Yeshwanthpur Local Area Plan - Bengaluru

Preface

The portfolio encompasses the learning and exertion towards preparing and proposing a Local Area Plan for Yeshwanthpur, Bangalore. Based on the existing situation analysis, DP zoning, existing land use and trends, an initial concept of LAP with required interventions was conceived. The concepts were further strengthened and detailed upon iterative process.

I am thankful for the support and guidance I have received through the course of the studio. Firstly, our studio instructor Mr. Hersh Vardhan Bhasin and teaching associate Mrs. Shyamtika Sarkar for guiding in every plot through the course of the studio. Secondly, the officials at Mysore sandal soap factory and the developers of Yeshwanthpur for giving us their valuable time to arrive at our plan for Yeshwanthpur. Lastly, my teammates Arjun Gowda, Arun Kumar and Deepa Managooli who was constantly spilling out positive vibes and their immense knowledge to complete the studio as a team.

Overview

Urban Expansion and Regeneration Planning Studio of the Faculty Of Planning at CEPT is outlined to devel op and demonstrate the process of planning and preparation of Town Planning Schemes and Local Area Plans. The study process involves surveying, mapping, statutory frame work, accessing the existing city conditions and gauging for the future requirements. Thereby, Preparing a flexible and compact Local Area Plan and TP Schemes for the city.

The studio began with studying and decoding various development models and schemes of various cities around world. With the basic understanding of the practices across the globe and within the country a base was formed to explore the various methodologies and mechanisms to implement development models. The study further narrowed down on planning Local Area Plan for Yeshwanthpur, Bangalore. The site is home for the 2nd largest railway station in Bangalore city, and consist of two metro station Yeshwanthpur and Sandal soap factory. The site also consist of WTC, malls and gated community, has a strong potential for redevelop ment.

1537 City is Born

The city was founded by Kempegowda.

1881 Yeswanthpur Railway Station Started.

1916 Mysore Sandal soap factory was es tablished.

pur APMC yard Larg est wholesale market for agricultural product in South India

1997 Largest Iskcon temple in the world. It is one of the most famous religious tourist spot

2012 Yeswantpur Traffic Transit Manage ment Centre(TTMC) Established to decongest traffic in the area

1961 Karnataka Town and Country Planning Act (KTCP) was enacted. 2014 Yeshwanthpur Metro Station and san dal soap metro station started

4.2 Proposed Road Network

Rationale for Road network

• Improve East and west connectivity

• Reorganize on road parking along prime roads

• Planning walkable streets and NMT around sta tion area

• Formalizing unorganised street vending

• Improve connectivity to major landmarks

• Reduce block perimeter to facilitate walking and NMT

Roads classification and Function

Arterial Roads (ROW:50m)

Arterials are resigned to facilitate the local needs, with NMT and pedestrian tracks without disturb ing the carriage way.

Sub-Arterial Roads (ROW:24m)

Facilitates and connects the user to major land marks and are connected to Arterial roads at short interval to deviate the traffic.

Collector Roads (ROW:15m)

Collector Roads are Moved away from the Arterials to reduce the direct influx of traffic from Ar terial.

Local Roads (ROW:10m)

Local roads are kept away from Sub-arterials to reduce the parking and traffic inflow.

4.3 Station Area Plan

Land Ownership

Railway: Central Government

Total Area: 3,40,696 sqm

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

• Encouraging the use of parking available at the TTMC.

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

Built to line with Provision of Arcades

Proposed Flyover over railway track

Proposed Foot over Bridge Proposed Green Open Park

Integration of transit stations with Arcades along Commercial frontages

Yeswanthpura Metro Station

Yeswanthpura Railway Station

Mixed Development

Proposed Underpass

UERP Studio

Master in Urban planning, CEPT University

UERP Studio Master in Urban planning, CEPT University

• Reduced block size to improve walk ability.

