Towards integrated Urban systems

TOWARDS INCLUSIVE CITIES Local Area Plan for urban transformation

Ambawadi, Ahmedabad

ANUKRATI SHARMA PG 190151 Urban Transformation Studio | CEPT University

STUDIO BRIEF UT4002- Urban Transformation Studio Studio Tutor : Purvi Bhatt Teaching Associate : 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 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.

The learning outcome of the studio will be to: 1.

2.

3.

4.

5.

Prepare strategic framework plan of delineated areas with identified design projects Detail design of the identified urban design projects Prepare building regulations for the intended urban form outcome for the project areas Prepare a planning model for executing the proposed framework plan and carrying out various public place design project Prepare Detailed Project Report to communicate effectively all the aspects of the project

STUDIO STRUCTURE

Module 1 (3W) Contextualizing the site (Group Work)

Module 2 (5W) Preparation of LAP Framework Plan (Group Work)

Module 3 (4W)

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

• Identifying projects for detail design

Demonstration Area Identification (Individual work)

Module 4 (4W) Detail Design of projects demonstration area (Individual work)

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

• 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)

• Portfolio preparation • Project Report preparation

LAP FRAMEWORK- CONTEXT

Credit: LAP for transitillustrated handbook

LAP handbook for Indian cities claims that the population growth rates for urban India show that by 2050 about 814 million people will live in urban places.

With the increase in rate of influx of urban population, cities are experiencing rapid expansion, especially at periphery leading to unmanageable problems.

In the face of these challenges, LAP around transit has been utilized to reform conventional planning practices to move towards more liveable and sustainable cities through improving development around public transits.

LAP DEFINITION: LAP is a planning instrument to integrate city-level mobility and infrastructure development envisioned in a development plan, with neighbourhood level accessibility and area-level improvement either through natural process of urban renewal or through planned redevelopment.

Credit: LAP for transitillustrated handbook

TOD DEFINITION: To create a dense, diverse and accessible urban fabric to enhance, encourage and induce commuter populations to use public transit as their preferred mode of getting around and also support non-motorized transit.

Credit: LAP for transitillustrated handbook

CONTENTS

01 02 03 04 05 06

Site PARAMETERS assessment 1.1 Site location and context 1.2 Preliminary assessment 1.3 Stake holder’s perspective 1.4 Limitations of current proposal

LAP FRAMEWORK 2.1 Case Studies 2.2 Vision & goals 2.3 Strategies 2.4 LAP Framework

TRANSFORMATION PROJECT

3.1 Project identification and context 3.2 Reading the site 3.3 Anticipated development 3.4 Challenges 3.5 Design Intent

DETAIL DESIGN PROPOSAL-1 Integrating Institute

4.1 Existing condition 4.2 Development Model 4.3 Strategies 4.4 Design

DETAIL DESIGN PROPOSAL-2 Re-imagining Streets

5.1 Context 5.2 Strategies 5.3 Design 5.4 Specifications and guidelines

CONCLUSION

6.1 Comparative data 6.2 Envisioned transformation

01

SITE PARAMETERS ASSESSMENT The chapter elaborates on understanding the site, and exploring the current situation to create a foundation for creating LAP framework for the site.

1.1 Assessment- Site and context

Map 1: LAP Areas

The comprehensive Development Plan 2021 of Ahmedabad focuses on compact, sustainable development through establishing LAP under TOD development.

The zone is established along 200 m on both sides of transit corridors (Metro and BRTS) with the intention to densify the area, increase the use of public transport and to promote dense, mixed-use development.

To increase the density along TOD corridors, the zones are allowed to achieve up to 4 FSI. As per AUDA, the characteristics of TOZ are: 01. Walkable development within 5 min (400 m)- 10 min (800 m) 02. High density development 03. Mixed uses 04. Improved street network connectivity and walkable block size 05. Pedestrian friendly street environment 06. Efficient use of ground 07. Inter-modal connectivity 08. Efficient infrastructure 09. Seamless integration of public and private realm 10. Parking management (on and off street) 01

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Map 2: Site location

The study area is focused on LAP framework set for the Ambawadi, approximately 2.1 sq km in area.

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1.1 Assessment - Site and context 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. The TOZ development was introduced to modulate the density which has shaped the current built environment.

GUJARAT UNIVERSITY (1949)

CEPT (1962)

AMA (1956) LDCE (1948)

IIM (1961)

POLYTECHNIC (1954) SSCCM (1966) CN VIDYALAYA (1912) SHREYAS FOUNDATION (1949)

NID (1961)

Major Institutions LAP Boundary Map 3: Major institution located around Ambawadi LAP.

CN Vidyalaya 03

CEPT University

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One of the key characteristic of the studied site is presence of various educational institutes which take over large parcels of land in the center of the city.

When the city of Ahmedabad started expanding towards the western side of Sabarmati river, the development anchors were actually large parcels of land which gave rise to these institutional development, thus contributing to the western development of the city.

But today these institutions have become inert which remain as gated precincts with large unwalkable blocks and large parcels of land which are underutilized. The institutes don’t interact with surrounding communities and become isolated islands resulting into fragmented urban structures.

