TP Scheme at East Gandhinagar- Shahpur - GIFT Expansion Zone

Arun Kumar Master of Urban Planning UERP Studio Semester 3

TP SCHEME FORMULATION FOR EAST GANDHINAGAR

SHAHPUR TP SCHEME

GIFT EXPANSION ZONE

An approach towards achieving a form based TP scheme for a compact Gandhinagar

PREFACE East Gandhinagar is an uncharted territory which has the potential of becoming an institutional, commercial

and recreational hub of Gandhinagar to be know as ‘New Gandhinagar’. Prime institutions like IIT, PDPU etc.

Attracts a lot of students from all over the country while India’s most prestigious first greenfield smart city project also happens to fall on the eastern banks of Sabarmati. With an ambition of providing job to over 10 lakh people along with MEGA and BRTS connectivity from Ahmedabad to Gandhinagar. Both the cities are slowly moving to ultimately merge and support each other.

But despite so much development potential in East Gandhinagar, GUDA has envisioned the area in its Development Plan 2024 as an complete institutional zone apart from GIFT city. Even GIFT city has not provided the housing that is expected to come for 10 lakh job seekers. This discrepancy in huge demand of housing and practically no supply of land for residential development made us think about creating a TP Scheme which will question the vision of the Development Plan and come up with more contextualized scheme which caters to the demand. Throughout the studio our aim was to question this conventional method and to reconsider the zoning and DCR’s provided in the Development Plan.

ABOUT THE STUDIO The studio was focused on studying and preparing micro levels plan which helps in implementation of the development plan. Spanned over 3 months the studio was divided into 4 iterations.

Iteration 1-Existing Situation Analysis - Group of 7 Which included data collection, stakeholder survey, review of existing development plan and preparation of base map.

Iteration 2-Conceptualisation of Proposals - Group of 3 Which included preparing initial concepts, vision, road network and zoning for the delineated boundary.

Iteration 3-Implementation Mechanisms - Group of 3 Which included developing detailed master plan, calculation of deductions and plot reconstitution.

Iteration 4-Costing & Valuation - Group of 3 Which included preparation of F-Form, G-Form, and revenue models for a self sustaining TP Scheme.

My contribution Although almost all the aspects of the studio were done collectively, but my major contribution was in deriving a vision for high intensity compact city, its road network, zoning, DCR’s and masterplanning. Along with that preparation of maps, graphics, and visualisations for the presentation.

Key

1

Lead Author

3

Done in a Group of 3

Left: View of the Signature building by the Hiranandani group in GIFT SEZ

7

Done in a Group of 7

CONTENTS PART A INITIAL STUDIES Implementation Models CDD as Land Development Tool in Florida

1 1.1

PART B FORMATION OF TOWN PLANNING SCHEME EAST GANDHINAGAR Existing Situation Analysis GUDA is growing at a faster rate than GMC IIT & GIFT as major drivers of development Discrepancy in Demand & Supply of Land GIFT & IIT Influence Area: Study of Palaj & Shahpur Village Poor State of Public Transport

2

Proposals Discrepancy in Demand & Supply of Housing Stakeholder Survey: Need for Rezoning Creation of New Gandhinagar

3

2.1 2.2 2.3 2.4 2.5

3.1 3.2 3.3

Delineation of a pilot TP Scheme in GIFT Expansion Zone Shahpur as a Pilot Scheme: Compact City Deriving a Robust Road Network Zoning for Mixed Use Development A Master plan Based Approach DCR’s for deriving an urban form & street character Formulating TP Scheme to achieve the Master plan Final Plot Value to be 2.5X of original value

PART C REFLECTIONS ON THE STUDIO Key Learnings Questioning the DP Vision Planning for Compact City Development Robust Infrastructure & DCR for Future Population Explosion Master-planning and Form Based Approach Making a Profitable Scheme for Owners & Authority

3.4 3.5 3.6 3.7 3.8 3.9 3.10 3.11

4 4.1 4.2 4.3 4.4 4.5

1

PART

A

INITIAL STUDIES

CDD AS LAND DEVELOPMENT TOOL IN FLORIDA 1.1

A Community Development District (“CDD”) is a governmental unit created for land development in Florida. Created under Chapter 190 of the Florida Statutes, a CDD’s main powers are to plan, finance, construct, operate and maintain community-wide infrastructure and services specifically for the benefit of its residents.

Celebration is one of the CDD constructed in 1994 by the Celebration company formed by Walt Disney Company. Built with an idea of a better place and better living on principles of ‘New Urbanism’, as a mixed-use, pedestrian friendly community.

Land Development through CDD in Florida

Private Developer buys

Undeveloped Land

out the land CDD is the main model of development in Florida

Area 32.67 Sq.Km. A 5 member board of supervisors are formed

amongst the land owners(initially developer)which after 6 years is elected amongst the residents

develops a CDD under Ch-190, Florida Statutes

More than 600 CDD’s exist in the state

Area 3,901 Sq.Km. thereby providing a solution to the state’s planning, management, and financing needs for delivery of capital Infrastructure.

maintenance and revenue collecting powers as per Ch-190, Florida Statutes

Private Investment

Negligible intervention & capital investment from

+

Osceola County Comprehensive Development Plan-2040

Land gets developed

The board exercises the establishment,

Land Use Distribution

=

Development

Chart Title

25 % Residential

1

Implementation Models

Celebration Scheme Layout

Developer forms a company which

9 % Commercial 3 % Industrial

Total Area 32.6 sq.km

18 % Open 0

5

Above: Layout plan of Celebrations CDD

4

2

4KM

1 % Social Amenities

Area 23,323 Sq.Km. Eastern Central Florida Regional Plan-2060 Above: Various statutory plans in Florida, Osceola, ranging from regional level to scheme layout

15 % Roads

29% Conservation Residential

Commercial

Industrial

Social Amenities

Roads

Conservation

Open Space

1

PART

A

Public vs Private 500x500m

Existing Builtform

INITIAL STUDIES

Finance Mechanism

As per Community Development District Act 1980, Chapter 190, Florida Statutes the district can issue tax free bonds for the development of town.