• There is a lot of natural vegetation consisting of mostly of sandalwood trees to the north of the site which we plan to make it as a public park.

• Commercial based tourism develop ment envisioned

• Improve Connectivity by reducing plot size

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

4.5 APMC Street proposal

• On street loading\un loading are proposed on Collector without disturbing the private movement on Sub-arterial roads.

• HMV entry and exit are proposed sub-arteri als connecting arterial roads.

UERP Studio

Master in Urban planning, CEPT University

UERP Studio

Master in Urban planning, CEPT University

Sandal soap factory plot Redevelopment

Mysore lamp factory plot Redevelopment

4.6 Public Realm

Existing total area under parks: 58,260 sqm (5.82 ha)

Percentage of area under parks: 2% Consists mostly of Housing Cluster Parks and Neighbourhood level parks

No Community, District & City level parks

Nearest District level Parks: JP Park: North of Precinct (35 ha), 1.6km - Railway Station

Sankey tank south-west of precinct(24 ha), 3km- Sandal soap metro

Proposed Community level Parks

Next to yeshwantpur railway station: 2 ha

Sandal Soap Factory: 4.3 ha

Mysore Lamp Factory: 5 ha

Total Public green space: 17.1 ha (5.4%)

UERP Studio Master in Urban planning, CEPT University

Revenue from on-street parking

Considering paid parking on arteri al roads at 50 rs per day Revenue Estimated = 315 cr

5.1 Revenue Generation

Sale of FAR

Considering 50% of plots owners purchase the premium based on de velopment

50% of overall buildable area = 11,63,541 sqm Revenue Estimated = 921 cr

Development Charges

A value of ₹2/ sqm should be charged for sanctioning & permit ted the construction Revenue Estimated = 1.3 cr

5.2 Implementation and Phasing

Rent/lease value of government land

Considering Occupancy of 60% residential and 40% Commercial Revenue Estimated=1,569 cr

Revenue from Advertisement hoardings

Considering 10% of the Arterial and sub-arterial to have public hoarding boards

Revenue Estimated = 142.2 cr

Value capturing finance

A value of ₹ 20 per sqm should be charged every year for local au thority Revenue Estimated= 209 cr

Planning authority to work closely with all relevant departments, agencies and stakeholders involved in securing the delivery of the formulation, adoption and implementation.

Securing funding for the provision of infrastructure and services, and the phasing of development

Identifying all public and private investment re sources

Monitoring regime which will periodically report on the performance and successful implementation of the local area plan

Planning authorities must do civic infrastructure audit in order to maximise the social and financial return generated by financial investment by state agencies.

UERP Studio

Master in Urban planning, CEPT University

UERP Studio Master in Urban planning, CEPT University

Exercise

1-

Area development model

Exercise 2 - Market Feasibility

STATUTORY/LEGISLATIVE FRAMEWORK

Amendments to the text of this Land Use Code may be approved pursuant to Chapter 23.76, Procedures for Master Use Permits and Council Land Use Deci sions.

INSTITUTIONAL FRAMEWORK

The schemes are prepared by the City council and ad vised Seattle planning commission.

The land use code is developed by the DCI (Develop ment councilors international) planners. Schemes are implemented by the SDC (Seattle design commission)

City council and city clerk office will maintain the area after development

COST & REVENUES:

Development cost - The costs associated with a Mas ter Use Permit vary with the type of approval and the complexity of the project. Fees and fee collection policies for all services associated with SDCI permit application reviews

Sources of revenues - The City shall have the power to assess taxes and to levy and collect rents, addition al FAR charges. There are various source of charges starting from 1000$ to 19000$, based on the type of work and how large is the project the fees will be assigned.

In the downtown area there are many public parking places where the revenue is collected. The downtown parking is too expensive and also from the housing sectors they collect the revenue.

