CONNECTIVE Anchors | Integrating Institute with City | Local Area Plan

CONNECTIVE Anchors | Urban Tranformation Studio Akshan Bhide | PG190073

Integrating Institutes With City

Studio Brief

Studio Tutors: Purvi Bhatt TA: Nishi Shah This studio will focus on the design aspects of urban transformations within the existing urban areas. The underlying context is that Indian cities are growing rapidly in terms of population and therefore expanding physically.

Increasing urban population and the growing urban incomes will fuel demand for more and more built-floor space in cities accompanied by a demand for infrastructure.Many urban areas within these cities are dealing with unsustainable levels of stress on infrastructure, resources and public services and are becoming increasingly unliveable.

As an attempt to address these concerns, the Ministry of Housing and Urban Affairs (MoUHA) has initiated various schemes such as AMRUT (Atal Mission for Rejuvenation and Urban Transformation), SMART CITIES MISSION and HRIDAY (Heritage City Development and Augmentation). These schemes enable planning for developing infrastructure in the 2

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brownfield areas through mechanisms such as Local Area Plans (LAP) and Town Planning schemes (TPS). These typically include those parts of the city that area already developed but are not able to sustain the pressure of existing infrastructure.

Students will work on the projects that are emerging out of these initiatives defined by their studio tutors. Through their design projects, students will explore the methods of integration of the physical design with the regulatory frameworks (TPS, LAP) in creating liveable, functional, memorable, safe and sustainable urban areas. The projects will have a strong design focus on the physical setting, however issues of private ownership and social equity, land economics, planning models, project finance, and implementation strategies will also be addressed.

Studio Structure

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Module 1 (3W) Contextualizing the

site (Group Work) • • • •

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Site context appreciation Compiling Data and preparing base map for Analysis Stake holder consultation through surveys/ interviews on site or through Google forms etc.

Analytical Mapping of Site e.g. Land use, Building height, Built use, Land ownership study etc.

• •

Module 3 (4W) Demonstration Area

Identification (Individual work) •

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Identifying projects for detail design

Module 4 (4W) Detail Design of

projects demonstration area (Individual work) • •

Module 2 (5W) Preparation of LAP

• • •

Identifying Opportunities and constraints Setting common LAP Design Goals & Objectives Preparing Spatial strategy plan for LAP objectives Design goals – Spatial Strategies (Delineated districts)

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Framework Plan (Group Work) • •

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Detail Design for the Public realm Urban form strategy for the Private realm – Development Model & Building Regulations Phasing Strategy – trigger projects (Group) Refine the LAP Framework Plan (Group)

Module 5 (2W) Portfolio and exhibition (Individual work) • •

Portfolio preparation Project Report preparation

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Acknowledgment

I am grateful to CEPT University, Ahmedabad and Faculty of Planning for conducting an online Urban Transformation studio under Master’s in Urban Design program, providing indepth understanding of brownfield projects and complexities of Local Area Plan.

I would further like to express my gratitude towards Prof. Purvi Chhadva who has constantly been active in imparting the best of their knowledge and skills. I am also thankful to our Teaching Associate Nishi Shah for constantly supporting and guiding me towards the best.

My heartiest gratitude to my family, friends, peer group and Ms.Basundhara Karki for encouraging me to the best of my capabilities.

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Contents

Overview

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Introduction

Precinct Level Context Site Analysis Site Features_Opportunities & Constraints LAP Framework

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Urban Transformation Project

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Urban Design Proposal

Delineated Site Case Studies The Big Idea Potential & Challenges Design Objectives Issues & Design Strategies CONNECTIVE Anchors

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Implementation Strategy

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Design Analysis

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Conclusion

Urban Design Guidelines Development Model

MasterPlan Design Delayering Program Pockets Transit Corridor CONNECTIVE Anchors

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Overview

City of Ahmedabad when expanded towards western side, anchors were actually large parcels of land which gave rise to institutional development. Thus contributing to western development of city. But today these institutions have become inert which remain as gated precincts with large unworkable blocks and small parcels of land not used through the day. These universities don’t interact with the community surrounding it. Thus there is a great opportunity to have universities be seen as as ‘connective anchors’ that can work with cities to bridge the neighbourhood.