Inferences BOO Above: Aerial view of the Celebration Village overlooking the central lake and the downtown area

Easy Finance for Development

Decentralized approach of governance for better functioning

Build, Own, Operate

Pros

Affordable social housing missing

Local communities not part of the scheme

Cons

Comparison with Dasve Village Lavasa, Pune 0

100

200

400M

27 % Private

Area 0.25 sq.km

40 % Privately Owned Open Space

Above: Downtown Celebration

33 % Public Open Space

Costing & Revenue

Statutory Base Legislative Acts - Chapter 190, Florida Statutes Purpose of the Act - To provide statutory framework for the establishment and governing of a Community Development District in the state of Florida About the Scheme - Established as Community Development District by rule 42Q of Florida Land & Water Adjudicatory Commission Land Procurement - Purchased by the Walt Disney Company Sanctioning Authority - Board of Osceola County Development & Maintenance - Private Developer (Celebration Company)

Construction Cost

Revenue Collected In FY-2016

Expenditure in FY-2016

$149 Million

$3.4 Million

$3.1 Million

Revenue Sources

1. Interest-Investments, 2. Right-of-Way Fees (Electricity, Gas, Telecom.), 3. Building Rental Income, 4. Building Operating Cost Income, 5. Special Assessments-Tax Collector, 6. Special Assessment–District Collected, 7. Special Assessments-Discounts

The development model of Celebration can be compared with a very similarly concieved project of Lavasa in India.

Both the projects are built by private developers and land for both the sites were purchased from the original owners at cheaper price which in case of Lavasa is done forcefully as whole villages were relocated to acquire the land. Celebration is backed as a CDD (Community Development District) in Florida Statutes while Lavasa Corporation is termed as an SPA (Special Planning Authority), as per the Maharashtra Regional Town planning Act 1966. Both the bodies are responsible for the development and operation of their respective townships.

Both the towns are a result of a developer’s vision of a new urbanist city. Celebration continues to grow further and will be completed by 2023, while Lavasa faces objections from the villagers, who were forcefully removed, and the oppostion political parties, as several laws were amended especially for the Lavasa. Hence the project got stalled in 2014 and only one part of it got built.

5

1

Implementation Models

7

PART

B

FORMATION OF TP SCHEME

GUDA IS GROWING AT A FASTER RATE THAN GMC 2.1

5.6

2

Lakh Population in GUDA 388 sq.km.

Lakh Population in GMC 57 sq.km.

Introduction

Gandhinagar was created in 1966 by the Government of Gujarat as a new capital of Gujarat. In 1996, GUDA was created to incorporate the surrounding 39 villages in city development. Later in 2010, GMC was created after a ruling by the Gujarat High Court in 2009.

Connectivity

GUDA

Located 18km away from Sardar Vallabhbhai Patel International Airport and Sabarmati Raliway Station in Ahmedabad. Major road connectivity is through NH 48 and NH 147 and Ahmedabad-Gandhinagar Railway corridor. 2 Metro-Link corridors for Gandhinagar and Ahmedabad (MEGA) has been proposed.

Introduction

GMC

Planning Efforts

Gandhinagar Station

GMC

GUDA Sabarmati Station

Summary

Ahmedabad Junction Station

0

10

1.5

20

40KM

Above: Map showing connectivity of Gandhinagar from Ahmedabad 6

Lakh Urban Population in GUDA

2

GMC Urban

Existing Situation Analysis

Ahmedabad Airport

Lakh Urban Population in GMC

Above: Map showing administrative boundaries of GUDA & GMC

0

GUDA Urban

2

Site Study

AUDA

GMC is

1.5 times of GUDA

5

10

20KM

SMC is

10 times of SUDA

SUDA Urban

SMC Urban

7

PART

B

FORMATION OF TP SCHEME

26 Sector 27 28

25

“Since the Gujrat Periphery Control Act was Repealed in 2003, and private land owners were allowed development. The stagnant land market in Gandhinagar was activated, and growth started rapidly towards Ahmedabad.

With GIFT & IIT as future job generators their is a need to regulate growth in East Gandhinagar too”

29

24 23

14

30 22

15

21

16

20

17

13 12

19 10

11

5

18

6

10a 7

4

9

3

8 2

3 new

1

0

4

8

16KM

1991, GNA Revised Masterplan

16

15

14

5

10

20KM

2003, GUDA DP 2011

GNA envisioned to grow towards north-west

15

0

After The Gujarat New Capital (Periphery) Control (Repeal) Act, 2003, growth started happening towards Ahmedabad. DP 2011 was made to regulate growth outside GNA.

