Mapping Portfolio for Shahibaugh

Revival of Royalty An account of a stately & noble area of Shahibaug that has undergone a spurt of development in recent times following years of stagnation Understanding the City | Semester 1 | Cept University | Kavan Pathak | Masters Of Urban Design | PG180406

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PRECINCT LOCATION

AHMEDABAD

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Urban settlements have been engines of growth since the dawn of cities & towns. Ahmedabad also has been one such story of growth and progress over the years. Historically Ahmedabad was known for its cloth mills. These mills helped city usher into industrial era with heads held high, and since then Ahmedabad has been on a track to progress. These Mills were run by wealthy Mill owners and Nagar Seths, and they lived in Old city of Ahmedabad at the time. With passage of time old city was becoming over populated and chaotic for the taste of these wealthy Mill owners. Hence in the early 20TH century these gentlmen moved to their grand victorian bungalows in Shahibaug where they would live untill the booming era of Mills would come to an end.

This portfolio is a study on Shahibaug, it examines Shahibaugs’ Builings, culture, commerce, mobility, history, people & lives of its residents.

Shahibaug has had a rich history with Shah Jahan getting the Shahibaug Palace built here in 1600s. Followed by various events and changes in Monarchy. Later in 20TH century due to inflential people moving in Shahibaug entered its modern day.

One event that fasttracked Shahibaug’s growth was setting up of Raj Bhawan in Shahibaug Palace after Gujarat’s seperation. This event marked a chain of events that led to numerous institutions being set up in the area generating large scale employment, and attracting people to move in to nearby areas. As time passed institutions were the centre of the area helping it progress.

The Portfolio is a compilation of studies and analysis carried out as a part of academic exercise in the foundation studio. These have been structured on basis of acute observations based on the idea to replicate the chronology of events that helped Shahibaug evolve and at the same time maintain a constant link with the present day scenario and the way forward for Shahibaug.

PORTFOLIO CONTENTS

02 4 4 4 4

Preface Introduction to Studio Portfolio Brief Acquanting with the Precinct

PREFACE & INTRODUCTION

THE ABODE DOMINO 4 4 4 4

Housing Stock Photo Matrix of Various Housing Built Form Case Study of Household

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04 4 History of the Area 4 Evolution of the Precinct 4 Determinants of Change

HISTORY & EVOLUTION

A RIGID SKELETON

STRUCTURING OF THE PORTFOLIO

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4 Builtform Study 4 Landuse Patterns 4 Public Land & Buildings

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FACETS OF A PUBLICLY OWNED LAND

THE NEED TO MOBILISE

4 Hierarchy 4 Street Character 4 Infrastructure Services

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Road Network & Hierarchy Travel Patterns Traffic Case study Street Section Public Transport

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Income Job Stock Job Distribution Informal Jobs Case Sudy

MONEY BRINGS MONEY

A RIVER REVIVES 4 4 4 4

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he structure of the portfolio is based on how the precinct attracted numerous Government Institutions generating employment and fostering economical; growth in and around the precinct, as a result of which people started to relocate here, which led to growth of local commerce. Acknowledging this growth government took active part in infrastructure development. Better

SEQUENCE OF CHAPTERS

Public Spaces & Nolli’s Map Case Study of Public Space Proposal of Public Project Cost, Funding & Revenue of Public Project

infrastructure in turn resulted into development of more housing stock and good roads network meant people could travel more in lesser time to the western parts of the city (as the city centre had shifted to western areas over time), but recently public projects like sabarmati riverfront has breathed fresh life into the area and continued the story og growth in shahibaug.

FACETS OF A PUBLICLY OWNED LAND Physical features of the precinct dealing with buildings & land.

And prominence of public owned institutions and its impacts.

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iting this occurence the portfolio has been structured in such a way that the sequence of analysis & presentations carried out does justice to these events. Hence we start with History of the precinct which traces how Government Institutions came up here, then we examine Jobs & Livelihood through which we understand how many households are supported by these

institutions. Next, physical features like built form ,landuse pattern, road network, services, housing which led to growth are examined followed by travel behaviour and then public spaces.

MONEY BRINGS MONEY

THE ABODE DOMINO

A RIGID SKELETON

THE NEED TO MOBILISE

A RIVER REVIVES

Institutions provided employment and brought affluence to the area, giving rise to local commerce and creating more employment oppurtunities

People were increasingly attracted to affluence in Shahibaug and people attracted more people leading to a multiplier effect in residential sector

Services are backbone to a city improved roads and saturated services gave rise to city centre shifting across the river, hampering Shahibaugs growth.

Growing CBDs in CG Road & SG Highway and improved connectivity in roads made people commute in search of jobs, stagnating growth in Shahibaug

Just as growth had come to a stand still major infrastructure projects in form of Dafnala road & Sabarmati riverfront brought about revival of the area.

SUMMARY

INTRODUCTION TO STUDIO

STUDIO METHODOLOGY

4 Interrelation of different Urban

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Paramters & their relationships 4 Understanding the exercises as a whole 4 Takeaways from the studio

he foundation studio aimed at understanding the studio with respect to various parameters, which ranged from built form to lifestyles of its residents. The studio aimed at developing a keen observational analysis of an urban setting. As a parth of the studio, it was expected to carry out surveys, measure complex built forms, engage with communities and then present evidence driven urban analysis.

he studio consisted of 13 exercises bringing together various lenses to study the city. Each exercise was alloted a weeks’ time and included input lecture to brief the exercise. Each exercise then was carried out on site by surveying, measuring etc whatever means required. The data collected was compiled, analysed and inferred upon. These findings were then dicussed and necessary changes/ inputs were then reflected in the final presentation of the exercise.

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CHAPTER:

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READING THE PORTFOLIO

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rief of the current chapter

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LEGEND

M A P TITLE

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SUMMARY & UNDERSTANDING: • SUMMARY & KEY INFERENCES OF THE CURRENT CHAPTER SUMMARIZED IN BULLET POINTS • SUMMARY & KEY INFERENCES OF THE CURRENT CHAPTER SUMMARIZED IN BULLET POINTS

• Key Contents of the chapter • Key Contents of the chapter GRAPH

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ey statistics or Important writeup

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RELATING WRITE-UP

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CHAPTER WISE UNDERSTANDING OF THE AREA IN CONTEXT OF URBAN STUDIES

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elation of current chapter with the following chapter to maintain the flow of the portfolio.