Figure showing gated institute parcels with opaque edges

Figure showing gated institute parcels with opaque edges

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Figure showing institutions on western part of Ahmedabad

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Introduction

INTRODUCTION

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Need of Local Area Plan

The LAP framework is part of TOZ development, introduced by government to mitigate the influx of population and rapid haphazard development within which, high density development is proposed along transit corridors by increasing net FSI to 4. Among which, the site lies on the innermost ring of Ahmedabad, and the area is 2.1 sq km. The site has exceptional connectivity within city through BRTS- both towards eastern part of Ahmedabad, and to all major job and urban centres. Further, the MRT line also connects Gandhinagar and Gift city through an interconnected Metro system.

Taking a closer look, Ambawadi developed as a residential precinct and further development of major institutes became a significant mark in Ahmedabad’s history still defining the character of precinct. Introduction of TP schemes in 1976 led to regulated development. In 2006, BRTS construction led to an increase in housing demand and as mentioned earlier. The TOZ development was introduced to modulate the density which has shaped the current built environment.

Figures showing site characteristics

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Introduction

Figure showing TOZ areas along Ambawadi area

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Site Context Location The overall urban character of Ambawadi is defined by the southern edge of the site, which meets Paldi through Shreyas flyover, with MRT crossing creating an edge. The entire area is primarily dominated by low rise residential fabric, with few mid rise redevelopment projects. The area also has a high tension line running across that gives the potential to reclaim land for pedestrian centric connectivity and large parcels of institutional land.

Ambawadi is a well connected part of the ring of Ahmedabad. It has a planned transit infrastructure with a deddicated BRTS corridor, AMTS route and a GSRTC stop.

Connectivity Map

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Introduction

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Site Analysis Access & Connectivity As already established, the site is a well connected part of the ring of Ahmedabad. It has a planned transit infrastructure, which can be further strengthened. The site currently only has about 13.5% of area under streets, which constitutes the BRT Corridor majorly. The internal roads of the site are not interconnected, creating multiple dead ends. Resulting in less permeability, poor connectivity and large block sizes. Most of the existing block sizes do not fall under the walkable perimeter range, owing to the institutes and housing societies. The situation is made worse by poor condition of street infrastructure, with vendors and parking encroachment, leading to poor environment for pedestrians. In case of transit connectivity, individual network and coverage areas of both the public transport systems are sufficient, but there is a lack of integration between these two networks, leading to inter- connectivity issues.

Further, the character along the BRTS differs along the corridor. Starting with institutional edge, the street character is typically defined by high compound walls, blocking the physical 14

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and visual connectivity. The footpaths along commercial buildings are encroached by parking. Further, as BRTS moves on to the Shreyas Flyover, space under the flyover is being used for informal vending and unorganised parking, insufficient pedestrian walkway with opaque edges are observed along the Metro corridor.

Introduction

Existing Connectivity Map

Encroachment through Parking Map

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Built Environment Ambawadi’s builtform has diverse characteristicswith 60% area falls under private ownership primarily, creating an easier pitch for redevelopment. The public institutional pockets are an asset to the site, infusing a socio-cultural environment. They are also the catalysts to the surrounding developments. The job centres in the form of commercial developments concentrate near major junctions and public transit stations. Overall, the land use of the precinct is heterogeneous. The TOZ area is primarily characterized by residential use. It consists of many housing and co-operative societies and a slum- the Hollywood Basti.

Within these, detached housing is found to be the most dominant housing typology, poorly consuming the benefit of the TOZ area. With an increase in population, a shift of typologies from independent housing to apartments will occur, establishing a need for redevelopment.

Also, after overlaying the building age, it is clearly seen that most of detached housing is about 30 years old, which allows the potential for redevelopment. However, some areas resist redevelopment like Hollywood Basti which is an 16

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encroachment on government’s land surrounded by housing societies, undeveloped open space and commercial development which are greatly influenced by the poor living conditions of the slums.