16 14

IIT 13

12

13

17 12

9 8

7 11 A 11 B

6

10

0

11 A 11 B

5

10

20KM

2004-07, TP Sheme

implementation

9 8

7

4 5 22 18 19 3 2 1 20 21

24 TP Schemes were prepared for implementation of DP-2011, out of which only TP no. 17 was in east Gandhinagar.

17

6

4 5 22 18 19

3

10

0

21 21

GIFT

20

5

10

20KM

0

5

10

2007-08, GIFT city and IIT

2011

GIFT city established on the eastern banks of Sabarmati. Later in 2008, IIT was also established to the north of it.

2000 Ha. land in East Gandhinagar reserved as institutional zone

Established

20KM

GUDA DP 2024

2

Existing Situation Analysis

7

7

PART

B

FORMATION OF TP SCHEME

IIT & GIFT AS MAJOR DRIVERS OF DEVELOPMENT 2.2

Site Study a

Land Use Distribution (within IIT) 8%

Proposed Land Use Distribution (within GIFT City)

5%2%

5%4%

28% 30%

Institutional Infrastructure Other

55%

29%

Residential Open Space

34% Institutional Infrastructure Commercial

IIT

Residential Open Space

16 14

IIT 13 12

11 A

2

Existing Situation Analysis

11 B

10

4 5 22 18 19

3

21 21

0

0

.25

0.56

0.5

million sq.ft. of built up

GIFT Masterplan

1KM

0

IIT

.75

62

million sq.ft. of built up

1.5

3KM

10

5%4%

GIFT

“India’s premium institution with a campus of 400 acres and student capacity of 4800.

It is going to generate around 900 direct employment”

“India’s first CBD to be developed as global financial and IT hub on 886 acres of land with envisioned 10 lakh employment”

Above: Climate responsive architecture of IIT Gandhinagar campus.

Above: Commercial developments in GIFT city.

20KM

PC, Mithmitra Consultants

Institutional Infrastructure Commercial

GIF

Based on regulations of R1 zo

20

5

Social

34%

GIFT

Above: Map of GUDA showing the locations of IIT & GIFT in east Gandhinagar

8

IIT Masterplan

17

6

Residential

28%

9 8

7

Commercial

Proposed Land Use D (within GIFT C

GIFT

15

67% 22% 11%

Global FSI of GIFT City: 3.6

Establishment of the campus in 2008 has triggered development around, specially in Palaj village which is in immediate vicinity. Residential projects are coming and people are looking for the area as an investment opportunity.

Setup in 2007, GIFT is envisioned as a global financial and IT hub of India, with an aim to promote service sector industries in Gujarat. It is equipped with world class infrastructure. Currently only 8% of the built up in GIFT is achieved giving employment to around 9000 people.

IIT & GIFT as drivers of d

PC, https://www.financialexpress.com/industry/smart-cities-in-india-gift-city-raises-the-barfor-infrastructure-creation/594662/

7

PART

B

FORMATION OF TP SCHEME

DISCREPANCY IN DEMAND & SUPPLY OF LAND 2.3

As per GUDA Development Plan 2024, east Gandhinagar has been reserved under Instituional-5 zone where only 20% and 10% of built up is allowed as residential & commercial respectively.

GANDHINGAR INA

2000

CHILODA

Hectares Institutional 5 Zone

1.5 70%

IIT

FSI

Built up has to be

institutional

10 lakh

Housing demand envisioned by GIFT

INFOCITY

SARGASAN

KUDASAN

PDPU

GIFT

“Presence of GIFT is creating a huge pressure on land for residential & allied development.

A clear discrepancy is seen where potential land parcel is kept in restrictions to avoid any mixed use development.”

0

1.5

3

6KM

Above: GUDA Development Plan 2024 showing the institutional-5 zone in east Gandhinagar.

9

2

Existing Situation Analysis

7

PART

B

FORMATION OF TP SCHEME

GIFT & IIT INFLUENCE AREAS: STUDY OF PALAJ & SHAHPUR VILLAGE

2.4

“Palaj is showing more signs of urbanisation whereas Shahpur is more agrarian in nature. But more people are applying for NA conversions in both the villages market price is also incresing which shows the potential for development.”

IIT

GANDHINGAR INA

CHILODA

PALAJ

12,300-15,450 Rs/sq.m.

Land Rates per bhiga in crore

SHAHPUR 43,000-50,000 Rs/sq.m.

3 times increse in land rates since 2012

3.00

15,500-18,500 Rs/sq.m.

Market value in crores

KUDASAN

3.50

2.50 2.00 1.50 1.00 0.50 -

2010

2012

2014

2016

2018

2020

Year

Above: Upcoming residential developments in Palaj village

Palaj

2634

Shahpur

GIFT

3055 people

people

2

Existing Situation Analysis

PDPU

22.5%

47%

Non-agricultural jobs

Non-agricultural jobs 0

Above: Residential developments outside Shahpur gamtal

10

1.5

Above: Map showing the villages of Shahpur & Palaj in IIT & GIFT Influence zone along with the current market rates

3

6KM

7

PART

B

FORMATION OF TP SCHEME

POOR STATE OF PUBLIC TRANSPORT

2.5

4.7 km

Mobility in Gandhinagar heavily relies on private vehicles and para-transit. Although there are some routes where GSRTC bus plies. East Gandhinagar has few shared auto-rickshaw routes that goes till IIT & GIFT. With Phase 2 of MEGA reaching Gandhinagar, mobility & development both will get a positive push from

7.7 km

Gandhinagar circle Gandhinagar Railway Station

IIT

Palaj

Chiloda

NH

Para-transit

48

PALAJ

4.7 km Infocity circle

Ola-Uber

NH

147

4.8 km

GSRTC Bus Service Proposed MEGA

“Even after 50 years of its establishment public transport in Gandhinagar currently relies too much on para-transit. Proposed MEGA connection will allow people to travel freely from Ahmedabad to Gandhinagar and developing the