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SARDAR PATEL MEMORIAL (FORMER SHAHIBAUG PALACE) LOWER PROMENADE, SABARMATI RIVERFRONT

ACQUANTING WITH THE PRECINCT : SHAHIBAUG

LANDMARKS

recinct is located in Shahibaug area of Ahmedabad its boundaries stretch from Sabarmati Riverfront in North to Ghevar Cross roads in South and Sardar Patel National Memorial in West to Cantonement area in East.

The area is rich in history and has a gloriuos past, with many well well known personalities of Ahmedabad

ardar Patel National Memorial (formerly Shahibaug Palace) is one of the most famous Heritage Structures in the city. A portion of riverfront that merges with the airport road also runs through the precinct. n interesting similarity between both these built undertakings is that they both have helped revive the surrounding area and spurred growth. Shahibaug palace in 1600s and riverfront in the last decade.

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02 Introduction to the precinct

having stayed here till the turn of the century. It has been and is mainly a residential area with good number of institutions in the mix. Majority of the land here is owned by Goverment in the form of institutions, offices buildings or employee housing. Riverfront, Sardar Patel Memorial, Oshwal Bhawan are some of the well known landmarks in the

precinct. Airport road & Dafnala roads are the two prominent roads passing through the precinct. art of the precinct towards the riverfront and along the airport road is a posh neighbourhood. Where as area along the Dafnala road is comparitvely not so well off.

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SHAHIBAUG : HISTORY & DETERMINANTS OF CHANGE

PUBLIC INSTITUTIONS AS CATALYST OF GROWTH

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hroughout History Shahibaug has been a place to reside for the elite. It started when Shah Jahan built the Shahibaug Palace and the royal gardens in 1600. In the following century Marathas pillaged the palace and demolished gardens whilst setting up temples. or another 150 years the area wouldnot undergo any drastic

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04 History of Shahibaug & Determinants of Growth

changes but a steady growth in number of residents. These residents were the most infuential people of Ahmedabad who were Millowners or Nagar seths.

They moved to Shahibaug after 1920s and developed the area. In 1950 when Gujarat was seperated from Bombay state Raj Bhawan was established here in the Shahibaug Palace, up untill Gandhinagar was made capital a lot

of Administrative work was done from here, which resulted in setting up various Administrative institutions in the area.

Later Civil Hospital, Airport, Cantonment area etc were set up and more and more people started moving in. This meant that big bungalows had to give way for smaller housing alternatives, thus the elite started to move to west of Sabarmati in search of peace & quite for

which they had moved here in the first place. hahibaug would then undergo a period of stagnation in the coming decades untill Government proposed a TP scheme in 2004 and undertook public projects like Riverfront in the vicinity that helped give an impetus of growth to the surrounding area.

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n the mid 20th century Gujarat became independent and Ahmedabad was growing as a major city in the West.

This meant that a lot of institutions were set up in the city many of which in the vicinity of the precinct. The Raj bhawan (now Sardar Patel Memorial), Circuit House, Administrative offices, Police Headquarters, Civil Hospital etc were established in the area. In

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the years to follow these instituions set hus the modern day Shahibaug up their employee housing in the area is a result of these institutions aswell. Combination of employment which were the drivers of growth oppurtunities and an already developed and change for the precinct and the area attracted people to come and city of Ahmedabad as well. settle here. As more people shifted to Shahibaug it gave a push to local commerce driving the economy of the area upwards.

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CHAPTER:

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FACETS OF A PUBLICLY OWNED LAND LAND & CHARACTERISTICS

PRECINCT AREA: 1 KM2 TOTAL LAND AREA: 0.84 KM2

LAND USE

TOTAL BUILTUP AREA: 0.18 KM2

FSI BUILDING HIEGHT

FIGURE GROUND

BUILT

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his Chapter explains how the land in the precinct is fragmented and its major landuses, Figure ground & built Density studies show how these land parcels have been utilized. At the end of the chapter it will be established that institutions are major land holders in the area.

• How are Land Parcels Utilized in the precinct?

• Prominent Landuse & its percentage.

• Ownership, Price & Land development Rights • Major Land Holdings • Figure Ground • Built Density by PPH, FSI & Dwelling Units • Building Hieght

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recinct lies in R1 zone of development plan thus consists of residential, institutional as well as mixed use land parcels.

The area being in good proximity physiological needs and green & open spaces coupled with good employment is mainly residential in character with a good mix of institutions.

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recinct has permissible FSI of 1.8 & an additional provision of 0.45. But due to the area being old and many buildings being institutional areas more than 25% plots utilize less than 0.25 FSI making the area flat in nature.

Maximum FSI is utilized by nly a handfull of high rise buildings new residential schemes & a are seen all of which are residential, chawl area with dense built barring a couple which are mix use. up along Dafnala road.

Average floor hieght is G+1.

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Open (72%)

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he most dense area in the precinct is the chawl area with around 70% of built area. Followed by tenaments which is about 50%. And the least dense area is opposite to Sardar Memorial having railway bingalows which is only 15% built. he study of figure ground hints at how Shahibaug has evolved, as remnants from its past are still evident.

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GROUND COVERAGE

INSTITUTIONAL LANDUSE

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uilt density is depicted in the map by overlaying no. of floors in each building building to the total number of floors in a plot to get an idea of how there are very few high rise buildings in the area. The no of floor in a building shows the low lying nature of the site whereas the low total no of floors in a plot show the sprawling nature of the precinct

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Land & Built Characteristics

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round coverage in the precinct is in the range of 20 - 30% due to the large part of precinct either falling in institutional land use or detached housing. Low FSI & Lower Ground coverage hint at sparse built up. Although some spots near junctions are densely built

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OCCUPIED (80%)

here is only one vacant plot which is owned by Defense. Although plenty of Open places in form of Memorial Ground, play grounds, Riverfront promenades are present. Open and green spaces in the precinct render the precinct an ideal environ to live or work in. here are 20% open spaces in the precinct excluding the river. Majority of the open land is concentrated towards the northern part.

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LAND COST

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arket rates are 5X jantri rates in Shahibaug & difference of 5-10% in interior areas and on major accessways. antri rates in Shahibaug majorly fall under 2 brackets; 5,000/ sq yd land with this price is in interior areas and is accessible by Level 2 or Level 3 roads.

