Development Plan Studio 2020 Apprehending Ekistics via Urban Planning
2nd Semester Master of Urban Planning
Tamanna Parvin PG191039
About t Development Plan Studio Statutory Development Plan (DP) is the most important and powerful tool for planning an urban area, and facilitating its growth. Conventionally, however, such plans fail to effectively integrate different sectors, and merely become an exercise in mapping, zoning and control regulations. In this studio, the students are expected to develop core competencies in making a Development Plan, which would go beyond the conventional ‘predict and provide’ approach. The students studied and explored different approaches of planning, zoning and regulations, to prepare a plan that is robust yet adaptable, and able to withstand the uncertainties of future. At the end of the semester, the students prepared a Development Plan with proposals integrating various sectors such as land use, transport, infrastructure, housing, economy, environment etc. and identify various projects, estimate cost, identify revenue sources, and monitoring mechanism to ensure maximum implementation of the plan.
the Studio
Tutors
Dr. Bhargav Adhvaryu Professor In-charge(Rajkot)
Work Model Group of 4 Mix Effort
Group of 4 Individual Effort
Group of 4 Shared Effort with 1
Group of 4 Groupmate(s)' Effort
Group of 16 Individual Effort
No Group Individual Effort Group of 16
Table of C Introduction Issues Proposals Mobility and Accessibility Conscious Plan Promoting Organised Economic Growth
Introduction Analysis Hierarchy of Arterial and Sub-Arterial Roads Linkages Blocks Hierarchy of Nodes
Contents Introduction Vision Existing Analysis Spatial Evolution Previous Development Plans Urban Fabric Scope of development Planning Strategies Levels of PLanning Layers Implementation Mechanism Proposed Development Plan Development Regulations Inferences
Uniqueness of Rajkot Understanding Rajkot Key Considerations Proposals Focussed Proposals Implementation & Monitoring Mechanism Budgeting
Exercise
Rapid Exercise: Plan your Precinct
1.1 Issues: Identify issues relevant to your one sq.km of the study area and highlight the major three. 1.2 Proposals: Based on the Issues identified, give local proposals and recommendations on the same. This sheet should contain a plan and an isometric view of the same containing the proposals. The recommendations could also be changes to policies, regulations or DCRs. Individual Work
1
Exercise 1: Plan your Precinct
Old and Notable Rich Socio-cultural and Economic Heritage Walkable Mesh Smaller Block sizes and higher node density
Dense & Compact Organically developed in sync with contours
Introduction Intense Socialization Streets were designed historically as social spaces
Residential Kalupur Circl e Shakkarkhan Masjid Swaminarayan Mandi
Kalupur Darwaja
Commercial
r
Kalupur Tower
Mixed use Relief Road
Institutional
Ahmedabad Railway Statio Gandhi Road
Panchkuva Darwaj a
n
Public Utility
Religious
01
Exercise 1: Plan your Precinct
Issues
d
a
a
02
b
Exercise 1: Plan your Precinct
d
b
a
b
c
d
Parking Encroachment Unsafe for Pedestrians due to lack in spatial division Taffic Congestion Lowers demand in commercial activity Lack on Infrastructure improvements discourages new private investments Unplanned Zoning No Vertical Expansion of commercial activity; horizontal expansion into core pols Heritage Depreciation No local participation Declining Housing sector
c
03
Exercise 1: Plan your Precinct
Proposals Increasing traffic mobility through One way traffic Transforming the bigger chunks of blocks by introducing Pedestrian Streets with informal vending scope along Existing One Way Traffic Proposed One Way Traffic Proposed line for Street Redevelopment Proposed cuts through Plots Proposed traffic Signal Crossroads
Street Development includes introduction of Pedestrian Islands, expansion of R.O.W. cutting partially the ground floor shop fronts for Colonnaded Pedestrian walkway
04
1
:Mobility and Accessibility Conscious Plan
Exercise 1: Plan your Precinct
2
:Promoting Organised Economic Growth
Before
After
Before
After
This pattern of street redevelopment thoroughfare for the pedestrians.
Allowing FSI higher than 3 along the Commercial Corridors, rather than allowing mixed use land use among the pol houses
can
create
safer
Median keeps the traffic apart and trees makes the street more lively
05
Exercise Road Network Analysis
The road network of a city is to be studied critically and analysed to understand the efficiency of the physical infrastructure for transportation in the city. The block sizes, distances between radials and rings are to be analyzed to understand the model with respect to the area and population of the city. Individual Work
2
Exercise 2: Road Network Analysis
Introduction
Istanbul Area (Key Plan)
Istanbul City (Traffic)
Istanbul is truly a world city (Friedmann, 1995; Knox and Taylor, 1995; Sassen, 2018) and has almost 15 million inhabitants (World Population Review, 2018), making it the 14th most populous city in the world. The roads connect two continents by three bridges and a tunnel under the sea. There are 984 neighbourhoods in Istanbul. The most populous contains 85,652 people and is located in Europe; the least populous contains 105 people and is located in Asia. Thus, as expected, the distribution of the road network is quite unequal across the city.
Population
38.8 lakhs
Area
1539 km
Population Density
2
2523 p/km2
06
Exercise 2: Road Network Analysis
Analysis
1
R
:Hierarchy of Arterial and Sub-Arterial Roads -2 ing
Rin
Rings
Avg. dist between Rings
1-2
5.27 km
2-3
6.58 km
g-1
6.58 km
Istanbul has varying distances between rings due to the variance is population and development density.
2
3.5 1.8 2.5 1. 2
3.9 2.5 1.1
5.7 3.2
Rings
Avg. dist between Radials
1
2.60 km
2
4.20 km
3.6
5. 9
:Linkages
The in between distances between the radials is comparitively lesser which indicates the network to have more sub-arterial roads for intricate connectivity.
