CEPT Sem 03 DREAM CITY : A Resilient Economy Sustained By Healthy Ecological Systems

DREAM CITY TPS - SURAT

RESILIENT ECONOMY SUSTAINED BY HEALTHY ECOLOGICAL SYSTEMS

ABOUT THE STUDIO

The goal of the Urban Expansion and Regeneration Planning Studio was to prepare the best plans for greenfield areas, to attain the highest quality of urban environment while taking into account livability, sustainability, affordability, and user experience by examining different models of microlevel planning throughout the world and in India, carrying out feasibility studies for development, and comprehending the statutory and non-statutory planning mechanisms available to to prepare and implement microlevel plans.

INDIVIDUAL CONTRIBUTION

As a small group of four, it was critical that each of us contribute to the studio, and fortunately, everyone was dedicated to generating the best possible product. Because of this work ethic, we were able to have numerous in-depth debates and discussions about the various interpretations and meanings of our work, and as a result, we gained better knowledge of what we were actually attempting to create, i.e, an economically driven proposal complimented by ecologically resilient systems.

Inaddition to the general tasks , Formal examination of national and international case studies, contributing positively to group discussions, analysis and curation of significant information collected by the group in a presentable format, and creation of visuals to communicate our vision were some of my individual contributions to the studio.

Lead author done in a Group of 4 15

UNDERSTANDING MICRO-LEVEL PLANNING MODELS

DREAM CITY, SURAT, GUJARAT , INDIA

The case of DREAM City , Surat was taken up for understanding the micro level planning approach and its rightful implementation process. The aim of this exercise was to comprehend the Area Development Model in context of the overall urban planning framework, the master plan, and the institutional and statutory framework. Review and analyse spatial planning elements such as built density, road networks, topography, the ensuing development regulations, and their effects on built form and urban form. Finally, comprehend the financial model’s funding, expense, and revenue generation structures.

UNDERSTANDING THE MASTER PLAN

DREAM City is envisaged to form a commercial business center and is planned as such.The master plan is organized in a grid layout well connected to the rest of the city by road and metro.

Context

Surat District

KHUDA DREAM City

AREA: 4418 Sq. Km. POPULATION: 6081322

AREA: 48.12 Sq. Km. POPULATION: 648000

AREA: 6.81 Sq. Km. POPULATION: 618513

Understanding the Levels of Planning Detailed Review of Master Plan

AREA : 6.81 sq.km. The Gujarat Infrastructure Development Act, 1999 GIDB assists the state government agency and the private entity in developing concepts of projects by undertaking pre-feasibility and feasibility studies of the project

AREA : 48.12 sq.km. U/S-9 & PUBLICATION

U/S-13(1) OF GTP&UD ACT – 1976

A DP is a vision document for a city's future development, which includes indepth analysis of the present situation. It is a statutory document.

This master plan would essentially increase the land value of the Khajod region a municipal waste land which was unfit for agriculture due to illegal shrimp farming

DREAM City is envisaged to form a commercial business center and is planned as such

The master plan is organized in a grid layout well connected to the rest of the city by road and metro.

The average superblock measures 190m x 90m which is designed to promote walkability with a central green space and public amenities.

The average superblock measures 190m x 90m which is designed to promote walkability with a central green space and public amenities.

Numerous green spaces with a variety of features are created to protect the eco sensitive zones

Numerous green spaces with a variety of features have been created to protect the eco sensitive creeks in proximity

DREAM CITY

DREAM CITY PROPOSED MASTER PLAN

KHUDA

Understanding the Area Understanding the Implementation Process

Built Form Regulations

The Airport Authority of India (AAI) has imposed height limits on the project area, which prevents the region from being developed to its maximum potential

Cost, Revenue and Financial Model

02 DEVELOPMENT FEASIBILITY STUDY

NAVA NARODA, AHMEDABAD, GUJARAT, INDIA

The objective of this study was to understand the project development potential for a Greenfield area considering, Planning Parameters and Market Parameters. The upcoming growth node of Nava Naroda is considered for this study and a type of development is recommended after identifying potential types of development and subsequently carrying out. their cost and revenue comparison.

Establishment, Sports& Leisure, Parks, Temporary Use, Public Utility, Public Institutional

Based on the understanding of the current market and the trends seen previously, There has been an increase in demand for highrise residential and mixed-use structures in this area

The average price escalation in the ticket prices of residential units in this area amounts up to 25% whereas the price escalation in commercial units goes up to 30% Most projects in this area are being developed as mixed-use with G+3 floors commercial and an

DEVELOPMENT SCENARIOS

Recommendations for AMC

40m) Residential

38,71,42,400.00

Commercial

41,13,38,800.00

42,34,37,000.00

1,73,97,21,160.00

Sample Development Coast Calculation Revenue From Sale - Most Feasible Scenario

AMC must consider allowing a 100% commercial building scenario in this area even for mid-rise structures since the profit margins for commercial spaces are significantly high with a prevailing demand.

