A Self Sustained IT Node | Vadodara

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A Self Sustained IT Node | Vadodara Bhuvaneshwari M | PUP20086 Master of Urban Planning UERP Studio

Contents Regional Connectivity Economic Profile Analysing the Study Area Identifying the Potential Area Zonal Plan Considerations Zonal Area Proposal Catering the Need Town Planning Scheme Road Network Proposal Town Planning Scheme Land Appropriation Plot Reconstitution TPS Valuation Local Plan | Putrajaya Development Feasibility | Dena Key Takeaways

ABOUT THE STUDIO

The Studio was well-structured and allowed to explore the planning strategies that feases to on ground reality. Exercise 1, allowed us to understand and explore the mechanism of planning levels across different countries. The whole class was divided in groups of 4/5 and alloted TPS & LAP Sites.

The structure of both mechanisms are way diiferent, but yet we all had combine lecture as a whole in understanding and knowing from peers. Later, Exercise 2, Development feasibility was introduced, in understanding how market dynamics play role in particular plot and further how recommendations can be given to Client and the VUDA officials.

ABOUT THE SITE

Vadodara, educational hub of Gujarat, is declining its economy, and in DP 2031, Dena has been proposed as a special IT Node. In analysis of that, with varied parameters and considerations, we envisioned our zonal plan as an economic hub, interplaying with neighboring industries and waghodia being educational center as well.

The Town Planning scheme was proposed in developing the area as an self-sustained IT TPS. Envisioning those parameters, how the development potentiality of IT TPS, would impact in city and regional context as well.

INDIVIDUAL CONTRIBUTION

.The beginning of UERP Studio, allowed me to explore on LAP & TPS, studying and analysing major documents like LARR 2013 & GTPUDA. I worked on understanding local plan of Putrajaya, Malaysia wherein i was able to corellate how the plan was developed only for administrative purpose. In studio, across developing TPS for Vadodara, i worked on Population Projection, Land Requirement, Land Appropriation for zonal area & TPS and TPS Valuation. This, allowed me, to understand the TPS Process and abiding by the GTPUDA mechanism, how the TPS is carried out.

Key

1

Lead Author

5

Done in a Group of 5

15

04 05 06 08 09 10 11 12 13 14 16 17 18 20 22 24

01Regional Connectivity

DMIC influenced area

Vadodara is spatially located, connecting major cities of Gujarat, possesing high potential for development. With improved infrastructure connecting regionally, also presence of DMIC influence, will allow upliftment of economic potential across the inter-dependent cities along with Vadodara.

DISTANCE FROM VADODARA Anand (Milk Capital of India)

46 km

133 km

Bharuch (Chemical Industry)

79 km

150 km Vadodara

Ankaleshwar (Chemical Industry) Ahmedabad ( cotton textiles)

86 km

169 km

112 km

289 km

Economic Profile 02

Towards Delhi DMIC Corridor

Upcoming Centres • Manjusar • Asoj • IT Node • Ankhol • Kelanpur Industrial • Kalali Medical Centre • Padra Industrial Area

Rajasthan

Gujarat

Gandhinagar NH-59

Ahmedabad

NH-08

Jamnagar

Gandhinagar (Green City)

Surat (Diamond city)

Vadodara Vadodara

Surat

1.4%

NH-06

Reduction in Population Growth (2010-2020)

Navsari

Rajkot (Silk work)

Existing Growth Nodes • GSFC • BIDC • Alkapuri • Fatahganj • Sardar Estate • Makarpura GIDC

Bharuch Ankaleshwar

Towards Mumbai

Asoj Industrial Area

Nandesari Ranoli

GSFC

Proposed Study IT Park

Area

Anand

Rajkot

Bhavnagar

Halol-Savli Special investment region

Manjusar Extension

BIDC Alkapuri

Upcoming sectors are of petrochemical and pharma, it also holds potential to become an IT hub.

Strategic Location of Vadodara between 3 Industrial Parks and influence of Savli GIDC on the city.