07
Exercise 2: Road Network Analysis
3
:Blocks
3
3
2
2
1
1
0
0
-1
-1
-2
-2
-3
-3 -3
-2
-1
0
1
2
Avg. Block size Ring 1-2:1.61km2
3
-3
-2
-1
0
1
2
3
Avg. Block size Ring 3-2:19.87km2
The block sizes are smaller towards the core city as compared to the peripheral fringes.
4
:Hierarchy of Nodes
Total Road Length
Total no. of Nodes
Total no. of edges
32,062 km
2,42,545
7,13,634
The spatial distribution of road segments (edges) and the junction points (nodes) on an given population at the core of the city can show the no. of roads per person is lower as compared to the peripheral areas due to high difference in population. The attempt towards achieving a balance through increased no. of nodes is observed at the core.
08
Exercise
Analysis of Vancouver BC Development Plan 2020
The case study has been done on a selected city’s Development Plan to understand the planning principles and approach for solving issues, facilitating urban amenities and services. The study also views at the evolution of development in a growing city and how the future scope is consciously planned for. Individual Work
3
Exercise 3: Analysis of Vancouver BC Development Plan 2020
Introduction
Canada
Vancouver
A world-renowned city for green thinking and living, Vancouver has a sterling reputation in environmentalism: the lowest greenhouse gas emissions in North America. Vancouver’s strategy for staying on the leading edge of urban sustainability is its Greenest City Action Plan, which aims to cut car travel, promote renewable energy, and enforce stricter building codes. Canada’s third-largest metropolis also has ambitious plans to become zero waste by 2040 and is one of more than 70 cities worldwide that have pledged to become carbon neutral by 2050.
Population Density
Populations
Area
6.75 lakhs
115 km
5400 p/km
2
2
1
:Vision
“The theme for this work period is the Design of Places and Spaces. Our aim is to strengthen the development of complete, sustainable communities/ neighbourhoods, and improve our understanding of neighbourhoods and their evolution in light of mobility corridors and affordability. Balancing the development of ‘place’ and ‘passage’ when done well, can support a vibrant civic community.”
Learn
Equity & Diversity
City Wide Plan Advise Engage
Advisory Commitees
Financing a resilient city and building public ownership over city processes.
09
Exercise 3: Analysis of Vancouver BC Development Plan 2020
Existing Analysis 1984
2
2000
:Previous Development Plans
1942
10
1990
1942 • World war II led to significant economic growth • High demand for affordadable housing • Standardized & inexpensive materials based Houses influenced City’s Streetscape 1984 • Goals for Vancouver report targeted for citizen’s urban life objectives • Social Housing led to discretionary zoning and promoted transit oriented town centre development & densification
1984
Exercise 3: Analysis of Vancouver BC Development Plan 2020
1
:Spatial Evolution
2010
2020
Density Bubble (persons/km2)
1990
1990 • Negotiated increased densities in exchange for Community amenities for public benefits • Transfer industrial lands into residential landuse • Rental housing protection through zoning regulations 2001 • Ensuring economic viability & strenghthening social & community health through sustainable development • Increased walking & biking network
2001
11
Exercise 3: Analysis of Vancouver BC Development Plan 2020
3
:Urban Fabric
Core (Urban)- Downtown (1 km2) • Mixed Use • High Density • High Rise • Central Business District Avg. Block size:9500sq.m. Built vs Open
Key Map
Aerial View
0
Satellite Image
Green vs Built
100
200
300
500m
0
Land Use Plan
100
200
300
500m
0
100
200
300
500m
Nolli’s Map
Besides the readily identifiable office towers of the financial and central business districts, Downtown Vancouver also includes residential neighbourhoods in the form of high-rise apartment and condominiums. For creating a downtown core that is diverse, economically vibrant, and sustainable - and is also a competitive business and cultural centre - requires large office developments that will support the City’s economic development. In 2009, Council approved policy and zoning changes to encourage economic growth through Economy Landuse Plan.
12
Exercise 3: Analysis of Vancouver BC Development Plan 2020
Periphery (Sub Urban)- South Main (1 km2) • Residential • Medium Density • Low Rise • Neighbourhood facilities Avg. Block size:7200sq.m. Built vs Open
Key Map
Aerial View
0
Satellite Image
Green vs Built
100
200
300
500m
0
Land Use Plan
100
200
300
500m
0
100
200
300
500m
Nolli’s Map
East Vancouver has a strong geographic and community identity. This identity is about a diverse community living together within a dynamic urban neighbourhood. Increased housing prices for typical single detached houses have caused significant positive changes here, such as greater retention of existing residents, increased densification (increasing the number of affordable housing options (e.g. townhouses)), more residential investment, neighbourhood-led artistic projects, community-pride events, and greater tax base for new amenities.
13
Exercise 3: Analysis of Vancouver BC Development Plan 2020
4
:Scope of Development Developed Developable Non-Developable
These areas are widely allowed Building form, use & density. Industrial, commercial, mixed use & multifamily residential (mostly apartments/condos) zones are included.
14
Generally illegal to Recreational spaces, have more than 3 open & protected suites per lot. Mostly zoned to natural lands. allow detached homes with 1 secondary suite & a laneway house.
