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Bharuch-Ankleshwar D e v e l o p m e n t P l a n 2041

AGNI CHOWDHURY PG 180019 Semester II

Developement plan studio Spring Semester 2019

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Preface

General Approach and Contribution in the Team

The Development Plan is the most important and powerful statutory tool to plan any urban area in India. It is responsible for influencing, facilitating and managing urban growth. The studio was framed around developing a development plan for the Twin city ‘Bharuch-Ankleshwar’ in a team of four. This allowed us to deal with the issues that a typical combination of industrial and residential neighbourhood faces. It helped us to conceive strategies for the city, which were constantly informed by examples of other cities. At the heart of how we as a group framed our approuch was to study the spatial form of the city and what impact does it have on the growth pattern, density, economy, Affordability and Environment in the city. The process is planned along with development regulations such that it imposes only required controls. The plan has taken a new type of approach that is the ‘LIBERAL’ Approach. The Development Plan studio aimed to develop core competencies in making of a Development Plan, using various tools like zoning and regulations. The development plan contains the integrated proposals for land use, transport, infrastructure, environment and housing to achieve the long term goals of the prepared development plan.

Acknowledgement I would sincerely like to thank our studio guide Prof. Jignesh Mehta , and our academic associate Nancy Dixit for guiding and assisting me through out the studio. I would also like to thank all the other professors of the foundation studio , 2018, for their critical inputs and comments which have led to my learning in the studio. I would like to express my gratitude towards my family and friends for always supporting and assisting me. Lastly, i would thank my fellow batch mates, for their support and faith.

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Source: Amazing Bharuch instagram page


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a)

Introduction To Planning Precinct Planning

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City context & Character Envisioning City Towards planning Approach Development Concerns Mobility Zoning Infrastructure Implementation Mechanism DCR’s & Phasing Cost & Estimation

Planning intervention in 1 SQ.KM S.W.O.T Analysis Place Making

Table of contents

(b)

Comparative study of development plan Sanghai Development plan Haldia Development plan Comparing Haldia-Sanghai

Developement plan studio Spring Semester 2019

Planning for Bharuch-Ankleshwar urban area

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Key Learnings & Reflection

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The best places are pleasure to be in, providing a sense of belonging and opportunities for surprise and delight

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1 Introduction to Planning

Source: Amazing Bharuch instagram page

Developement plan studio Spring Semester 2019

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1.1 Planning intervention in 1 SQ.KM

City

Context : The largest city in Gujarat, Ahmedabad is situated on the banks of river Sabarmati has emerged as an important economic and industrial hub in India. The city boasts of a rich cultural scene owing to both its traditional roots and the presence of large number of literary, religious, educational and other institutions. characteristic : Characteristics of Nikol is a rapidly growing area on the fringe of Ahmedabad. The built fabric of Nikol is predominantly residential in nature. It is majority occupied by the migrated people from inter and intra state who came here to work in the near by GIDC industrial estates and later on settled here. Nikol had witnessed a rapid changes in the development sector including basic infrastructure services within a period of two decades. And A residential zone run along the spine of Nikol which is connected by the AMTS

Legends Precinct Boundary Plot Boundary Buildings Road Centerline Road

City

4 Developement plan studio Spring Semester 2019

SITUATING THE PRECINCT : The precinct Nikol located in eastern Ahmedabad. Situated in the middle of 3 industrial estates are Nikol, Naroda and Bapunagar. Distance from CEPT : 14 Km Major Landmarks : Torrent power station, Uttam nagar bus stop, Sadguru Garden Agni Chowdhury Anukriti Trivedi Shivani Arora Surabhi Samant


Vision : “What defines a character of a city is its public space. What defines the value of the private assets of the space are not the assets by themselves but the common assets. The value of the public good affects the value of the private good. We need to show every day that public spaces are an assets to the city.

Strength:

- UN HABITAT Exicutive Director (Joan clos | Mathew) 2. Low jantri rate than Ahmedabad average

PUBLIC SPACES DEFINED All the parts of the urban fabric to which public has physical and visual access. They help in building a sense of community, civic identity and culture.

Weakness: 1. Limited street hierarchy with poor local area accessibility 2. Limitation in space for public livability 3. Poor storm water network infrastructure service Opportunities: 1. Low rise fabric with under consumed F.S.I 2. Redevelopment of illegal housing colony 3. Improvement of green spaces ( 7% present) 5. Financing redevelopment from selling of units

Developement plan studio Spring Semester 2019

Agni Chowdhury Anukriti Trivedi Shivani Arora Surabhi Samant

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Short term proposals :

Long term proposals :

Present Scenario of Street: Present Scenario of Street: 24m of ROW 24m of ROW No footpath No footpath No Vending Space No Vending Space No parking space No parking space No signal System No signal System

Planning area: 60 Ha Phase I: 50 km

Proposal

Proposed design include Proposed design include 24 m of ROW 24 m of ROW 2.4 m footpath (both2.4 side) m footpath (both side) 6 sq.m/vendors = total 340 m vending 6 sq.m/vendors = total 340 m vending space space Signalized Junction Signalized Junction Cycle track for reducing traffic Cycle trackcongestion for reducing traffic congestion Landscape Bay Landscape Bay

Consequences Consequences Street EncroachmentStreet By Vendors Encroachment By Vendors On Street parking On Street parking Irregular traffic flow Irregular traffic flow Phase II: 30 km Outcome Outcome Traffic congestion Traffic congestion Regular traffic flow Regular traffic flow High probability of accident High probability of accident Public user friendly Public user friendly P Environment friendlyEnvironment friendly

1. Street renovation : connecting all dead ends with the collector roads for well local area accessibility. 2. More street hierarchy development : As Nikol gam road and 80 feet road play vital role to connect the industrial corridor, thus more street hierarchy can help to build more commercial activities. 3. Development of public spaces : As streets are play vital role on public realm and public activities. Thus make streets more private can help to build more public activities. 6 Developement plan studio Spring Semester 2019

Cycle track Traffic lane Public Toilet Signal

Hawkers

Drinking water kiosk Parking

Landscape bay

Bus Stop Pedestrian crossing

Agni Chowdhury


b) Comparative study of development plan Source: Google Image Landscape view of Haldia & Sanghai

Developement plan studio Spring Semester 2019

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Planning Layers

SANGHAI - DEVELOPMENT CONTROL PLAN- 2026 Area 6340 Sq.km

Population 240 Lakhs

Plannning Objectives

VISION : By giving full play to

Population Density 35.7 PPH

Major Location

its role as a hub for domestic and foreign economic activities, further promote the development of the Yangtze River Delta and the Yangtze River Economic Belt. 6340sq.km Developed Land

Proposed green

Road network

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Build up Area

Implimentation Mechanism

Population Growth

4755 Sq.km Developable

MICRO-LEVEL PLANNING - The most acknowledged theories include conformance and performance Land Acquition

based approach.Conformance based approach highlights conformity between actual physical development and plans. Performance based approach explores how the ideas within a plan are delivered and implemented. However, confomance based approach has been only used to evaluate implementation of land use plans.