Waghodia Ankhol Tech Park

ONGC

Padra Industrial Area

Medical Node

Nanjaipur

Makarpura

Proposed Knowledge Hub

Maharashtra

Upcoming Projects

Fatehgunj Sardar Estate

VMC

VUDA

Existing Industry

Proposed Industry

Med Node

Education Node

Upcoming

IT Industry Considerations

Nandesari

32 km

Savli

26 km Ranoli

Vadodara

Sankheda

Waghodia

Strategic Location

Jetpur Pavi

Limda Dabhoi

•

Karjan

Vadodara Industrial Parks Major Towns

04

Other Towns

Industrial Estate

District Headquarter

Railway

Major Roads

NH-08

Mumbai

The DP 2031, envisions Dena as a special IT Zone. Hence, the study area is selected to understand the potential development of the area.

• •

• Located near Vadodara International Airport Well connected to other cities via • NH-08 Also NE passing by

Potential Social Infrastructure Companies like L&T, ONGC, Indian Oil, The Linde Group, GSFCL Upcoming Educational & IT projects in Vadodara

Accessibility & Connectivity •

•

Public • Transportation needs to be • improved.

Last mile connectivity needs to be improved

Urban Governance & Policy IT/ITeS Policy (2016-21), Gujarat SEZ act

05

03 Analysing the Study Area

Land Use

The Zonal Area covers 19 sq km is spread across 8 villages in the VMC and VUDA boundaries.

Virod

Highest

Topography

Most of the area is currently under agriculture use with development along the VMC. This provides scope for urban expansion in the North and North-East. Natural drain is towards the river The presence of water bodies enhances the potential for green and blue infrastructure development.

Dumad

Lowest

Chhani

Study Area Vemali

Sama

VMC

Vishwamitri River

Dena 3

Kotali

`

2

Harni Solar Panel

60%

1

VMC Limit

20%

VMC Limit

6%

5% 3% 3%

Solar Panel

VMC Limit

Highest Point: 43m

Lowest Point: 38m

Highest Point: 43m

Road Network

Block Perimeter

110km from Ahmedabad, with the Golden Quadrilateral (NE 1) passing through the study area. Incomplete village roads within the study area create mostly bigger block size which leads to larger block perimeters.

2% 1%

Market Rates

The Market rate is around 3.5 times the jantri rate, making it a potential zone for buying land in the study area.

Lowest Point: 38m

Plot Analysis

Major Plots are ranging from 4000 sqm-16000 sqm. Plot size in this area is predominantly large.

3 1

2

`

` VMC Limit

Solar Panel Arterial Road (25m above)

Sub-Arterial Road (25m-13m)

Solar Panel

Collector Road (12m-6m)

Local Roads (5m & below)

5% 10%

0.01 Km

Road Length 0%

20%

40%

60%

80%

100%

Lowest Block Perimeter

40%

3 Km

Rs.2500-5000/sq.m

45%

Rs.9000-18000/sq.m Market Rate

06

Plot Size Range

Jantri Rate

33%

Highest Block Perimeter

VMC Limit

4000-16000 sq.m

7% 3%

45%

12%

07

04 Identifying the Potential Area Development Suitability

Development Potentiality 1

2

3

4

5

6

7

8

9

10

11

Zonal Plan Considerations

Zonal Plan Considerations 05

Retaining existing Gamtals

A

B

Upcoming Trends

C D E

F

3 Suitable

Moderately Suitable

City level Green Infrastructure

VMC Limit

Solar Panel

VMC Limit

Not Suitable (River) with low suitable buffer area

Not Suitable

Degree of Potentiality: 1

2

3

4

Strategic Location

5

Western and southern part of the study area are least suitable whereas north and eastern part of the study area is most suitable for development.

Zonal Area Boundary

Environmentally Sustainable

Individual Concept

With existing Industrial development & investments regionally, direct impact

High Intensity Mixed use zone along roads

on zonal area is foreseen.