7,500/ sq yd land with this price bracket holds locational superiority over others, it iseasily accessible, has frontage on level 1 roads and proximity to major junctions etc. Many plots in the precinct are owned by defense, therefore jantri rates for these are not prepared.

LAND OWNERSHIP

PUBLIC

PRIVATE(66%)

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here is a very high share of land owned by Government due to historical reasons. Several government institutions and housing schemes are present. resence of these institutions helps drive the growth and economy of the precinct, by providing steady employment and driving the local commerce.

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Postal Service State Government Electric Substation Defence Commercial AMC AAO

OPEN & VACANT PLOTS

Water Board Vacant Resi Multi Family Recreational Railway Police Narmada Nigam

BUILT DENSITY

ajority of land owned by Government is exclusive and belongs to Defence, Circuit House, Administrative offices, Law Enforcement Offices etc; these provide considerable employment oppurtunities. Whereas several employee housing for post office, railways, LIC, Police etc is seen in the precinct.

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PEOPLE PER UNIT AREA

DU PER HECTARE

POPULATION DENSITY

he most common type of land use pattern in the city is that if residential use. Highlighted in the opposite page.

Several government housing schemes, Chawl, Bungalows and tenaments are spread throughout the precinct, but onoly a handfull of highrises are evident.

The nature of housing typology is due old development, which took place in the era when this institutions were built. lot of credit goes to instituions for attracting people to come and settle in the area. he area has 63% of landuse as residential. The area consists of Highrise, Lowrise, Tenaments, Bungalows and chawls. A closer inspection of housing and its typologies is done in Chapter 05.

SUMMARY & UNDERSTANDING: RESIDENTIAL LANDUSE

• TWO PROMINENT INSTITUTIONAL 21%)

LANDUSES:

RESIDENTIAL

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• INSTITUTES- AN IMPETUS FOR RESIDENTIAL GROWTH • 34% PUBLIC LANDHOLDINGS IN FORM OF INSTITUTIONS & HOUSING FOR EMPLOYEES, EMPLOYEE HOUSING LED THE TREND OF SETTING UP MORE MULTI STOREY HOUSING

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• MORE HOUSING GAVE RISE TO LOCAL COMMERCE • BUILT CHARACTER IS LOW LYING & DOESNOT REALIZE PERMISSIBLE FSI (1.8), MAINLY DUE TO LARGE QUANTUM OF OLD BUILDINGS & PRESENCE OF SPRAWLING INSTITUTES • GREEN SPACES, PROXIMITY TO PUBLIC SPACE & LOW POPULATION DENSITY 145 PPH ATTRACT PEOPLE HERE

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45 people per hectare is the population density of the precinct.

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0.72 Dwelling unit per hectare.

• HOSPITALS, TEMPLES, SCHOOLS, ETC IN IMMEDIATE VICINITY COUPLED WITH PRESENCE OF JOB CENTRES DRIVE THE PRICES OF AREA HIGHER

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opulation is most concentrated in highrise buildings & Chawls.

• INSPITE OF THESE THE POPULATION PER HECTARE & DWELLING UNIT DENSITY REMAINS LOW DUE TO NATURE OF BUILT CHARACTER OF THE SITE WHICH IS FLAT, WITH G+1 BEING AVERAGE HIEGHT OF BUILDINGS

ost dense areas having most imilar to population density the trend population per 100 sq m land parcel is repeated here as low dwelling are the areas with attached housing, units are seen as compared to other chawls and row houses that lie in the areas. Owing to land use patterns and centre of the precinct, in the interior housing typology. areas. omparitevly low population density is a result of institutional land use and typology of resdential buildings.

AT THE BEGINING A CLAIM WAS STAKED THAT INSTITUTIONS ARE MAJOR LAND HOLDERS IN THE AREA, IT IS JUSTIFIED NOW THAT INSPITE OF VERY FEW INSTITUTIONAL BUILDINGS THE LAND BELONGING TO THEM IS VERY SUBSTANTIAL.

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rominence of Institutional land use has helped create more jobs which is examined in the following chapter.

10 Land & Built Characteristics

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CHAPTER:

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M O N E Y B R I N G S M O N E Y

JOB CENTRE DISTRIBUTION

JOBS & LIVELIHOOD JOB CENTRE DISTRIBUTION IN SHAHIBAUG PRECINCT

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• Job Distribution in Precinct • Major Job Centres.

• Survey Data & Extrapolation • Income distribution & Affordability • Consumption Patterns • Job Centric Case study • Consumption & Expenditure centric casestudy

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hapter 2 focuses on economical aspects of the precinct, dealing with major job centres, income distribution, expenditure & consumption. It is evident from these studies that the most number of Jobs from the formal sector exist in Institutions.

here are total 3133 job centres in the precinct. Majority of them employed in residential sector as casual workforce working as milkman, gardener, maids etc.

A considerable number of retail, offices and proffessional services like garment retail, hotels, restaurants, courier services make up for another major job centre all of which are concentrated near ghevar circle and dufnala road due to nature of the landuse patterns. arge number of institutions, including goverment ones like AAO office, Circuit house, etc & Non govt ones like Oshwal Hall, World Kids, Gayatri Mandir etc complete the formal employment centre. treet vendors make up for the informal employment in the precinct and are located at Gayatri mandir road, Ghevar circle and along dufnala road. t is also observed that the residential sectors offers scattered employment per unit employee ratio very low and nature of employment is mostly informal and casual.Whereas institutes offer employment that is concentrated

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SPATIAL DISTRIBUTION OF JOB CENTRES

JOB CENTRES IN THE PRECINCT ARE FURTHER BIFURCATED BY TYPE, AND SAMPLING WAS DONE IN SO THAT ALL EMPLOYMENT TYPOLOGIES ARE COVERED. EXTRAPOLATION WAS DONE ON BASIS OF THESE SAMPLES. EMPLOYEE/ UNIT FOR VARIOUS JOB CENTRES IS GIVEN RESIDENCES : 4.84 COMMERCIAL : 3.91 INSTITUTIONAL: 30.62 STREETVENDORS : 1.51 AVG: 4.82 MORE EMP/UNIT MEANS THESE SECTORS OFFER MORE EMPLOYMENT AND ALLOW THE AREA TO FOSTER. Understanding the City Studio | Shahibaug, Ahmedabad

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FACTORS ATTRACTING STREET VENDORS