Agni Chowdhury Minakshi Srivatsav


Planning Layers

HALDIA - DEVELOPMENT CONTROL PLAN- 2026 Area 1982 Sq.km

Population 3.5 Lakhs

Population Density 11.5 PPH

Plannning Objectives VISION : To develope the part of extended haldia planning area as agro-based economic node with enhancing linkage and envisaging planned development having adequacy of access to facilities

Road Network Residential 24.89% Institutional 11.20% Commercial 0.22% Agricultural 49.95% Public space 0.44% Manufacturing 2.05% Transportation 5.34% Water bodies 5.92% Recreational 0.20%

1987 Sq.km

345 Sq.km

Residential Institutional Commercial Public space Manufacturing Transportation Recreational

41.20% 11.20% 15.30% 0.44% 27.20% 5.34% 0.20%

Proposed Infrastructure

Proposed Industries

1991

2007

Developement plan studio Spring Semester 2019

2017

Build up Area

Implimentation Mechanism

Population Growth

584.8 Sq.km Developable

Zonal Development Plan

The most acknowledged theories include conformance and performance based approach.Conformance based approach highlights conformity between actual physical development and plans. Performance based approach explores how the ideas within a plan are delivered and implemented. However, confomance based approach has been only used to evaluate implementation of land use plans.

Agni Chowdhury Minakshi Srivatsav

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Comaparative Analysis:

Land Development: As per the Development plan only 23% of the Land is developed and the only 75% land is developable.

Urban Fabric Analysis

Key points: Shanghai

1. Shanghai is the fasters growing city since 2000.

Sanghai

2. Shanghai, the largest city by population in the world, has been growing at a rate of about 10 percent a year the past 20 years, and now is home to 23.5 million people -- nearly double what it was back in 1987. 3. As Chinese government began opening the country to foreign trade and investment, markets developed in “special economic zones,� villages morphed into booming cities and cities grew into sprawling megalopolises 4. In 2010, the population of Shanghai had amounted to about 20.31 million inhabitants and was forecasted to grow up to 34.34 million by 2035.

Developed Land 5870 Sq.km Developable Land 4755 Sq.km

Land that was developable in 2000 has now been fully developed. Where as Haldia’s only 31% land has been developed of 41% developable land.

Haldia

23% Public 77% Private

Sanghai Avg Block Size 195375 Sq.m

Haldia Avg Block Size 120000 Sq.m

Haldia 1. A semi-urban growth centre with agro-service and tourism centre based functional specializatio in the Perspective Plan 2025. 2. To develop Growth Centre for providing economic impetus to the area. 3. Integrated rural planning for meeting the basic requirement of facilities.

31% of Developable Land

4.This goal was formulated to improve low quality of housing stock, Low accessibility and coverage of infrastructure-water supply, education, health; and weak connectivity.

Developed Land 232.1 Sq.km Developable Land 584.8 Sq.km

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Agni Chowdhury Minakshi Srivatsav


2 Planning for Bharuch-Ankleshwar urban area

Source: Amazing Bharuch Instagram Developement plan studio Spring Semester 2019

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City Context & Character 10%

6,509 sq.km.

BAUDA Area

BHARUCH-ANKLESHWAR

RAJKOT

BAUDA

RUDA

633 km2

686 km2

SURAT

AHMEDABAD

SUDA

AUDA

985 km2

1866 km2

Population : 6,38,992

Population : 14,42,975

Population : 49,61,094

Population : 63,57,693

Density : 238/km2

Density : 397.8/km2

Density : 1376/km2

Density : 9,900/km2

Elevation : 15m

Elevation : 128 m

Elevation : 13 m

Elevation : 53 m

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The cities of Bharuch and Ankleshwar are centrally located amidst all other major cities of Gujrat State. BAUDA region is in favorable proximity to both Surat and Vadodara cities. The cities are closer to Mumbai than they are to Rajkot within the same state. The Delhi-Mumbai Industrial Corridor is a mega infra-structure project covering an overall length of 1483 kilometres between the political and business capital of India.

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Based on the strengths of specific regions across the state of Gujrat, 5 development nodes are identified in the influence area of DMIC. Two of these proposed nodes are of significance with respect to BAUDA region as observed in the map alongside: Node 13: Vadodara – Ankleshwar Industrial Area Node 14: Bharuch – Dahej Investment Region Long term, Bharuch district is anticipated to heavily contribute to economic growth of the country.

o

e

Th

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el C Lev e t Sta

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Group of 15


Envisioning City Built form

04% BUILT 96% OPEN

26.3 sq.km TOTAL BUILT FOOTPRINT

Inter regional connectivity National and State Highways account for the bulk length of 58.11 km within BAUDA region. Whilst there is emphasis on North-South connectivity, west-east connectivity is not properly accounted for; west Ankleshwar has the poorest connectivity in BAUDA region.