Nava Naroda is currently generating profits up to 200% and is expected to develop tremendously, AMC should consider increasing services and amenities cost, canter charges,to earn revenue.

AMC must consider removing the height cap to incentivize development on larger plots.

Recommendations for Developer

Planning feasibility leans towards Mixed use 2 since it’s a TOZ zone with relaxation in commercial parking requirements.

However, Market feasibility indicates a dominant share of residences in the vicinity of the site and suggests that it would be profitable for the developer to construct a mid-rise semi-luxury (2-3 BHK) mixed-use development with a equal share of commercial and residential units

Although the profit margin between complete commercial and mixed-use 1 is significant the planning regulations do not allow for complete commercial structures, hence the developer should consider proceeding with the mixed-use 1 scenario with 50% residential and commercial units respectively.

03 TOWN PLANNING SCHEME

DREAM CITY, SURAT, GUJARAT , INDIA

In this section the proposal for a TP scheme in the DREAM City area is outlined with the primary aim of developing an ecologically sensitive plan complimenting the economically booming trade centre of Diamond Bourse. The implementation mechanism is strategically altered from the erstwhile land acquisition model to TPS model to ensure equity.

REGIONAL CONTEXT 3.1

Located on the western coast along the banks of river Tapi, Surat is an economic driver and a magnet for working migrant population .

Over the last 30 years, Surat’s spatial extent has increased by more than 4 times with over 400% growth in population.

Surat District

KHUDA DREAM City

AREA: 4418 Sq. Km.

POPULATION: 6081322

AREA: 48.12 Sq. Km. POPULATION: 648000

AREA: 6.81 Sq. Km.

POPULATION: 618513

Area: 4418 Sq. Km. Population: 6081322 Area: 48.12 Sq. Km. Population: 648000 Area: 6.81 Sq. Km. Population:618513

Economic Context

2nd Largest City of Gujarat In terms of area and population Highest Migrant Share 70% of population growth is due to migration

AHMEDABAD

Area 1866 sq.km

VADODARA Area 704 sq.km

BHARUCH ANKLESHWAR

Area : 635 sq.km

SURAT Area : 1091 sq.km

Surat alone contributes to 23% of GSDP of Gujarat owing to its significance in diamond industry, inferring the decision of the government for DREAM City proposal in this area.

VAPI

NAVSARI NASHIK

MUMBAI Area : 603 sq.km

EVOLUTION OF DEVELOPMENT PLAN

Draft DP 2016

Sanctioned DP 2017

Revised DP 2020

The state government has made considerable changes to the DP boundary over the last 7 years while preparing and post-sanctioning of the Development Plan to include or exclude key infrastructure like the DREAM City, Airport and Hazira from SUDA’s jurisdiction.

Formation of Khajod Urban Development Authority

Sanctioned DP 2020

Draft KHUDA DP for 2036

Revised Draft KHUDA DP 2039

Till 2016 Khajod was a part of SUDA , post which a separate development authority was formed majorly for the implementation of DREAMCITY as a special Economic Hub of the city. Subsequently, more area was added to this region as the scope for development increased a draft development plan for KHUDA for the horizon year of 2039 was prepared in 2020 integrating said area with the rest of the country via robust tranport linkages.

STUDY AREA DELINEATION

Trends show that,the population has grown towards the southern direction, along with the growth of the city. The real estate prices also are seen to be highest in the southwestern zone.

Special projects like Dream City, Shaheed Smarak etc are also proposed in the same region expecting an influx of people.

Further on marking the growth centres, it is evident that the southwestern region along with industrial and economic influence zone as highlighted here is experiencing a tremendous pressure for growth.

Parameters Considered For Delineation

ABOUT STUDY AREA

The boundary of the study area has been delineated having taken into consideration the development inducing factors as discussed previously and the following physical and natural barriers as depicted in the image below.

Hazira

KEY LEARNINGS :

Instead of using revenue boundaries to define an area, it is preferable to use existing physical and natural boundaries in order to eliminate any irregular edges that would make the proposal difficult to execute.

EXISTING SITUATION ANALYIS

DREAM City Entryway

Access From Khajod Village

Diamond Bourse

The proposed road network by DREAMCCL does not follow the natural contour and deepening slopes of almost 6.9 m are filled and levelled to construct the Diamond Bourse, resulting in urban flooding.

STRENGTHS

The study area is located abutting the major transit corridors of the city. The development of diamond bourse has further increased employment opportunities in the area thus increasing the in flow of population.

ISSUES

The presence of multiple administrative authorities have led to service gaps in the area. Further, the proposed draft DP for the Dream City is not in line with the existing natural features in the area which results in problems like waterlogging.

