It cover around 7 blocks and a total of 92 plots. This is so because the major chunk of land i.e. around 65% is under Ahmedabad Education Society (AES) and Gujarat University (GU) and are major stakeholders on site.
Delineated Boundary
Total Length : 980m Area : 0.64km No. of Blocks : 07 Total no. of Plots : 92 30
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Need of Integrating Urban Campuses Ahmedabad has a total of 2% institutional land i.e., approximately 9.2sq km, with significant land belonging to AES and GU and this land majorly is lying under closed boundaries. Drive in that caters to around 12% of total institutional land offers potential under local Area Plans to rethink urban campuses and integrate them with the city. There have been successful examples of urban land integration, such as closed textile mill land, greenbelt TP schemes and reclaimed Sabarmati land.
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Total Institutional Land 9.20sqkm
Drive-in LAP caters to 1.10sqkm i.e. 12%of city Institutional Land
Ahmedabad Edu. Society 0.75sqkm Gujarat University 0.35sqkm
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Site Characteristics •
•
Major Junction for all the passerby and functions as a major transit hub of the city.
City level Intersection of two major, arterial and sub arterial roads.
AMTS
Arterial
BRTS
Sub-Arterial
METRO
Local
Lack of porous edges and limited access points provide a monotonous experience through primary street.
Porous Edges Opaque Edges
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•
•
•
High variation in block sizes, providing challenging walking environment.
Urban Block
65% of land is under institutional domain and is largely vacant or used for miscellaneous uses.
Ahmedabad Education Society Gujarat University Ahmedabad Municipal Corporation Other Public Trusts
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Case Example Cities globally are looking over institutional land integration. Case 01 _ Cambridge University The vision for Northwest Cambridge Campus is to create a new district and extension to the city, centered on a mixed academic and urban community. It is envisioned as a place that is sustainable, longlasting and ambitious, offering a high quality life to enhance both the city and University of Cambridge.
Case 02 _ Harvard University The Harvard University North Campus Master Plan provides a comprehensive physical frame-work that will serve as a general guide to future development. The plan identifies the physical development needed to meet the future growth needs of the university and city, where institutional buildings sit right next to regular city developments and are well integrated with the city.
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Case 03 _ MIT Volpe Redevelopment Plan MIT is working on a proposed redevelopment plan envisioned to create a dynamic mixed-use center on the site, building on the Cambridge community’s extensive planning and visioning efforts to increase housing, open space, and retail activity, along with commercial, laboratory, and innovation space. MIT is considering a case where rezoning as a method is adopted to pursue redevelopment of land within the city.
Case 04 _ Future of Urban Campuses in the City A global debate of how universities are connective anchors of the city and how they can be seen as problem solvers. The essay looks over three parts. The first looks at the leadership role of universities within and beyond cities. The second part asks how universities can help ensure cities are adaptive, ‘smart’ and attractive places to work and live in future years. The third considers the role of universities within a system of cities, with cities given a greater power and responsibility to tackle the problems of the future.
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Case 05 _ Ahmedabad University Master plan (Phase 1) Locally, Ahmedabad University is also looking over developing integrated master plans, But currently they are looking over integrating institutional land and create a network of spaces to be of benefit to students of surrounding institutes as well. This idea could be further taken up and looked over how this spaces could be of benefit to city as a whole and how these urban campuses could be better integrated with the city.
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Opportunities
01
02
03
The District Provides a city level network connectivity and offers potential for a public interchange and spillover
Multi-functional neighborhood thus encouraging diversity and mix of functions, Thus possibility to attract varied user type
Vacant Institutional land that act as anchors to provide a city level place value to the district thus attracting people to stay
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Integrating Urban Campuses | University & City
Constraints
01
02
03
A traffic dominated district with hierarchy of street users that are continuously in flux across the district
Lack of street hierarchy, making streets take up public transit lines, vehicular traffic, parking, & NMT (Non - Motorized Transport).
High priced, high density development land under institutional, temporal and miscellaneous uses.
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Design Framework Vision Design Intentions Spatial Strategies
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Project Vision
To enhance the place value of district by fostering an integrated neighborhood that provides a seamless connect between transit , urban campuses and the city.