Residential zone catering to the upcoming sectors

` Solar Panel

19 sq km Study Area

10

VMC Limit

8.5 sq km Zonal Area

Envisioning Zonal level area as an Economic Hub

Identifying Potential IT zone development, as Vadodara holds it.

Conserving existing river Vishwamitri, turning it as city level recreational

11

06 Zonal Area Proposal Road Network

Population Projection

Towards Virodh Village

Towards Satva Industrial Park

30 m

45 m

1

45 m

2

Using Regional Connectivity as Opportunity

Enhancing Internal Connectivity

Year

Population

2001

17,850

2011

19,950

2021

22,050

2031

24,140

Land Requirement Zone

3 Towards VMC

Realigning and widening the existing road network

Hierarchy of roads, Parallel roads along blue network to avoid collisions and ease traffic movement.

Towards Satva Industrial Park

Land Area (ha)

Year

Population

Influx of Industries (35% of projected Population)

8450

Direct Employment

9,310

Indirect Employment

13,400

Total Employment

22,705

50% reside in proposed area

54,320

Total population

62,770

10% increase due to migration

69050

Land Area (in sq.m)

Max FSI

Envisag ed PPH

Post Deduction (60%)

Residential Mix %

Land Area (After Deduction)

Total Built up (100% FSI)

DU Size

Total DU

Population

146

1460000

3.5

200

930000

80%

700800

2102400

180

11680

52,560

High Density Mixed Use

169

1690000

4

225

762000

33%

334620

1171170

120

9760

43920

Industrial Zone

155

1550000

1.5

150

876000

12%

111600

167400

60

2790

12,555

IT Zone

127

1270000

3.5

120

1014000

7%

53340

186690

80

2334

10,503

Land Appropriation

Towards Virodh Village

Towards Satva Industrial Park

Chargeable FSI

Towards Virodh Village

Tradable FSI

750m

750m

Tradable FSI Chargeable FSI Base FSI

750m

300m

300m

750m

Chargeable FSI Commercial

300m

750m

75,090

For the envisioned DP 2031, the projected population of 7 Villages with employment generation

Residential Zone 1

Towards VMC

Zoning Proposal

Catering the Need 07

Chargeable FSI

360 PPH

Deductions

Area

Percentage

Open Spaces + Green

103 Ha

12.07%

School

2.6 Ha

0.3%

260 PPH

PHC

0.5 Ha

0.05%

Mixed Use

Roads

140 Ha

16.47%

Affordable Housing

18.5 Ha

2.1%

81 PPH

Water Supply System

15.3 Ha

1.8%

Industrial Zone

Total Reservation

294.4 ha

32.8%

Residential Zone 1

Towards Ahmedabad

Base FSI

16%

18%

Towards Ahmedabad

13%

6%

70% of Ground Coverage

15%

15% 19% Residential Mixed Use Roads

Towards VMC Industrial & RAH zone

Industrial

24 m Road

HIM zone

Industrial & RAH zone

IT & Knowledge 24 m Road

24 m Road

HIM zone

Mixed Use 45 m Road

IT & Knowledge zone

Residential

IT & Knowledge zone

HIM zone

Recreational zone

IT & Knowledge zone

24 m Road

30 m Road

Site Section YY

24 m Road

12

Residential zone

30 m Road

Industrial Recreational

HIM zone

24 m Road

HIM zone

75 m Road

85 PPH IT Zone

Chargeable FSI

Residential

Site Section XX

IT & Knowledge zone

IT Zone Waterbody

Towards VMC

In consideration of 75m wide road of Sama savli & Harni Virod road, and establishing good network connectivity across the regional context, ensuring block sizes of zones also improving economy across Vadodara.

Affordable Housing

Green Network

Green Parcels

School

Police Station

PHC

Water Bodies

ESR

Locating amenities and considering the deductions, overall 32% is achieved across Zonal area.