SHAHPUR

SH 71

Private Vehicle

Gift City circle

GIFT PDPU

0

1.5

3

6KM

Above: Map showing the existing IPT routes, GSRTC bus routes and proposed MEGA route

11

2

Existing Situation Analysis

7

PART

B

FORMATION OF TP SCHEME

STAKEHOLDER SURVEY: NEED FOR REZONING

3.1

As per GUDA, 2000 hectares of land in east Gandhinagar will be developed as institutional, while developers & villagers feel a need for opening up of this land for mixed residential use. Prime job centres like GIFT, IIT & PDPU has triggered growth

GUDA

GIFT

Villagers+Developers

Mixed useuse Zone Mixed

Institutional Institutional

IIT

High Mixed HighIntensity Intensity use at par with Mixed use GIFT Zone

IIT

PALAJ

SHAHPUR

“Even the villagers, developers and GIFT feel a need to change the zoning of the land opened up in east Gandhinagar”.

IIT

PALAJ

SHAHPUR

PALAJ

SHAHPUR GIFT EXPANSION ZONE

3

0

Proposals Above: Maps showing the spatial perception of GUDA, villagers, developers & GIFT on the development of east Gandhinagar

12

1

2

4KM

3

PART

B

FORMATION OF TP SCHEME

CREATION OF NEW GANDHINAGAR

3.2

Rezonning will allow the east and west Gandhinagar to grow as one unit which can be called as New Gandhinagar.

New Gandhinagar will have GIFT as its CBD, with a high intensity compact development around it.

New Gandhinagar will become the financial and institutional capital of Gujarat while Gandhinagar INA stays the administrative capital.

GANDHINAGAR INA

CHILODA

500 Ha

IIT

Commercial Development

1300 Ha High Intensity Mixed Use Development

SARGASAN INFOCITY

KUDASAN

GIFT EXPANSION ZONE

1500 Ha R1 Residential Zone

500 Ha

GIFT RAISAN

New Gandhinagar

Institutional Development

“Through stakeholder survey and housing demand in future, east Gandhinagar was rezoned into GIFT Expansion Zone & R1 Zone”.

PDPU

0

1.5

3

6KM

Above: Map showing the proposed plan of New Gandhinagar

13

3

Proposals

3

PART

B

FORMATION OF TP SCHEME

DILINEATION OF PILOT TP SCHEME IN GIFT EXPANSION ZONE

3.3

“To cater to the demand and potential of an high intensity compact development around GIFT city, 294Ha. of land is taken up in Shahpur for a pilot TP scheme. Delineation of boundary was done by taking DP roads and administrative boundary of GIFT in consideration.”

53-55m 76-70m

50-55m

74-70m 77-70m GIFT

51-55m

74-70m 72-70m

46-55m

78-70m 81-70m

294 Hectare

40% Low lying

0.5 Ha

17% Public Land

373 Plots

Opportunity for recreational development

DP Road Connections

DP Road Connections SHAHPUR GIFT

3

Proposals

0

2

4

8KM

Above: Map showing delineation of TP Scheme boundary in Shahpur GIFT expansion zone

14

Median Plot Size, big enough to promote commercial & mixed use development

Chance for institutional development

Above: Maps showing existing site conditions like topography, plot sizes and plot ownership

0

0.5

1

2KM

3

PART

B

Return Return Return of land of land ofowners land owners owners andandand developers developers developers

FORMATION OF TP SCHEME

Return of land owners and developers

SHAHPUR AS A PILOT SCHEME: COMPACT CITY 3.4

“Development of a high intensity mixed use zone to fulfill the residential & allied requirements of Providing Providing Providing Providing mixed use Providing Providing a robust a robust aa robust &&& Providing Providing Providing aa central a central central a central Mixed-use Mixed-use Mixed-use high-rise high-rise high-rise Providing Providing Providing mixed mixed mixed use useuse MIxed use high-rise Providing a robust &street Providing a central Providing mixed use Mixed-use high-rise walkable walkable walkable street street grid grid grid consolidated consolidated consolidated buildings buildings buildings blocks blocks blocks with with with higher higher higher robust & walkable recreational space blocks with higher buildings New Gandhinagar, ensuring cohesivewalkable street grid consolidated buildings recreational recreational recreational space space space with with with blocks with higher allowable allowable allowable built built built space space space recreational space with front allowable built space built space street grid with canal allowable a possibility a possibility a possibility of a of canal a of canal a canal development of Gandhinagar as a a possibility of a canal front front front development development development development & form front development whole.”

Above: Concept diagrams showing spatial plaaning strategies for New Gandhinagar

To develop a high intensity mixed use development that would encourage walkability and maximum land value capture

To develop a city wide recreational space catering to optimum per capita space prerequisite.

3

To develop a robust street network catering to the envisioned high intensity development

Proposals

Above: Images showing new urbanism concepts in China, city wide recreational spaces in London and robust yet walkable street grid of Barcelona

15

3

PART

B

FORMATION OF TP SCHEME

600x 200x 600m 200m

DERIVING A ROBUST ROAD NETWORK 3.5

Superblock size

36

m

RO

W

Block size

“A robust road network is the most important infrastructure which facilitates high intensity development and caters to future population explosion”.