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Integrating Urban Campuses | University & City
Design Intentions & Spatial Strategies
01
Increase accessibility to existing mobility infrastructure
• Appropriating block sizes
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• Create a legible street hierarchy
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02
Design a smooth interchange between various transit modes
• Adding public spillover space around transit • Introducing volumetric public realm along hubs/stations. transit stations
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03
Enhance the place value of helmet circle as a city level node
• Regulatory framework to ensure responsive built along transit hubs
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04
Connect the available institutional land parcel with the precinct
• Well accessed urban campuses with shared public amenities and open spaces
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Ensure an active, attractive and porous public private interface
• Adding front margins from plots to public domain
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Envisioned Development Conceptual Development Plan Project 01 : Transit Interchange & Spillover Project 02 : Institutional Interface & Street Regulatory Framework Phasing Strategy
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Conceptual Development Plan
Transit Corridor Metro Corridor with AMTS
Transit Interchange Transfer station supporting multi modal interchange
Expo Plaza City level convention space
Institutional Anchors Open educational establishments
Neighborhood Street Interface between campus and the neighborhood
0m 48
Integrating Urban Campuses | University & City
5
50m
200m Urban Transformation Project
500m 49
Intended Transformation The intended transformation with carved public streets can drastically reduces the average block perimeter from 1.02km to 0.45km by increasing the total number of blocks from 7 to 28 and significantly increasing the areas under public streets from 15% to 32%. The transformations also envisions a variety of streets to create a legible street hierarchy ranging from transit corridor, Neighbourhood main, connector and residential with greenways and shared streets.
Total Blocks Average Perimeter Area Under Streets
50
Existing
Proposed
07
28
1.02km
0.45km
15%
32%
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Trigger Projects There are certain trigger projects, that might bring along this transformation, First, is the transit interchange, that can serve as a catalyst to begin transformation and Second, is the institutional interface that has the potential to transform the neighbourhood.
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Project 01 : Transit Interchange & Spillover Existing Context
METRO LINE
The existing scenario along 132ft road caters to public, private and para - transit with NMT.
The existing scenario along drive -in metro station has vacant lands on adjacent sides.
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Integrating Urban Campuses | University & City
Potentials 01 Availability of public vacant land parcels along intersection
02 Opportunity of transit inter-change due to availability of various travel modes
03 Possibility of enhancing the node value of helmet intersection
02 With transit lines already in place, Carving out street spaces is crucial
03 A traffic dominated intersection thus providing parking spaces is a challenge
Challenges 01 The Intersection is continuously in flux with hierarchy of street users to cater
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Design Intention
To strengthen the node value of helmet intersection by carving out spaces for public life, Integrating different transit modes and distributing varied hierarchy of street user.
Design Strategies The proposed design intention is achieved by organizing streets connecting available public land and enhancing the public spaces.
Organize
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Connect
Enhance
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Proposed Plan The process to develop the plan was through studying the existing traffic and public transit movement.
Legend 1. 2. 3. 4. 5. 6. 7. 8. 9.
Then after organizing street with appropriated blocks, the public plaza & transit interchange were connected, further ensuring a transit responsive built and finally enhancing the place value of intersection and surroundings.
Metro Station BRTS Station AMTS Stop GU Convention Plaza Public Concourse BRTS Spillover Plaza Transit Interchange Plaza MRTS Spillover Plaza Transit Interchange Building
2 6 3
8
5 1 4 9 7
8
0m
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50m
200m
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Proposed Scenario The proposed scenario along 132ft road is with interchange plaza and GU plaza connected with a public underpass. While the typical scenario along drive in is with active street fronts and podiums on either end of street with private basement parking provisions.
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E nvis ioned T r ans for mat ion
A long 1 3 2 ft r oad Transformation Envisioned
132ft Road
The envisioned transformation along 132ft road with public plaza and transit interchange.
TRANSIT INTERCHANGE
PLAZA Parking
7.5m
40m
Parking
7.5m
E nvis ioned T r ans for mat ion A long Dr ive- in r oad Drive-in Road
The envisioned transformation along Drive-in metro station with public concourse and spill over public plazas on either end.