13

08 Town Planning Scheme An environment that localizes with city in development of Technology & Education.

“To establish a self sustained IT Node”

Road Network

Existing Analysis

Topography Towards Satva Industrial Park

Towards Satva Industrial Park

To establish better regional connectivity attracting investments DUMAD

To integrate hierarchy of Green spaces, enhancing sustainability.

VEMALI

Towards Ahmedabad

Towards Ahmedabad

Encourage NMT , considering Live, Work, Play Towards VMC NH (60 m)

NE (60 m)

Arterial Road (30 m)

Local Road (18m-6m)

TP boundary

Towards VMC

3.9Ha

Road Length

Identifying growth potential, impacting rise economy.

Towards Bharuch

Village boundary

Water Bodies 0%

Towards Satva Industrial Park

Towards Virodh Village

TP Scheme 4

TP Scheme 1

Area: 1.8 sq km Development in Phase 1

TPS-4

Area: 1.4 sq km Development in Phase 3

20%

40%

60%

80%

100%

Plot Analysis

Ownership Towards Satva Industrial Park

Towards Satva Industrial Park

Phase 3

TPS-1 Phase 1

Vision: To develop the industries as green and eco friendly.

Towards Ahmedabad

TPS-2 Phase 1

TP Scheme 2

TPS-3

Vision: To provide affordable housing by bridging the demand of the city and cater to all users.

Phase 2

DUMAD

Towards Ahmedabad

VEMALI

Towards Ahmedabad

TP Scheme 3

Area: 2.1 sq km Development in Phase 1

Area: 1.8 sq km Development in Phase 2 Towards Bharuch

Towards VMC NH (60 m)

Towards VMC

Vision: To establish a self sustained IT Node

14

Vision: Facilitating nodal development and strengthening the NMT route

Arterial Road (30 m)

NE (60 m)

116 Sq.m

Minimum Plot Size

Local Road (18m-6m)

TP boundary

127630 Sq.m Maximum Plot Size

10070 Sq.m Average Plot Size

Towards VMC NH (60 m)

NE (60 m)

Arterial Road (30 m)

Local Road (18m-6m)

08

TP boundary

Towards Bharuch

164

No.of Plots in Public

No.of Plots in Private

63

No.of Public Private Plots

15

09 Road Network Proposal

Land Appropriation 10 Towards Satva Industrial Park

Towards Satva Industrial Park

Towards Satva Industrial Park

Towards Ahmedabad

Towards Ahmedabad Centrally accessible green Centrally non-accessible green Green Centrally and both side along the road between carriageway and pathway

Towards Ahmedabad

Green on both side along the road between carriageway and pathway No green Corridor

Street Sections

Towards Bharuch

Towards VMC

Towards VMC

Towards VMC Green

Circulation Pattern 5-7 mins

To reach Nearby Station 300 m

300 m 300 m

300 m

5-10 mins

300 m

Clinic

Sub Fire Station

Electric Sub Station

URDPFI

Existing Structure

Area

Percentage

Road

40.8 Ha

20.5%

Recreational

18.3 Ha

9%

Health

0.1 Ha

0.05 %

Sub Fire Station

0.6 Ha

0.3 %

Police Station

0.01 Ha

0.02 %

Electric Sub Station

0.5 Ha

0.2 %

EWS Housing

4.4 Ha

2.2 %

Existing Structure

1.2 Ha

0.6 %

Total Deduction

81.6 Ha

32.87%

In provision of all social amenities, the land appropriation has been carried out similar to that of GTPUDA mechanism.