EMPLOYMENT DISTIBUTION & TYPE

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t can be observed that commercial sector employs all three categories whereas jobs in institutes are almost 95% regular employees whereas 90% jobs in residential sector are casual & informal & jobs in informal sector-street vendors etc are largely self employed or hepers which are casual labours

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STUDY OF INFORMAL ECONOMY CASE MANDIR ROAD

STREET VENDORS ON GAYATRI

EMPLOYMENT RELATION TO GENDER & JOB CENTRES

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s seen the employment ratio is very skewed in all sectors and even more so in self employed sector due to commitment and hardship of the sector, working women are most comonly employed as Casual employees in households. As teachers, and various institutional & office jobs Jobs & Livelihoodv Understanding the City Studio | Shahibaug, Ahmedabad

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CONSUMTION PATTERNS ACROSS DIFFERENT LIFESTYLES

CASE STUDY: MILK-MAN

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ocal milkman named Ishwarbhai makes a monthly profit of 72,000 by selling milk, apart from other profitable endeavours of the business such as cow dung cakes used as fuel and manure, breeding from bull etc. expenses such as commuting for door to door services, treating of milk etc has been considered in miscellenous costs.

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oor households spend 50% on groceries, every other expense is dwarfed in comparison to food, Rich household spend maximum on rent , education and vacation or liesure, food and grocery Constitute less than 5% of their monthly expenses Poor households rarely spend anything on leisure activities, they engage themselves in chit chat or Visiting temples as their recreational activities whereas rich households spend a large chunk of their Incomes on either vacations or leisure activities. Per capita floor space of rich households is almost double to that of total floor space occupied by the entire poor household.

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SUMMARY & UNDERSTANDING: • FOUR TYPES OF JOB CENTRES IN PRECINCT: INSTITUTIONAL-17, RESIDENTIAL-2768, COMMERCIAL-285, STREET VENDORS-63.

• MAJOR JOB CENTRES ARE INSTITUTES LIKE LEKHA OFFICE, ANTI CORRUPTION BUREAU, CYBER CELL, ANEXURE OFFICES ETC. • RATIO OF EMPLOYMENT PER JOB CENTRE FOR INSTITUTES IS 31, WHICH IS BY FAR MORE THAN OTHER JOB CENTRES • RESIDENCES PROVIDE EMPLOYMENT TO 4 PEOPLE ON AN AVERAGE, AND THESE 4 PEOPLE CANNOT SURVIVE ON ONLY 1 HOUSEHOLD SO THEY CATER TO MULTIPLE HOUSEHOLDS, THUS BRINGING THE RATIO FURTHER DOWN THIS FACT MAKES INSTITUTIONS LARGEST EMPLOYERS IN THE PRECINCT WHICH DRIVE ITS GROWTH • SUBSTANTIAL SALARY FOR PEOPLE EMPLOYED IN INSTITUTES INCREASES THEIR SPENDING CAPACITY THEY SPEND MORE ON DAILY COMMUTE, EDUCATION, RENT, ENTERTAINMENT & VACATIONS. WHEREAS POOR SPEND MORE ON GROCERIES AND PHYSIOLOGICAL NEEDS • INCREASED CONSUMPTION PATTERNS EMPLOY MORE PEPOLE IN FORM OF LOCAL SHOPS & HOUSEHOLD MAIDS, MILKMEN, ETC

IT BECOMES EVIDENT THAT INSTITUTIONS OFFER SUBSTANTIAL AMOUNT OF FORMAL & AFFLUENT EMPLOYMENT, ALLOWING PEOPLE TO SPEND MORE & CONTRIBUTING TO GROWTH OF OTHER SECTORS, FURTHER GENERATING MORE EMPLOYMENT.

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reation of more employment opportunities boost the housing market and pushes the real estate, it also gives rise to local commerce in the area creating need for commercial properties as well. Housing market & Built Characteristics are looked upon in the next chapter.

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CHAPTER:

03

THE ABODE D O M I N O

VISUAL MATRIX OF FSI VS GROUND COVERAGE IN BUILDINGS OF DIFFERENT TYPOLOGIES

HOUSING & BUILT FORM

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he chapter deals with categorization of built spaces in the precinct and its uses, followed by examining most common built use- residential and building its spectrum.

• Built Form Matrix • Built Form categorization by FSI & Ground Coverage • Building Usage • Housing Spectrum • Housing Affordability • Categorizing Housing Stock by Age, Typology, Price etc

BUILT FORM MATRIX 20

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BUILT FORM TYPOLOGY

TYPOLOGY OF RESIDENTIAL BUILDINGS

AGE OF RESIDENTIAL BUILDINGS

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ajority of housing market is condensed in apartments (53%), low rise with walk in style Flats dominate this share, Bungalows, tenaments & row houses are seen in interior roads, baring a few exceptions and constitute 40% of housing market chawls make up for the remaining market share.

22 Housing & Built Form

hahibaug was at its peak before 30 years and a lot of residential development took place then, so most of the tenaments , bungalows & row ouses are 25 to 30 years old, Majority of low rise apartments are also fairly old some high rise towers are 20 years old whereas majority of them are comparitively newly constructed.

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PRICE SPECTRUM OF RESIDENTIAL

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rices in shahibaug are in the range of 7000 To 9000 for new houses It is one of the prime localities of the city, Price is dependent on age, with older apartments costing almost half the Price of new constructions, But these occurenece is not seen in case of tenaments or bungalows due to the Land asset associated to it.

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he diagram shows us how age & typology are two prominent factors after location that play a prominent part in infuencing a dweling unit if the same size,a new bungalow will be much more expensive than a new flat and a new flat will be expensive Then an old row house. It can be also observed that age doesnt affect detached & semi-Detached typologies a lot, due to the land asset associated to it.

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he diagram depicts how family sizes vary in different typologies thus having a direct relation to the per capita floor space available for every typology, it also may not hold true in some outliers as seen below but by and large bungalows & tenaments offer more per capita space as compared to apartments & row houses.

Also, per capita space In luxury apartments is more than that of total built up of chawl.

he graph shows the per capita space available in a house, it shows that chawls woth smaller area and bigger families residing in it have too less per capita space whereas luxurios appartments with more area and smaller families have more per capita space.

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hows how price of dwelling unit increases with built up, but the factor of increase, depends on the typology, and age. A new 2bhk aptt and 3bhk aptt will have atleast 25 - 30 Lakh difference wheras older apartments will have no more than 15 lakh Difference between the two.