CONCOURSE Active Ground Parking Parking
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PLAZA
PLAZA 7.5m
30m
7.5m
Active Ground Floor Parking Parking
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Intended Transformation Transit Interchange , Plaza & Intersection The helmet junction could be transformed with transit interchange, adjacent institutional and private developments with public concourses, transit spillover and interchange plaza.
Metro Station
M
AMTS Station
P BRTS Station
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Integrating Urban Campuses | University & City
Transit Interchange
MRT Spillover
Public Concourse
GU Convention Plaza Public Concourse
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A view from public concourse that connects through interchange plaza through public crossing. The plaza is well shaded and provide spaces to sit and relax. The concourse also connects to GU convention plaza and helmet intersection in general.
View from public concourse that connects to helmet intersection and GU convention plaza
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Integrating Urban Campuses | University & City
The character Image below is from BRTS spillover plaza along 132ft road. The plaza provides a shaded walking space with spaces to sit. The plaza connects to BRTS station & MRT station and serves as an extended public space for city.
View from BRTS spillover plaza towards helmet intersection along 132ft road
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Project 02 : Institutional Interface & Street Existing Context The existing scenario with newer redevelopment and a contiguous passive street edge.
Section along private residential developments with compound walls on either end of the street.
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Potentials 01 Availability of single ownership university land along one edge
02 Majority of plots along adjacent side are already under redevelopment
03 Potential to attract diverse group of people due to proximity of institutions
02 Managing parking demand along the street edge is a challenge
03 Providing an active street edge is crucial for user experience
Challenges 01 Long monofunctional edge along one side of street
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Design Intention
To promote an active interface along institutional edge that provides a diverse user experience along the street.
Design Strategies
Providing a responsive street interface for varied hierarchy of street users
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Designing for various possible campus edge conditions
Integrating Urban Campuses | University & City
Proposed Plan The proposed layout is achieved by organizing street with appropriated blocks, ensuring a harmonious built within blocks and enhancing street experience by integrating greens with the neighbourhood
Organized Street appropriated blocks
with
Legend 1. 2. 3. 4. 5. 6.
Ensuring a harmonious built within the blocks
Active Public Podium Porous Ground Floor Active Ground Floor Shared Plaza Public Buffer Porous Boundaries
Enhancing street experience by integrating greens
1
2
3 4 5
6
0m
50m
200m
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Envisioned Transformation Edge Condition 01
Institutional buildings with a porous / partially porous built form that provides a pedestrian thoroughfare to the city.
Edge Condition 02
Institutional buildings with active ground floor use like art galleries or cafés with shared public amenities like banks etc.
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Integrating Urban Campuses | University & City
Edge Condition 03
A shared public plaza between campus and the city, serving as a potential ground for public interaction and exchange.
Edge Condition 04
Institutional buildings with restricted entries, visually porous boundaries with public buffer along neighbourhood street.
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Intended Transformation Institutional Interface and Neighbourhood The overall intended transformation along neighbourhood street with various edge conditions providing a diverse street user experience.
Shared Plaza
Public Buffer
Porous Boundaries
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Active Podium
Porous Ground
Active Ground
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A view from sidewalk of neighbourhood street with active ground floor use along institutional edge and adjacent private residential developments within the neighbourhood.
View from active institutional edge & adjacent residential developments
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A view from neighbourhood street along residential edge looking towards physically partially porous institutional edge conditions, that sort of form an interface between urban campuses and the city.
View from physically partially porous institutional edge & neighbourhood street
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A view from shared public plaza between institution and the neighbourhood. This particular space serves as a multi-functional public space with shaded open grounds that serves as a space for campus events & temporal uses.
View from shared public plaza between institution and the city
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Regulatory Framework General Development Regulations 01. Plots adjacent to transit corridor with street edges more than 150m shall have at least one public through fare of minimum 12m width adjoining to public street and Providing an active/shaded pedestrian environment.