The existing study of building heights indicates the underutilised FSI where the buildings are predominantly low rise when it can go upto 4 FSI as a part of TOZ. According to further study, a built form simulation was extruded and three different zones could be distinguished, The Asset Zone, which are mostly institutions, the High Density Zone, which has a consistent high density along the transit corridor and the Mixed Density Zone, which includes densities ranging from 1 FSI to 3.5. Certain gaps could also be identified throughout the site, such as fragments of small plots which are not practical to develop structurally after keeping margins. Disconnect in the built character due to inconsistent plot size and geometry and to bridge this gap, we could infer that amalgamation of plots and widening of internal roads is crucial on the site.

Introduction

Residential Land Use Map

Connectivity Map

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Public Realm Talking about public realm, the site has over 79% of open area, however, only 14.5% is available under public domain with only 1% of urban green public spaces available within, and around site, inclusive of proposed parks which is extremely low considering green space requirement as per WHO standards. The proposed green spaces in Ambawadi area are underutilised, effectively leaving urban green as 0%. However, green spaces are available in institutional areas, but lack public accessibility.

Further, despite presence of publicly accessible buildings, the institutional edge is opaque and not integrated with larger public realm. Looking at public space character along BRT corridor the available spaces are underutilised or inaccessible due to parking encroachment and unregulated vending, disrupting the character of transit corridor. Thus, it can be clearly seen that the site has potential to create vibrant and active public realm through integration of underutilised areas and efficient improvement of existing public spaces.

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Introduction

Connectivity Map

Connectivity Map

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01 Site Analysis Opportunity Site offers varied amount of opportunities:

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Potential to improve social infrastructure and better connectivity

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Opportunity to create robust public realm since 70% of the area is under roads, setbacks and vacant plots.

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Potential for mixed use development along BRTS corridor to create more job opporutunities and positively impact public transit ridership.

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Figures showing opportunities in Ambawadi

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Introduction

01 Constraint With opportunities, site also offers some contraints:

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Restricted accessibility inside large block size institutional spaces affecting connectivity.

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Public green open spaces constitutes only 1% of the total site, thus creating lack of public green open spaces.

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Lack of integrated transport infrastructure in the site.

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Figures showing constraints in Ambawadi

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LAP Framework Vision & Design Goals The vision for LAP framework is “To have a connected development of Ambawadi by integration of assets and improved livability for anticipated higher density development.”

To achieve the vision for LAP, certain design goals are prepared, which are as follows:

Strengthening Access & Connectivity

by improving street connectivity and walkability and designing pedestrian friendly streets.

Reclaiming Public Space

Integrating institutional assets and increasing recreational and green area under public realm, thus creating active and safe public space.

Inclusive & Diverse Built-Form

Diverse built character and typology that responds to high density development and incorporating affordable housing to maximize the potential of public transit route.

LAP framework plan

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Introduction

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Urban Transformation Project

URBAN TRANSFORMATION PROJECT

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Delineated Site

The delineated site area is around 35Ha chosen for urban transformation is about 35Ha and is located along the BRTS transit route and comprises of institutional parcels of LD Engineering college, Ahmedabad University, CEPT university, LM Pharmacy College and LD Museum. The area comprises of institutional asets which act as anchors for the western part of the city.

Role of the designated area in the LAP framework is mainly about reclaiming public realm by integrating institutional assets and increasing recreational and green area under public realm, thus creating active and safe public space.

Demarcation of delineated area for urban transformation

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Urban Transformation Project

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Case Studies WU Campus WU campus, located in Vienna is designed as a “walk along the park”. Reinventing the educational landscape the sequences are designed so that each path also becomes an existential journey. The entire campus is bordered by trees and shrubs, that is, a natural green boundary. This is the filter to the city, to Prater Park, and to immediate vehicular traffic.

Sitting Area

Water Bodies

Extended Balconies

Green Parks

The campus is made accessible to public throughout the day, and is approached with green routes. Also, the buildings respond to these connections by better permeability and active ground floor.

Figures showing concepts of WU Campus

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Ecology Connection

Plinth Areas

Urban Transformation Project

Berkley University Berkley University in USA is another example of integrating institutional ddevelopment with the city which blends in with the surrounding downtown urban area, where residential scale and character is maintained. The public realm within campus is open in public domain, activated through new buildings and programs.

The key urban design framework features are maintaining and enhancing the residential scale and character. Public realm and internal open spaces are activated with different programs and activities thus ensuring safety.