Figure: Gated institute parcels with opaque edges SPRING 2021

04

1.1 Assessment - Site and context

Map: LAP boundary - Ambawadi 05

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Shreyas metro station

Shreyas flyover

120 ft ring road BRT route

Figure: Ambawadi built character

The area is located on 120 Ft Ring road, withn TOD zone impacted by 2 BRTS corridors.

Moreover, East-West Metro route runs along northern edge and North-South Metro route along southern edge, situating the area in center of rapid development with increased FSI. The area is defined by presence of various educational institutes, with commerce six metro and shreyash metro as closest metro stops.

The BRT route runs along 120 ft. Ring road, crossing railway line through Shreyash flyover.

The built character is primarily defined by low rise bungalows, with few high rises (14-15 floors)coming along the BRTS route, as per 70 m height allowed on ROW > 36 m.

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1.2 Assessment- Existing analysis Access & Connectivity

Map showing site level connectivity of Ambawadi LAP.

AREA UNDER ROADS = 13 07

%

Bus Stops LAP Boundary AMTS Metro Line BRTS

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Low walkability due to large block sizes with multiple dead ends The site currently has only about 13% of area under streets, which constitutes the BRT corridor majorly.

And the internal roads of the site are not interconnected, hence 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 presence of institutes and gated housing societies.

Low accessibility due to lack of integration between BRTS and AMTS

No designated crossing for BRTS and AMTS stops

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, as well as to other para transit modes leading to inter- connectivity issues.

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Map showing large block sizes in proposed LAP site

AVERAGE BLOCK PERIMETER = 900 Walking Perimeter 0-300 m Walking Perimeter 300-500 m

M

Walking Perimeter 500-700 m Walking Perimeter >700 m 08

1.2 Assessment- Existing analysis Inadequate street infrastructure

1 Footpath encroachment due to vending

2

Footpath encroachment due to unregulated parking

3 4 Map showing encroachment due to parking on major transit lanes of the proposed LAP site

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Metro Station Public R.O.W. Designated Parking Lot Unregulated Parking

The poor condition of street infrastructure can be observed along the entire BRT corridor stretch, and in various cases, internal networks as well. This adds up to the unwalkable blocks already present within the site, making the experience for pedestrians and other users unpleasant and unsafe.

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Lack of permeability along BRTS While the street character differs along the BRTS corridor, there are few parameters that consistently create hindrance in walkability and disrupt the user’s experience.

1- Disconnected Institutional edges, Insufficient pedestrian walkway.

Common factors are: 1. Opaque and inactive street edges due to continuous boundary walls.

2- Improper delineation of public and private land

2. Improper delineation of public and private spaces resulting into encroachment

3- Space under flyover being used for disorganized parking & vending

3. Disorganized parking 4. Unregulated informal vending 5. Insufficient walkways and lack of other required street furniture and public amenities.

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4- Insufficient Pedestrian Walkway

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1.2 Assessment- Existing analysis BUILT ENVIRONMENT

Heterogeneous land use The area falls under private ownership primarily, creating an easier pitch for redevelopment. The 40% land under public institutions provide an unique opportunity to efficeintly utilize the same for public use.

The job centers in the form of commercial developments concentrate near major junctions and public transit station leading to heterogeneous land use within the precinct.

60 % Private Ownership Land use

Ownership Private Public Institutions AMC 11

Institutional, 30% Mixed use, 05% Commercial, 05% Residential, 33% Open Space, 15% URBAN TRANSFORMATION STUDIO

Low rise built form The TOZ area is primarily characterized by residential use. It consists of various housing typologies, with detached housing being most dominant, poorly consuming the benefit of the TOZ area.

Most of the housing stock is about 30 years old, indicating potential for redevelopment. The slums located at heart of the site present unique challenge as the surrounding area redevelops.

Residential character

Slums, Encroachments

Individual Housing Housing Plots Individual

Slums, Encroachments Co-operative Society

Mixed-Use Housing Society

Co-operative Society Housing Society Housing Society SPRING 2021

Co-operative society

Plots

Individual Housing Plots

Mixed use Mixed-Use Slums, Encroachment Slums, Encroachments

Co-operative Society Housing Society

Building age Less than 10 years 11-20 years 21- 30 years

IndividualMore Housing Plots than 30 years Mixed-Use

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1.2 Assessment- Existing analysis Underutilized FSI The low rise built form on the site poorly utilizes the available 4 FSI. The density matrix analyzes achievable FSI for every plot as per current GDCR. Major observations are: 1. for smaller plots, prescribed margins become major hurdle due to low resultant built area 2. for land parcels along narrow ROW (< 12 m) the height restriction limits the growth.

Building height

13

Maximum Achievable FSI as per GDCR Upto G+ 1

1 - 1.8

G+2

1.81 - 2.7

G+3 G + 4 to G+ 7

2.71 - 3.5

G + 8 to G + 14

Assets

3.51 - 4 URBAN TRANSFORMATION STUDIO

Density Matrix based on GDC Regulations, SPRING 2021

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1.2 Assessment- Existing analysis PUBLIC SPACES

Inadequate public spaces While the area as close to 80 % area unbuilt and available as open space, only 15% of total open space is under public domain, clearly indicating lack of public spaces within the LAP boundary as per current population.