Exercise 3: Analysis of Vancouver BC Development Plan 2020
Planning Strategies
1
Regional Planning
:Levels of Planning
Sewerage & Drainage
Water Services
City Wide Plan
Zoning
Area Specific Plan
Land Use
Potential Plan (Downtown)
Jobs & Economy Map
15
Exercise 3: Analysis of Vancouver BC Development Plan 2020
2
:Layers
16
Bikeway
Rapid Transit
Truck Routes
Railways
Road ahead & ongoing projects
Traffic
Bike route & Street Snow removal route
District areas
Public Spaces
Heritage
Water Transmission
Sewer
Exercise 3: Analysis of Vancouver BC Development Plan 2020
3
:Implementation Mechanism
phases
Background Phase
ENGAGEMENT
Building Partnership s
Phase 1: LISTENIN G
Values, Ideas Priorities
understan POLICY -ding th e RESEARCH +DEVELOPMEN T base case
current conditions +trend s
KEY DELIVERABLES + COUNCIL CHECK-IN S JULY 2019 INITIAL COUNCIL REPOR T Starting the plan: initia scope, budget & draft principle s
Phase 2: DEVELOPING STRATEGIC DIRECTIONSWITH COMMUNNITY Scenario Choices
Policy options, Trade-offs + strategic directions
policy testin g
Phase 3: FINALIZING TH E PLA N
Phase 4 (TBD) : IMPLEMENTATION
Review o f refined pla n
2022+ DETAILED + BROA D IMPLEMENTATION
implementation plan
technical studie s
Q2 2020 COMMUNITY VALUES+ PRINCIPLES
Q4 2020 COUNCIL CHECK-IN ON PROGRESS
Q4 2021 STRATEGIC DIRECTIONS FOR THE FUTURE
Q2 2022 A PLAN TO GET US THERE
l
ADVANCE WORK STREAMS &/OR TEST OUT ACTIONS to inform City-wide Plan, aligned with strategic directions (eg. Nanaimo + 29th Avenue station area planni ng)
EARLY ACTIONS + QUICK STARTS
Proposed Development Plan 6.6%
Others
Special
Residential 100%
48%
7.6%
15%
Land Use Distribution
Transportation
17
Exercise 3: Analysis of Vancouver BC Development Plan 2020
1
:Development Regulations
• “Vancouverism” is an internationally known term that describes a new kind of city living. •Vancouverism combines deep respect for nature with enthusiasm for busy, engaging, active streets and dynamic urban life. • Vancouverism means tall slim towers for density, widely separated by low- What the By-laws Regulate: • Types of land uses allowed rise buildings, for light, air, and views. • Where a building can be locatedon a site •It means many parks, walkable • Building’s maximum height and form streets, and public spaces, combined • Other provisions necessary to enable good city building with an emphasis on sustainable • Rent & Dwelling unit size • Job Centres forms of transit.
18
Housing
Landuse
Infrastructure
Transport
Environment
100%
Exercise 3: Analysis of Vancouver BC Development Plan 2020
DP FOCUS
Transport
SUSTAINABLE SOLUTIONS
JOB GENERATOR
COMMUNITY DEVELOPMENT
Environment
HIGH RISE + HIGH DENSITY
:Inferences
AFFORDABLE HOUSING
REGULATIONS
2
Landuse
RESIDENTIAL TOWER + MIXED USE PODIUM
LIBERAL
MIX HEIGHT + MEDIUM DENSITY CONTROL
19
Exercise
Rajkot Development Plan 2041
Iteration 1: Final Base Map, Existing Situation Analysis based on primary & secondary sources, Initial Concepts for the DP Iteration 2: Vision & Initial Development Plan with initialization of zoning & regulations Iteration 3a: Draft Development Plan, with Zoning, various proposals and projects with broad budgeting Iteration 3b: Final Development plan with Zoning, Proposals, Cost & Revenue Estimates, DCRs, Urban Form Visualizations, TPS deliniations etc Group Work
4
Exercise 4: Rajkot Development Plan 2041
1
Uniqueness of Rajkot
:Background
Rajkot is the 4th largest city is the state of Gujarat and is situated at the centre of the Saurashtra region of Gujarat. It is the 35th largest metropolitan area in India and the 22nd fasted growing city in the world as of July 2019. Rajkot is in a transition period of growing cultural, industrial and economical activities. The significance of Rajkot’s location is owing to the fact that it is one of the prime industrial centres of Gujarat. Area: 686 km2 (RMC+RUDA) Population: 15.35 lakhs RMC: 122.74 pph
RUDA: 4.27 pph
No. of Wards in RMC: 29
No. of Villages in RUDA: 54
No. of HH: 4,68,000
Avg. HH size: 4.7 (RMC) 5.64 (RUDA)
20
Exercise 4: Rajkot Development Plan 2041
2
:Regional Connectivity To Delhi Morbi
Ahmedabad
Jamnagar Rajkot
Vadodara
Kalavad Gondal Bhavanagar
Surat
Mumbai
Rajkot has a good Road connectivity to the cities in vicinity, facilitating an easy movement of goods and services which is complimented by the Railways connecting major towns and cities.
21
Exercise 4: Rajkot Development Plan 2041
1
Understanding Rajkot :History
0.27 km2
686 km2
City’s first Municipality established
2
Electrification of city, Laying of railways & mills
Dams constructed; directed growth
Focus on Industrial intensive zone
:Spatial Evolution DP 2001 (1988)
Developed Area: Undeveloped Area: Planned Area: Spatial Growth
DP 2012 (2004)
15km
2
111km
2
15km
2
Developed Area:
DP 2031 (2011)
91km
2
Developed Area:
230km
2
187km
2
Undeveloped Area:
152km
Undeveloped Area:
Planned Area: Zoned yet undeveloped
686km
Planned Area: 686km2 Growth in non developable
2
2
22
:Initial Impression
Jam
na
Hig
hw ay
Highway
3
Morbi
Exercise 4: Rajkot Development Plan 2041
ga
r bad
da me
Ah
ay hw g i H
Bh
av na ga gh r wa y
d ava Kal ay hw Hig
Highway
Gondal
Hi
Labour Markets Industrial Commercial Institutional Agricultural
To understand the city of Rajkot on ground by experiencing and practically analyzing the urban growth trend throughout its fabric the tool adopted to achieve this analysis was to do a transect study along the major arterial roads to observe the change in land-use, built-use, block sizes, building heights, density, and urban characters as applicable along 6 directions for major radials.