Figures showing conceptual framework of Berkley University

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Site Characteristics Potential Major potentials of the delineated area are as follows:

01

01

Potential for connections to make large institution blocks porous.

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Potential to utilize unused institutional parcels along the edges.

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Potential of safe transit interchange between BRTS and AMTS.

Potential 1

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Urban Transformation Project

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03

Potential 2

Potential 3

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Challenges Major challenges of the delineated area are as follows:

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Long monofunctional opaque edge along the institutions.

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Lack of public realm due to availability of institutional lands.

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No active exchange along the different institution parcels edges resulting in lack of different user experience.

Challenge 1

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Urban Transformation Project

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03

Institution Private Realm

Challenge 2

Challenge 3

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The Big Idea

Reimagining universities as connective anchors to enhance the place value of precinct with integration of institutional assets to improve walkability, liveability with improved quality of public realm.

DESIGN OBJECTIVES ACCESS • Improved vehicular accessibility.

• Improved walkability and pedestrian safety along BRTS corridor.

ACTIVATE • To integrate institutional assets by making them more porous and activating the edges through infusing different program along different stretches.

• To strengthen the public space to be vibrant place for different age groups.

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ENHANCE • Reimagining Institute Masterplan • To strengthen the public space to be vibrant place for different age groups.

Urban Transformation Project

Issues & Design Strategies

The design strategies establishes the central “gestures” or the vision that define the character transformation area, even before specific recognizable buildings or parks are placed on the site. To achieve the vision of a connective anchor by integration of institutional assets, three strategies are formed based on the design objectives.

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Access ISSUE: Availability of large institutional blocks resulting in lengthy walkable blocks and internal roads ending in cull de sac, thus denying accessibility to transit corridor.

STRATEGY: Connecting the neighbourhood from predominantly institutional and residential areas to the transit corridor through walkable streets to engage and mobilize the community Walkability is boosted through a significantly lower average block perimeter of 480m as compared to 900m.

Existing issue showing lack of connections

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Urban Transformation Project

Proposed strategy showing added connections

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Activate ISSUE: Lack of visual as well as physical porosity due to large compound walls, resulting in lack of visibility of public accessible buildings.

STRATEGY: Enhancing visual porosity by redefining the compounded walls of institutions and activating institutional edges by carving out different program areas to improve the quality of public realm

Existing issue showing opaque edges along institution edges

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Urban Transformation Project

Proposed strategy showing enhancing visual porosity and activating insitutional edges

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Enhance ISSUE: Existing built form of institutions like Ahmedabad University and LD College of Engineering are in a dilapidated condition and not utilising the full potential of TOZ incentives.

STRATEGY: Reimagining university masterplan by retaining the existing institute building which act as anchors for the neighborhood and proposing new institute buildings ensuring harmonious built environment and achieving better integration with the city.

Existing masterplan of institutions

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Urban Transformation Project

Proposed strategy showing reimagined masterplan for institution areas

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LM Pharmacy Medicianal Garden

Masterplan Designed on the key foundation of access, activate and enhance, the reimagined masterplan for institutions comprises of mix of uses, public places and diverse programming.

The plan strengthens the connectivity by identification of potential internal street corridors to enhance accessibility design pedestrian friendly streets by providing equitable space for all modes of transport with the help of street widening. The proposed street network is also infused with NMT corridors to promote pedestrian centric connectivity. Walkability is boosted through a significantly lower average block perimeter of 480m as compared to 900m.

Reimagining universities as connective anchors enhances the place value of precinct, and integration off these assets in the public realm allows diverse user experiences from students to visitors.

Vehicular connection cutting across the institutional campuses Transit Corridor with smooth integchange between BRTS and AMTS Pedestrian connection cutting across AU Campus made open to public 24hrs LD Museum underutilized space made open to public by organizing open exhibitions with shaded seating and enhance lighting

Proposed masterplan of delineated site showing reimagined masterplan

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Urban Transformation Project

n of institutions as “CONNECTIVE Anchors”

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Urban Design Proposal

URBAN DESIGN PROPOSAL

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CONNECTIVE Anchors Urban Design Proposal The CONNECTIVE Anchors proposal follows a three fold strategy of access, activate and enhance. A continuous stretch of 3 km long promenade with walking and cycling paths and viewing decks at intervals developed along the waterfront fully captures the potential of waterfront turning it into a city level landmark and improving quality of space. Ferry terminal development promotes water public transportation and increases the connectivity of the waterfront with other parts of the city.

