STRATEGIES

Concerns with land allocation in TP schemes

In addition to the street network, the TP scheme mechanism also allows for taking plots for public amenities and infrastructure. The TP schemes look at providing amenities like plots for parking, parks and gardens, schools, hospitals and low income housing. In the current TP scheme, 31.5% land has been taken to provide for such public amenities.

If we look at the six TP schemes comprehensively, there is a scope for improvement in how the land is allocated. For example: Out of the 31.5%, only about 2% of the total area of TP schemes falls under parks and gardens. SH 41 being a TOD zone, it should ideally discourage the use of private parking and have excellent walkability. However, there are parking plots proposed along the TOD which discourages the use of public transport and walkability. EWS housing plots have been proposed far away from the TOD. This is an issue because the lower income populations cannot afford private vehicles and depend on public transport for their travel needs. Since the TP scheme is not yet implemented, there is an opportunity to look at providing low income housing closer to the TOD. Certain plots near the natural lakes and ponds have been demarcated as for sale and utility plots. This hampers the natural topography since water bodies are areas of natural depression and constructing around such natural water bodies is not desirable.

31.5% area under public utilities, of which

15.2% under roads

02.6% under parks

03.6% under utilities

07.7% under for sale plots

02.4% under for low income housing

To address these challenges, our key idea is to facilitate organized growth in the fringe area through the TP scheme mechanism. Since the six TP schemes have been proposed, the proposal with look at reallocating land under TP schemes as well as completing the street grid network which is absent or not implemented. There are four distinct strategies to implement this vision.

1. Evaluate And Upgrade Street Network In TP Schemes And Redefine Street Hierarchy And Block Sizes

Having examined the current street network and proposed network in the TP schemes, the proposal will rationalize the street network to minimize block sizes as well as connect areas which are not yet connected and lack a systematic grid network.

2. Create An Open Space Network By Capitalising Natural Assets

The per capita green space in Chandkheda is only 3.2 sq.m. As per WHO standards, land under open spaces should be 9 sq.m. per capita. Thus, Chandkheda lacks green spaces. This is also provided in a fragmented manner. This is an opportunity to create consolidated usable green spaces which will be done through TP schemes. A green space network will be developed through linking all the proposed green spaces.

3. Support Low Income Housing By Linking Them To The Transit Corridor

Since SH 41 is a TOD corridor, it provides an opportunity to provide low income housing closer to the TOD corridor. Since low income populations are primarily dependent on public transport for their travel needs. Through the land allocation in TP schemes, some of the land allotted to low income housing will be relocated closer to the TOD and accessible to public transit.

4. Carve Out Land For Financing Public Infrastructure Projects

In order to fund the projects under the TP scheme, the government authorities needs resources. Thus, this strategy would allow for reserving some land as ‘for sale’. These for sale plots would be sold for residential or commercial development to generate revenue from these plots.