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ncome expenditure and saving patterns also vary across the precinct with middle income and poor spending almost same amount of money on food; and rich and middle income spending almost same on travel but poor spend very little on travel. Also poor households are not able to save money due to small earnings and customs; whereas rich invest and save majority of their income; education, vacation and leisure are parameters that rich spent most of their incomes on.

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he graph shows affordability, the understanding is that old apartments & some New ones are affordable to people with thier current salaries but tenaments, Row houses and bungalows are unaffordable to people with their current salaries at the current rate.

SUMMARY & UNDERSTANDING: • THE MOST PROMINENT BUILT TYPOLOGY IS RESIDENTIAL (85%) • A CLOSER INSPECTION REVEALS BUILT FORM IS LOW LYING AND SPRAWLING IN NATURE DUE TO LOW RISES (32%) , TENAMENTS (13%), CHAWLS (20%) & BUNGALOWS (12%) BEING THE DOMINANT RESIDENTIAL TYPOLOGY • SPRAWLING NATURE OF THE PRECINCT IS CHARACTERISED

BY AVERAGE GROUND COVERAGE OF ONLY 20-30% DUE TO PRESENCE OF BIG INSTITUTES & BUNGALOWS • FURTHER STUDY OF RESIDENTIAL TYPOLOGY SHOWS THAT HIGH RISES & LOW RISES PROVIDE HOUSING TO 70% OF RESIDENTS IN THE PRECINCT. • PRICE OF NEW HOUSING STOCK ARE VERY HIGH EVEN SURPASSING WITH THOSE ON SG HIGHWAY IN SOME CASES THUS MAKING NEW STOCK CONTRAST WITH PRICES OF OLD HOUSING THE NEW STOCK IS 50% HIGHER THAN OLD BUILDINGS • THE POOR COMPROMISE ON HOUSING TO SAVE ON COMMUTE WHEREAS RICH TRADE OFF LONGER COMMUTES TO LIVE IN BETTER HOUSING STOCK

GROWTH OF RESIDENTIAL SCHEMES AND MORE PEOPLE MOVING IN WAS A RESULT OF GROWING ECONOMY SPURRED ON BY EMPLOYMENT GENERATED BY INSTITUTIONS

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ncrease in Housing facilities give rise to need of proper sanitation facilities and services backed by good infrastructure, the following chapter deals with the same.

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CHAPTER:

04

A RIGID SKELETON

SEWAGE NETWORK & MANHOLES

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aily waste produced: 14.57 tonnes aste carried by bins: 11.52 tonnes

INFRASTRUCTURE & SUPPORT SERVICES

ewage lines are about 53% of public roads which may seem inadequate but vis-à-vis dwelling units it serves the purpose, but it may fail if there is change in land use pattern. There are 112 manholes with average of 21 manholes per 1 km of road network

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ime taken for trip: 2.5 hrs aste collected per trip: 850 kg ouse catered per trip: 500

W

ater is done through Dudheshwar water works 1.2 kms away. Water is collected from Sabarmati river through collection well, it has capacity of 95 MLD, there are 5 water tanks here, one reserved for Shahibaug area having capacity of 6 lac Gallons. Water from here is distributed to Shahibaug water pumping house from where it is locally distributed. Cantonement has private tank with capacity of 2 lac gallons.

I

nfrastructure and Services are the backbone of any city, this chapter deals with same. Perceptual mapping of various services is carried out to better understand them. Streets are also examined as part of infrastructure and its present condition is analyzed.

• Solid Waste Management • Water Supply, Storm Water Drain & Sewage networks • Street Section showing underground services • Streets Hierarchy • Street mapping through various parameters like paving material,

SWM- GARBAGE BIN LOCATIONS

SWM- GARBAGE COLLECTION ROUTE

SWM- GARBAGE BIN SCALE & INFLUENCE ZONE

I

n the precinct primary collection is done by door to door collection, these exercise is carried out by small vehicles having capacity to carry 0.75-ton waste.

They are assisted every morning by street sweepers, rag pickers and sweepers employed by private societies; also lot of waste is dumped into pits made for animals to drink water, which causes a nuisance there are also open dumping here is only one secondary bin on the site, citing ecent cleanliness drive where sites which are either burned or get secondary bins are replaced or taken away, the on e present on site is near accumulated over time.

Gayatri mandir road, but doesnt cause any hindrance to people around.

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26

S

torm water network is 61% of public roads, there is rarely any waterlogging seen in site, ones which are evident are seen in interior areas due to improper or choked up storm water catch pits and narrow roads with high compound walls. The riverfront development improves the water logging scenario by diverting and intercepting storm water in case of floods. There are 119 catch pits which translate to about 19 catch pits per unit km of public roads

WATER SUPPLY NETWORK

STORM WATER DRAINAGE

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T

he services in the area have been overlaid with time on top of each other as is evident from the placement of manholes and storm water drains o Airport road and Dafnala road, this show the haphazard manner in planning of its network and failure to cope up with the growth. As it is sewage lines in the area are only 50% of major oublic roads which may already seem inadequate.

The introduction of Riverfront project has helped in case of water logging and river flooding issues with its planned and syystematic apaproach to tackle storm water run off. he condition of raods is far better than other areas due to presence of Circuit house, Government institutions and Airport.

ROAD NETWORK

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PAVING TYPE

PRESENCE OF FOOTPATH

BELOW THE ROAD 28

ROAD CONDITION

PEDESTRIAN MOVEMENT

ENCROACHMENT

GREEN COVER

ROAD NETWORK ABOVE THE ROAD

Infraastructure

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SUMMARY & UNDERSTANDING: • SOLID WASTE MANAGEMENT IS DONE PRIMARILY BY DOOR TO DOOR COLLECTION AND IS SUPPORTED BY LOCAL SWEEPERS & CLEANING PERSONNEL EMPLOYED BY PRIVATE SOCIETIES • SEWAGE, WATERSUPPLY & STORM WATER DRAINS ARE HAPHAZRDLY PLANNED & RUN AT MAXIMUM CAPACITY, IN MANY CASES OLD NETWORK HAS BEEN OVERLAID BY NEW ONE. THEY MAY NEED UPGRADING IF MORE PEOPLE MOVE IN. PLANNED SERVICES ARE ONLY SEEN IN THE RIVERFRONT STRETCH • ROAD CONDITION OF PRECINCT IS PRISTINE COMPARED TO OTHER AREAS WITH PRESENCE OF FOOTPATHS & GREENCOV • GOOD ROADS AND LESS TRAFFIC CONGESTION ARE ALSO FACTORS THAT ATTRACT PEOPLE

ADEQUATE SUPPORT SERVICES ENSURE SMOOTH DAY TO DAY ACTIVITIES IN THE PRECINCT. BUT UNRELIABLE, OLD AND HAPHAZARD NETWORK OF SERVICES MAY NEED REPLACEMENT IN FUTURE.

