Local Area Plan - Yeswanthpur, Bengaluru

Bengaluru Local Area Plan An Approach to make Yeswanthpur one of Bengaluru’s CBD using TOD model

Arjun Gowda K N | PG190184 | UERP Studio Guided by Prof. Hersh Bhasin, Prof. Jignesh Mehta and teaching associate Shyamantika Sarkar, Arun Kumar

Preface

This portfolio is a compilation of the work done as part of the UERP Studio 2020. The primary objective of the studio was to develop the core competencies necessary to formulate a local area plan. The semester was divided into four iterations, each lasting four weeks and focuses on analyzing the existing situation, proposals, zoning, and preparing a detailed development plan with cost estimates. The last part concludes the studio exercises with the key learnings and reflections on the pedagogy.

Site Context

Bengaluru is the capital of Karnataka, is located in the southeastern part of India, and it shares its administrative boundary with Tamil Nadu. Known as the Silicon Valley of India is the center of India’s high-tech industry.

The Study area has regional connectivity through railway connectivity and city-wide connectivity through metro and bus terminus. The site a mix of old and new Bengaluru, with a lot of potential for better utilization of land. The plan focuses on contextualizing these unique characters and provide multiple transit choices for daily commuters through a transit oriented development by means of a local area plan.

Contribution Group Work Proposals made in groups of four members Group Work Lead Majority work done by author in the group Individual Work Work done by the author.

Contents

A

Initial Understanding and Exposure

B

Existing Situation Analysis

2.10 Proposed Road Network 2.11 Regulations 2.12 Regulations for High Intense Zone 2.13 Redevelopment: Sandal Soap Factory 2.14 Redevelopment: Mysore Lamp Factory 2.15 Station Area Plan 2.16 Envisioned Built Form 2.17 Land Reconstitution 2.18 Project Finances

1.1 Mumbai Port Trust-LAP 1.2 Development Feasibility Assessment

2.1 Overview 2.2 Bangalore TOD Policy Institutional Framework 2.3 Spatial Growth of the City 2.4 Analysing Land and Built Character 2.5 3D Assessment 2.6 Issues & Potentials 2.7 Vision Articulation 2.8 Concept and Vision Statement 2.9 Master Plan

C

Learnings

3.1 Key-learnings & Reflections

Part A: Initial Understanding and Exposure

1.1 Mumbai Port Trust Local Area Plan Purpose/ Vision Transformation of Mumbai Port area into a Sea Transport & Tourism Hub that can serve as a benchmark for port areas in metropolitan cities across India.

Planning Context (micro to macro)

Source : HCP Pvt. Ltd. 1

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Mumbai Metropolitan Regional Plan 2036 (section 16 of the MR&TP Act, 1966) focuses on identifying urbanizable areas for future growth.

Area: 4,355 Sq.km

Greater Mumbai DP 2014-2034 MbPT is located in the south-east part.

Area: 434.5 Sq.km.

MbPT Mater Plan proposed for an area of 966 ha. The plan is prepared by the MbPT-Special Area Planning Authority (section 40(1b)) Area: 9.66 Sq.km.

Study area consisting of Coal & Grain Depot Estate, Haybunder Estate, Darukhana, and Bunders.

Area: 3.7 Sq.km.

Road Network

Proposed Land Use Commercial

Built v/s open (private & public) 70m ROW

Residential

30m ROW

Port Operational Zone

18m ROW

Port Allied Activities Harbour / Bay / Basin Playground / Park Port Eco-Tourism Tourism Garden Public Utility

There is a shift in land use from industrial to Tourism related activities

Wide ROW planned to facilitate the development of high rise buildings.

55% Public Open

6% Private Open

36% Built Space

3% Water Body

Inferences

62% area for open spaces Lung space was needed in the dense, compact city

10% area for residential use with affordable housing zone

Focuses on conservation of ecosensitive mudflats and mangroves that attract migratory birds

Improving connectivity by introducing local ferries to different parts of the city

Since the early 2000s, all major port activities have been shifted to JNPT and the area has since been underutilized. Considering the land’s location and real estate value the new proposal aims to take advantage of its potential by redeveloping it has a waterfront development.

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1.2 Development Feasibility Study Towards Doddaballapura

Area Summary and Bye-Laws Followed

Yelahanka Railway Station Towards Hyderabad / Airport

Allalasandra Lake

Towards Kempegowda Bus Station

Privately owned greenfield site that is located to the north of Bengaluru and is adjoining the National Highway (ROW 45m) which leads to Doddaballapura. It is also located close to a lake and hence has the potential to be developed as a residential/commercial due to its connectivity.