36m ROW

45m

DP Road Alignment

60m ROW

53-55m 76-70m

50-55m

AT

72-70m

m

RM

78-70m

81-70m

I RI VE

Mapping Ridge & Valley Points 0

325

R

3

74-70m

W

BA

60

77-70m 51-55m

RO

SA

74-70m

46-55m

24m ROW 18m R OW

ROW

87-70m

750

1500M

0

Proposals Above: Maps showing analytical layers used for deriving road network

16

Above: Maps showing the proposed road network in Shahpur TP Scheme

180

360

720M

3

PART

B

4.0

ZONING FOR A MIXED USE DEVELOPMENT

FSI Mixed Use Zone

2.7

FSI Gamtal Extension

60

400

Lakh sq.m. of builtup area

pph

“Zoning at a scheme level should be done to consider the local conditions like street width, surrounding land uses, and natural topography.”

Local topography and surrounding land use of GIFT to determine the zoning

Vision & Concept

Introduction

Conclusion

Reconstitution & Valuation

Approach & Proposals

Vision & Concept

Introduction

3.6

FORMATION OF TP SCHEME

Conclusion

Reconstitution & Valuation

Approach & Proposals

Canal to follow the natural drain pattern of site

City Wide Reacreational Space Natural depression points to be developed as city wide recreational spaces 0

325

750

1500M

0

180

360

720M

Above: Maps showing the proposed zoning in Shahpur TP Scheme

17

3

Proposals

3

PART

B

FORMATION OF TP SCHEME

A MASTER PLAN BASED APPROACH 3.7

Neighbourhood Planning Concept

MIXED USE

RESIDENTIAL

GREENS

SOCIAL AMENITY

Above: Master plan based approach is suitable for achieving a robust infrastructure including greens and blue with desired built form,

www.highend3d.com/3d-model/city-planning-070-3d-model

Mixed Use Block on Neighbourhood Planning Concept

3

Proposals

PC https://

Social Amenities guidelines Community Level as per URDPFISector Level (7) 1,29,000 Population 17,000 Population Community Level Sector Level 294 Ha. Population 40 Ha. 1,29,000 17,000 Population

Block Level (37) 1856 Population Block Level 8 Ha. 1856 Population

66,100 sq.m.

2,45,680 sq.m.

200x 200m

“UN Habitat is pushing the idea of compact neighborhoods for a sustainable future, so going with the approach of envisioning a masterplan before reconstitution”.

18

Total area required

95,280 sq.m.

Total area required

Above: Maps showing requirements of social infrastructure optimized for compact city development

Total area required

3

PART

B

FORMATION OF TP SCHEME

Envisioned Master Plan Natural riverine land preserved and converted to recreational space

Centrally located park in each block

SHAHPUR GAMTAL

45m ROW

City level recreational space to facilitate the open space requirements of a compact city

24m

ROW

60m

294 Ha.

Canal to connect the recreational spaces

Social amenities equitably distributed

ROW

18m ROW

EWS housing near arterial roads

0

Above: Isometric layres of the masterplan

180

360

720M

Above: Maps showing the proposed zoning in Shahpur TP Scheme

19

3

Proposals

3

PART

B

FORMATION OF TP SCHEME

DCR & FORM BASED REGULATIONS

3.8

Form Based Regulations

Hospital

Hospitality

Up to 50% commercial allowed of total BUA

Up to 20% commercial allowed of total BUA

ground coverage for plots bigger than 600 sq.m.

3m margins from all sides No boundary walls on streets (except for institutions and detached dwelling units)

Built to line 6m high arcades

50% Plot for future infill development Cinema Hall

College & Universities

9m ROW pedestrian streets

Hospitality

Above 24m

No Prohibition m 60

No boundary walls

Private open spaces to be publicly accessible where more than 50% built up is commercial

60 m

ROW

Only green, plazas and temporary street vending is allowed.

3

Proposals

W RO

Private Open Spaces

G+28

G+10 Above: Isometric view showing the usage of privately owned open spaces 20

Up to 100% commercial allowed of total BUA with double height arcade

Business/Offices

18M ROW

Shopping Mall

Intensity of Commercial Development

Envisioned Built Form 750mx750m

9M ROW

Educational

airport authority approval)

50% maximum

Uses Prohibited

Cinema Hall

100m maximum permissible height (as per

and detached dwelling units)

“Achieving an urban form which is a direct derivative of road width and market demand not only promotes mixed use high intensity development but also provides enough space for future infill development.”

Shopping Mall

Minimum 50% frontage as Built to line is mandatory upto 12m on streets above 18m ROW (except for institutions