I

mproving road networks and overloaded services coupled with pattern of growth in Ahmedabad cause a transition. And considerable people now travel or shift to west of Sabarmati. This is established in the next chapter by analysing travel behaviour & road network.

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Infraastructure

CHAPTER: THE TO

05 NEED MOBILISE

TRAVEL BEHAVIOUR & ROAD NETWORK

BLOCK PERIMETER

ROAD LINKAGES & NODES

BLOCK AREA

PUBLIC TRANSPORT

R

oad networks foster more mobility and people travel more, patterns of travel and road network is studied in this chapter. This will, to a certain degree, show that in the context of the city Shahibaug is loosing its sheen as CG road and SG highway corner most jobs.

• Road Network • Street Sections • Traffic Flow through Junction & its Signal Phasing • Travel Patterns for Work, Study, Social etc • Travel Patterns by income group and gender • Vehicle Ownership • Travel Choices • Public Transport availibility & connectivity to major

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lock area vis-à-vis block perimeter doesn’t show lot of linear blocks thus, blocks are more accessible.

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recinct has 3 key roads; riverfront road with 24m ROW, airport road with 30m ROW and the Dafnala road with 30m ROW. he road network can be divided into 4 levels. Level 1, with upwards of 30m ROW, found near Dafnala circle; Level 2, ROW upwards of 24m, length about 2.2 km; Level 3, ROW upwards of 12m with length being 4.2km and Level 4 with ROW less than 12m with length of 6.2km.

Street density is 157.25m/Ha which hows more connectivity. Similarly link to node ratio is also high which shows presence of alternative routes to avoid traffic clog up. Node density is 1.54/Ha which showing appreciable presence of intersection points which further connectivity; although the connected node ratio is only 0.65 which shows a substantial number of dead ends owing to the residential fabric.

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onversely the average block sozes is much more thsn other areas because of large institutions and and nter para transit in the precinct has housing colonies which makes the block a dominant presence as there are sizes more and thus decreases the couple of auto rickshaw stands at major walkability of the precinct even though junctions catering to the public. block are not linear in nature. resence of footpaths also encourage pedestrians to walk to fulfill their daily resence of footpaths on all major physiological needs which are scattered roads improve pedestrian walkability throughout the precinct.

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TRAVEL BEHAVIOUR TRAVEL TRIP DATA

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he trip rate per capita varies across households due to the fact that Low income spend very less on travel and rarely undertae any trip other than commuting to and from work this is also reflected in their housing choices, whereas rich cannot sacrifice on builtup area or amenities but may end up staying far away from city centre and work hus having to commute more and spend more on travel.

PUBLIC TRANSPORT STOPS & ACCESSIBLITY

T TRAVEL MODE SHARE DATA

M

PUBLIC TRANSPORT STOPS IN PRECINCT

ACCESS TO MAJOR LANDMARKS VIA PUBLIC TRANSPORT

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ll landmarks around the city are not directly accessible via public transport and last connectivity needs to be improved upon on the distination end to decrease egress time. The precinct has AMTS stops & also BRTS stand along the

he precinct has good public transport connectivity in terms of distribution of stops, it has both Brts arger block sizes of Public Housing & Amts connectivity, it caters to major & various other institutions impair institutions but only residential areas pedestrian access to public transport along major roads. Majority areas are accessible under 5 min walking dist. stops.

But people still prefer to use personal vehicles.

L 34

Travel Behaviour & Road Network

A

airport road but no dedicated lane for it. It serves only the Airport to SG highway connectivity. verall good accessibility of stops and poort distribution of AMTS routes serve as an alternative which is not lucrative for people to switch from two wheelers to public tranpsort.

O

ode of transport also varies by distance as evident in people prefer to use 2 wheelers for short distances, but for this too some high income residents use car to drop their kids to nearby schools as the distance increases rich people shift from two wheelers to car and poor invest in 2 wheelers, upgrading from walking or cycling.They prefer to invest in two wheeler instead of commuting to public Transport owing to more mobility and lack of last mile connectivity

VEHICLE OWNERSHIP DATA

H

ere is substantial amount of vehicles in the precicnt indicating that people of certain affluence live here. Also it shows that inspite of good public transport facilities available in the precinct people still prefer to use personal vehicles.

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SPATIAL REPRESENTATION OF TRIPS UNDERTAKEN FOR DIFFERENT PURPOSES

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rips are undertaken in the precinct for three main purposes work, social & education. From drawing the spider maps based on these criterias we can deduce that people tend To travel for work predominantly it consists of about 60% of total trips undertaken

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they also are willing to go far in terms of better jobs, ocially people tend to gel with local neighbourhood similarly for education too people Travel alot but they on routine basis but on weekends undertake trips dont tend to go far especially for schooling, but for to relatives, social gatherings or recreational spots higher education students travel to outskirts of the city which can be far away. in search of colleges and even to neighbouring cities,

SPATIAL REPRESENTATION OF TRIPS UNDERTAKEN BY DIFFERENT INCOME GROUPS

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he precinct can be divided into 4 main categories based on income: low(0-25k) medium(25-60k) medium high(60-100k) & high(100k and above). Based on this bifurcation of trips undertaken are shown in spider map. From these, it can be inferred that poor

36

Travel Behaviour & Road Network

A

travel less whereas richer travel more, due to the fact lso the rich undertake more trips per capita and that poor stay near their employment oppurtunities with more modes of transport at their disposal whereas rich find it difficult to relocate to central areas can also travel more. Whereas poor stay near their due to uber expensive formal housing, it shows people employers compromising on housing and saving on tend to expend more on travel as they get rich. travel.