Industries Total Industrial Units

7173 Micro Enterprise Units

Small Enterprise Units

Medium Enterprise Units

Large Enterprise Units

85%

11%

2%

2%

Topography The highest elevated areas in BAUDA region fall towards the south-east and is fairly developable. Flood level in 2013 of the is 11 m. 15% of the total BAUDA area falls within the Narmada flood plains Developement plan studio Spring Semester 2019

Group of 15

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Towards planning approach Need for Boundary Expansion Existing developed land

To Vadodara NH 48

To Jambusar NH 28

TO STATUE OF UNITY DAHEJ

PCPIR

BHARUCH

To Dahej SH 48

ANKHLESHWAR

Kharchi GIDC

Jhagadia GIDC

To Hansot SH 64

To Valia SH 176

Valia GIDC

BAUDA Boundary Planning Boundary Airport

Buisness as Usual growth trend

The city evolves from the core areas towards the periphery along the transects. Connecting roads should be the provision for a radial and compact growth pattern. Without intervention, the growth will continue to spread along the transects considering the growth magnets. Thus planning is the need to regulate the growth. To incorporate nearby Industrial estate of Jhagadia considering it as a major growth magnet. To include important and high demand areas near proposed Airport along NH8.

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To Surat

Industries

BAUDA Region

New Planning Region

Area 635 Sq.Km.

Area 934 sq.Km

Population

Population

6.39 Lakhs

9.36 Lakhs

Villages

Villages

92

137

Municipalities 2

Municipalities 2

Built-up Area

Built-up Area

41.45 Sq.Km

47.8 Sq.Km Group of 15


Demography

Stakeholder’s Perception:

“Facilities & amenities in Bharuch are not equivalent to other big cities therefore do not prefer settling in Bharuch.” 6.39 Lakhs

3.67

BAUDA

Population

Lakhs

6.39 Lakhs

Rural

2.72

34%

Lakhs

Urban

66%

Local Residents Bharuch

Density in PPH Rural

BAUDA Region Population Bharuch Taluka Population

Urban

Ankleshwar Taluka Population

11% : Lack of recreational spaces 39% : Industrial pollution and has health issues ઉચ્ચ િશ�ણ અને મનોરં જક હેતુ માટે બહાર જવું પડશે”

Local Residents Ankleshwar 69% Working Population

31% Non-Working Population

“Since the inclusion of villages within the BAUDA planning boundary, there has been no development in the village which were prior governed by Village Panchayat.”

Density in PPH 0-7 8-20

89% Main Workers 11% Marginal Workers

21-60 60-80 80-105

No. of Households (In Lakhs)

Average HH Size

Working Population

1.34

4.5

4.39

Developement plan studio Spring Semester 2019

City Engineer, Bharuch

Lakhs

Group of 15

15


Initial planning approach

Conceptual Zoning

Initial Concept of BAUDA development plan Existing Situtation

Growth trend To Jambusar

To Vadodara

Bharuch GIDC To Dahej

Bharuch

TO DAHEJ

OLD NH-8

Ankleshwar

To Statue of Unity JHAGADIA MEGA ESTATE

Ankleshwar GIDC

To Hansot

To Valia

VALIA

Panoli GIDC

Developed land Growth trend

Jhagadia GIDC

TO SURAT

Vadia GIDC

To Surat

TO SURAT

Industries

Conceptual Road Network

Conceptual Public transport Network

Sub-Arterial road

Sub-Arterial road

Inner ring road

Inner ring road

Collector road

Collector road

Sub-Arterial ExpresswayRoad

Sub-Arterial ExpresswayRoad

Sub-Arterial road Sub-Arterial road Sub-Arterial road Inner Ring Road

Sub-Arterial road Sub-Arterial Sub-Arterial road Inner Ring road Road

Inner ring road Collector Road Inner ring road Inner ring road

Collector Road Inner ring road Inner ring road Inner ring road

Collector road Expressway Collector road Collector road Expressway

Expressway Expressway

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Core City

Suburban, Low intensity

Urban Extension for mixed use

High yield Agriculture

Extension zone for regulating density

Industrial zone

Ring road for economic driving zone

Propose extended BAUDA boundary

Collector road Expressway Collector road Collector road Expressway

Expressway Expressway

Agni Chowdhury Anukriti Trivedi Shivani Arora Surabhi Samant


Natural Resonance Unfolding the Layers

Growth Trends

Dahej and PCPIR Statue of Unity

Developable Land Flood Prone Low Lying Area Narmada River

Developable land

Low Lying area Nuisance Areas Airport

Environmental Concern

Dahej and PCPIR

Vagara

Statue of Unity

Zadeshwar

Bypass

Vesdada

Motali

Bharuch City Airport Ankleshwar City

Developable Area

High Land Price

Developed Area

High Footfall

Narmada River

Industries

Developed Land

Developement plan studio Spring Semester 2019

ONGC Township

High land price/demand based

Growth Potential Areas Overlapping the different layers of growth magnets and market demands it is clearly evident that the growth is moving towards the west in Bharuch because of the strong Dahej and PCPIR and towards east in Ankleshawar because of the new development opportunities coming up because of the proposed Airport.

Agni Chowdhury Anukriti Trivedi Shivani Arora Surabhi Samant

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Merging The City Planning Principles Liberal Approach

To develop a well connected region focusing on growth and infrastructure development and simultaneously conserving the heritage character of the twin cities.

It is more liberal and flexible with reduced restriction It is market driven. Simplistic and easy to undrstand.

Knitted Fabric of Infrastructure

Location based, caters to zone based requirements.

Providing the villages a sense of inclusion by giving connectivity through physical infrastructure.

It offers more choices. Ensures equitable distribution

Population Estimation

Improving physical infrastructure within the city and in the region.

2041

12.00

Vibrant Green Pockets

10.87

Population in lacs

10.00

Developing recreational spaces in the city. 8.00

4.00

-

1.37

1.13 0.41 0.26

1981

1.84

1.39 0.72

0.45

1991

1.88

1.69

1.67 0.96 0.91

0.89

2001

2011

3.35

3.16 3.13

2.72

2.33

2.00

Provision for more green spaces in order to reduce the impact of pollution.

6.00

6.00

2.57

2.23

1.94

1.92 1.17

1.20

2019

2021

4.07

3.62

3.17

2.16

1.61

Economic Growth 2031

2041

Year BMC

AMC

Rest Urban areas of BAUDA

Natural growth population estimation for 2041 Spill over from Dahej- PCPIR Total population estimation for 2041 18 Developement plan studio Spring Semester 2019

Heritage conservation.

Rural areas

19,66,728 9,22,356

Providing High Intensity Mixed used development with high FSI along the transects attract growth Connected Industrial areas Connecting roads to promote tourism.