Above: Isometric view of the envisioned built form of 750mx750m of scheme

3

PART

B

FORMATION OF TP SCHEME

Introduction

Envisioned Street Characters

Privately Owned Public Spaces

9m

Low Intensity Mixed Use

PEDEST RIANW ALKW AY, CY CLE T RACK, REST RICTED V EHICULAR ACCESS

Conclusion

9m ROW Upto G+28

50% COMMERCIAL ALLOWED

Mid Intensity Mixed Use

2.5 m

Reconstitution & Valuation

Privately Owned Public Spaces

100% COMMERCIAL ALLOWED

Approach & Proposals

20% COMMERCIAL ALLOWED

Low Intensity Mixed Use

Upto G+28

Vision & Concept

Upto G+10

Approach and Proposal Street Character

High Intensity Mixed Use

3m

3m

3m

3m

3m

15m

PEDEST RIAN PA RKING CA RRIAGEW AY PEDEST RIAN W ALKW AY, BA Y W ALKW AY, BUS SHELT ER CY CLE T RACK

3m

3m

3m

3m

3m

High Intensity Mixed Use

PEDEST RIAN CA RRIAGEW AY PA RKING PEDEST RIAN W ALKW AY, W ALKW AY, BA Y CY CLE T RACK BUS SHELT ER

CA NALFRONT

45m ROW

Approach and Proposal Street Character

Upto G+28

100% COMMERCIAL ALLOWED

3m

3m

1 m

3m

3m

PEDEST RIAN CA RRIAGEW AY M EDIA N CA RRIAGEW AY W ALKW AY, CY CLE T RACK

2.5 m PEDEST RIAN W ALKW AY, CY CLE T RACK

Mid Intensity Mixed Use

High Intensity Mixed Use

5m PEDEST RIAN W ALKW AY, CY CLE T RACK

18m ROW

3m

3m

SERV ICE ROAD, PA RKING BAY

5m PEDEST RIAN W ALKW AY, BUS SHELT ER

3.5m

3.5m

3.5m

CA RRIAGEW AY

3.5m

2 m

3.5m

M EDIA N

3.5m

3.5m

CA RRIAGEW AY

3.5m

5m PEDEST RIAN W ALKW AY, BUS SHELT ER

3m

3m

SERV ICE ROAD, PA RKING BAY

5m

3

High Intensity Mixed Use

PEDEST RIAN W ALKW AY, CY CLE T RACK

60m ROW

Proposals Above: Proposed street sections showing the intensity of commercial and mixed use along with the street chaarcter

21

3

PART

B

FORMULATING TP SCHEME TO ACHIEVE1 THE 2 MASTERPLAN

Aim of this TP scheme is not just to do plot reconstitution and provision of infrastructure but to achieve the masterplan and desired built form.”

Reservations

In Ha

Road (27%)

79.3

Green (8% Community Level)

29

Green (5% Neighbouhood Level)

14.5

Social Amenities (4%)

12.6

School (6+6)

7.2

Hospital (1)

1

Dispensary (5)

0.5

Police Post, Club, Community Centre, Night Shelter

0.5

Electric Sub-Station

1.7

3

Plot deductions are coming at around 50% which is on a higher side but, is used4 to provide more land in public realm, which in turn enhances the livability and the land 4.1 value.

4.2 4.3 Plot Sizes After Reconstitution

Plot Area Ranges After Deduction (in m. sq.)

4.4

FP over OP

Proposals

Proportion

Introduction

FP

Plots for EWSFP (2%) OP

5.8

FP

Scheme Level

OP

Scheme Level

Reconstitution in Reconstitution in accordance to L:B accordance range of 1:1.2 – 1:1.9 to L:B range for FP plotsof 1:1.2 – 1:1.9 for FP plots Length

Breadth

Total Deductions Breadth

Reconstitution in accordance to L:B range of 1:1.2 – 1:1.9 for FP plots

Maintaining location of OP plots while reconstitution

Reconstitution in accordance to L:B Neighbourhood range level of 1:1.2 – 1:1.9 Walkable Blocks Neighbourhood level Walkable for FP plots Length Blocks Open Spaces Walkable Blocks Open Spaces

Walkable Blocks

Neighborhood Concept

11.6

146

50%

City LevelApproach Open Spaceand Proposal Final Deduction: of OP City Level Open Space 9 m road

FP

OP

Scheme Level

Vision & Concept Breadth

Length

Approach & Proposals

Length

Reconstitution & Valuation

Neighbourhood Level

Religious Buildings (12)

Conclusion

3

1:1.5 to 1.9

1.2 Approach and Proposal and ProposalApproach and Proposal Principles forApproach Reconstitution 0.5 Principles for Reconstitution Principles for Reconstitution

Maintaining location of OP plots Plots for (2%) Maintaining location of Sale OP plots while reconstitution Maintaining location of OP plots while reconstitution while reconstitution

Neighbourhood Level

1

Introduction

Principles of Plot Reconstitution

10000+

Vision & Concept

5000-10000

OP

Approach & Proposals

1000-5000

Range of areas in sq.m.

Vision & Concept

500-1000

Neighbourhood Level

250-500

10

Approach & Proposals

0-250

6 35

Reconstitution & Valuation

5

Vision & Concept

8

Approach & Proposals

50

73

Conclusion

5

Introduction

Introduction

4.7

100

Water Tank (6)

Reconstitution & Valuation

Count of Plots

4.6

150

0

200

Neighbourhood Level

4.5

200

Conclusion

250

Scheme Level

3.9

Breadth

FORMATION OF TP SCHEME

Principles for ReconstitutionCity Level Open Space

9 m road

9 m road

24 m road 24 m road

Plot arranged in accordance to self area and abutting 24 m road Plot arrangedmain in accordance to self area and road Plot arranged in abutting accordance City Level Open Spaceto self area and abutting Neighbourhood level main road main road Open Spaces

City wide 9 m road Recreational spaces

Plot sizes based on road width

Conclusion

22

Reconstitution & Valuation

Above: Diagrammatic representation of the principles followed while reconstituting plots

24 m road Walkable Blocks

Neighbourhood level Open Spaces

Plot arranged in accordance to self area and abutting main road

3

PART

B

SHAHPUR

CITY LEVEL RECREATIONAL SPACE

FORMATION OF TP SCHEME

Final TP Scheme

CANALFRONT

Centrally located park in each block

Natural riverine land preserved and converted to recreational space

GIFT

SHAHPUR GAMTAL

SABARMATI

Above: Aerial view of the envisioned scheme CANALFRONT

CITY LEVEL RECREATIONAL SPACE

45m ROW

City level recreational space to facilitate the open space requirements of a compact city