23
Exercise 4: Rajkot Development Plan 2041
Ahmedabad Highway
Morbi Highway
Jamnagar Highway
As one starts from the centre towards the outer fringe it is observed that at the start the density is quite high with a mix of medium and low rise buildings. This density gradually decreases as one moves away from the city centre. Sparsely built fabric is observed amidst the agricultural lands on the outer fringes of the city here. The major character observed along this highway are the spare parts for automobiles and workshops.
This route has sparsely dense settlements. Towards the centre it is highly commercial along the road, but on moving towards the north it is observed the lands are majorly agricultural and few plots of universities and other institutional buildings are sited. It is observed that due to its terrain it is unlikely to attract high density development.
Towards the centre higher density of both high and low end residential complexes were observed along with a significant number of slums. The area around Race-course ground at the centre acts as a prime location for the city in terms of recreation and shopping. This corridor also has a strong presence in the public realm due to multiple eateries and party plots for recreation and various activities. This indicates the scope for development.
Kalavad Highway
Gondal Highway
Bhavnagar Highway
Attracts the secondary service sector industry due to the presence of Institutional zone. It does exhibit a vibrant commercial corridor along with options for recreational activities and party plots. Towards the outer part of the corridor the area is dominated by industrial activities and workshops accompanied with sparse housing settlements. Due to the presence of water bodies and Nyari river sand quarrying activity is one of the major activities here.
Along this corridor there is mixed use development within the RMC limits. On moving farther from the city, the south is almost dominated by industrial activity. The grain is fine but moderately dense as compared to the centre of the city. Multiple GIDC plots were observed which indicates the scope for higher growth of the industrial sector around this region.
This route is almost parallel to the edges of the Aji river and dam. On moving farther the area is dominated by industrial and sand quarrying activities. Nearby to the Aji dam the density is moderate with heterogeneous building heights. On moving towards the outer fringe, the development is sparse and indicates slower demand as compared to other parts of the city.
24
Exercise 4: Rajkot Development Plan 2041
4
:Topography & Climate • The soil is black cotton soil with low ground water retention.
Low
• The slope of the city is smooth and in the direction from south and south-east to downwards in north-west direction. • There are around 7 high grounds in the city in between the contour slope which holds the dam.
High
• Urban Flooding is concentrated majorly at the centre of the city along road networks which cross against the contour.
• Rajkot has a semi-arid (hot and dry)climate. Avg. maximumand minimum is 43.5°C and 24.2°C. • The city receives 590mm of rain on average. Over the last 60 years, it has been below normal during 20 years, with the city experiencing acute water shortage. The city faces cyclones generally occurring in the Arabian Sea. • The direction of the watershed is stronger in east to north-west direction. The Aji basin has the largest catchment area in the city Urban Flooding
25
Exercise 4: Rajkot Development Plan 2041
5
:Demographics
Population Growth (RMC) 1971
1981
1991
2001
2011
Area (km2)
69
69
69
104.85
104.85
Population
3,00,112
4,45,076
5,59,407
10,02,000
12,86,995
Growth rate
54.58
48.30
25.69
79.12
28.31
Density
4,349
6,450
8,107
9,557
12,275
Sex ratio
-
-
-
906
905
1971
1981
1991
2001
2011
Area (km2)
-
483
483
483
686
Population
-
65,649
86,438
1,26,839
2,48,117
Growth rate
-
-
23
54
34
Population Growth (RUDA)
No. of Households (RMC)
Job Centres
Resource centres
Working Population (RMC)
Affordability
Population Density (RMC)
26
Exercise 4: Rajkot Development Plan 2041
6
:Existing Landuse
Population: 15,34,795
Population: 52,85,589
27
Population: 6,42,769
Exercise 4: Rajkot Development Plan 2041
7
:Transportation Road network under RMC
1797km
2
Road Density Rajkot
23km/km
Gujarat
38km/km
2
2
4th
most busiest railway junction in Gujarat after Vadodara (237 trains), Ahmedabad (218 trains) and Surat (207 trains)
BRTS BRTS started in 2012 and includes 3 phases.
10.7 km of stretch implemented in phase 1. Additional 52.8km of proposed stretch has been identified under phase 2 and 3.
Proposed TOD
Rajkot Municipal Transport Service (RMTS)
56 Routes 6500 passengers/day RMTS runs in most of the areas inside 1st Ring Road
IPT
Railways
Autorickshaws, Chakdas and taxis
Bhaktinagar station and Rajkot Junction
2053
81
Autorickshaws
Trains
28
Exercise 4: Rajkot Development Plan 2041
8
:Housing
Location of Slums (RMC) • With the decline in the household size the need for individual housing units will increase to accommodate the population. •
13%
of people live
in slums and cannot afford housing.
70%
formal
EWS Houses
2,072 LIG Houses
24,737
29
RMC Population
Households
RUDA Population
Households
MIG Houses
12,86,995
3,73,719
2,48,117
95,119
22,478
Year
No. of Notified Slums
No. of HH in Slum area
Population in Slum area
% growth in Slum area
% of Slum Population
1971
24
4,927
43,210
-
14.39
2001
84
44,914
2,02,371
468.35
20.20
Exercise 4: Rajkot Development Plan 2041
9
:Land Prices
Jantri rates: Open plots Minimum: Maximum:
Jantri rates: Industrial plots
500/m 30,000/m
2
Minimum:
2
Maximum:
Jantri rates: Office plots
500/m 6,000/m
2
Minimum:
2
Maximum:
1000/m 40,000/m
2
2
RUDA villages that are in the immediate periphery of RMC have higher rates.
Rates are higher along Gondal and Ahmedabad Highway.