With the redevelopment, the population influx is expected to increase exponentially, and this will result into an acute lack of area under public domain.

79 % Total Open Space

64 %

Margins

14 %

01 %

Roads

Public greens

Even with the availability of 15% open space, the study done for streets clearly show the current condition which is completely dominated by vehicular use, rendering the use of “streets as public space” to be unsuitable.

A similar situation can be observed with the rest of available open public spaces discussed further.

Public open spaces Institutional greens Existing greens Proposed greens

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Public green spaces

• 01 %

Urban green available

(inclusive of proposed spaces by AMC)

• 19 % Urban green required

1

(Min. 9 sq m/ person as per WHO)

Proposed AUDA public park

The figures clearly show the lack of available public green space. In the current proposal, only 1% of total area is available as open green spaces for public. With the increase in population density, the need of green spaces will increase many-folds.

Even the 1% public green spaces available within the LAP boundary are undeveloped and encroached by slums or parking, effectively making available green spaces 0%.

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1.2 Assessment- Existing analysis Underutilized potential of public spaces While the public green spaces are extremely low in the site, large amount of green spaces are available in institutional areas, but they lack public accessibility. Thus, leaving large parcels of land completely isolated from public.

Further, various publicly accessible buildings are located within the institutional parcels. Despite that, the areas stay isolated as the edges of these institutional zones are made opaque and inaccessible due to continuous boundary wall.

1 2

1. Ahmedabad ni gufa 2. Jain derasar 3. L D Museum 4. Premal jyoti church 5. St Xavier’s Parsh

3

4 5

Institutes 17

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The public space character along BRT corridor is extremely underutilized 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 underutilized areas and efficient improvement of existing public spaces.

• Public plazas in front of commercial buildings aare left inactive due to lack of proper amenities

Public plaza Public

Frontages

plaza

Public plaza Public plaza

• Various public green areas have been encroached by parking and informal vending leaving them inaccessible Green space

Junction

Vendors Green space Green Community parkspace Vendors Green spaceVendors Community park Vendors

Community park

Community park

• Open accessible areas are taken over by unorganized informal vending creating acVending spaces under cess flyoverand traffic issues Vending spaces under flyover

Vending spaces under Vending flyover

flyover

spaces under

Space under Flyover SPRING 2021

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1.3 Assessment- Stakeholder’s Perspective The physical analysis is further strengthened through understanding the perception of involved stakeholder’s in process of redevelopment to assess the current difficulties/issues and market trends.

Resident’s Perception

The survey conducted for residents focused on understanding people’s perception about redevelopment of the area and local issues and needs.

66 %

People perceive increased FSI and redevelopment positively.

70 %

Express concerns related to traffic and better street infrastructure.

Cycling infrastructure

20%

Places to sit

31% Walking infrastructure

24%

A clear need to improve public realm and need for pedestrian and cycling infrastructure is observed.

Developer’s Perception

A focused study through interviews of private developers was done to analyze the current market trend and financial feasibility of the projects for plots undergoing redevelopment.

4 major underlying points were concluded to have most impact: Increased FSI (4), even with chargeable component is largely sufficient and favorable.

1000 sq m. is minimum area preferred for redevelopment.

2500 sq m. is ideally preferred to achieve 4 FSI. Development of commercial floors on lower floors is preferred along major roads to strengthen financial feasibility.

TDR is considered not in favor in current condition with limit after 4 FSI which is easily available.

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1.4 Assessment- Current proposal and limitations The AUDA proposal for LAP gives insight into approach for addressing some of the issues identified. It focuses on 4 major aspects:

AUDA proposal

Walkability

More connections are established by taking private streets into public domain, and creating new connections through margins.

Accessibility

Last mile connectivity through Feeder bus routes and integration of cycle tracks with existing public transport network

Parking Management

LEGEND New connections Feeder connections

Mixed lane cycle track

Dedicated cycle track Parks/recreation Slum up-gradation Schools Neighbourhood centers Parking plot

Management of on street and off street parking along with streets and junctions redesign for better functionality.

Infrastructure

Various ancillary/ supporting uses proposed on private and public plots to improve the social infrastructure.

Limitations Institute integration

Lack of proposal to integrate the institutes with the surrounding areas leaving them as isolated islands.

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Lack of identity

Public Green

The LAP framework does not consider the unique identity and character of the area within city

The public green is still insufficient and no proposal is given to increase green cover in public realm 20

02

LAP FRAMEWORK The chapter will explore the vision and LAP framework set for the area and the larger strategies to address the challenges

2.1 LAP Framework- Case Studies To address the identified issue of large isolated institutional blocks, a case for well integrated institutional campus is studied to expand the understanding of potential of the current site.

1. WU Campus, Vienna

The campus provides deep insights into unraveling the complexities of integrating a campus with the surrounding urban environment while still maintaining security and safety of each building.

Campus area built up : 35,000 sq m Publicly accessible grounds 55,000 sq m

KEY LEARNINGS 1. The character of campus is made porous through central open area which is accessible from multiple entries throughout the day, improving connectivity through campus.

2. In addition to traditional academic infrastructure facilities, the campus also offers a number of facilities that are open to the public. (Restaurants, cafes and bakery, supermarket, bookstores, a childcare center, an athletic center and event spaces.)