UN

VADODARA TPS 20.5%

Road

15%

18%

30%

Open Spaces

5%

20%

20%

9%

Social Amenities

5%

12%

5%

0.57%

Health

500 – 750m

Station Located Every

0.05 %

Sub Fire Station

0.3 %

Police Station

0.02 %

Electric Sub Station EWE Housing

To access Amenities

300 m

0.2 % upto 10%

2.2 % Central green across the median

300 m

PT Station

300 m

300 m

NMT Station

7-10 mins

NMT Route PT Route

Green along the sidewalk

500m

Station Located Every

To reach Nearby Station Towards VMC

Towards Bharuch

Row based Road network is proposed, considering the hierarchy level in order to develop an IT TPS. Green corridor is integrated along hierarchy of greens. Circulation pattern ensures ease access of station areas within 300-400m of reach. pg.n 16

Police Station

GTPUDA

Towards Satva Industrial Park

Towards Ahmedabad

EWS Housing

Blue

Deductions

20.5%

Appropriation of Roads

9%

Appropriation of Green Spaces

17

12 DCR - TPS Zone

R1

ROW From 36m and Above From 18m up to 36m From 12m up to 18m From 12m and below

Zone

IT zone

ROW

ALL

ALL

Chargeabl e F.S.I. (40% on Base F.S.I. JR)

350 and above 250-350 150-250 150 and below

Minimu m Plot Size(in sq.mt)

Minimum Margins

F.S.I.

Minim um Plot Size(in sq.mt)

TDR

Maximum FSI

1.8

1.2

nil

3

1.5 1

1 0.8

nil nil

2.5 1.8

0.75

nil

nil

0.75

F.S.I.

Base F.S.I.

2

Chargeable F.S.I.

1

Tradable F.S.I..

1

Maximum F.S.I.

4

Maximum Ground Coverage

35%

Maximum Ground Coverage

Front

Sides

Rear

3.5 3.0 1.5 nil

3 2.5 2.5

50%

3.5 2.5 2.5 2.5

Non-Permissible Usage

•

Additional

Polluting Industries, Warehouses and Storage, Large Scale Recreational Spaces.

2.5

Minimum Margins Front

height Less than 15 15-25 m 25-45 m 45 and above

Sides 3 4 6 8

7.5

Rear 3 4 6 8

Permissible Usage Technological training centers', institutional usage (2%) , IT offices ,research centers' , restaurants , trade exhibition center , residential (10%) F.S.I.

This IT TPS, envisions IT Zone with maximum FSI of 4 and mixed use zone with 3 and recreational area of 0.3 This is the overall envidoned character of IT Town planning scheme of Vemali and Dumad.

Zone

Recreational

High Intensity Mixed use Zone IT Zone

ROW

Minimum Plot Size(in sq.mt)

All

Plot>1000 Plot<1000

Alloted F.S.I.

Base F.S.I.

Chargeable F.S.I.

Minimum Margins

Tradeable F.S.I. Maximum F.S.I.

Maximum Ground Coverage

0 1

0.3

0

0.3

40%

Front

Sides

Rear

Nill

6.0

7.0

Nill

5.0

5.0

Spor ass

11 Considerations for Plot Reconstitution 40% Deduction

Final Reconstitution

Part Plots

Minimum Plot Area

Towards Satva Industrial Park

28 25/ 1 25/ 3

26

For the given OP Plots, 23, 24, For the given plots of area, 25, we will give back 60% FP. that are less than 1000 sq.m; there will be no This applies as a major deduction and FP will remain consideration of reconstitution 100% i.e; of same area for providing 60% Final Plots. reconstitution.

This is maintained, as per Gujarat State IT policy having

27

25/ 2

For plots lying partially inside the TP boundary, the full OP shall be considered for reconstitution.

Towards Ahmedabad

This is in accordance to developing a city level road which is in the same phase as the adjacent TPS.