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SUMMARY & UNDERSTANDING: • PRIMARY ROADS: RIVERFRONT 24 M, AIRPORT ROAD 30 M & DAFNALA 30 • GOOD LINKAGES WITH WEST AHMEDABAD, EAST AHMEDABAD & AIRPORT • HIGH NUMBER OF NODES IN ROAD NETWORK SHOW BETTER CONNECTIVITY WHEREAS POOR CONNECTED NODE RATIO MEANS MORE DEAD ENDS OWING TO RESIDENTIAL FABRIC • PEOPLE STILL PREFER TO TRAVEL BY 2 WHEELERS INSTEAD OF PUBLIC TRANSPORT DUE TO POOR LAST MILE CONNECTIVITY AND INCREASED TIME TAKEN TO REACH DESTINATION • THERE IS POLARISATION IN HOW PEOPLE TRAVEL ACROSS DIFFERENT INCOME GROUPS • PEOPLE ARE WILLING TO TRAVEL MORE IN SEARCH OF JOBS & HIGHER EDUCATION • BUSIEST JUNCTION IN THE PRECINCT IS DAFNALA JUNCTION WHICH HANDLES 460 PCU PER SIGNAL CYCLE IN PEAK HOURS AS CITY STARTED TO GROW AND EXPAND TOWARDS WEST ROAD CONNECTIVITY IMPROVED. THIS LED TO CENTRE OF THE CITY MOVING TOWARDS WEST AND CG ROAD & SG HIGHWAY GAINED STATUS OF CBD CORNERING MOST JOBS. JOB MARKET OFFERED

BY INSTITUTIONS BECAME SATURATED AND PEOPLE NOW WILLING & ABLE TO TRAVEL MORE COMMUTED MORE IN SEARCH OF EMPLOYMENT. THIS LED TO STAGNATION IN GROWTH OF THE AREA

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ust as growth in Shahibaug had reached saturation, government proposed a TP scheme as well as undertook a major infrastructure project of Sabarmati River front, This helped open more real estate land to develope and provided impetus to an otherwise stagnated area.

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Travel Behaviour & Road Network

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CHAPTER: A

RIVER

06

VARIOUS CONSTRAINTS ENCOUTERED

BY PUBLIC SPACES

REVIVES

PUBLIC-REALM : IMPACT, CASE STUDY, HYPOTHETICAL ANALYSIS

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ublic realm & public spaces improve the living conditions of the citizens, the same is dealt with in this chapter. Public spaces are identified and studied on various parameters. Their importance is also established as is evident in the case of Shahibaug. Further, financial prospects of an urban project are studied with help of an hypothetical proposal.

• Public realm map • Degree of publicness in the realm vis-a-vis constraints like age, time, gender, clture etc • Detailed documentation of Sabarmati Riverfront by analysing its accessibility, spatial & visual qualities and its users • Developing a hypothetical proposal of 1.8 km road stretch • Calculating the proposal’s cost • Finding various alternatives for its funding • Estimating its revenue generation • Preparing a cashflow statement for the same

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CASE STUDY OF A PUBLIC SPACE - SABARMATI RIVERFRONT 42

Public Spaces & ULB Cost & Revenues

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URBAN DESIGN PROPOSAL & ITS FINANCING

SUMMARY & UNDERSTANDING: • SHAHIBAUG IS LADEN WITH PUBLIC PLACES; RIVERFRONT, SARDAR PATEL MEMORIAL, GAYATRI BHAWAN ARE AMONGST THE MORE POPULAR ONES.

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o understand financing and working of an urban undertaking first an Urban Project of redesigning Urban streets in Shahibaug was undertaken to improve its street edge, footpath quality, quality of carraigeway, provide adequate parking etc. To implement this first a stretch of 1.75 km was identified over portions of Airport road and Dafnala road, because these roads cater to major institutions, commercial buildings and also are main feeders to Ahmedabad airport. Further these streets were redesigned to have better street edge, green belts, parking he proposal included 4 types of street facilities on street, big traffic islands were converted into section on basis of need in the precinct and social spaces and markets, generating revenue and uplifting social spaces. Also allocated spaces for vendors was they were proposed in patches as and when provided to formalise their incomes and generate revenue. they were found suitable, a fifth patch was developed between Sardar Patel memorial and Gayatri Mandir to attract more tourist here and TOTAL PROJECT COST PROJECT INCOME/YR generate revenue from surrounding proposed 650 LAC INR 270 LAC INR market.

• THESE PUBLIC FACE A LOT OF CONSTRAINTS IN FORM OF AGE, CULTURE, TIME ETC • STREETS & PORTIONS OF RIVERFRONT ARE BY LARGE THE ONLY PUBLIC SPACES WITHOUT ANY CONSTRAINT

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STREET “A” COST/ 100 m STREET “B” COST/ 100 m

STREET “C” COST/ 100 m STREET “D” COST/ 100 m

ajor operational expenses are capital expense in year 1 of implementation and then the operational expenses from year 2 onwards. major operational expenses are repayment of loan, maintanence & profit share towards equity after the spv breaks even. evenue generated is through two main incomes, assets and operations main income from assets is rent from hoardings and rent from kiosks and shops; while main income source from operations is parking; together these income sources generate about 270.81 lac rupees

R

STREET DESIGN

BREAK EVEN OF THE PROJECT

T

he SPV breaks even, (when its income meets the expenditure) in the 5TH year. it takes 5 years due to absence of any income in 1st year o fomplementation and another 3 years due to repayment towards loan, after breaking even the spv generates 360.45 lac profit yearly.

STREET “E” TOTAL COST

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45

• STREETS APART FROM IMPARTING MOBILITY ARE AN INTEGRAL SPACE FOR PUBLIC ACTIVITIES • RIVERFRONT STRETCH PROVIDES A GOOD PLACE FOR PEOPLE TO SOCIALIZE, EXERCISE & RELAX • ACCESS TO ACTIVE PUBLIC REALM IMPROVES SOCIAL LIFE OF PEOPLE IN PRECINCT & IMPROVES THE AREA • RIVERFRONT PROJECT ALSO PROVIDES BETTER LINKAGE WITH WEST AHMEDABAD WHICH FOSTERS GROWTH OWING TO ENHANCED CONNECTIVITY IT ALSO OPENED NEW LAND FOR REAL ESTATE DEVELOPMENT IN AN OTHERWISE SATURATED AREA, GIVING PUSH TO RESIDENTIAL MARKET IN THE AREA. RIVERFRONT ELEVATED MANY AREAS IN THE CITY, ONE OF THEM BEING SHAHIBAUG. TAKING CLUE FROM THIS, GOVERMENT SHOULD ALSO LOOK AT PROPOSING INFRASTRUCTURE RELATED PROJECTS THAT PROVE TO BE VALUE ADDITION TO THE AREA AND PROVIDE A BOOST TO THE AREA’S ECONOMY AND GROWTH.