28,89,084 Agni Chowdhury Anukriti Trivedi Shivani Arora Surabhi Samant


Development Approach Planning Principles

Status Quo To maintain existing situation and no increase in the existing density should be allowed.

Infill and densification To fill vacant plots and densify the existing developed area

Expansion Promoting demand driven expansion and development.

Developement plan studio Spring Semester 2019

Agni Chowdhury Anukriti Trivedi Shivani Arora Surabhi Samant

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City Engine In today’s globalized world, Collaboration and Connection are more important

Source: Field study

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Mobility

Existing and BAUDA proposed Connectivity Mumbai Vadodara Expressway and the expressway to Dahej is anticipated to influence the future development towards West of Bharuch and Ankleshwar. 35KM Mumbai Vadodara Expressway In BAUDA Region

Proposed DMIC By BAUDA Dedicated Freight Corridor has 150 m DMIC on both sides of the transit which will influence the expansion of Industries. 38KM DFC In BAUDA Region

Ankleshwar Railway Station

Bharuch Railway Station

Proposed DFC By BAUDA

Existing Railway

Vertical Spine : The NH-48 acts as the vertical spine of the city connecting it to Vadodara on the North and Surat to its south. Hortizontal spine : The SH-6 leads to Dahej port on the west and SH-64 In Ankhleshwar connects Hansot to its west and leads to the Statue of Unity on the east.

Existing Roadway

Developement plan studio Spring Semester 2019

Agni Chowdhury Anukriti Trivedi Shivani Arora Surabhi Samant

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Proposed Connectivity Road to the Statue of Unity will encourage tourism. The enhancement of road in the core of Bharuch will benefit the heritage walk. Shuklaterth in Bharuch is a famous pilgrimage point with historical importance which will help in economic boost . Dhandhi march another tourism area in Ankleshwar

Promote Tourism

Few existing roads are proposed for road widening and enhancement to provide better connectivity .

Enhancing & Widening Existing Roads

Collector Roads divide the land into superblocks which will further have inner lanes sub-dividing into more walkable smaller blocks.

Diving Land parcel into smaller blocks To connect the villages in the BAUDA region which otherwise lack connectivity to the main city. Hence giving them the feeling of inclusiveness and a part of the city.

Inclusiveness of villages

Provide alternate route of connectivity to the twin cities, reducing the pressure and congestion in NH-48 The inner ring road has been so proposed that one can easily connect to the airport from any part of the city

Connecting Twin City

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Agni Chowdhury Anukriti Trivedi Shivani Arora Surabhi Samant


Final Proposed Connectivity Overall Proposal Connectivity towards the magnets Connecting the twin cities Inclusiveness of villages Dividing land parcel into smaller blocks Enhancing and road widening of existing roads Promote tourism

Bridge Proposal Road Widening / Enhancement New road Proposals

Developement plan studio Spring Semester 2019

Agni Chowdhury Anukriti Trivedi Shivani Arora Surabhi Samant

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Proposal of Public Network Proposal I Promoting more number of trips to important destinations like Dahej, Jhagadia, Surat and Vadodara Proposing new route to Statue of Unity

Proposal II additional destination points and few buses with shorter trips better service by providing more frequency of buses with minimum fair

Overall proposed PT network Additional routes to cater population by 2031 and 2041. Proposing additional destination points and few buses with shorter trips Assuring better service by providing more frequency of buses with minimum fair

Proposed PT network High demand for auto rikhshaws and two wheelers Bharuch and Ankleshwar are growing cities From long term perspective, this model would not be efficient Strong need of integrated public transport system.

Need of PT network 32% PT and IPT users in Bharuch 48% PT and IPT users in Ankleshwar GSRTC provides service to important destinations across Bharuch district and Gujarat state 3 GSRTC bus stations in planning area.

Existing PT network 24 Developement plan studio Spring Semester 2019

Agni Chowdhury Anukriti Trivedi Shivani Arora Surabhi Samant


Road hierarchy & Characteristics

Arterial Road – 42-60m Along the arterial road High intensity zone has been proposed which will attract high commercial activities along it Commercial complexes, shopping malls will come along the major arterial which will lead to high footfall. Onstreet parking is allowed along the roads. Thus 6.5m of footpath has been provided which will allow easy movement of the pedestrians

Sub-arterial Road – 18-42 m Along the sub-arterial road medium intensity zone has been proposed. Mixed use development with commercial, residential, institutional activities will come along these roads. 5m of footpath has been provided, trees along the footpath and street furniture will make the streets more pedestrian friendly

Collector Road – 12-36 m Along the collector road low intensity zone has been proposed. These roads will predominantly have residential units along it . 3.3m of footpath has been provided.

Developement plan studio Spring Semester 2019

Agni Chowdhury Anukriti Trivedi Shivani Arora Surabhi Samant

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Adaptive Planning as a Strategy

planning layers

Better connectivity and accessibility attract more development along major roads. Hence these wider roads are growth magnets, promoting commercial and high intensity activity along it. Overlapping the different layers of growth magnets and market demands it is clearly evident that the growth is moving towards the west in Bharuch because of the strong Dahej and PCPIR and towards east in Ankleshawar because of the new development opportunities coming up because of the proposed Airport.

To Vadodara

To Jambusar

NH-48

NH-228

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d

a Ro

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wt gro

te po

To Statue of Unity

To Dahej SH-6

m

d an

De

sed

Ba

s

nd

tre

h wt gro

To Hansot SH-64

SH-175

To Valia Non-suitable areas for development Demand based growth tends Growth potential along transit Existing Roads Proposed roads

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To Surat Agni Chowdhury Anukriti Trivedi Shivani Arora Surabhi Samant


Floor space demand estimation Total planning area

934 Sqkm

Existing population (2019)

9,36,538

Total built up area in planning area

47.76 Million Sqm

Floor space consumption per capita

51 sqm

By 2031

By 2041

Total planning area

934 Sqkm

Total planning area

934 Sqkm

Estimated population

18,07,580

Estimated population

28,89,084

(natural growth + migrants) Floor space demand

(natural growth + migrants) 108.45 million sqm

173.34 Million Sqm

Floor space demand

(assuming 60sqm per capita floor

(assuming 60sqm per capita floor

space consumption)

space consumption)

Floor space demand gap

60.69 million Sqm

Floor space demand gap

125.94 Million Sqm

Floor space need to supply

121.38 million Sqm

Floor space need to supply

281.88 Million Sqm

(Double of what is required)

(Double of what is required)

Hence development plan should allow floor space of more than 281.88 sqkm

Developement plan studio Spring Semester 2019

Agni Chowdhury Anukriti Trivedi Shivani Arora Surabhi Samant

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Breaking the monotony

Mixed use high intensity zone is identified in high demand areas along major roads This areas will have high rise mixed use buildings like commercial complexes, malls , apartments etc.