Commercial belts find potential along major highways, increasing heterogeneity
Jantri rates: Shop plots Minimum:
Jantri rates: Residential plots
Market rate: Residential plots
Maximum:
500/m 70,000/m
Periphery of RMC have higher rates due to scope of development through DP
2
Minimum:
2
Maximum:
2,000/m 20,000/m
Smart city and Industrial zone in Shapar-Verawal attracting residential development for all income groups.
2
Minimum:
2
Maximum:
25,000/m 1,50,000/m
2 2
Market rate along the mixeduse corridor is higher as compared to the rest of the city.
30
Exercise 4: Rajkot Development Plan 2041
10
:Physical Infrastructure Water supply sources network (Demand & Supply) Demand by 1 million plus people
300 MLD Supply by RMC
190 MLD Deficit of water will be fulfilled by the SAUNI Yojana
300 MLD Trap connections
1,22,000
Existing WTPs Existing STPs Proposed STPs Existing Landfill site Proposed Landfill site
Stand posts
2,100 Tankers Pumping Stations
Total Connections
Long network system
Landfills
80,000
250 km
2
Capacity of Sewerage system
Total area covered
Total waste generated per day
44.5 MLD 31
550
Sewerage and Solid waste management
7
60 km
2
500 t
Filtration plants, Viz. Ribda, Aji, Nyari, Ghanteswar
4
Exercise 4: Rajkot Development Plan 2041
11
:Economy
12
:Smart City Initiatives
Area based Development
Continuous & assured 24x7 water supply Strengthening mobility Goals
Swachh & beautiful Energy efficient Affordable housing Inclusive city World class Tourism Sports destination Trade & Business
Key Components
Safe & Secure
• Economy & Employment • Smart & Robust Infrastructure • Intelligent Traffic & Integrated Transport management • Safety & Security for all • Housing & social Inclusiveness • Iconic development • Technology for all • Environmental sustainability Pan City • Intelligent Traffic & Integrated Transport management • Digital Rajkot Smart governance Smart Water & Waste management
32
Exercise 4: Rajkot Development Plan 2041
13
:Methodology of Analysis Identification of Problem
Primary Data: • Transect Study • Discussions with Stakeholders
Identification of Data & Sources Data Collection Primary
Secondary Analyses
Discussing Concept DP by students with RUDA officials
Inferences Synthesis Formulation of Vision Drafting Development Plan
Discussing Rajkot and it's trends with local builders
Budgeting Secondary Data: • DP 2031 Report • Official administrative websites of Rajkot • CEPT Archives • Online Publications & Reports
33
Discussing Rajkot and it's trends with Rajkot Builder's Association
Exercise 4: Rajkot Development Plan 2041
1
Key Considerations :Issues & Objectives
Haphazard urban sprawl affecting existing distribution of city’s resources Slums High pressure on road infrastructure
Poor solid waste management
Lack & inconsistency in water supply
Limit urban sprawl; Need to enhance service delivery efficiency; Regulating water supply logistics Managing density in city area A and B to avoid haphazard decentralization Sustainable Urban development for historic cities contextually
Robust urban infrastructure with multi modal transport
Unitary or closely coordinated control of planning of land development
High residential & employment densities; better social interaction
Mixture of land uses & contiguous development
Participatory approaches for incremental implementation
34
Exercise 4: Rajkot Development Plan 2041
Severe water scarcity in the region, lack of proper watershed management
Poor watershed management Environmental degradation Nonstationarity in supply & demand To increase area under watershed by restricting development / Sensitive management of watershed Creation of a special eco-zone
R3 type development; low density; low rise
Primarily the residential area in the city having individual housing such as like bungalows and farm houses. This zone also permits uses like educational and cultural uses, party plots and public utility buildings
35
Exercise 4: Rajkot Development Plan 2041
Non-progressive Transportation system Lack of efficient mass-transit system
Traffic congestion Lack of shorter connectivity between the industrial corridors Environmental & economic degradation 90 city buses: 32,000 persons/daily
15 lakhs private vehicles active on road
10 BRTS buses: 19,000 persons/ daily To provide well-integrated transportation infrastructure to enhance industrial and commercial activities, creating a strong network of affordable and feasible commuter facilities Enhance productivity in market
36
Exercise 4: Rajkot Development Plan 2041
Low quantity and distribution of public open spaces
Low percent of open space
Poor public realm
Compromised quality of life
To integrate adequate green open and recreational spaces To create an Eco-habitat zone circumscribed within the Industrial belt
To create an open green space in the previous Airport area in a scale similar to the Jubilee garden
To have several community level and neighbourhood level parks or open green areas across the city
37
2
Exercise 4: Rajkot Development Plan 2041
3
:Target for 2041
:Vision “To enhance Rajkot, the economic centre of Saurashtra, as a heterogeneous, highdensity, water self-sufficient city”
Resident Population 1400000 1200000 1000000
Mixed use High Density developm e nt
800000 600000 400000 200000
Water Sufficiency
1990
2000
2010
2020
2030
2040
2050
Household Size (s) 6.00
Better Quality of Life
5.00 4.00
Integrated Transport System Adequate Green spaces
0 1980
3.00 2.00 1.00 0.00 1980
1990
2000
Year Resident Workers Resident Workers Per Household Household Sizes Household
2010
2020
2030
2040
2050
1991 2001 2011 2021 2041 196308 341243 514935 725234 1216563 1.62
1.66
1.61
1.51
1.42
5.29 5.13 4.83 4.42 4.20 121137 205357. 319395 481429 858951 .3 58
Household Size
Number of HH
Population
4.2
9.56 lakhs
36 lakhs
Main resident population
Resident Workers Per Household
Population density
12.16 lakhs
1.42
253 pph 38
Exercise 4: Rajkot Development Plan 2041
4
:Approach to Zoning Low density development Restoration of natural features Intensity based Liberal Control Approach High density commerce New direction of development Use-Intensity Liberal Control based Ecozone Watershed management Liberal
Use-Intensity Control based
High-rise, high density Mixed-use developments Intensity based Liberal Control Approach Industrial For logistical ease and ecology Use based Liberal Control Approach Older developments Mixed-use, compact area Intensity based Liberal Control Approach Core