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ooking forward urban projects that prove to be growth engines should be proposed by Government that help in reviving an area with such rich history & potential to make cities a better place to work, live, learn, socialize and revel in.

SUMMARY: INTERRELATION OF VARIOUS PARAMETERS OF AN URBAN

Impact of Job Centres, Jobs and Incomes on: Land & Building: Increase in residential builtform: 3075 DU created Quality of life: Increase salary & consumption: Avg Salary:32,572 Infrastructure: Impact on quality of roads & services(qualitative observation no data available) Transportation: Improved road network (13.7 km Road length) & access to better vehicles Economics: Creation of Jobs: 15,118 Jobs created & better salaries Living Conditions: Access to better Housing facilities Impact of Travel Behaviour & Patterns: Land & Building: Lesser use of public transport (6%) result in creating motor friendly built forms Quality of life: Affluent residents use 4 wheelers for short distance and poor walk Transportation: Travel Patterns directly impact transportation statistics (Pg 36) Economics: Salaries dictate what type of trip mode the resident uses Living Conditions: Access to comfortable trip modes

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Summary

Impact of Street Traffic Flow: Infrastructure: Lesser use of public transport (6%) results in congested roads causing more time to undertake trips Transportation: Better road quality and road network of major accessways (24 m ROW & 30m ROW) cause less traffic jams

Impact of Land Prices on: Land & Building: Increase in land prices brings affluent residential builtform with price per sq ft about INR 7-8k Quality of life: Access to better recreation & public places which drives the land prices up Transportation: Land with higher prices has broad frontage on major accessways (30m & 24m ROW) in precinct Economics: Land acts as an economic tool to give impetus to local commerce and residential market Living Conditions: Higher land prices make housing unaffordable which affect living conditions negatively

Impact of Job Centres & Jobs on: Land & Building: Landuse & Function of building govern type of services to be provided (qualitative observation) Infrastructure: Improved services sewage (7000 m network) drainage (7400 m network) & water supply of 2.15 MLD Transportation: Faulty sewage network causes traffic jams during breakdowns (qualitative observation) Economics: Better services result in good housing & hassle free working conditions (qualitative observation) Living Conditions: Access to working services is taken granted but ensures smooth daily routine (qualitative observation)

Impact of Street Character: Land & Building: Good condition roads attract developers (3075 DU & 382 Job centres) Quality of life: Ease of mobility (qualitative observation) Transportation: Better streets of 24 m & 30 m ROW ease traffic flow Economics: Good condition roads attract developers (3075 DU & 382 Job centres) which further local commerce Living Conditions: Access to hassle free road network

Impact of Street Network: Land & Building: Good connectivity attract developers (3075 DU & 382 Job centres) Quality of life: Ease of mobility (qualitative observation) Transportation: Better streets of 24 m & 30 m ROW ease traffic flow Economics: Good proximity attract developers (3075 DU & 382 Job centres) which further local commerce Living Conditions: Access to hassle free road network

SETTING WITH RESPECT TO LAND, BUILDING, LIFESTYLE, TRANSPORTATION, INFRASTRUCTURE & LIVING CONDITIONS

Impact of Dwelling Units: Land & Building: Landuse & Function of building govern uantity of residences that can come up (3075 DU) Infrastructure: Improved services sewage (7000 m network) drainage (7400 m network) & water supply of 2.15 MLD attract people to live here Transportation: Access to good road network (13500 m) offer good connectivity to other areas and ease of access to roads attract more residences Economics: Better services result in good housing & hassle free working conditions (qualitative observation) Living Conditions: Price of housing affects type of people with high salaries to move here AVG Salary: 32500 Impact of Street Network: Land & Building: Proximity to good public places attract residential market (3075 DU) Quality of life: Better social, recreational and relaxed lifestyle due tp presence of riverfront & other public places (qualitative observation) Economics: Good proximityto public places drive land prices up Living Conditions: Access to good public spaces help if the living conditions are not too good (qualititive observation)

Impact of Land Ownership & Regulations: Land & Building: Public land ownership (34%) dictates the landuse of the precinct Infrastructure: Higher permissible FSI of 2.25 allows more highrise structures which may affect support services Transportation: Broad roads (30 m ROW & 24 m ROW) offer more permissible FSI Economics: More permissible FSI allows land to be utilised effectively (qualitative observation) Living Conditions: More FSI allows more affordable housing Althougg the precinct has higher permissible FSI it doesnt utilize it so benifits of more FSI are not applicable in the precinct

Impact of Built form & Density: Land & Building: Scattered Landuse & low lying built form (avg ht G+1)due to institutional landuse Infrastructure: Old services are not overloaded sue to low built density resulting into low population density of 145 PPH Transportation: Broad roads (30 m ROW & 24 m ROW) Economics: Low built density results in impartial fullfillment of permissble FSI of 2.25 thus not capturing full value of land at disposalLiving Conditions: More FSI allows more affordable housing Living Conditions: Type of built form determines living conditions, bungalows (8% of built up area) offer better living condition then chawls (17% of built up area)

THE DATA MENTIONED IN THE SHEET AND THE PORTFOLIO IS A RESULT OF SURVEYS AND STUDIES CARRIED OUT AS A PART OF THE ACADEMIC STUDIO, IT IS TRUE TO THE BEST OF MY KNOWLEDGE BUT ITS ACCURACY CANNOT BE VOUCHED FOR AS THE DATA IS EXTRAPOLATED

Impact of Landuse: Land & Building: Prominent landuse of institutions(22%0 and residential (63%) Infrastructure: Higher institutional landuse improves road conditions Transportation: Broad roads (30 m ROW & 24 m ROW) offer moreconnectivity Economics: More institutional landuse gives rise to local commerce

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B

UILDING & LAND CHARACTER

P

UBLIC &

SPACES REALM

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NFRASTRUCTURE AND SERVICES

C

E

A G N I F Y I N G FINDINGS FROM PREVIOUS STUDY ONTO A CITY LEVEL TO:

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U

L

I T Y

CONOMICAL PA R A M E T E R S

RANSPORTATION & MOBILITY

NDERSTAND KEY INTERRELATIONSIPS IN A CITY

I V I N G CONDITIONS

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