High intensity zone 2

The core area is the existing core cities of Bharuch and Ankhleshwar . No further development is promoted in the core areas due to congestion and the FSI is maintained to 2.5 High intensity zone has been provided in the developed area of Bharuch and Ankhleshwar to fill up the vacant land and develop the city as a compact city

Core and High intensity zone 1 Existing industrial settlements are identified as industrial zone. No new industries are proposed as the industries are shifting to Dahej industrial area. A buffer has been provided around the industrial zone which will subdue the industrial hazards to other surrounding areas Buffer zone can be used for structures like warehouses, workshops and service establishments

Industrial zone

28 Developement plan studio Spring Semester 2019

Agni Chowdhury Anukriti Trivedi Shivani Arora Surabhi Samant


Affordable housing has been provided near the industrial areas as a trend has been observed that industrial workers tend to reside near the industries which give rise to informal settlements Hence affordable housing scheme will cater to the needs of the migrants from villages and near by areas working in these industries Kharchi is an upcoming industry hence there will be a housing demand in the area

Affordable Housing Zone

Mixed use low intensity zone has been identified near industial areas areas such as near Panoli and Ankleshwar GIDC Low intensity will provide for low rise and larger open spaces

Low intensity Zone

Mixed use medium intensity zone has been provided for the expansion and infilling the land blocks beyond the municipal limits

Medium Intensity Zone

Developement plan studio Spring Semester 2019

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Proposed DP 2041

Eco-sensitive zone Industries Industrial buffer Core Areas High Intensity Zone - HIZ1 High Intensity Zone – HIZ2 Medium Intensity Zone – MIZ Low Intensity Zone – LIZ Affordable Housing Special Planned Area Development Recreational Area Bio-conservation Zone Logistics Park Gamtals Gamtal extension Public Utility Agricultural Land

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Agni Chowdhury Anukriti Trivedi Shivani Arora Surabhi Samant


Phasing of Developemnt

Eco-sensitive zone

Eco-sensitive zone

Industries

Industries

Industrial buffer

Industrial buffer

Core Areas

Core Areas

Landed opened for first phase in 2031 is 322.57 sq km

Phase I

Phase II

Landed opened for second phase in 2041 is 472.74 sq km 2%

Eco-sensitive High Intensity zone Zone - HIZ1 High Intensity Zone - HIZ1

10%

Industries High Intensity Zone – HIZ2 High Intensity Zone – HIZ2 Industrial buffer Zone – MIZ Medium Intensity Zone – MIZ Medium Intensity CoreIntensity Areas Zone – LIZ Low

7.2%

7.4%

47%

Low Intensity Zone – LIZ

9.8%

Housing Special Planned Area Development High Intensity Zone - HIZ1Affordable Affordable Housing Gamtals High Intensity Zone – HIZ2Recreational Area Gamtal extension

Bio-conservation Zone

Medium Intensity Zone – MIZ

Logistics Park

Developement plan studio Low Intensity ZoneSpring – LIZSemester 2019

0.2%

2.9%

3.4% 0.4% 0.2%

3.6% 1% 1% 2.9%

Agni Chowdhury Anukriti Trivedi Shivani Arora Surabhi Samant

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Zoning Table No. Use Zone

1.

2.

3.

4.

5.

Low Intensity Mixed Use Zone

Code

LIZ

Medium Intensity MIZ Mixed Use Zone

High Intensity Mixed Use Zone (Within the developed Area)

High Intensity Mixed Use Zone (Along Transits)

Gamtal

HIZ-1

HIZ-2

G

Use clasification table Area (Sq. Km.) 33.89

90.79

26.93

68.74

31.18

FSIFSI - Base FSI Maximum (Permissible) Chargeable Permissible 1.8

1.8

1.8

1.8

1.5

Nil

0.45

0.9

1.8

Nil

1.8

2.25

2.7

3.6

1.5

Permissible Uses Dwelling Unit 1&2, Mercantile‐ 1, Religious, Educational 1, Assembly‐1, Service Establishment, Sports & Leisure, Parks, Temporary Use, Public Institutional. Dwelling Unit 1,2 & 3, Mercantile‐ 1 & 2, Religious, Educational 1 & 2, Assembly‐1,2 & 3, Service Establishment, Sports & Leisure, Parks, Temporary Use, Public Institutional, Storage, Transport, Public Utility, Tourism Services, Health 1 & 2. Dwelling Unit 1,2 & 3, Mercantile 1,2 & 3, Religious, Educational 1 & 2, Assembly‐1,2 & 3, Service Establishment, Sports & Leisure, Parks, Temporary Use, Public Institutional, Storage, Transport, Public Utility, Tourism Services, Health 1, 2, 3 and 4. Dwelling Unit 1,2 & 3, Mercantile 1,2 & 3, Religious, Educational 1 & 2, Assembly‐1,2 & 3, Service Establishment, Sports & Leisure, Parks, Temporary Use, Public Institutional, Storage, Transport, Public Utility, Tourism Services, Health 1, 2, 3 and 4. Dwelling‐1,2 and 3, Mercantile 1, Religious, Educational 1, Institutional, Hospitality 1, Health 1, Assembly 1, Sports & Leisure, Parks, Temporary Use, Public Utility, Public Institutional.

No.

Use Classification

Uses

1.

Dwelling 1

Detached dwelling unit

2.

Dwelling 2

Semi‐detached dwelling unit, Row House, Tenement, Cottage Industry, Pre‐school

3.

Dwelling 3

Apartment, Hostel, Dharamshala, Cottage Industry, Pre‐school

4.