24m

ROW

60m

Social amenities equitably distributed

ROW

Above: Aerial view of the recreational zone CITY LEVEL RECREATIONAL SPACE

294 Ha.

CANALFRONT

Canal to connect the recreational spaces

18m ROW

EWS housing near arterial roads

ARCADED BUILT TO LINE

0

Above: Aerial view of the commercial zone on canalfront

180

360

720M

Above: Maps showing the Shahpur TP Scheme

23

3

Proposals

3

PART

B

FORMATION OF TP SCHEME

FINAL PLOT VALUE TO BE 2.5X OF ORIGINAL

“Valuation is the part where TP scheme provides benefit to the land owners by creating higher value out of land. Public land created out of scheme also enhances the municipal finance.”

2

3

4

4a

4b

4c

4d

number

1

o f the Su rvey no. owner

2

3

No.

4

Jantri Rate Area (sq.m) (Rs./sq.m.)

4a

4b

3

Proposals

234

No.

9026.95

2560.50

Jantri Rate Area (sq.m) (Rs./sq.m.)

Inclusive of Structures Rs. P

No.

4d

5

337

234

9026.95

2560.50

23113508.98

23113508.98

356

230/A

13845.11

3192.00

44193599.49

44193599.49

26,25,526.89

2,911.63

683 Cr

Cost of Compensation 356

24

Without 23113508.98 23113508.98 reference to Inclusive of value of Structures Rs. P Structures in Rs.P.

230/A

5a

5b

5c

Area SF Rate (sq.m) (Rs./sq. m.

5a

5b

234 4513.48 2444.33

No.

Area SF Rate (sq.m) (Rs./sq. m.

234 4513.48 2444.33

230/A

7,32,59,61,946.54

6922.56

3098.33

13,31,834.

28

2,955.27

6922.56

3098.33

13,31,834.

28

2,955.27

1467 Cr

13845.11

3192.00

26,25,526.89

2,911.63

Total Increment 44193599.49

44193599.49

7,32,59,61,946.54

Gross Rate of Infrastructure

Final Plot Rate Rate of Undeveloped Plot +Factor x Net Rate of Infrastructure

EWS & Utility Facing

FORM F

7X 5

Or iginal plot 337 Name C ase o f the Su rvey no. number owner

1027.07 Rs/sq.m.

Park & Amenity Facing

5d

6

6a

230/A

ROW & Connectivity 6b 6c 7 3.5X

8

9

10

0.95X 12

11

Addition to (+) or Undeveloped Developed deduction Contribution(+) Increment Net demand from Contributio from (-) compensation (-) (section 65) (+) or Without Without n (Section Contributi (section 67) Column Column 6(c) by owner being the REMARKS reference to Inclusive of Increme FP Rate reference to Inclusive of 66) 50% of on to be F in nt (Rs./sq. value of structures in 5(d) minus Column minus Column 8 made addition of Columns structures value of FORM 4(d) Column 5(d) 7, 9, 10 Rs.P Factor m.) Structures in Rs.P Structures in under 5c 5d 6 6a 6b 6c 7 8 9 10 11 12 Rs.P. Rs.P. other Addition Fin al plot sections to (+) or Undeveloped Developed deduction Contribution(+) Increment Net demand from Contributio from (-) 11032446.44 11032446.44 6.50 16266.45 73418215.90 73418215.90 compensation -12081062.54 62385769.46 15992533.72 (-) (section 65) 28073596.26 (+) or Without Without n (Section Contributi reference to Inclusive of Increme FP Rate reference to Inclusive of (section 67) Column Column 6(c) 66) 50% of on to be by owner being the REMARKS addition of Columns structures in nt (Rs./sq. value of structures in 5(d) minus Column minus value of Column 8 made 4(d) Column 5(d) 7, 9, 10 Rs.P Rs.P Factor m.) Structures in Structures in under Rs.P. Rs.P. other sections Fin al plot

Without reference to value of Structures in Rs.P. 4c

Net Rate of Infrastructure

Valuation

Or iginal plot

F-Form Name C ase

43% Road 12% Greens 16% Storm Water 12% Water Supply 9% Sewerage 8% Street Light

301.96 Cr

Higher percentage of green, blue and road infrastructure means higher cost, but also means higher appreciation in the value of land. As people are losing 50% of the land to scheme, so an extended benefit would be to take lesser betterment charge than usual.

1

2126.48 Rs/sq.m.

Cost of Infrastructure

2.5

11032446.44

11032446.44

21448380.99

21448380.99

6.50 16266.45 73418215.90 73418215.90

3.50

3,80,34,55,121.87

10541.01

21448380.99

3,80,34,55,121.87

3.50

10541.01

11,622.91

72970725.10

18,47,70,98,486.

65

11,622.91

@45% of Increment 21448380.99

72970725.10

-12081062.54 62385769.46 28073596.26

-22745218.50

51522344.11

23185054.85

439836.35

- 14,67,36,43,364 6,60,31,39,514.

6,83,18,14,133.90 .78 15

22,86,74,619.74

660 Cr

Total Contribution

72970725.10

72970725.10

18,47,70,98,486.

65

15992533.72

-22745218.50

-22.87 Cr 51522344.11

Money authority needs to recover 23185054.85

439836.35

- 14,67,36,43,364 6,60,31,39,514.