02. A Continuous Active / Porous building frontage shall be provided through built to line along Drive In road with a public margin of 7.5m so as to establish a consistent pedestrian frontage.
03. Development adjacent to transit corridor shall have a minimum step back of 6m after 8m of podium height. And building tower shall have vertical breaks of 6m for width more than 30m.
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04. Plots located in proximity to neighborhood street corners, their design shall address both streets through massing, building articulation and give prominence to the street edge.
05. Development adjacent to transit stations shall provide open and covered public walkways connecting to public podiums & transit stations.
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Institutional Development Regulations 01. Master plans shall allow for direct pedestrian access to public facilities such as transit stops, and public and semi-public open space.
02. Campus planning should consider perimeter blocks and frame courtyards, quadrangles and other private/public open spaces to well integrate the campus with the city.
03. Plots adjacent to transit corridor shall have a minimum of 50% development as built to line, With at least one building access to be provided from primary public street.
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04. Buildings adjacent to public streets should have an active or porous ground floor to better integrate with the city.
05. Institutional developments with restricted access shall have visually porous boundaries after leaving a minimum public buffer of 6m, so as to accommodate ancillary street activities.
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Phasing Strategy The intended transformation could be phased in 3 stages :
Phase 01 | Transit Interchange
Phase 01 First is the transit interchange and the adjacent development. Phase 02 Second is parceling of institutional land for better campus and city integration and, Phase 03 Finally provisions to regulate institutional development that contributes to urban environment. This would catalyze an institutional oriented development that is responsive to transit.
Phase 02 | Carving Streets
Phase 03 | Institutional Interface
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Conclusion Envisioned District Transformation Way Forward Learnings
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Envisioned District Transformation Aerial view of the Intended Development Thus re-imagining universities as integrated urban campuses could enhance the place value of district and provide a better living environment for people.
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Way Forward Urban areas are in continuous flux of development. Thus, to keep up with the urban pace, Cities need to continuously transform. Renewal and infill are a potential way to extract city resources such as vacant and underutilized land parcels in the city. The approach of urban transformation is a challenge and a solution to growing urban sprawl, it is a potential way to create walkable communities, facilitate residents with housing choice, safeguard open spaces, fore shorten infrastructure expenses, and revitalize old neighborhoods.
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The expected outcomes of the project are intended on identifying the untapped potential that the urban land currently offers and consider it as a way of retrofitting urban sprawl to limit the physical boundaries of haphazard city growth with substandard urban services. And then carefully considering development as a selfcleaning mechanism to emerging concerns of housing, congestion, lack of public realm, infrastructure, and ecology. The intended project of integrating urban campuses is developed on an implied model towards urban
retrofitting, promises to contribute to the solution of the problems associated with sprawling land-use patterns and institutional lands that exist as urban voids providing a passive edge to the city. Thus, reimagining urban campuses as city anchors could coordinate economic and social developments at local, regional and city level. Providing a potential to improve the Indian urban environment and transform cities for a better tomorrow.
Integrating Urban Campuses | University & City
Amidst the presence of mammoth land pools within the cities, Urban Transformation seeks to re-imagine how urban space is (Re)produced, lived and negotiated! Thus, the University lands, Railway Lands, Cantonment areas, Trust lands etc. Exist as big question to the city.
Urban Transformation Project
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Learnings Urban transformation studio imparted the ability to comprehend large scale urban renewal projects. The studio provided learning on how to develop local Area Plans and guide brown-field developments within urban core. Also, it provided an understanding as to identify an appropriate development model for such projects, which is quite crucial for such scales of redevelopment. The learnings were not only limited on how to prepare a strategic framework plan of delineated areas with identified design projects
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rather it extended to prepare a regulatory framework for the intended urban form outcome for the project areas. And also develop a planning model for executing the proposed framework plan and carrying out various public place design project.
based on various correlations between land value and market desirability its effect on people and their livelihood, with design ideas to provide a better quality of public life.
The project has provided a detailed insight via an understanding of urban land as a potential city resource, land markets driving development and a robust city network as a potential way to support city development. The project development process was
Integrating Urban Campuses | University & City
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Urban Transformation Project
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