Trees

Walkway: flow Walkway: special surface

Buildings

Compostion: basic elements that make up open space

3. The edges within the campus are also made more permeable through ground floor activation. and open areas accessible to public activated through various programs and responsive landscape design that creates engaging environment for both students, and public.

Publicly accessible campus 21

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2.2 LAP Framework- Vision and Goals The goals for LAP framework deal with addressing the issues identified and envisioning a guided growth that aligns with the parameters of TOZ development.

VISION

"

To have a connected

development of Ambawadi by integration of assets and improved livability for anticipated higher density development.

Key Words: Connected development: Connecting the neighborhoods to the transit corridors through walkable streets.

"

Integration of assets: Leveraging institutional areas and other under utilized public spaces to improve the quality of public realm.

Improved livability: Vibrant public spaces infused within the high density development.

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GOALS

The goals for LAP framework deal with addressing the issues identified and envisioning a guided growth that aligns with the parameters of TOZ development.

01

Strengthening Access and Connectivity • Improving Street connectivity and walkability.

• Redesigning streets for improved infrastructure and as pedestrian priority streets.

02

Reclaiming Public space • Integrating institutional assets.

• Increase recreational and green area under public realm.

• Create active and safe public space.

03

Responsive Built-form • Diverse built character and typology that accommodates high density development.

• Built character responding to transit zone, and nodes.

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2.3 LAP Framework- Strategies Strengthening access and connectivity Improve street connectivity and walkability Identification of potential internal street corridors and connecting missing links by providing access through private plots to improve street connectivity and walkability.

This proposed street network allows to increase area under streets by 6% and walkability is boosted through a significantly lower average block perimeter of 480m as compared to 900m.

Map showing proposed connections

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Proposed block sizes

Existing area under public domain (streets) = 13%

Existing Public Roads

Existing average block perimeter = 900 m

Missing Links Internal Roads as Potential Corridors

Existing average block perimeter = 480 m

Proposed area under public domain (streets) = 19% URBAN TRANSFORMATION STUDIO

Design pedestrian friendly streets Strategy is to design pedestrian friendly streets by providing equitable space for all modes of transport with the help of street widening and other street infrastructure like public seatings, trees, vending activities, etc. The proposed street network is also infused with NMT corridors to promote pedestrian centric connectivity.

transformation along brts surronded

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Potential public spaces in the precinct.

Existing Public Roads NMT Streets 12 M ROW 9 M ROW 6 M ROW 26

2.3 LAP Framework- Strategies Reclaiming Public spaces The central idea is to integrate institutional assets for leveraging their socio-cultural character into the urban environment by proposing connections within the institutional land and activating the dead edges by making them porous, giving visual and physical accessibility.

Increase the recreational green spaces and green cover, with efficient use of underutilized open spaces and street design and plantation Create Active and safe public spaces along the BRT Corridor with connected edges

Increase in greens

Street plantation

Integration of Institutional assets

Public routes through institutes

Frontages for active and safe Public realm

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Diverse Built-Form

Identification of zones which have potential to consume 4 FSI and form high density development on the basis of the street widths, further density, transit and assets establishing varying urban character.

To maintain a coherent urban character through the major transit corridor built-to-line development is proposed. For the final density distribution, the plots not able to consume 4 fsi shall transfer the development rights to the plots abutting wider roads and can go upto 70 m in height.

Amalgamation of smaller plots and increase of road width is suggested to utilize benefit of FSI.

INSTITUTIONAL DISTRICT

ASSETS

CENTRAL DISTRICT

ASSETS

RESIDENTIAL DISTRICT

COMMERCIAL DISTRICT

ASSETS

TRANSIT DISTRICT

Built-to-line Podium Mixed Use

PROPOSED BUILTFORM

3<FSI

SPRING 2021

FSI≥4

ASSETS

Mixed Use with arcades for Continuous Frontage

High Rise Mixed Use + Mid Rise Affordable Housing

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2.4 LAP Framework- Ambawadi The LAP framework set thus achieves the goals by creating strategies that affect the entire area at large.

It focuses strongly on 5 points, which are integral factors for re-imagining the entire area.

1. Shorter block sizes for better walkability.

2. Re-imagining institutes in terms of better access and creating opportunities for public realm.

Mid rise residential zones Built to line, high rise podium typology for consistent character along BRT

In G

3. Creating identity of each zone defined by existing character and impact of transit routes on area.

4. Improvement in green cover through re-design of streets.

5. Guiding the built form in response to the existing character, effect of transit zone and established identity.

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Impro and com shorter b

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Integrating institutional blocks- porous edges and better accessibility

oved accessibility mplete networkblock perimeters

ncreasing Green Cover

Built to line, high rise podium typology for consistent character along BRT Mid rise residential zone

0

150

500 250

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High Density Mixed use District

Institutional District

Mixed use Residential District

Recreational Open space

MRT Station Pedestrian Priority street

1000 m

BRT Stop AMTS Stop 30

03

DETAIL PROJECT STRUCTURE The chapter deals with demonstrating the strategies of LAP framework at smaller scale by selecting a part of overall area.