Mercantile 1

Shop, Restaurant, Shopping Centre

5.

Mercantile 2

Shopping Mall

6.

Mercantile 3

Wholesale

7.

Business

Offices for Individuals, Corporate Offices, Call Centers, Training Centers, Clinic, Fitness Centre, Nursing Home

8.

Educational‐1

Preschools, Primary Schools, Secondary and Higher Secondary Schools.

9.

Educational‐2

College, Polytechnic, University

10.

Assembly‐1

Community Hall, Banquet Hall

11.

Assembly‐2

Convention Centre, Exhibition Hall, Auditorium, Planetarium,Stadium, Museum, Exhibition Halls

12.

Assembly‐3

Theatre, Multiplex, Drive‐in Cinema, Clubs, Golf Course

13.

Assembly‐4

Party Plot, Garden Restaurants

14.

Institutional

Research Centres, Hospital,

15.

Religious

Temples, Church, Mosque, Gurudwara, Synagogue Upashraya, Sant Niwas

16.

Hospitality‐1

Bed and Breakfast, Guest House, Lodging and Boarding, Hotel, Motel, Serviced Apartment in Building Units with area less than2000 sq.mts

17.

Hospitality‐2

Hotel, Motel, Serviced Apartment in Building Units with area of 2000 sq.mts or more

18.

Sports and Leisure

Sports Complex, Swimming Pool, Playfield, Camping Ground, Facility for water sports, Theme/Amusement Park, Aquarium, Zoo and Botanical Garden

19.

Parks

Gardens, Parks, Nursery, Botanical Garden, Green House, Play Fields, Forest,

20.

Service Establishment

Auto Repair Workshop, Wood Workshop, Fabrication Workshops, Public‐Garage

21.

Industrial‐1

All type of Light, Service Industries, Small Factories, Warehouses, Newspaper Printing Press, Concrete Batching Plant, stone cutting and polishing; Poultry Farm, Dairy , Assembly Plant

22.

Industrial‐2

All Industries except Hazardous Industries, Junk Yard, Textile Units, Ice Factory; Quarrying of Stone, Gravel and Clay, Dumping of Solid Waste

23.

Industrial‐3

Slaughter House, Meat Processing Units, Leather Processing Units, Cold Storage

6.

Gamtal Extension

GE

31.18

1.2

Nil

1.2

Dwelling‐1,2 & 3 Mercantile 1, Religious, Educational 1 & 2, Institutional, Hospitality , Assembly 1 & 4, Service Establishment, Sports & Leisure, Temporary Use, Parks, Public Utility, Public Institutional

7.

Industrial Zone

I

66.6

1.8

Nil

1.8

Industrial 1,2,3 & 4

8.

Agricultural Zone

AG

Nil

0.15

Agriculture 1,2 & 3, Mercantile 1, Dwelling 1

24.

Industrial‐4

Fuel Storage, Storage of inflammable materials, Thermal Power Plant, Power Plant, Gas Plant, Storage of Hazardous Materials, Hazardous Industries, Chemical Industries.

9.

Recreational Zone REC

0.15

Nil

0.15

Natural Reserve and Sanctuary, Race Track, Shooting Range, Zoo, Gardens, Recreation, Nursery, Botanical Gardens, Green House, Play Fields, Forest.

25.

Storage

Warehouse, Godown, Cold Storage, Timber Mart, Steel Stockyard, Ice Factory

26.

Transport

Truck Terminal, Bus Terminal (by private enterprise)

ECO

100.56 0.15

Nil

0.15

Agricultural Practices allowed

27.

Agriculture‐1

Horticulture, Dairy Development, Fisheries, Animal Rearing and Breeding, Natural Resource and Sanctuary, Tannery, Repair and Sale of agricultural equipment, Saw Mill, Brick Kiln, Concrete Batching Plant, Cemetery, Burial Ground, Regional Park, Way‐side Shop, Agricultural Vocational Training

BIO

26.47

0.5

Nil

0.5

28.

Agriculture‐2

Agricultural Vocational Training, Mining and Quarrying, Dumping of Solid Waste, Shooting Range, Drive‐in Cinema, Golf Course

PU

0.83

1

Nil

1

29.

Agriculture‐3

Poultry Farm, Agro‐based Godowns

30.

Temporary Use

Fair, Circus, Exhibition, Mela, Pandal

31.

Public Utility

Sub‐station, Bus Station and Terminals, Fuelling Station, Parking, Multi‐level Parking; Infrastructure for Water Supply, Purification Plant, Pumping Station, Electricity Sub‐station; Drainage, Sanitation, Domestic Garbage Disposal Collection, Solid Waste Transfer Station; Pumping Station, Electricity, Purification Plant, Fire Stations. or any development activity carried out by appropriate authority for public purpose.

32.

Public‐Institutional

Post Office; Postal, Telegraph, and Communication Networks; Police Station, Jail, Government and Semi‐government Medical Facility; Ward and Zonal Offices for Appropriate Authority, Public Library, Civic Centre, Offices for Government and Semi government, Banks. or any development activity carried out by appropriate authority for public purpose

Eco-Sensitive 10. Zone 11.

Bio-Conservation Zone

12. Public Utilities

436.89 0.15 1.46

Special Planned Area Development -1 13.

Aliabet Riverfront Development Area

14. Logistics Zone

SPD

LO

9.54

3.7

0.15

1

Nil

Nil

32 Developement plan studio Spring Semester 2019

Parks, Mercantile 1 All types of Public Utilities including Physical and Social Infrastructure Riverfront Development Area

0.15

1

Dwelling 1, 2 & 3 ‐ up to maximum of 20% of utilized FSI ,Mercantile 1,2 and 3,Religious, Institutional, Hospitality 1&2 Assembly 1,2,3 & 4 Service Establishment, Industrial 1, Transport, Storage, Public Utility, Public Institutional

Agni Chowdhury Anukriti Trivedi Shivani Arora Surabhi Samant


Medium intensity High intensity zone zone- 1

Developement plan studio Spring Semester 2019

Industrial High intensity Low intensity zone zone- 2 zone- 2

33


Green cover development Special project I

Green Networking

Forming network of green streets & parks

Why this project? Enhance existing public / private open space

Implimentation Mechanism Incorporated in design of streets

Proposing new vibrant and healthy green spaces

CSR activities

Special project II

Lake rejuvenation and Natural channels development

Potential locations

Along Narmada River, Ankleshwar lake, AliaBet, and existed waterbodies and channels.