Scenario 1 - Hospital (Beneficial)

Since Bagalkot is a district, there are many villagers who travel for Bagalkot for the treatment and there are numerous hospitals in the area, it is more or less called Hospital zone and hence the profit rate for the devel oper is higher

Scenario 2 – Restaurant and lodge

The city population 0.8 lakh, restaurant and lodge on a long run is not feasible and less marginable. Since it is in the hospital zone, the outsiders are not willing to stay in that area. The profit estimate while selling is comparatively less.

Scenario 3 – Commercial complex

If the plot is converted into commercial complex, it will witness the high footfall both outsiders and insiders of the city. Hence the people would like to invest more with the risk. Hence the developer can earn more profit by doing it as a commercial complex.

UERP Studio

MUP, CEPT University

UERP Studio

MUP, CEPT University

PART C - Learning

Conclusion

The studio has helped develop the skills and understandings to identify and analyze the potential of an area in a different way to implement the plan. When we first began, it sounded like a conceptual level and developing an implementation model is merely impossible.

With the initial conceptual local area plan for Seattle downtown, a seed of possibility in understanding was sown. Initially, upon analyzing the existing land use and previous development plans of the city of Bengaluru, every individual had their own approach for various levels of intervention. The upgradation of the existing character by Zoning and DCR’s, incorporating the idea of multimodal integration and enhancing the green network was the initial approach.

But in the further iterations, we were able to analyze critical problems with com plexity and later breaking the problems and addressing solutions was initiated. The old Mysore sandal soap factory which is for decades in the precinct is an attachment to the localities. Thought for the rehabilitating the factory without disturbing the sentiments of the citizens while catering to the demand.

Every iteration feedback prepared us for improvised and betterment in planning, adding the stronger scaffolding to each of the layer/proposals. Starting with conceptually filling in tracing sheets to detail each layer several times to validate our reasoning for growth and development has shaped our view about the new approach.

The studio has always encouraged to bring our own approach for the Yeshwanthpur Local area plan with constant suggestions and comments. Hence, we were able to propose and formulate an LAP for Yeshwanthpur Bangalore.

1. Is there any stuatory framework for the Local Area Plan in Karnataka?

No, There is a Local planning area of 26sqkm jurisdiction which looked after by BBMP(Muncipal corperation). This Local planning area is used for infrastructure classificationa and for distribution network.

2. Is the Local Area Plan profitable in Bangalore?

Considering the Circle rate and average guidance value the Yeshwanthpur local area plan is profitable. However, the civic infrastructure audit should be carried to gurantee the financial returns.

3. What is the additional length of roads added?

The length of roads before and after our proposals remains same as 54km. The heirarchy of the roads has considerable difference. The sub-arterial road before 9km and after our proposals it is increased to 19km.

4. How much surplus amount is generated or needed?

Currently for Yeshwanthpur local area plan 860Cr surplus amount is generated. The major advantage of the precinct is the government lands which will be converted and hence rented.

UERP Studio

Master in Urban planning, CEPT University

Studio Process

1.1 History and evolution

Urban Expansion and Regeneration Planning Studio 2020

MUP | 3rd Semester | Duration 18 weeks

Exercise 1 : Study of Development Models Case studies across India and international(Individ ual)

Exercise 2 : Development Feasibility(Individual)

Studio Project - Local Area Plan

Iteration 1: Preparation of base map, secondary data collection, review of existing and previous plans, statutory provisions, policies, Stakeholder consultations through various means etc

Iteration 2: Final Zoned Master Plan with Proposed road network Vision, Rationale for TP/LAP, conceptual preparation of TP/LAP with initial Fform/LForm

Iteration 3: Detail out Street network and sections Detailed built form, Public space design, Infrastructure and amenities Land readjustment Development regulations Infrastructure, Planning & Estimation Cost Estimate & Resources for revenue generation and revenue estimate

Iteration 4: Final Masterplan with final reconstitution and proposals ,Final FForm, Final Regulations & builtform

UERP Studio Master in Urban planning, CEPT University