3.1 Transformation Project- Identification and context Ahmedabad’s Identity- Educational Institutes

Indian Institute of Management

Source: IIM website

CEPT University

Source: Quora

NID

Source: National Herald

Educational institutes have long been identity of Ahmedabad, and their immense impact on education, along with financial, social and cultural impact cannot be overseen in development of the city.

The spatial dilemma of Educational Institutes

However, all these institutes sit as enclosed entities within the city center, even as the surrounding area develops. T from the city.

Under the vision of TOD, the issue demands efficient strategies to integrate these spaces with the city at large, and city through utilizing the land more equitably.

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Within Ahmedabad as per AUDA, over 20 kms of area comes under educational zone, within which the core of the city has various major institutes, and in Ambawadi, over 32% of area falls under educational institute zone.

This urban structure raises multiple concerns as such large parcels of land are left as isolated islands disconnected

d to explore the role educational institutes can play in offering responsive development aligned with growth of the SPRING 2021

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3.1 Transformation Project- Identification and context

132 Ft RING ROAD

To explore the idea of integrating the institutes within city under LAP framework further, the site is selected with a prominent educational institute.

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The site is located towards southern edge of the delineated LAP boundary.

The larger locational context clearly indicates that the site faces immense development pressure from surrounding areas which are redeveloping rapidly as TOD zones.

It has a strong transit character owing to its proximity to both BRT and MRT stations, indicating potential rapid development.

CN Vidhyalaya, one of the most prominent educational institute is located towards eastern edge.

The area is primarily residential, with the institute acting as the anchor for the surrounding area.

Transit district

Institutional asset

CN VIDHYALAYA

PALDI

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3.2 Transformation Project- Reading the site Site: Connectivity

Key Map

Institutional Area: 29.5 Ha Residential Area : 13.2 Ha The site has excellent public transport connectivity through Manekbaug BRT located on 120 ft ring road, and through proposed Shreyash Metro station located at southern edge.

Bhudarpura Road is primary road within site providing connectivity between 132 ft ring road and New Ashram Road CBD. The site is defined by strong edges towards western side formed by Shreyas flyover, while the southern edge has Ahmedabad-Botad railway line running between 12 m wide road and Metro line.

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BRT Main Road

CN Vidhyalaya

Low rise residential zone

Bhudarpura Road

Shreyas MRT

Street network

08 % under streets Streets form for 8% of total area, and 25% of residential area.

While 120 ft ring road, and Bhudarpura Road act as arterial connections, the 12 m streets along residential areas become collector connections.

Internal streets are relatively narrow, ranging from 9m to 3m.

Built-Use

94 % under residential The area can be observed as 2 separate zones, with CN Vidhyalaya as institutional, and surrounding area as any typical neighbourhood.

The surrounding area is heavy residential zone with over 94% of built use as residential. Few mixed-use and commercial use is observed along the arterial streets.

82 % of buildings contribute to old housing stock with building age over 30 years old.

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3.2 Transformation Project- Reading the site Site: Attributes The area surrounding the site is currently observing major changes in built form with availability of higher FSI. Spatial character of the site is defined by various unique features of the neighbourhood, which guide towards assessing the potential growth pattern as the area undergoes redevelopment.

Surrounding redevelopment With the change in FSI, apartments with 8-10 floors are observed after redevelopment along residential street

Current builtform on site Primarily low rise typology with over 87% of houses have less than 4 floors

THROUGH EYES OF RESIDENTS “We have been here for 40 years, and I like that I see many familiar faces whenever I step out.”

PK Patel, 71

“My kids safety is my first priority.

The school is nearby,but I usually drop them off by car. It’s not safe to walk with so much traffic.”

120

Rashmi, 38

“We all cycle, but if traffic was less, and better infrastructure , I am sure cyclists would increase 10 fold!”

Dheeraj Lokre, 47

“It’d be great if we had some nice active places nearby. We do come out to play and meet outside, but better facilities should be there.”

to

2

13

ft.

g Rin

Rd

Prateek Jain, 17

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Ft. R

ing

Rd

Institute as isolated entity

Public Space

Unresponsive edge

Underutilized community center with unmaintained basic amenities

Continuous wall along railway line runs adjacent to Shreyas crossing Rd leaving edge non porous and unsafe not responding to metro station

Bhudarpura Rd

CN Vidhyalaya act as an isolated island between surrounding residential area

Re

ntia l Rd

to

2

13

ft

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ya

Rd

Sh re

g

in .R

sc

ro s

sin

g

Rd

side

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3.3 Transformation Project- Anticipated development Potential Built Form To understand the challenges the area faces due to rapid redevelopment regulated by proposed LAP, a potential growth pattern on the site is projected.

The residential area comprises of various Co-operative housing societies, apartments, and free hold plots.

The newer development can be seen as affordable housing development which have mid-rise apartment typology.

Educational land Co-op housing Societies Apartments Free hold plots Affordable housing Public plot- AMC

The housing societies will result into large plots after redevelopment with over 3000 sq m of area which will follow LAP guidelines for built form.

39

Low-rise apartments occupy large plots which can immediately go for redevelopment without the need for amalgamation.

Free-hold plots with avg. plot size 350 sq m will need to amalgamate. However, limited growth will be seen along narrow internal street due to height limitation.