In the mandovi waterfront district, the public realm defined as all area that is accessible by people in the city. Parks, gardens, waterfronts, promenade, streets, and walkways are considered to be a part of public realm which has universally contributed the most in making cities livable.

Proposed masterplan of delineated site showing reimagined masterplan

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Urban Design Proposal

n of institutions as “CONNECTIVE Anchors”

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Design Delayering The urban design plan is designed to be a multi-modal district that is well-connected to the broader vehicular, pedestrian, cycling and transit network.

- Improving vehicular and pedestrian accessibility intersecting large institutional blocks making them porous thus opening these institutional parcels to public but also ensuring public safety.

Figure showing proposed pedestrian & vehicular connections

- Reclaim land in public realm by rightsizing the street and improving visual porosity along publicly accessible institutional buildings ensuring pedestrian comfort.

Figure showing reimagined RoW of transit corridor

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Urban Design Proposal

- Reimagining Masterplan for different institute parcels by retaining the old academic buildings and proposing new institutional buildings thus utilising the land potential of the institution parcels.

Figure showing reimagined masterplan for institutional parcel

- Integrating the institutional assets with public realm through placemaking by inserting programs for active exchange between institutes and the city, thus increasing land under public realm and better integration with the neighborhood.

Figure showing public realm integration of institutional assets

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Program Pockets

For active exchange between institutions and the city, certain parcels in the masterplan are infused with different program pockets thus enabling integration of institutional assets. The program pockets are chosen along the public accessible buildings like Amdavad Ni Gufa, LD Museum and also designed in the reimagined masterplan for institutions. Strengtheing of vehicular and pedestrian access along the institutions makes the campuses more porous thus inviting the neighborhood. Banking on these opportunities, various pockets are designed with diverse peograms to make the precinct vibrant and safe, thus improving liveability with improved quality of public realm.

Figure showing program pockets infusing programs for public realm inte

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Urban Design Proposal

egration of institutional assets

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Program Pocket_1 One of the major program pockets is along the LM Pharmacy college, by rejuveniting the under utilised medical trees area and enhancing the area by opening to public.

Existing Condition

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Urban Design Proposal

Key Plan

Edge of LD college infused with organized vending activities, shaded seating and street furniture elements

LM Pharmacy Medicinal Garden, converted for viewing education garden

Educational Panels along the medicinal garden for knowledge sharing

Existing play area in Vikram Sarabhai Science center made open to public for active exchange

Proposed Condition

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Urban Design Proposal

Existing Condition

The envisioned character image along the vehicular entry into institutions with active exchange through LM Pharmacy Medicinal Trees garden creating vibrancy and safe environment.

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Program Pocket_2 Envisioned design of the Pedestrian Connector through Ahmedabad University Campus is designed to be the major pedestrian connector, bringing neighborhood and the institute merge. The connector is designed with shaded dedicated cycle track and clear pedestrian path with buffer spaces along the edges of institute buildings which can be used for seating, small gathering. Visually porous boundaries is proposed with fences along the institution buildings to enable safety for the students and maintaining privacy of the institutes.

Visually porous boundary with fences along the institution buildings to enable safety

Dedicated cycle track to promote non motorizedd transit

Clear pedestrian walkway with buffer spaces along the institution building edges

Shaded seating and gathering areas with enhanced lighting and landscape

Tensile shading along the pedestrian connector for pedestrian comfort

Proposed envisioned design of the pedestrian connector through Ahme

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Urban Design Proposal

Key Plan

edabad University campus

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The envisioned character image along the pedestrian connection passing through institutions with dedicated cycle track and safe walking environment infused with seating and buffer zones for active exchange between institutions and city.

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Urban Design Proposal

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Transit Corridor They key design element of the urban design proposal is to reclaim land under public domain by rightsizing of transit corridor thus enhacing pedestrian experience. For smooth integration

Existing section of transit corridor

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between BRTS and AMTS, central BRTS stop is moved to side with AMTS bus stops and reclaiming the public realm by rightsizing the street for comfortable street experience.