Implimentation Mechanism TP Scheme 5% Open area (Neighbourhood) Land Readjustment

Why this project?

Better treated open Space Enhanced character of the city Healthy & Vibrant spaces Increased quality of life Improved social character of neighbourhood

Existing Green cover Existing green areas: 1.4 Sq km

Need of increasing green cover in city

As per WHO, per capita green area required is 9 sqm Industrial pollution Existing per capita green area : 1 Sqm

34 Developement plan studio Spring Semester 2019

Lack of recreational spaces

Agni Chowdhury Anukriti Trivedi Shivani Arora Surabhi Samant


Visualizing Scenario Green Networking Propose green street network of 612 km Benefit: • Reduce the effects of pollution • Enhanced character of the streets and city • Improved quality of life

Green shaded streets create attractive streetscape that increase walkability, increase green cover, reduce heating of paved surface as well as reduse heat island effect. While designing the green street following design principles should be considered: 01 Avenue along the road sides.

Rear & One Side 3M Margin, One side 4.5M

Road

Plot Area > 500Sq. M.

02 50% of road side margin area of adjacent plots to be mandated as green space. 03 Built to line, leaving margin of 6m (only for Arterrial roads)

Road

Lake rejuvenation and Natural channels development

Lake rejuvenation 9.3 Sq.km Water Channels

15.4 Sq.km

Benefits: • Natural wellbeing • Promote tourism • Promote recreation and public spaces • Protecting environmental integrity

Developement plan studio Spring Semester 2019

Bholav Talav : Bharuch

• Bio-conservation

Agni Chowdhury Anukriti Trivedi Shivani Arora Surabhi Samant

35


Physical Infrastructure Sewage Network

Service heads

Water supply

By year 2031

By year 2041

Name of project

Population

Demand (MLD)

Treatment plant capacity

Demand gap/surplus

Population

Demand (MLD)

Treatment plant capacity

Demand gap/surplus

BMC

2,23,368

29.8 MLD

29.6

-0.2

2,56,790

30.81

29.6

-1.21

Ayodhya nagar WTP

AMC

1,60,926

Solid Waste

Existing capacity 37 MLD

Proposed capacity -

19.31

18

-1.31

2,15,839

25.9

18

-7.9

Maktampur WTP 13 MLD

60 MLD

Rest urban areas 10,16,327 of BAUDA + Migrants

121.95

0

-121.95

19,56,119

234.73

0

-234.73

New WTP at Tavara

-

100 MLD

Total

171.06 MLD 47.6

New WTP at Tham

-

50 MLD

Bharuchi naka WTP

12.36 MLD

-

New WTP at near Jhagadia villages

-

100 MLD

New WTP near GNFC lake Anklesvar

-

50 MLD

14,00,621

Provision of new sewage treatment plant Name of project

123.46

291.44

47.6

-243.84

Upgradation and provision of new sewerage network

Proposed capacity

New STP at Skkarpor

80 MLD

New STP at Piraman village

100 MLD

New STP at Vejalpur

80 MLD

New STP at Maktampur

70 MLD

Total

330 MLD

Note: • Area required for these projects are dependent on the technology used . • Approx. area required if conventional method is adopted is 9-10 Ha

Assuring sewerage network to all urban areas of BAUDA. Total supply network influence area: 236 SQKM :

36 Developement plan studio Spring Semester 2019

Provision of overhead tanks and ESR Capacity of all the reservoirs would be around 161 MLD (considering 33% of the supplied water) Upgradation and provision of new water supply network Total supply network influence area: 236 SQKM

Basic Considerations:

• Waste is generated at household level.

• There is common dustbins provided in residential society or area. • The household waste is collected and put it in garbage container .

80 MLD

Total

489.36 MLD

• The vehicles will dump that waste on dumping ground or landfill.

294 Tonnes

waste is generated per day. • Inadequate containers

New WTP at Kondh

• Vehicle will collect the waste from these garbage containers and transport it to nearest dumping site.

• Open dumping is observed.

• No daily waste.

collection

of

• Inadequate capacity dumping site.

• Waste is spilled over and occupied right of way.

Provision for new municipal solid waste landfill site Expected waste generation by 2041 : 25.98 Lacs tonnes Area required : 9.14 ha

Area Provide: 20 Ha

Agni Chowdhury Anukriti Trivedi Shivani Arora Surabhi Samant

of


Implimentation Mechanism

DCR’s

High intensity zone Permissible Base FSI : 1.8 Chargeable FSI : 1.8 Maximum permissible FSI : 1.8

Percentage Area of Land 7.4% Area Covered : 68.75 Sq. Km.

Permissible Commercial according to Road Widths Plot Max. Permissible Commercial

Road

Less than 12M wide Road

Road

12M – 18M wide Road

Road

More than 24M wide Road

Midium intensity zone Permissible Base FSI : 1.8 Chargeable FSI : 0.45 Maximum permissible FSI : 2.25

Percentage Area of Land 9.9% Area Covered : 91.46 Sq. Km

Permissible Commercial according to Road Widths Plot Max. Permissible Commercial

Road Less than 12M wide Road

Developement plan studio Spring Semester 2019

Road 12M – 18M wide Road

Road

More than 24M wide Road

Agni Chowdhury Anukriti Trivedi Shivani Arora Surabhi Samant

37


Low intensity zone Permissible Base FSI : 1.8 Chargeable FSI : Nil Maximum permissible FSI : 1.8

Percentage Area of Land 3.6% Area Covered : 33.89 Sq. Km.

Permissible Commercial according to Road Widths Plot Max. Permissible Commercial

Road

Road Less than 12M wide Road

12M – 18M wide Road

Road

More than 24M wide Road

Core city zone Permissible Base FSI : 2.7 Chargeable FSI : Nil Maximum permissible FSI : 2.7

38 Developement plan studio Spring Semester 2019

Percentage Area of Land 0.2% Area Covered : 2.3 Sq. Km.