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Current built character

Spatial character projects a sparsely populated area with lowrise development

Expected built character

Anticipated built form will be typically mid-rise apartments and high rise along transit corridors SPRING 2021

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3.4 Transformation Project- Challenges

As the site undergoes transformation and the population density of the area increases, the site is contextually exam addressed to align the overall growth of the site with the set goals for the Ambawadi area.

Isolated Institute

CN Vidhyalaya covers 29.5 Ha of the area, and as understood, sits at the core of rapidly developing area.

However, the institute still retains its isolated character with strong edge formed by boundary walls on all sides and only 2 regulated entries located towards north and eastern edge.

The internal network of the institute creates dead ends while the scattered built form disrupts the overall urban structure of the area.

With the availability of 4 FSI, the redevelopment of institute needs to be guided to better integrate the institute with the surrounding area.

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mined within the proposed larger LAP framework to identify the issues and challenges that will need to be

Indeterminate street character

Streets in any Indian city, or even world-wide act as essential, yet extremely complex public space utilized by various stakeholders.

In current scenario the street guidelines are set in generic manner which deal with addressing the basic need of infrastructure improvement. The umbrella approach thus neither responds to the identity or character of the area, nor aligns with the goals of TOD. In that aspect, the existing street guidelines need to be built upon through redesigning of the streets rooted in contextual understanding and aligned with goals set for the growth of the area.

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3.5 Transformation Project- Design Intent

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Design Intent The design intent for the area thus focuses on addressing the above challenges in comprehensive manner through envisioning the neighbourhood as a connected urban ecosystem that is rooted sustainable urban growth while simultaneously creating inclusive and vibrant urban spaces that responds to all users In that respect, the goals set for the neighbourhood are:

01 Integrating Institute

02 Re-imagining Streets

Responsive integration of the institute for improving the connectivity and enhancing the overall urban structure.

Reimagining the streets as the arteries of life which responds to anticipated high density growth.

These challenges are each taken up as projects to explore the strategies in detail that will be in conjunction with the envisioned development under LAP framework.

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04

Integrating Institute The following chapter elaborates on trigger project-1, which deals with idea of integrating the school with surrounding area

4.1 Integrating Institute- Existing condition and context

Existing Scenario

In the existing scenario, the intitute comprises of 4 separate zones: 1. Educational zone with multiple schools and hostel facilities located towards eastern part accessed through eastern entry which is used by students upto higher secondary level.

2. Fine arts college located towards northern edge 3. Hostels for located at southern edge for students enrolled in post-school studies 4. The sports and cultural zone with open play grounds and performance centre. This zone is allowed regulated public access.

1 Fine arts college area

Educational zone

Hostels and campus living

2

Sports and cultural zone

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Porous edge- boundary thr

ough metal fencing

Defined internal zones These zones contain various buildings with different programs, and each zone is defined by a porous boundary edge creating a “campus within campus” spatial structure inside the larger area of institute.

Dilapidated structures The institute is one of the oldest establishment with major existing structures built over 80 years ago.

A lot of buildings are in dilapidated condition and lack modern amenities.

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4.2 Integrating Institute- Development model Instigating factors

As mentioned earlier, the institute has been operating since 1933, and most of the structures and infrastructure are in antiquated condition.

However, the availability of FSI provides an opportunity to re-imagine the institute.

In current scenario, 2 major factors act as instigators for the redevelopment.

1. Improvement in terms of capacity

As the surrounding area undergoes redevelopment, there will be exponential increase in population of the area. With increase in population density, a high rate of students influx is anticipated and thus the existing infrastructure will need to be improved to accommodate increased capacity.

2. Updated education policy-2020 The education policy introduced in 2020 outlines various factors which will greatly impact the facilities and infrastructure required in the institutes.

Among multi-fold parameters, the following 3 might have most impact in dictating improvement in infrastructure and amenities: Digitization and AI based learnings in classrooms 47

Additional subjects and application based learning

Improved facilities for teachers URBAN TRANSFORMATION STUDIO

Development model The instigating factors provide the base for formulating a framework for development model. The core idea is focused on integrating the institute while simultaneously efficeintly utilzing the land.

LAP FRAMEWORK

In that regard, the development model will is achieved through two-fold process operating under both LAP, and framework for master plan of the campus focused onProviding better connectivity through campus without disturbing current functions • Under LAP framework, new connections through institute are established ensuring coherence of current use and functions.

• The connections are to be part of LAP framework set for Ambawadi and the institute shall be required to follow the same during the redevelopment of institute.

CAMPUS MASTER PLAN

Potential for better land utilization for improved infrastructure and utilization of FSI

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• The campus master plan will set the framework for expansion of current campus in conjunction with established network.

• The unutilized FSI, if so remains after campus development, will be allowed to be sold off through TDR mechanism.

Integrate with the city at large through opportunities for public realm • The design of internal network will explore the opportunity of creating active public realm that is inclusive of all users and is unambiguously part of public domain.

• The internal connections will remain as part of campus under public domain, and shall be counted for FSI. 48

4.3 Integrating Institute- Strategies In keeping with the development model for institute, following strategies are implemented:

Connectivity

The internal connections are established with an intention of retaining the existing spatial zones based on current uses.