Urban Design Proposal

Some institutional buildings adjacent to transit corridor having active or porous ground floor infused with vibrant activities and programs for better integration with the city.

Proposed section of transit corridor

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Implementation Strategy

IMPLEMENTATION STRATEGY

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Urban Design Guidelines Institutional Development To achieve the vision of “CONNECTIVEAnchors” specific set of urban design guidelines are formed for institutional development. These

guidelines will help in ensuring the practical development of institutional development.

01

02

Masterplans shall allow for direct pedestrian access to public facilities such as transit stops, public active exchanges.

Plots adjacent to transit corridor shall have a minimum of 50% development as built to line, with active or porous ground floor for better integration with the city.

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Implementation Strategy

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04

Institutional development with restricted access shall have visually porous boundaries to provide visual accessibility with sense of security.

Public accessible buildings to be made porous with unused land parcels for active exchange between neighborhood and institutions.

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Development Model Institutional Development To achieve the vision of “CONNECTIVE Anchors” development model for integrating institutional assets into the city is prepared.

The development model ensures smooth process for cities to bridge the neighbourhood with set of different institutions.

01

02

Masterplans shall allow for direct pedestrian access to public facilities such as transit stops, public active exchanges.

Connect campus with neighborhoods and preserve the existing academic buildings in the campuses.

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Implementation Strategy

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04

A reimagined masterplan designed with collection of student life facilities, that integrates housing, academic space.

Create places for people to have active exchange between universities and city.

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Design Analysis

DESIGN ANALYSIS

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Design Analysis

A post design Analysis is used to develop an understanding of the site and its context, and the resulting opportunities for development, which full filled or not on the existing situation. The post design analysis forms the basis for site reading, retention of desirable landscape elements, establishing building footprints, determining building orientation, and protecting existing fabric with different experiential quality.

The post design analysis allows a comprehensive view of the constraints and opportunities of the development site. It forms the basis for a designer to develop a proposal that utilizes the positive aspects of the site and ameliorates the negative aspects. And it can revisit the proposal to correction according site reading.

The comparison between the existing scenario and proposed urban transformation helps in justifying the design. The comparison clearly shows the increase in public realm by integrating institutional anchors with the city.

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along institutional edges, certain measures taken thus improving the imageability as compared to gated precincts.

Design Analysis

CEPT University

LD College of Engineering Ahmedabad University LM Pharmacy College Jain Derasar LD Museum

Existing isometric showing different institutions

Proposed isometric showing reimagined masterplan of institutions utilising full land potential

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Block Sizes The existing block sizes do not fall under the walkable perimeter range, owing to the institutes resulting in less permeability, poor connectivity and large block sizes.

The proposed street network allows to increase the area under streets by 6% thus boosting walkability to block perimeter of 480m as compared to 900m.

LEGEND Highly Walkable Perimeter: 0-300m

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Walkable Perimeter: 300-500m

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Moderately Walkable Perimeter: 500-700m

Large Blocks Perimeter: >700m

Design Analysis

Public Realm Green spaces are available in institutional areas, but lack public accessibility although the institutional edge is opaque and not integrated with larger public realm.

Integrate institutional assets by proposing connections within the institutional land and activating the dead edges by making them porous, giving visual and physical accessibility.

LEGEND

LEGEND

Walkway Private Institution Greens

Public Open Space

Proposed Walkway

Public Realm

Reimagined Inst. Buildings

Private Institution Greens

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Conclusion

CONCLUSION

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Conclusion

The urban transformation project resonates the current need of changes in the urban scenario, with these institutions being inert and acting as gated precinct toward the neighborhood.Site analysis and case studies of the existing urban scenario and activities helped in understanding of scale and proportion of the area. Urban design proposals for the specific areas and spaces are developed based on thorough urban research and representation of urban design project by learning the methodologies to analyze the urban space, by identifying its problems and potentials.

Thus reimagining universities as connective anchors could enhance the place value of precinct, and integration off these assets in the public realm allowing diverse user experiences from students to visitors.

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Conclusion

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