STAKEHOLDER ANALYSIS

KEY LEARNINGS :

OPPORTUNITIES

The area being in proximity to upcoming infrastructure like the airport, 120m ring road and the Dumas – Ubhrat Sea Link gives us immense opportunities to transform it as a thriving centre .

Residential prices around Khajod have seen a tremendous hike in the last few years due to DREAM City.There is renewed scope for IT in this area.

Linkage to adjacent economic hubs like Navsari is the main aim for proposing Diamond Bourse in this area

Analysis of existing natural features like stream order and topography needs to be conducted for proposing robust and sustainable physical networks

KHUDA

ZONAL PLAN PROPOSAL

Vision

Zonal Plan Design Strategies

INTEGRATED ROAD NETWORK WITH PT WALKABLE BLOCKS

Road network is designed to prioritize NMT and PT.

A shuttle service is proposed creating direct links to the upcoming metro and BRTS stations

Walkability and the use of NMT is promoted by creating walkable super blocks with an average block perimeter of 1.4 Km.

A dedicated NMT network in the form of eco trail as well as dedicated space in ROW is envisioned

The zoning intends to encourage mixed-use neighbourhood by specifying permissible uses of each zone and rewarding uses in specific locations to direct the development predominantly driven by the market.

“To make DREAM City a place of a unique experience with a thriving economy that respects ecological and natural systems.”

CONNECTED BLUE - GREEN NETWORK

Zone

Recreational Zone (R)

Sports & Leisure (S)

Green open spaces such as parks and gardens in the area with minimal development

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

Mixed Use Zone 1 (M1)

Mixed Use Zone 2

(M2)

TOZ Overlay (TZ)

0.15 NA 0.15

1.8 NA 1.8

Gamtal (G)

Dwelling‐3; Mercantile‐1, Educational‐1, Institutional, Hospitality‐1&2, Assembly‐4, Service Establishment 3.25 0.9 4.15

Dwelling‐1&2; Business; Educational‐2; Public Utility, Public Institutional; Religious, Temporary Uses 2.8 0.9 3.7

Dwelling‐3; Mercantile‐1, Educational‐1, Institutional, Hospitality‐1&2, Assembly‐4, Service Establishment 3.25 0.9 4.15

Dwelling‐1&2; Business; Educational‐2; Public Utility, Public Institutional; Religious, Temporary Uses 2.8 0.9 3.7

This is an Overlay Zone that provides the opportunity for mixed-use and high-density development along the Bus Rapid Transit (BRT) corridor and Metro Rail Transit (MRT) corridor except in parks, gardens, and open spaces (P)

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

Based on specified zone NA 5.0

2.0 NA 2.0

KEY LEARNINGS :

With consious efforts , ecologically sound zoning does not hinder the developability of an area. In this case the net buildable area has increased from 734 Ha to 859 Ha , i.e, a 16% increase

Towards NE-4

Towards Hazira

DREAM City Metro Station Khajod Gamtal

Towards Navsari

Towards Dumas

ZONAL PLAN DEVELOPMENT CONTROL REGULATIONS

The proposed regulations are a simplified version of the existing regulatory framework where the key principles have been retained and FSI top – up relevant for certain building uses is proposed.

Proposed Regulatory Framework

Zonal Regulations

Building Regulations

DCPR

Performance Regulations

Cool-off Period between Old and New Regulations

Building Regulations

ROAD WIDTH REQUIRED FRONT MARGINS (M) 18 6.0 24 6.0 36 7.5 45 9.0 90 9.0 ROW

BUILDING HEIGHT REQUIRED SIDE MARGINS (M) REQUIRED REAR MARGINS (M)

Up to 9m 3.0 2.25

Above 9m & up to 15m 3.0 3.0

Above 15m & up to 25m 4.0 4.0

Above 25m & up to 45m 6.0 6.0

Above 45m 8.0 8.0

If a plot consists of multiple buildings of varying heights, the rear setback mandatory for the highest building will be applicable for all the buildings on that plot.

BUILDING HEIGHT REQUIRED MARGINS B/W BUILDINGS (M)

Up to 15m 4.5

Above 15m & up to 25m 6.0

Above 25m & up to 45m 9.0 Above 45m 12.0

The minimum between two buildings on a plot will be equal to the sum of side setbacks applicable for each of the two building

Rear setback as per taller building

SPECIAL PROJECTS

Development of the following areas have been envisioned through special projects namely Eco-Trail Development, Canal Front Development and Sport and Recreational Facility (retained proposal of DREAMCCL).