Towards VMC

200

No. of Original Plots (OP)

Towards Bharuch

222

No. of Final Plots (FP)

1 :2

73

149

No. of Plots in Dumad

FP over / Displacement FPop over OP /

access Access

Displacement

18

y sq.m

Large plot - Higher Large size - high ROW ROW

9%

Roads

Green Spaces

0.5%

EWS Housing

Village A

Noirregular irregular Shapes shapes No

20.1% 3.75%

18 m

x sq.m

*(x > y) sq. m

Land Appropriation

Plot PlotRatio ratio Village B

30 m

No. of Plots in Vemali

Same Zone

Same Village

Station Areas

40%

Total Deduction

Deductions

Area

Percentage

Road

40.8 Ha

20.1%

Recreational

11 Ha

9%

Clinic

0.1 Ha

0.05 %

Sub Fire Station

0.6 Ha

0.3 %

Police Station

0.02 Ha

0.02 %

Electric Sub Station

0.5 Ha

0.2 %

Primary School of EWS

0.29 Ha

0.1 %

PT Station Area

0.72 Ha

0.3 %

NMT Station Area

6.4 Ha

0.2 %

EWS Housing

4.4 Ha

3.75 %

Plots For Sale

14.8 Ha

6%

Existing Structure

1.2 Ha

0.6 %

Total Deduction

81.6 Ha

39.9 %

19

12 TPS Valuation

Ownership Details *(The property being owned by private entity or government or both)

F Form

Original Plot Nomenclature Survey Number OP Area *(Identifying plots by *(Adjacent plots of similar *(Specifying area by owners given same OP Survey numbers) AnyROR or Base number) Map Preparation)

Finance of the Scheme

Original Plot SrNo

1 2

3

Developability, Locational Context, Amenities

4 5

Owners Name

Tenure

SurveyNo

1 Dumad Gram Panchayat Parikh Shreekant bhai Jaisinghbhai

2 Sarkari Padtar OT

3a 918 922

Prajapati Shardaben Poonambhai Prajapati Ratanben wd/o Poonambhai Ranchodbhai Prajapati Jiviben d/o Poonambhai Ranchodbhai Prajapati Deviben d/o Poonambhai Ranchodbhai Prajapati Ashokbhai Poonambhai Patel Dhavanit Dilipbhai Patel Snehalkumar Dilipbha Patel Vasudev Gopalbhai Gosai Shankargir Naathugir Gosai Shantaben Naathugir Gosai Manguben Naathugir

Compensation to plot owners for 40% deduction Contribution to VUDA (32%)

Contribution – Compensation = Net Demand

|

Rs.81 Cr

Street Lighting

|

Rs.10 Cr

No.

Area (sqm)

4 1 2

5 14248.20 7966.63

Water Supply

|

Rs.08 Cr

OT

921

3

11141.48

Bin Kheti

905

4

5203.15

Sewerage Network |

Rs.09 Cr

OT

906

5

5882.01

Staggered Single Pole light on roads 18m & 12m Double Pole light on 24m, 30m & 45m Rate: 0.7 – 1 lakh per running meter

Total Network Length 19.8 Km ESR OF 3.4 MLD & cost of 1.25 Cr considered.

Rate: 2500 per running meter

Total Network Length 19.8 Km Rate: 2600 per running meter

Developability

0.5

IT Zone

0.375

Jantri Rates, Semi-final Area, Final Plot Area

Original Plot Value (OP), Final Plot Value (FP), Semi-final Value

Road Network

Total Network Length 19.8 Km Only TPS road cost is considered.

Rate: 0.12 – 0.42 lakh per running meter

Redistribution & Valuation

G Form

A Infrastructure

FP Value

SF Rate

+

=

FP Rate

X

FP Area

Scheme Cost X Increment Factor

Storm Water Drain |

Rs.37 Cr

Total Network for TPS Area 2.02 Km Underground SWD and network components.

Rate: 10 Lakh per hectare

Determined by: • Developability • Connectivity • Location

Assigning weightages in accordance Scheme Cost is calculated by: to these parameters • Infrastructure Costing • Compensation • Legal Cost, Demarcation Cost & Other expenses Summation of all the expenditure

Total Developable Area = Total FP Area + Total Sale Area

Expenditure / Total Developable Area = Scheme Cost per Sq.m

Public Greens

|

Mixed Use Zone

0.1

Connectivity

Rs.0.86 Cr

|

0.5

0.4

0.3

0.2

45m

60m ; 75m

Total area - 29360 Sq.m 50% of expenditure will be borne by city

Station Areas

Recreational Zone

30m

24m

0.1

Rs.0.05 Cr

18m ; 12m

Location

476 Cr

Total Expenditure A

475 Cr

32% Contribution B

1.2 Cr

Net Cost (A-B) There is a win-win situation between Vadodara Authority and the plot owners.