The closest railway station is 1.5km away and the international airport is 20km away.

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Plot Area

5,360 m2

Permissible FAR

3.258,500 268 m2

5% plot area reserved for civic amenities

536 m2

Parks and open spaces required (10%)

16,549 m2

Permissible built-up area (Plot – CA)

2,860 m2 (GC:50%)

Minimum setback Provided

15m

Permissible Height (for setback of 16m)

No height limit

Parking to be provided for Residential

1 for every dwelling

use (2.5 x 5.5m)

unit

Parking to be provided for Commercial

1 for every 50m2 of

use (2.5 x 5.5m)

built-up area

As per the bye-laws there are three scenarios possible on site :

Scenario A

100% Residential : 158 units

Scenario B

100% Commercial : 74 units

Scenario C

90% Residential : 142 units 10% Commercial : 29 units

Land Cost

Construction Cost

Development Fees

Other Charges

Total Costs

Total Revenue

Profit Estimate

Scenario A

51.92 Cr

65.54 Cr

1.98 Cr

6.45 Cr

124.90 Cr

154.90 Cr

29.99 Cr

Scenario B

51.92 Cr

53.78 Cr

1.98 Cr

6.45 Cr

114.14 Cr

187.17 Cr

73.02 Cr

Scenario C

51.92 Cr

62.92 Cr

1.98 Cr

6.45 Cr

123.29 Cr

159.74 Cr

36.45 Cr

Cost assumptions for the above calculations are based on the prelevant market values

Recommendation to Clients

Recommendation to Authorities

A majority of the upcoming IT companies are being established towards the north of Bengaluru, due to its proximity to the airport and the availability of large vacant land. This would drive the demand for real estate in the area.

As seen from the market feasibility commercial development generates the maximum profit.

The plot can also be developed as high rise apartment as it has a picturesque view of the lake.

Although higher base FAR is available to promote dense development in the mutation corridors, majority of the plots are unable to consume the FAR due to regulation on setback, ground cover, and height limitations.

These regulations can be revised, so that every plot has an opportunity to consume the full FAR. The incentives and regulations for promoting affordable housing development needs to be revised as well.

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Part B: Existing Situation Analysis

2.1 Overview: Planning Context

Bangalore Metropolitan Region Authority - BMRDA Act - BMRDA Act 1985 Area - 8005 Sq Km

Bangalore Development Area Authority- BDA Act - KTCP 1961 Area - 1219 Sq Km

Local Planning Area Authority - BBMP Act - Towns Act 1850 Area - 27 Sq Km

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2.2 Bangalore TOD Policy Institutional Framework

Doddaballapur Road Airport Road

Devanhalli

Land Use & City Maintenance

Old Madras Road

Peenya

Transport BMTC

Whitefield

BMRCL

Magadi Road

Infrastructure

Mysore Road

BESCOM

BWSSB

Mysore Road

Road Traffic Police

Electronic City

RTOs Airport

Coming toward the spatial growth of the city, the majority of the development is towards the northwestern and northeastern

sides. The growth towards our study area is mostly as a result of manufacturing based industries. When we look into the population there has been a high growth rate of 36% and 43% in the past two decades.

Bannerghatta Road

Industrial Zones

Hi-Tech Zones

2.3 Spatial Growth

100

84

80 Population in lakhs

Bangalore is known as Silicon valley of India and is the 3rd most populous city Famous for its IT sector, which has 1.5M working population. It is located in the southeastern part of Karnataka and it shares its administrative boundary with Tamil Nadu.

Hosur Road

Kanakpura Road

58.8

60

43.2

40 20 0

31 7.86 1951

12.06

1961

18.97

1971

1981

1991

GR GR: 43.4% : 43.4%

Bangalore Metropolitan Land Transport Authority

Tumkur Road

BBMP

GR GR: 36.3% : 36.3%

BDA

2001

2011

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2.4 Analyzing Land and Built Character

Existing Land Use

Road Hierarchy

20% 27%

13% 17%

9% 1% 11%

2%

The area is a mix of residential, commercial, and industrial land use.

Open

12%

Private Open 64%

Even though the area has high open space, the majority of it is in the private realm.

20.4 km Collector

There is a lack of east-west connectivity due to the railway line.

High

Low

Majorities of the building in Yeswanthpur are more than 40 years old.