39
Mixed use High Density
Agricultural area To promote densification of core Use based Liberal Control Approach Sub-urbans
Sensitive zone
Exercise 4: Rajkot Development Plan 2041 B
Visualization of typical sections along the Transect of the city
C
A
Development
D
A
Development
SECTION AA
D C
B
Development
Development
SECTION BB
SECTION CC
SECTION DD
High Density
Industrial
Peri-urban
Core
High Density
Walled city
Sub-urban
Waterfront
Peri-urban
Walled city
Sub-urban
Eco zone
Agricultural
40
Exercise 4: Rajkot Development Plan 2041
Proposals Existing RUDA Area:
Proposed RUDA Area:
686 km
2
780 km
2
1
:Landuse Distribution
Land to be unclocked
The following table has an estimate of land required to be unlocked to provide for the number of projected jobs in the sector
82.32 km
2
Villages added to RUDA limits (2041) Administrative area added: 91.89 km2 Proposed Land Distribution
41
Exercise 4: Rajkot Development Plan 2041
2
:Regulations for Landuse
Regulated use regulations shall be determined by the preparation of Local Impact Assessment (LIA) plans, which takes into account the chronology of land uses that have emerged in the zone, and thereafter the permissible use of adjoining plots, abutting road width, plot size and allowable extent of ground coverage. Agricult ure
Permissible FSI Chargeable FSI M ax. permissible FSI
Recreat ional
0.1 0.1
Resident ial M UZ
Permissible FSI Chargeable FSI M ax. permissible FSI
0.15 0.15
High densit y M UZ
1.8 0.9 2.7
Commercial
Permissible FSI Chargeable FSI M ax. permissible FSI
Indust rial
RAH on RM UZ
2.7 1.3 4
1.8 0.9 2.7
Ecozone - 1
Inst it ut ional
2.7 1.3 4
1.2 0.6 1.8
1.8 1.8
Permissible FSI Chargeable FSI M ax. permissible FSI
Ecozone - 2
0.1 0.1
0.3 0.3
42
Exercise 4: Rajkot Development Plan 2041
3
:Zoning Land use Zoning
FSI as per Zoning 0.15 2.7
4
1.8
1.8-2.7
0.1 2.7
0.3 0.15 1.8
43
4
Exercise 4: Rajkot Development Plan 2041
Agricultural
Recreational
Core City
Reserved for primary sector activities and restricting unorganized development within outer ring
This is proposed in place of the old airport land to increase green open space per capita and create city garden
The compactness is maintained with regulated developments to enhance the existing
Ecozone Level 1
Ecozone Level 1
Mixeduse Residential
Proposed for watershed management in critical catchment areas and preserve at its natural
To maintain sparse development and enable ground water recharge in the watershed
To house the growing workforce in the northeastern periphery
Institutional
Commercial
RAH
Closer to commercial to supply skilled workforce in the service sector
Along Highway leading to Ahmedabad to benefit from resultant job corridor due to upcoming Airport
Close to potential job centres & along Transit corridor to accommodate growing workforce
Mixed use high density
Industrial
Infrastructure
To absorb the growth generated by smart city and promote compact, sustainable & walkable blocks
To connect present industrial nodes and reduce environmental impact
To accommodate most of the centralized public utilities and services
TOZ Along 75m ring road to capitalize on the potential job centres and promote transit oriented development
44
Exercise 4: Rajkot Development Plan 2041
4
:Road Network The grid pattern of roads has been proposed with due consideration to • Existing roads • Existing gamtals and extensions
(12-24m) (<12m) (>45m) (36-45m) (24-36m)
Block Sizes
Average distance between rings: • Ring 1 and 2 : 3.4km
• Ring 2 and 3 : 4.5km Average distance between radials at the 1st ring:
45
1.63 km
Exercise 4: Rajkot Development Plan 2041 12m ROW [Neighbourhood Street]
18m ROW [Feeder Street]
24m ROW [Feeder Street]
Element s of St reet
Type of Composit ion
Footpath
Both side
Cycle Track
-
Carriageway
Two way; Undivided
Parallel Parking
Yes
Street Vending
Low demand
Element s of St reet
Type of Composit ion
Footpath
Both side
Cycle Track
One side; Two way
Carriageway
Two way; Undivided
Parallel Parking
Yes
Street Vending
Low demand
Element s of St reet
Type of Composit ion
Footpath
Both side
Cycle Track
-
Carriageway
Two way; Divided
Parallel Parking
Yes
Street Vending
Low demand
46
Exercise 4: Rajkot Development Plan 2041 30m ROW Mobility Corridor with NMT
36m ROW Mobility Corridor with NMT
42m ROW Mobility Corridor
47
Element s of St reet
Type of Composit ion
Footpath
Both side
Cycle Track
One side; Two way
Carriageway
Two way; Divided
Parallel Parking
Yes
Street Vending
High demand
Element s of St reet
Type of Composit ion
Footpath
Both side
Cycle Track
Both side
Carriageway
Two way; Divided; Central BRT Lane
Parallel Parking
Yes
Street Vending
High demand
Element s of St reet
Type of Composit ion
Footpath
Both side
Cycle Track
Both side
Carriageway
Two way; Divided; Central BRT Lane
Parallel Parking
Yes
Street Vending
Low demand
Exercise 4: Rajkot Development Plan 2041 60m ROW Mobility Corridor
Element s of St reet
Type of Composit ion
Footpath
Both side
Cycle Track
Both side
Carriageway
Two way; Divided; Central BRT Lane
Parallel Parking
Yes
Street Vending
Low demand
2nd Ring Road
90m ROW Mobility Corridor
Outer Ring Road
48
Exercise 4: Rajkot Development Plan 2041 Storm Water Management
Bioswales
• To prevent excessive erosion and run-off pollution • Provide scope for groundwater recharge
Public Toilets
Unpaved verge along st reet s
At every 1.5km on M obilit y and feeder roads To be provided near Transit st at ions and Off-st reet parking areas
Universal Accessibility and Barrier free design
Permeable Paver Blocks
St ruct ural det ails of Bio-swales Cat ch-pit Grill in buffer level 0mm Cycle t rack on
top of SWD level +150mm Cat ch-pit grill at swale level 250mm
Cat ch-pit in buffer
49
Break in curb line
St orm Wat er collect or under cycle track
Cat ch-pit in swale M anhole under cycle track
Design of products & environment to be usable by all people to the greatest extent possible without the need for Adaptation or Specialized design
Exercise 4: Rajkot Development Plan 2041
5
:Physical Infrastructure
Exist ing WTP Proposed WTP (50 M LD each) Exist ing Landfill at Nakhawadi & Sokhada Proposed Landfill at Nakrawadi (15acre) Exist ing STP (95M LD t ot al) Proposed STP (120M LD t ot al)
SR.NO.