The proposed connections are based on following framework1. Creating missing links to complete existing street network

Plot sold for p developmen

2. The existing internal network is bought into public domain and extended to integrate with the larger existing streets.

Land parcels development

3. The connections are further divided based on users as vehicular, pedestrian and regulated routes.

Inte int ex

The campus development focuses on efficeint utilsation of land that not only allows for expansion of existing facilities, but also improves the overall urban structure of the area The campus development framework focuses on 2 aspects: 1. The internal land parcels are utilsed for campus expansion with zoning done as per existing land use and internal connections.

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2. The land parcels along external edges, adjacent to residential area are sold off for private development. The growth model allows for revenue generation for campus improvement and also opens up more developable parcels.

Existing entry poin

Existing entry poin

Existing entry poin

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Expansion of arts campus

Upgraded sport’s grounds

Expansion of school facilities

Sport’s Centre

private nt

Relocated gymnastic hall

Expansion of hostel facilities Plot sold for private development

tions nnec o c l erna ith k ted w twor tegra treet ne s g xistin n nectio n con ia r t p s o t e Ped BRT s ed to d n e t ex

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4.4 Integrating Institute- Design Internal connections design

The internal connections are designed to create dedicated pedestrian lane, and the vehicular lane is imagined as shared street. The entire campus will be designated as slow speed zone and regulations set on seed limits to ensure safety.

The guidelines for campus may allow edges of each zone within campus to have porous edges with open green spaces aligned towards established connections.

Signages for ease of identification and clear distinction between public and private access

Internal restricted routes with no public access

Key Map

Shreyas MRT Stop

Manekbaug BRT Stop

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Internal time regulated routes with limited public access URBAN TRANSFORMATION STUDIO

Open/common spaces of hostels and institutional clusters aligned wiith internal public connections

Designated seating spaces for all users

Internal landscape open to public access

Publicly accessible routes with defined paving materials

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4.4 Integrating Institute- Design The design offers a unique ground for interaction between community and institute, laying a strong foundation for an integrated urban system.

Sitting spaces for passive interaction with sport’s activities

Bike sharing facilities and renting system within campus

Dedicated p walkway wit paved mate

Integrated structure The internal connections are imagined as part of larger public realm by providing opportunities to engage in various active and passive recreational activities.

Inclusive and active A entire shaded pathway acts as an active lane which offers various activities for all users.

Sustainability The continuous green belt will not only improve green cover, but shall be used for storm water management.

Key Map

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pedestrian th porous erial

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Storm water management through continuously running green belt

Informative sign-ages for passive educational engagement

Pedestrian priority internal access within campus

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RE-IMAGINING STREETS The chapter illustrates the design proposal for the streets with respect to the goal set within the vision for this studied area

5.1 (a) Re-imagining Streets- Context STREET-1 : RESIDENTIAL STREET

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The 12 m residential street currently has an inactive and unsafe character with continuous boundary walls as edges on both sides.

With the proposal of campus redevelopment, the school edge will result into residential development.

To respond to the residential character, the street is re-imagined as a neighbourhood street which can offer various interactive spaces for the residents, while being safe and child-friendly. This would be the link between residential neighbourhoods as the density of the area increases.

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5.2 (a) Re-imagining Streets- Strategies

Effective utilization of margins through street guidelines

Right-sizing the carriageway to accommodate more functions

Programming to respond to needs of residents

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5.3 (a) Re-imagining Streets- Design Residential Link

Shared street with regulation on vehicular speed

Margins utilized for public walkway

Active street front through ancillary residential activities

The street allows for various amenities that respond to the residential character of the area.

The carriageway has been imagined as speed regulated shared street, which is reduced in width and offers more space for other functions.

Key Map

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Common vehicular access between adjacent plots

Access to internal campus connections

Dedicated green edge for tree plantation

Vendor’s Plaza

Cycle stands

Sitting spaces

Children Play

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5.3 (a) Re-imagining Streets- Design The street character is envisioned to be child-friendly, with various activities along the social corridor created along the street edge providing interaction and engagement opportunities within the community.

Ancillary residential uses activating the street front

Plazas for floating vendors

Dedicated stands for

Key Map

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d parking cycles

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Dedicated continuous green edge for tree plantation

Shared street with regulation on vehicular speed

Porous/ green compound walls to allow for visual access

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5.4 Re-imagining Streets- Specification and guidelines Street Section

As per GDCR 61

4.5 m 6m

1.5 m

7.5 m 7.5m

1.5 m 3.0 3 mm

street

path

Social Walking Walkway Active Corridor path lane

Tree line

Margin (4.5 m)

Carriageway (12 m)

4.5 m

Tree line

33m m

Tree line

The section represents intended street design with dedicated walkways and tree line through margins along the bu cillary residential uses on ground floor. The rest of the carriageway is right-sized for creating a dedicated “social co programs.

Carriageway Shared

Tree Walking Walkway line Margin (4.5 m)

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12 m

4.5 m

uilt edge, activated through providing anorridor” which can accommodate various

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Guidelines

The guidelines are set to ascertain the imagined character and built form for the residential neighbourhood:

Shared entry between adjacent plots to limit disruption along walkway

Common plot encouraged to align with the residential street to allow visual access to private green spaces

Shared entry between adjacent plots to limit disruption along walkway

The plot boundary must allow visual access through use of porous boundary edges 62

5.1 (b) Re-imagining Streets- Context STREET-2 : RAILWAY EDGE

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The 12 m residential street along railway track currently act as a parking lot, with a wall creating a solid edge disrupting the connection to the Paldi area.