PT Integration of Metro Stations

Land Ownership Private 67%

4.9 km Arterial

Local 19.8 km

Redevelopment Potential

Built vs Open Built 24%

Sub-Arterial 9.1 km

Central State 15% 18%

Yeswanthpur provides regional connectivity due to the railway station and bus terminus

Sandal soap metro station has city wide connectivity Large parcels of land is Govt. owned

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The area has multiple transit choices

Yeswanthpur Metro Station Sandal Soap Metro Station

2.5 3D Assessment

Diversity

Landuse

15% 2%

29%

Yeshwanthpur Metro Station

2%

Built

15%

Open

25%

19%

Income

Job Density

30%

Landuse

MIG

Public

27%

25%

17%

HIG

Green Open

Residential

43%

Utility

2% 23%

Transportation

2%

Permissible FAR: 2.5

Working 36,712

Built 20%

Open 23%

Income

Job Density

8%

75%

No predominant land use HIG is mostly in the Sandal soap area due to the recent development of high rise apartments

Private Open 57%

1.4 0

17%

25,676

Average FAR Consumed

0.52sqkm 0.24sqkm 0.33sqkm 1.18sqkm 34.9k wf 16.7k wf 6.5k wf

HIG

Non Working

Avg Block Size - 125m x 125m

(15807 sqm) Block Perimeter - 519 m

Road Intersections: Dead Ends - 13 2 Intersections - 45 3 Intersections - 05

Built vs Open

26% 5%

Total builtup area & work force

LIG MIG

56%

0.8 0

Industrial

Private Open

Average FAR Consumed

0.45sqkm 0.08sqkm 0.01sqkm 0.18sqkm 30.5k wf 5.9k wf 256k wf LIG

Inference

36%

Design

Built vs Open

1%

Total builtup area & work force

Commercial

Sandal Soap Factory Metro Station

Density

Permissible FAR: 2.5

Working 58,151

Non Working 38,248

Sandal Soap: Higher FAR consumed due to high rise. More job density due to recent IT companies that was established.

Average Block Size - 317m x 317m

(101040 sqm) Block Perimeter - 1256 m Road Intersections: Dead Ends - 01 2 Interactions - 06 3 Intersections - 02

Larger blocks in sandal soap due to large industries and private apartments.

Poorly organized streets UERP Studio 2020

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2.6 Issues & Potentials Issues

Lack of seamless connectivity between the Metro Station, Bus terminus and Railway Station Underutilized government land Unorganized spaces for street vendors & hawkers Huge block sizes & lack of pedestrian network

Potentials

Redevelopment of government plots Establishing regional connectivity with a Multi-modal transit hub Organized and dedicated spaces for the vending and parking.

Ensuring active frontages and by incentivizing commercial use on the ground floor.

2.7 Vision Articulation Envisioned Character for Sandal Soap Factory: To promote the existing trends of mixed-use high rise development around Sandal Soap Metro Station and develop it as one of the CBD of Bengaluru.

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Envisioned Character for Yeswanthpur : To improve Yeshwanthpur by enhancing the existing transit nodes as a Multi-modal transit center with a business oriented commercial development.

Street Network - Completing the road network - Encourage NMT with facilities for pedestrians on major streets.

Multimodal Integration Provide transit choices that improve mobility & people’s lives.

Retaining Green Space -Ensuring proper maintenance of existing green cover.

-Providing green along footpaths to help create pedestrian friendly network.

Compact Development - Maximize Land Utilization along the metro line.

- Promote Mixed Development.

- Rephrase DCR to implement TOD.

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2.8 Concept and Vision Statement “To enhance the existing transit nodes that provide regional connectivity, which would help decongest the city core as well as provide alternative transit choices and strengthen the existing economic activities with a compact development that has a walkable street network” 1 Connectivity

3 Multimodal Integration

2 Walkable Community

4 Compact Development

West of

Chord

5 Enhancing the existing economy

6 Retaining/Encouraging the existing green cover

7 Zoning Approach

Road

Dr. Rajkumar Road

CV

r Rd

ku Tum

d Roa n a am

R

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2.9 Master Plan 1. Road Network : East west connectivity, reorganizing streets, parking management

2. Zoning : High and standard Intensity 3. Public Realm : Organizing street vending,

relocation of local market, development of city level recreational areas

4. Station Area Plan : Multimodal

integration, smooth passenger/Traffic movement, passengers segregation

5. Redevelopment of Public Plots:

Development based on land potential, allocating social housing on public plots, open spaces as neighbourhood open parks

6. Organizing Informal economic activities : Redevelopment of APMC market,

formalizing dedicated vending spaces, prioritizing the social character of the area

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2.10 Proposed Road Network Green Network Existing