Concerned field
Current
Targeted / Expected / Need
Conclusion
207 M LD (but 190
486 M LD
More than double the demand in next 20 years
Filtration plant
4 (50 M LD each)
10 (50 M LD each)
6 more potential sites to be identified for the filtration plants
Solid Waste
500 M etric tonne per day
810 M etric tonne
Decentralized solid waste management has to be implemented
4.
Landfill Site
2 sites of total 13.5 acres
M inimum 2 sites of total 21 acres
Since Nakravadi area is already proposed, we need to identify one more potential landfill site
5.
Sewerage
95.5 M LD
223.33 M LD
1.
Demand of water
2. 3.
M LD provided by RM C)
Considering the population for 2041 the
sewage produced per day will be almost
triple 6.
STPs
7 pumping stations of 6.35 M LD each
16 pumping stations of the same capacity OR 8 pumping stations of double capacity (12 M LD)
Needs 9 more STPs of the same capacity or identifying potential sites for 8 more STPs for treating double the capacity of sewage.
50
Exercise 4: Rajkot Development Plan 2041
6
:Housing EWS 30%
Calculation of Shortage in Households based on the Income distribution in Rajkot
Year
2026
2031
2036
2041
Project ed populat ion
19.90
23.09
26.86
36.1
Annual growt h rat e
2.98
3.02
3.07
3.12
Project ed households
5,07,994
6,24,433
7,70,883
9,55,974
Annual growt h rat e
4.13
4.21
4.30
4.40
Short age household
93,010
1,16,439
1,46,450
1,85,091
(lakhs)
(%)
EWS
Phase 2
Phase 1
2026
YEAR
Phase 3
Phase 2
Phase 1
Phase 4
Phase 3
Phase 4
TOTAL
YEAR
2026
2031
2036
2041
TOTAL
55,527
1,62,297
Household Short age
18602
23,288
29,290
37,018
1,08,198
0.73
0.93
2.70 km 2
Carpet Area (km 2)
0.41
0.52
0.65
0.82
2.40 km 2
0.26
0.33
0.41
1.20 km 2
Land Required (km 2)
0.13
0.16
0.21
0.26
0.76 km 2
1,970
2,478
3,132
9,154 Crores
Capit al Cost (₹)(Crores)
1,676
2,098
2,638
3,334
9,746 Crores
2031
2036
Household Short age
27,903
34,932
43,935
Carpet Area (km 2)
0.47
0.58
Land Required (km 2)
0.21
Capit al Cost (₹)(Crores)
1,574
Proposed Structure
51
LIG 21%
G+5 m2
2041
Proposed Structure
G+7
Carpet area per DU
40 m2
Carpet area per DU
25
Cost per DU
5.64 lakhs
Cost per DU
9 lakhs
Household Density Proposed
600 /ha
Household Density Proposed
450 /ha
Exercise 4: Rajkot Development Plan 2041
LIG
EWS
01
Central Govt.
●
Rs.75,000/- per DU
●
Rs.75,000/- per DU
02
State Govt.
●
Rs.1,50,000/- per DU
●
Rs. 25,000/- per DU
03
Beneficiaries
●
Rs. 3,00,000/-
●
Rs. 7,35,000/-
04
RUDA
●
Rs. 45,000/- per DU
●
Rs. 65,000/- per DU
01
Central Govt.
●
Rs.1,50,000/- per DU
02
State Govt.
●
Rs.1,50,000/- per DU
03
Beneficiaries
●
Rs. 50,000/-
04
RUDA
●
Rs. 1,00,000/- per DU
01 02
Incremental Housing
03
Preventive action for unauthorized developments
04
Upgradation and redevelopment in-situ
SLUM REHABILITATION
EWS
RAJIV AWAS YOJANA (RAY)
Reservation of DUs for higher TDR
AFFORDABILITY
M UKHYAM ANTRI GRUH AAWAS YOJANA (M M GAY)
●
To accommodate cross section of Income groups & Special needs like accommodation for single, elderly, handicapped etc., as hostels or walk in apartments ( PPP M odel )
● ●
Provision for room expansion in DU CLSS (2nd Vertical of PMAY)
●
Supply of Formal Housing options at an affordable rate through both Public and Private bodies control on Land speculations
●
The form of clusters (Urban Village) can as a whole be developed in a planned manner increase the dwelling units uniformly by maintaining the characteristics of the city.
Estimated Budget for RUDA: Sunk Cost Rs.