10 – 50%

Access to Roads

10 – 30% Amenities

25 – 50%

Proximity to Transit

-30%

EWS Housing

-15%

Water Supply

20

21

13 Exercise 1 | Local Plan | Putrajaya | Malaysia

Putrajaya is a developed Master Plan. The local area plan, was implemented in order to emphasize it as an administrative capital. The whole zone, was divided into 20 precincts and precinct 3 is developed as administrative complex.

Though it has been developed around 2000s, still the area are being under-utilized.

Asthis precinct holds of Capital Complex, the government holds the land.

22

Levels of Plan

Internally generated revenue is the directed source of revenue and strong cash flowshould be maintained. To conclude, local authorities should hold strategic planning togenerate more resources and to perform efficient and transparent.

Implementation Process

Comparison of Development Model | Putrajaya and Singapore In Singapore, local government engage private consultants on urban level and micro level planning, whereas in Putrajaya all are carried forward by Local authority.

Planning areas in Singapore are developed with planning boundaries in master plan. In Putrajaya Master plan boundary is divided into precincts and further local plans is developed.

23

14 Exercise 2 | Development Feasibility Connectivty

City Context

Cost of Development

Site is well connected via – Golden Quadrilateral, Harni Virod road. The site is located on NH8 – GoldenQuadrilateral, which caters to analyzing it has high potential area. Also, Airport is at close proximity of 3.4kms. As influence of DMIC, and other real estate trends established in upbringing Vadodara, this site is highly potential for development.

Plot Imagery

Revenue from Sale

Scenario 1: Residential Mix Scenario 2: Mixed Use

Site Dimensions Recommendations to Client & VUDA

Market Feasibility ensures that there is still a scope of development and apartments and row houses are only found across with lesser occupancy.

24

Profit from Sale

41

Plot No

15,873 sq.m Plot Area

As the site, is a greenfield development, the scope and influential development is foreseen to happen. The influence of DMIC & DMC along NH8 would create a drastic impact, that has high potential in developing a mixed use here.

As the real estate trends, and market analysis are pertaining now, across Vadodara, It would be profitable for the developer to invest in commercial mix development with on ground or podium parking.

In comparison, looking over 2 scenarios, mixed use development caters to neighboring city development aswell.

Consideration of special project, impact in profitable development. Identification of potential growth centres for city development. Along major access improve connectivity, that enable and attracts developers.

25

01 Key Takeaways

30 M ROW

IT area

Towards Satva

Improved Investment

Towards Virodh Village

Market Trends

Towards Ahmedabad, Gandhinagar & Delhi

Recreational area

The overall studio exercise comes to an end with envisioning Dena as an IT TPS, which impacts city and regional level anaysis, with impact of workforce participation, development of green infrastructre, allowing tourism finance and developing Vadodara as the next IT hub of Gujarat.

Rejuvenating Vishwamitra

Uplift of Education

Regional Level Impact

Recreational area

30 M ROW

IT area

Improved Regional Connectivity

City Level Impact

The studio, allowed to explore more on urban planning and city of Vadodara. To a newer city, in analysisng each and every parameters, the detail way of TPS mechanism, and why is it being successful, with lot of questions and thoughts, the semester was held. Team debates, claifying every detail aspects, and the cohesive analysis everyone had, it was a amazing exercise of exploration.

Improved Work Force Participation Towards Bharuch, Surat & Mumbai

In-Migration Towards VMC

Next IT Hub Economy Boost Tourism

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Monsoon 2021 CEPT University