Proposed

5.82 ha

17.1 ha

NA

25.93 km

Existing

Proposed

Yeswanthpur Metro Station

2.18 km

1.1 km

Railway Station

1.5 km

1.0 km

Yeswanthpura Bus Terminus

1.8 km

0.5 km

Area Length

Loops

Existing

Proposed

4,60,805 m2

10,15,272 m2

12.5%

27.65%

Total Road Length

54.37 km

54 km

Arterial

4.98 km

6.73 km

Sub-Arterial

9.15 km

19.20 km

Collector

20.44 km

19.20 km

Local

19.80 km

14.37 km

Total Area Area under Roads (%)

Block Size Existing

Proposed

Avg. Size

145 x 145m

100m x 100m

Perimeter

580m

400m

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Standard Intensity

Key Map

High Intensity

2.11 Regulations

Minimum 20% of the total built-up area to be provided as affordable housing for obtaining additional FAR, which is transferable within the same zone.

To promote commercial space, the commercial built-up area in the ground floor would be free of FAR. The commercial space can be provided only towards the edge of the plot, towards the road.

When a plot is abutting two roads, the higher road hierarchy regulations are applicable 13

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ROW

F.A.R Base F.A.R

Purchasable

TDR

Incentive for AHU

Max. Permissible

Above 10m

3

0.75

1.25

1

6

10m & Below

3

NA

1

1

5

ROW

F.A.R Base F.A.R

Purchasable

TDR

Incentive for AHU

Max. Permissible

Above 10m

1.75

0.5

0.75

1

4

10m & Below

1.75

NA

0.5

1

3.25

Incentive for Minimum 25% of AHU

Mixed Use as Permissible uses

5400 sqm

per 490 sqm

Sub-Arterial Road

Incentivising Commercial on ground floor

GC: 75%

GC: 60% Arcade 4m

Sub-Arterial Road

2.12 Regulations: High Intensity Zone Ground Cover: Max 75% (Plot<5000 sqm); Max 60% (Plot>5000 sqm) Arcade: It is mandatory for every plot abutting arterial and sub arterial roads to provide arcade towards the road. This arcade walkway would be free of FAR. Arterial road: 4m wide and 8m height Sub-arterial roads: 3m wide and 4m height Built to line: The buildings along all arterial and sub arterial will be built to line Plot Margin: If the plot is less than 5000 sqm: Front & Side Margin: No front and Side margin is required, the building should not exceed the plot boundary.

Rear Margin: The built-footprint should not exceed the ground cover.

If the plot is more than 5000 sqm: 10m setback on all side is mandatory, on the ground floor. This space can not be utilized for parking or any other activities.

Step-back: Above 16m height the build to line will be from: Upto 30 m building height- 3m; Upto 50 m building height- 6m; Above 50 m building height- 10m This space can be utilized as a open garden, open restaurant or for any other semi-open purpose.

Mixed Use as per Permissible uses

Incentivising Commercial on ground floor & Mandatory 4m double height arcade Designated Vending space Metro Line Bicycle Track

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2.13 Redevelopment of Government Plot: Sandal Soap Factory Key Map

Total Area: 1,63,724 sqm Existing Land Use: Public/Semi-Public Land Ownership: State Govt

Public reserved open green: 4.3 ha (26%) Developable land area: 12.07 ha (74%) Proposed Zone: High Intensity Zone

Utilized Land: 30 percent The existing sandal soap factory was established 104 years ago. One of the earliest development, which acts as a landmark in the City.

To create a historic landmark for the city, which will attract regional level tourism.

Reduced block size to improve walkability.

Commercial based tourism development envisioned

Sandal Soap Metro Station

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Metro Line

Community level park

Retaining existing sandalwood trees

2.14 Redevelopment of Government Plot: Mysore Lamp Factory Total Area: 1,16,794 sqm Existing Land Use:Public/Semi-Public Land Ownership: State Govt Public reserved open green: 5 ha (42%) Developable land area: 6.67 ha (58%) Proposed Zone: High Intensity Zone Balance of commercial and residential development

The Mysore Lamp Factory was shut down in 2002. Since then the land has not been utilized for any other purpose.

Mixed use development with commercial spaces with retail as well as office spaces along with residential spaces with provision for EWS,LIG, and MIG.

Dedicated Mix use proposed as Community market space per market demand level park

Key Map

commercial in ground floor to promote interactive street

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2.15 Station Area Plan Total Railway Station Area: 19 ha Proposed Zones Railway line: 5.06 Ha Total Developable area: 13.94 Ha Public Park: 2 Ha Proposed mix-use : 11.93 Ha 73.3%

26.6%

Linking the transit nodes with a skywalk along with amenities like travelator and retail kiosk to reduce the distance to 500m.

To create a single complex of metro, railway and bus terminus.

1.1%

A public park is proposed right next to the station, which can act as a recreational area for travelers as well as the locals.