1880 crores 52
Exercise 4: Rajkot Development Plan 2041
Focussed Proposals
1
:Riverfront Development
Ishvariya
Mixed use Zone
FSI: 0.15 Agricultural zone (low density, sparse growth) FSI: 4 Mixed use Plots zone (high Existing density)
Proposed zoning over existing base m ap
New Mixed Use New Agricultural
After DP im plem entation and land re-adjust ment
Buffer of 50 m on either side of tributaries Riverfront development along primary streams (Nyari river) Maintaining the natural slope and course of flow of river
53
Green open pockets amidst dense, compact and high rise development
Exercise 4: Rajkot Development Plan 2041
Before
After
Before
After
Before
After
Before
After
54
Exercise 4: Rajkot Development Plan 2041
2
:Ecozone Development
Paal Gamtal area
FSI: 0.1 Ecozone level 1 is maintained as it is (low density, sparse growth) i.e. agricultural mostly.
Elevated clover flyover junction for proposed arterials is to avoid disturbing the ecozone Gamtal area of Paal at it’s core is kept intact. But gamtal’s fringes are associated into regulated planning to prevent the haphazard growth in the future
Proposed zoning over existing base m ap
Plots Existing
FSI: 1.8 Industrial development maintaining a buffer of 50m from waterbodies
After DP im plem entation
55
New Industrial New RAH
FSI: 2.7 RAH overlay zone (majorly residential, high density)
New Agricultural
Exercise 4: Rajkot Development Plan 2041
Before
After
Before
After
2
1
56
Exercise 4: Rajkot Development Plan 2041
2
:Higher Density Mixed use (TOZ)
Nana M ava
FSI: 4 Incentivised and transport & economy oriented development with smaller block size
Proposed zoning over existing base map
Plots
After DP im plem entation and decrease in block size
57
FSI: 4 Mixed use zone promoting incorporation of commercial and mixed use development corridors amidst residential complexes
Existing New Mixed Use New TOZ
Exercise 4: Rajkot Development Plan 2041
After
After
1
Implementation & Monitoring Implementation Mechanism
:Implementation Structure Proposals TP Scheme Delineation • • •
Projects GDCRs
To unlock new land for development Regulate the use of new and existing land (greenfield and brownfield) Promote the city’s spatial growth and infrastructural development
Special Projects • • •
To unlock a potential econom ic m odel Im prove the im age of the city Requires the form ation of Special Purpose Vehicles or a dedicated cells
• Golden Jubilee Garden • Aji and Nyari Riverfront Development
Local Area Plans
• • •
Widely used for redevelopm ent m odels To im prove the existing land parcels Usually requires the form ation of SPV / dedicated cells
• Gradation of core city into 4 sub-zones • RAH zones
58
Exercise 4: Rajkot Development Plan 2041
2
:Implementation Phase-wise
Exist ing Phase 1 2021-2028 Phase 2 2028-2035 Phase 3 2035-2041 Phase1: Laying out the basic zoning of developable and regulated development zone. Phase 2: Catering to additional housing demand towards in the north and west. Phase 3: Based on market demand, reorganizing zoning for RAH and additional institutional & commercial zone in the north
59
Exercise 4: Rajkot Development Plan 2041
Budget
Sl. No. It em 1 Roads (inclusive of foot pat h and paving) 2
Cost ing(in crores) 4,565
Ut ilit y infrast ruct ure
3,170
a
Water supply
1,253
b c
Sewerage Stormwater drainage
1,125 496
d
Solid waste management
544
Parks and gardens Public t ransport Social housing Land acquisit ion
22.6
3 4 5 6
3,438 1,880
a
Special projects (1045cr + 0.03cr + 10cr)
1,055
b
Heritage (Zone 1: 450cr, Zone 2: 6225cr)
6,675
c
Environment (Centralized Solar Panel Grid)
7
M iscellaneous
Contingencies (@10%)
TOTAL COST (in crores)
428 2,465
23,629
60
Own Contribution a Develop and demonstrate the ability to survey, map and analyse existing situation. Consult relevant stakeholders to identify issues and future potentials. Evaluate current trends, strengths, weaknesses and future potentials.
Demonstrate understanding of relevant acts, policies and statutory requirements in preparing and implementing the plan.
and Learning Question the conventional approach and development of ones own approach for the planning, zoning and regulation, based on casestudy of relevant planning models and approaches taken by other cities.
Preparation of a Development Plan that is robust and adaptable. That includes proposals integrating various sectors, and identifies various projects, estimates cost, revenue sources, and monitoring mechanism to ensure maximum implementation.
Studio Development Plan Studio 2020 MUP | Semester 2 | Duration 18 weeks Exercise 1: Plan your precinct: Duration 1 Week Exposure to planning through proposals for 1 sq km of area, already studied in the previous semester. (individual) Exercise 2: Comparative analysis of Development Plans and road networks Duration 1 Week Understand various development models and planning approaches around the world supported with road network study to identify patterns, block sizes, and spacing of arterial roads. (individual) Studio Project: Preparation of the development plan for a case study city Iteration 1: Existing Situation Analysis & Initial Concepts: Duration 3 Weeks Analysis the existing satiation through both primary and secondary data sources (Group of 16) followed by developing individual concept for the
Process Development Plan (individual) Iteration 2: Vision, Approach, DP Framework and Zoning: Duration 4 Weeks Development of key proposals related to zoning and development regulations, along with vision and objectives (Group of 4) Iteration 3A: Draft Development plan: Duration 3 Weeks Draft proposals for zoning, transportation, housing, infrastructure, environment, heritage, economic development etc. along with broad cost estimates and revenue generation (Group of 4 + Individual Proposals) Iteration 3B: Final Development Plan: Duration 4 weeks Refining the work in Iteration 3A with addition of 3D visualisations for urban form resulting from regulations at city, area, and/or street levels; implementation phasing through TP Schemes, monitoring & evaluation Framework. (Group of 4 + Individual Proposals)