Furthermore, the current built form does not responds to the proximity to Metro station with restrictions on building heights.

Thus, the re-imagined street focuses on creating a strong “destination” character for the street, which will lay foundation for guided growth that capitalizes on the proximity of the Metro station through built form and responsive street design.

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5.1 (b) Re-imagining Streets- Strategies

Allowing higher building heights, and commercial use to capitalize on proximity to metro station

Integrating the unused railway land with the overall street design to create a green edge

Programs along green edge to respond to the character of the area

The built form with higher height to densify the edge, with commercial use on ground floor to respond effectively to metro station. The street as a green corridor along the metro line with various programs that respond to commercial use in buildings and general commuters.

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5.3 (b) Re-imagining Streets- Design

The proximity to metro station provides unique opportunity for the commercial development and demands built form that responds to high density development.

The area is thus re-imagined to be characterized by high rise built form along the edge, with strong mixed use character achieved through commercial use along the street edge.

Commercial floors at lower floors to activate the area

Regulated street with no private vehicular access

Margins utilized for public walkway

Key Map

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Pedestrian connections through margins

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Linear park with various multiple flexible spaces

Dedicated cycle rent and parking stands

Continous green edge along the railway track

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5.3 (b) Re-imagining Streets- Design The green corridor is defined by a strong “green edge” along the railway track, through plantation of native flora.

The activities along the green edge respond to the commercial use by providing various spaces curated for diverse users with strong focus onoffice workers, and commuters.

Green belt along railway track

Sitting spaces for workers/commuters

Digital elements for public use

Key Map

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Pe to wa

ervious pathways improve ground ater recharge

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Cycle rent/share options along the entire transit corridor stretch

Storm water management through continuously running green belt

vehicular free zone, with dedicated suttle path

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5.3 (b) Re-imagining Streets- Specifications and guidelines Street Section

The section represents intended street design with dedicated walkways and tree line through margins along the bu street. The carriageway is right-sized and unutilized space of railway land is used to create a green link with various Continuous linear park with activities focused on diverse users

High density development through improved threshold for building heights Dedicated shuttle route connected with larger E-mobility network

RESIDENTIAL RESIDENTIAL

Increase in green cover and water management

Commercial uses aided by transit corridor and linear park

RESIDENTIAL RESIDENTIAL AMENITIES COMMERCIAL COMMERCIAL AMENITIES

COMMERCIAL

4.5 m 1.5 m

Walkway

As per GDCR 69

Tree Line

Walkway (6 m)

6.0 m

Carriageway

11.5 m

Green Corridor

Carriageway (12 m)

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Railway margin

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Railway margin

Railway land utilized (5.5 m) URBAN TRANSFORMATION STUDIO

uilt edge, with commercial use along the s programs along the stretch.

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On-grade easy crossing for direct connection with neighbourhood

Guidelines

The guidelines are set to ascertain the imagined character and built form for the mixed-use neighbourhood:

Front margin to be 6 m to increase the road width, allowing higher height (45 m).

Additional FSI can be gained through TDR

Podium upto 12 m (4 floors) can be utilised for commercial purpose

Green linear park along metro

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Higher development through TDR will require additional green spaces which can be accommodated on above floors 70

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CONCLUSION

6.1 Conclusion- Comparative data

Block Sizes

EXISTING SITE

The existing site indicates large block sizes, with less area under public domain and no availability of develop-able parcels to accommodate the density influx in the area.

The isolated institutional area within the delineated site contributes to much of the existing scenario.

Existing average block size

680 m

Existing average block size

550 m

TRANSFORMED SITE

The transformed site has better connectivity through shorter block sizes, and the area under public domain is increased by 4.5%.

The campus redevelopment allows for opening up 3.5% of area within site for private development which can accommodate the increased residential density.

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Area under public domain

Develop-able parcels

Area under public domain

08 %

Develop-able parcels

0%

Area under public domain

12.5 %

Develop-able parcels

3.5 %

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6.2 Conclusion- Transformation redeveloped campus

Internal connections Neighbourhood Link

Upgraded Community center Green Corridor

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Community users

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Students

Commuters

All user group

Vendors

Children

Workers

Elderly

Common users

Youth

Recreational users

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The institute reinforces it’s identity as an anchor for the surrounding area through enhanced urban structure and accessibility that aligns with the larger vision for the city and offers opportunity to explore various possibilities of recreation in public domain.

The corridor along transit route is programmed to create strong activity zone for the neighbourhood and improve the spatial character of the transit area focusing on diverse users.

The internal zone of the neighbourhood sets a paradigm where the existing residential character is strengthened through re-imagining the street as a neighbourhood link which revives the community attributes of public space through careful programming.

The transformation of the area is thus imagined as a well integrated neighbourhood, that acts as an urban ecosystem with a series of vibrant and inclusive spaces that responds to distinctive character of the surrounding built environment as well as various stakeholders.

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Urban Transformation Studio | CEPT University