Zone: High Intensity Zone

Proposed use: Mix of Residential and commercial, Predominantly commercial (Due to its proximity to Yeshwanthpur market)

Built to line with Provision of Arcades Proposed Bridge

Foot

over

Metro Line Yeswanthpur Railway Station Yeswanthpur Metro Station

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2.16 Envisioned Built Form Floor Area Ratio (FAR) Existing

Proposed

1.5

3

Avg. Block Size

Mysore Lamp Factory

Avg. Size

Area Under Road

Green Open

Existing

Proposed

Existing

Proposed

Existing

Proposed

145 x 145m

100m x 100m

12.5%

27.6%

5.82 ha

17.1 ha

Sandal Soap Metro Station

Sandal Soap Factory

Station Area

Yeswanthpur Metro Station

APMC Yard

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2.17 Land Reconstitution Total number of plots – 3768 Total number of plots non developable – 594 (93946 Sqm) 1. TDR method Total Area applicable for TDR21,97,233 Sqm Total estimated TDR value-2148 cr 2. Land to Land Value Total Land for land value-723 cr 3. Land Acquisition Total estimated Compensation for land acquisition- 1,447 cr

Guidance Plot Plot ID Zone value(in owner Rs) 747

HIZ

1101

HIZ

Existing Re developable/non Deducte Remaining Existing Plot use Plot Redevelopable/ d area area BUA area unaffected

85,000 Private Residential

727

308

419

Redevelopable

2,181

Private Residential

406

304

102

Non_developable

1,218

85,000

Case 1A: If the Plot is Redevelopable after deduction Plot no - 747 Existing FAR - 3 zone - High Intensity zone Proposed FAR - 3 Guidance value - 85000 19

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Incentivized FAR 2 times lost area= 616 sqm

Total BUA = 1,873 sqm

Total built BUA as up area on Base Final Plot area Incentive(2 final FAR After deduction times lost deducted BUA) plot 3 419 616 1,873 3

102

NA

NA

Case 2 If the Plot is NonRedevelopable after deduction Plot no - 1101 Existing FAR - 3 Proposed zone - High intensity zone Compensation factor = 3 Guidance value - 85000

Market value NA 1,70,000

Applicable Value to be TDR TDR Compensated Factor Incentive (in sqm) NA 13,80,40,000

NA

NA

3

1,218

Remaining plot area 102 sqm Deducted Plot area = 304 sqm Hence Non Redevelopable after deduction TDR area = Original plot area x compensation factor TDR of BUA = 406 x 3= 1218 sqm

2.18 Project Finances Costing Summary Roads Network

₹ 217 Cr

Parks`

₹ 13 Cr

Water Supply

₹ 118 Cr ₹ 682 Cr

Construction on public Plots

₹ 214 Cr

Stormwater

₹ 49 Cr

Sewage

Total Infrastructure Cost

₹ 1,447 Cr Total Land Cost

₹ 2,129 Cr Total Cost Estimate

₹ 71 Cr

Revenue Generation ₹ 921 Cr

Sale of FAR

₹ 1.3 Cr

Development Charges

₹ 315 Cr

Revenue from on-street parking

₹ 209 Cr

Value capturing finance

₹ 142.2 Cr

Revenue from Advertising Boards

₹ 1569 Cr

Rent/lease value of govt. land

₹ 3,157 Cr

Total Estimated Revenue

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Part C: 3.1 Key-learning & Reflections

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The Cities in India are growing at a rapid rate, where majority of the cities are going through urban sprawl. Most cities are unable to keep up with this rapid growth in terms of providing adequate infrastructure.

A local area plan is a planning mechanism, which can be used to implement the master plan of a city for a smaller area. LAP mechanism is used in urban brown-field areas, where development has already taken place. Most of the development authorities are unable to implement their plan due to a lack of financial funding.

This could be overcome through the use of Transfer of development rights (TDR), where instead of monetary compensation, the owner is provided additional built up area which can be utilized either by himself or transferred to another person for a sum of money.

Through LAP, implementation can be made self-funded and is also very beneficial to the stakeholders.

As our cities grow, the streets are becoming more congested due to poor planning and lack of public transit choices. TransitOriented Development (TOD), a type of urban development where the use of the public transport system and walking are promoted through planning dense compact development close to public transportation. This has several benefits to the environment and the people.

The studio was a continuation of the previous semester, where the focuses were on a macro scale and this studio focused on the micro-scale of planning. This studio helped us identify the complex issues in urban areas and to solve these through the LAP mechanism with transit-oriented development.

Urban form along sandal soap metro station UERP Studio 2020

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