6,83,18,14,133.90 .78 15

22,86,74,619.74

3

PART

B

Value Appreciation

G-Form

Original Plot Rate

Total Expenditure

2,911.63 Rs/sq.m.

X

Revenue@45% Betterment Charge

Final Plot Rate

11,622.91 Rs/sq.m.

984.9 cr.

4X

660.3 cr.

327.92 cr.

732 cr.

Total FP Value

1847 cr.

45%

Betterment Charge Self-financing even @ 40% betterment charge

40%

Betterment Charge

Phasing Net Cost of Scheme

Total OP Value

FORMATION OF TP SCHEME

X 2.5X

Phase 1 - 50% Infrastructure(3 Years) - 150 cr.

Revenue from sale plots - 181 cr.

Phase 2 - Rest of the infrastructure including city level green space.

Revenue from Sale Plot @ Current Market Rate

351.18 cr.

Revenue from Sale Plot after 5 years

PHASE 2

3

PHASE 1

456.54 cr.

Proposals Above: Phasing plan of the Shahpur TP Scheme

25

PART

C

REFLECTIONS ON STUDIO

4.1 QUESTIONING

THE DP VISION

Development plan provides long term planning vision for a city but somehow fails to acknowledge the local level site conditions, demands and aspirations of a particular community. Rezoning based on these local conditions should be encouraged.

In Ahmedabad, Hathijan area came under R1 Zone in 2002 AUDA Development Plan, even with micro level plans in place, the area has not been urbanised as it was envisioned. 70% of the locals are still pursuing agriculture and land market of Ahmedabad is growing towards Gandhinagar, and Sanand which are growing job centres.

4.2 PLANNING FOR

COMPACT CITY DEVELOPMENT

UN sustainable development goal number 11 which deals with sustainable, safe, and resilient cities and communities also calls for compact cities, with high population density, shared infrastructure, walkable, and robust public transport.

4.3 ROBUST

INFRASTRUCTURE & DCR FOR FUTURE POPULATION EXPLOSION

It took 170 years for world population to go from 1 billion to 4 billion. But is predicted to take only 50 years from 4 to 8 billion. With increasing population and technological innovations planning standards should also change. Our cities needs to be ready for such population explosion, without compromising much on the quality of spaces and infrastructure.

Living standards and space requirements for people are changing day by day. There need to be a constant revision in the way we look at cities. Robust infrastructure and lesser ground coverage now, will help in infill growth in future.

Infill Development due to availability of land

After 50 Years

4.0 FSI 400 PPH 50% Ground Coverage

4

Key Learnings

Above: TP Scheme at Hathijan, Ahmedabad

A similar discrepancy was seen in Gandhinagar, where land adjacent to a big global job centre was reserved for institutional development skewing the land market and not catering to the demand. It was also speculated that GIFT itself doesn’t want any competitive commercial centre around it, and called for a temporary non-developable blanket zone.

26

Now Above: Diagrammatic representation of compact city model

6.0 FSI 600 PPH 70% Ground Coverage

Above: Diagrammatic representation of possible future infill development due to population explosion

PART

B

4.4 MASTER

4.5 MAKING A

PLANNING & FORM BASED APPROACH To achieve the desired built form and character, master planning should be given preference before implementing the scheme strictly on the basis of land ownership. TP scheme should be a mechanism to achieve the master plan, which should act as an intermediate plan between a DP & TP. Conventional TP Schemes doesn’t cater to neighbourhood planning concept, and is more of a land pooling exercise.

For ex- In Kudasan, the amount of green space provided is only 2% of the total scheme which is far less than even the NBC standards of 3sq.m/person. Also, the percentage of land under public realm is pretty low.

FORMATION OF TP SCHEME

PROFITABLE SCHEME FOR OWNERS & AUTHORITY

Greens

(12%) Roads

(27%)

Social Amenities

(3.6%)

EWS Housing

(1.45%)

Land for Development

(50%)

Plot for Sale

(2.2%)

Above: Proposed TP Scheme in Shahpur, Gandhinagar

TP scheme mechanism in Gujarat is successful because of its self-financing mechanism, and creating an appreciation in land prices despite of almost 3040% deduction in land. In the end it provides serviced land for people to fill in a regulated manner.

Even if TP schemes are deducting more land from people, the amount of infrastructure it provides should be able to appreciate the land value to a minimum of 4 times the original.

Component of sale plot in a scheme also helps the authority in recovering the cost of infrastructure as well helps in improving municipal financing. Such land pooling schemes if merged with the layout and master planning approach will make them the most desirable mechanisms of regulated land development.

Above: Unregulated built form at Nava Vadaj, Ahmedabad

Greens

(2%)

Roads

(17%)

2-4x

Increased land price

4

Social Amenities

(6%) Greens

EWS Housing

Roads

Land for Development

(2%)

(17%)

Social Amenities

(6%)

Above: Coherent built form in Bishan Block, Singapore

EWS Housing

(2%)

(65%)

Plot for Sale

(8%)

(2%) Existing TP Scheme in Kudasan, Gandhinagar Above: Land for Development

(65%)

Sale of Plots Increased municipal finance

Key Learnings Above: Diagram showing the increase in land value in TP Scheme mechanism

Plot for Sale

(8%)

27

TP SCHEME FORMULATION FOR EAST GANDHINAGAR

SHAHPUR TP SCHEME

GIFT EXPANSION ZONE

An approach towards achieving a form based TP scheme for a compact Gandhinagar