Eco - Trail Development

Eco – Trail Development

Canal Front Development

Sports& Recreational Facility (Existing Proposal Retained)

Population Estimate

To cater to the population influx and demand brought by Diamond Bourse, which is both commercial and residential in nature, the proposed TP scheme developed in further sections has been planned considering a 100% build-out scenario

Towards Navsari

Towards Dumas

Towards NE-4 Towards Hazira

TOWN

SCHEME PROPOSAL

Marked with excessive pressure for development from the surrounding areas , the proposed zonal plan is divided into two parts, of which the TP scheme shown below should be prioritised to cater to the growing demand , due to the presence of Diamond Bourse and the upcoming metro station.

The area has only 1.5% of built, of which, 0.5% belongs to informal sector. Thus, it leaves 99% of area for appropriation & reconstitution.

RECONSTITUTION PRINCIPLES

1 Final Plot over Original Plot

The final plot will be given over the original plot in majority of the cases wherever possible

2 3 4

FP Adjacent to OP Retaining Entry

In cases where the final plot cannot be appropriated over the original plot, it will be given in the adjacent block

Regularised Final Plots

The appropriated final plot will be regularly shaped, irrespective of existing built structures on OP

Existing entrance to plots with built structures will be retained

Green buffer spaces will be provided around existing waterbodies to prevent encroachment

Final plots will be appropriated with a length-width ratio of 1:2 wherever possible L

W L W

Green Buffer

Reconstitution Iterations

CASE 01

Minor changes were made in the road layout to ensure access is provided to all plots

CASE 03

All plots are regularised to avoid shoe-shaped plots.

Length-Width Ratio

Plots less than 500 sq m in area will not be appropriated 5 7 6 8

Walkable Blocks

Every final plot will have at least one access road ensuring this parameter gives rise to walkable blocks 100% Appropriation

CASE 02 CASE 04

Certain plots with existing built structures were exempted from appropriation

Partial plots lying along the TP boundary were considered for reconstitution.

Valuation

Expenses (Form F & Form G)

Revenue Funding

Contingencies 15.6 Cr Escalation 94.09 Cr Administrative Charges 31.36 Cr 7.6

7.73 Cr Street Light 3.96 Cr Street Greening Infrastructure Cost 313.64 Cr Total Infrastructure Cost 454.78 Cr Total Compensation (Considerinring 40% deductions) 1501 Cr 24

34.96 Cr NMT Tracks and Station 170.69 Cr Carriageway 27.21 Cr Footpath 48.7 Cr Bioswale and Culverts

TOTAL COST Infrastructure + Compensation + Other Charges

NET COST OF SCHEME

Total Cost - Total of Contribution Under Section 79 (b) COST OF PHASE 1

Surat being the economic capital of GUJARAT has lot of strengths and faces modern day challenges brought by demand and urbanisatio. The proposal is an attempt to add value to the available land efficiently through a more equitable process of TP Scheme instead of simple land acquisition.

The existing Khajod gamtal is integrated within the scheme with additional buildable capacity.

Dedicated NMT tracks providing equitable access and last mile connectivity to intra city transit systems like metro.

This canal development project aims to turn the land around the canal as a space for social interactions

Ample recreational opportunities and sponges for the city’s watershed is formed by the proposed blue green network connecting the mindhola creek and the canal.

KEY LEARNINGS - KNOWLEDGE BASE

Studying the different acts like the GTPUDA , LARR Act , GIDB Act and other government notifications to understand the institutional framework at play when it comes to micro planning in Gujarat.

This process also equipped me with the understanding of the scope of work pertaining to each individual under the statute.

Based on different economic scenarios for the city, it is likely that the upcoming infrastructure will induce growth in Surat. While the exact influence of upcoming projects cannot be predicted, it is essential to consider the proposed economic drivers and their impact.

An economically driven and ecologically sustainable zonal plan was created based on development feasibility analysis of the area.

To minimize the negative externalities, rather than specifying permissible uses, the zonal plan intends to avoid certain hazardous uses, while incentivising certain uses in each zone and permitting all uses in every zone.

This kind of mixed use development with simplified DCRs as demonstrated in the report opens up the market for private development.

KEY LEARNINGS - SKILLSET ENHANCEMENT

Extensive work was done using tools and softwares like Soil and Water Assessment Tool (SWAT) and Arc GIS to develop models and evaluate the necessity for an ecologically sound strategy for the DREAM City area.

The complexities of the site required additional analysis and that served as an excellent learning opportunity for me.

Since there were several social, economic, and ecological factors at play, new analytical approaches were sought out like scenario planning to produce the town planning scheme proposal for this area.

Given that TP schemes are one of the most egalitarian types of microplanning, scenario planning tools like cause-and-loop diagrams can be used in professional practice to make informed decisions acceptable to every stakeholder.

Working on this project as a team of four, it really helped me in developing my soft skills like interpersonal awareness, observational / peer learning and most importantly communicating

Gradually gowing into these skills let us propose a new and distinct TPS model where we have tried to quantify the aspect of Ecology complimenting Economy!