Agni Chowdhury Anukriti Trivedi Shivani Arora Surabhi Samant


Costing And Financing No. Proposals

Proposed work (Quantum)

Rate per unit

Estimated cost (in Crores)

Funding source

Water supply system 1

Water Treatment Plant (Upgradation)

60 MLD

0.5 crores/ MLD

30

2

Water treatment plant (New)

430 MLD

0.5 crores/ MLD

214.68

3

Over head tank

40 number

2.5 crores each

100

4

Water distribution network

206.77 SQKM

4.5 crores/sqkm

930.46

Total

• Government schemes like Swarnim Jayanti Mukhyamantri Saheri Vikas Yojana) • BOOT basis or through CSR activites • User fees like water charges

1275.14 Sewerage system

1

Sewage treatment plant (New)

330 MLD

1 crores/ MLD

330

2

Sewage pumping station

4 number

8 crores each

100

3

Sewage network

236 SQKM

2.6 crores/sqkm

613.6

Total

• Government schemes like Swarnim Jayanti Mukhyamantri Saheri Vikas Yojana) • Selling water to industries • CSR activites

975.6 Storm water network

1

Storm Water distribution network

236 SQKM

2 crores/sqkm

472

• Government schemes like Swarnim Jayanti Mukhyamantri Saheri Vikas Yojana)

Solid waste management 1

Proposed landfill site (Only for land acquisition)

Developement plan studio Spring Semester 2019

9.14 ha

2800/sqm

25

• Government schemes like Swarnim Jayanti Mukhyamantri Saheri Vikas Yojana) Agni Chowdhury Anukriti Trivedi Shivani Arora Surabhi Samant

39


No. Proposals

Proposed work (Quantum)

Rate per unit

Estimated cost (in Crores)

Funding source

Transport 1

Construction of roads

138.5 km

2.5 crores/ km

1255.53

2

Flyovers or underpasses

7.93

34.3 crores/km

272

3

Bridges over river

3.25

44.8 Crore/km

145.6

4

Street infrastructure

150

0.2 crore/ km

30

Total

• Development Charges • Selling of plots • Charging Tolls

1,703.13 Environment

1

Recreational spaces

930 HA

0.7 crore/ha

651

2

Lake and kanal development

1560 HA

1.6 crore/ha

3147

Total

• CSR activites • Government grants

3,798 Housing

1

EWS housing units

Total cost

40 Developement plan studio Spring Semester 2019

35000 Units

4.25 lacs/unit

1487.5

• •

Pradhan Mantri Aawas Yojana Grants from central and government

state

9,733.24 Crores

Agni Chowdhury Anukriti Trivedi Shivani Arora Surabhi Samant


3 Key Learnings and Reflection

Developement plan studio Spring Semester 2019

Agni Chowdhury Anukriti Trivedi Shivani Arora Surabhi Samant

41


What we need is not a new and improved vision of urban form but a robust liberal understanding of urban form. This transition involves shifting from thinking of cities as simple machines toward thinking of cities as complex, emergent systems that evolve through decentralized trial-and-error and reflect the diverse normative preferences of urban residents. This approach incorporates the recognition of three elements:

Free Market

Anywhere- No place restriction Anytime- No Use restriction

1. Given that cities are complex and unpredictable systems, we should resist the urge to heavily centralize their management.

Any Amount- No FSI/Density restriction Liberal Approach

Anywhere- Health & Safety Anytime- Non-Compatible Uses Any Amount- Supply-Demand

Complete Control

Zone restriction- Location Specific

Use restriction- No use restriction FSI restriction- No FSI/Density restriction

42 Developement plan studio Spring Semester 2019

2. In order to function and evolve, cities need relatively free and open land markets and a functioning ecosystem of small developers and entrepreneurs. 3. We must recognize that even if we had all the relevant information about how to manage any given city, the remarkable variety of unique preferences among urban residents should make us wary of strictly regulating urban form and design. First, a liberal approach to urban form recognizes that cities are complex, emergent systems of which we know very little about at any given moment. While planners may set floor area ratios (FAR) or assign use zones and assume that they are driving the shape of development, the actual production of a given FAR or mixture of uses is a function of variables like resident incomes, land values, and construction costs. What is and isn’t built is not the prerogative of planners, but the result of a dynamic market process constantly adjusting to the needs and preferences of urban residents and businesses. Finally, a liberal approach to urban form accepts that reasonable people can disagree over the ideal urban arrangement. Wrapped into every grand vision and design regulation are particular normative preferences that many may not share. Should retail and residential be separate? Should every apartment receive at least one hour of direct sunlight? Should everyone live on a one acre lot? These are issues on which similarly situated people can reasonably disagree, but in many cities, one particular preference is imposed by force of law. In this regard, our current approach to cities is straightforwardly illiberal. Thanks to the flowering of our contemporary open society, legislating personal preferences has largely disappeared from nearly every other aspect of our lives—art, religion, family arrangements, etc.—yet such habits conspicuously remain in the realm of urban form.

Agni Chowdhury Anukriti Trivedi Shivani Arora Surabhi Samant


DP 2032

8%

Agricultural

4%4%

5% 12% 9%

55% 3%

DP 2041

High intensity zone 1 High intensity zone 2 Medium intensity Low intensity

Developement plan studio Spring Semester 2019

BAUDA DP has segregation of land uses such as residential, commercial or mixed use. Whereas this proposed development plan is more liberal approach providing mixed used in all zone. The development plan based on market demand and environmental concerns. . Intensity based zoning is reflected in maximum permissible FSI in that zone. Overall zoning will give character to each part of the planning region

0%1%1%2%0% 4% 4%

Agricultural Residential Mixed Industrial

88%

Institutional

Agni Chowdhury Anukriti Trivedi Shivani Arora Surabhi Samant

43


Portfolio By Agni Chowdhury (PG180019) Email id: agni.pg180019@cept.ac.in Development plan Studio Sem 2 MUP CEPT University

Profile for Agni chowdhury

Bharuch-Ankleshwar Development plan 2041  

Urban Planning Studio on Bharuch-Ankleshwar development plan 2041

Bharuch-Ankleshwar Development plan 2041  

Urban Planning Studio on Bharuch-Ankleshwar development plan 2041

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