Micro Augmentation

P O R T F O L I O

M I C R O

A U G M E N TAT I O N

RUCHI KAPOOR | PG190793 URBAN EXPANSION & REGENERATION STUDIO 2020 | MUP

overview

contents

The portfolio is a compilation of the work done in semester 3 as part of the urban expansion and regeneration exercise.

1

The objective of the studio was to understand and develop skill for micro level planning strategies prevalent in India. Each allotted zone within a city was studied for its current situations, the analysis of the same and its impact on the upcoming proposals. Post this, zonal plans and TP schemes were developed along with learning of costing, phasing, implementation mechanisms, on site situations and special cases.

The case of NAINA, Navi mumbai is unique in the sense that the entire notied area is not a city at the moment, and thus its ESA and data collection was a challenge, along with understanding the complex system of town planning practices in Maharashtra. NAINA is an up and coming Airport Inuence Area and thus it has a huge potential for development.

CASE STUDY koba TP scheme

The exercises hence carried out to learn green eld development in a challenging site like this has been illustrated in the portfolio.

exercise 1

2

3

4 ZONAL

BACKGROUND

about the studio

FEASIBILITY REPORT Nh51 / bhavnagar

exercise 2

existing situation analysis planning efforts aerocity

land use plan road network DCR population zonal plan

zonal plan

The studio was focused on studying and preparing micro - level plan, spanning over 16 weeks

5

Individual Exercises Exercise 1: TP Scheme | Koba TPS 1 | Gandhinagar Exercise 2: Land Development Feasibility Analysis | NH 51 | Bhavnagar

Studio Iterations : Micro - level Planning for NAINA, Navi Mumbai

TP ESA

Iteration 1 : Existing situation analysis data collection, stake holder survey, current TP scheme review, base map preparation and initial zonal level concepts for the area Iteration 2 : Conceptualizing proposals masterplan layout with proposed zoning and road network, public purpose plots, built form, lling F- form and initial reconstitution Iteration 3 : Implementation process nal re-constitution, detailed design, regulations, infrastructure planning and estimation, valuation and Form 1 Iteraion 4 : Revenue model identifying funding sources, tabulation of scheme cost and funding mechanism with phasing

TP delineation analysis

Existing Situation Analysis

15th September

23rd September

Zonal Concept Formulation

TP Scheme Reconstitution

Equal input :

process nal network

town planning scheme

8

RECONSTITUTION

V A L U AT I O N & PHASING

V I S U A L I Z AT I O N S 3D road sections

town planning scheme

9

town planning scheme

scheme cost valuation parameters revenue model

23rd October Valuation and Phasing

Throughout the document, there are indications of contribution beside each topic. Their legend is as follows: Primary input :

ROAD NETWORK town planning scheme

7 criteria & principles deduction policy nal reconstitution

27th August

6

The topic was covered by author / lead All members contributed equally to the topic

Secondary input : The topic was headed by another member/s

10 SPECIAL PROJECTS green network transit corridor

town planning scheme

O U TC O M E S LEARNINGS

town planning scheme

CASE STUDY

01 KOBA TPS 1 | GANDHINAGAR EXERCISE 1

Gandhinagar is unique in the sense that; 1. It is a planned city (GNA) (1865-1970) 2. It has sector system of development for the Gandhinagar Notied Area while it incorporates TP schemes for the GUDA region.

Revenue Department Land Development Model Land reconstitution and Landpooling Scheme prepared and implementation Gandhinagar UDA, EPCDPM Scheme sanction Government of Gujarat

Urban Development Department Dev. Authority GUDA

Koba TP 1 1.7 sq km

The process of Draft TP scheme preparation can be outsourced to private corporations

Notication of intention to prepare scheme, publishing in Gazete 21 days

START

GTPUDA, Sec 45 (1)

Calculate the OP and FP and beterment charges

State Govt. GOG

GTPUDA, Sec 41 (1)

GTPUDA, Sec 44

Prepare physical layout, infrastructure plan, and cost estimates.

02

Acts and Policies GTPUDA, 1976, GTPUDR, 1979, Municipality Act, 1963

Pvt Sector/ Individual participation

GTPUDA, Sec 42 (1)

GTPUDA, Sec 43 (1)

Prepare Draft TP Scheme 9 months

GTPUDA, Sec 47

06

To combine multiple Koba TP schemes that further form an institutional hub

01

Purpose

1.797 sq km

Preparation & implementation process of the scheme

03

Area of the scheme

Framework

05

Planning context: (micro to macro)

Send for Approval

Raise Objections

at the end of 9 months

within 1 month of publilshing

04

Section 40

07

Preparation process The ow chart explains how the TP scheme came into power and then goes on to explain how its implementation will be done

30m wide 24m wide 18m wide 12m wide 9m wide

Creation of Peliminary scheme and nal scheme

by TPO

Plot by plot upgrading of tenure if required

12 months

Block size & intersection

Koba TP Scheme 1

Sale for Residential Sale for Commercial Garden Social Infrastructure

16

12

Koba Para Gamtal Sale for Residential Sale for Commercial Garden Social Infrastructure N.H. and C.C, Public Amenities Social & Economically weaker section housing

Public amenities

6.58% 16.47% Private realm Public realm Roads

76.95%

2.25 Total Permissible FSI While Koba 1 itself is not a heavily institutionalized zone, its strategic location offering nearby residential area and public amenitieis highlighted in the TP scheme.

8.9

km/ sq.km Centerline/sq. km

0.05 sq.km Avg. block size

26.4 nodes/ sq.km Intersections/ sq. km

0.91

Connected node ratio

GTPUDA, Sec 60, 61, 62

Two rounds of hearing on preliminary issues

Constitue a board of appeal

Plot by Plot registration of land transaction andevy l of stamp duty

Plot by Plot updating of land cadastre

N.H. and C.C, Public Amenities

at the end of 18 months

GTPUDA, Sec 55.2(1a)

Build Town Planning Scheme level Infrastructure Preliminary layout/ building approval for NA

18

Social & Economically weaker section housing

Send for Approval

6 months

19

TP Scheme Boundary Existing villa e site Survey Number Village boundary Grid Built Over Property Original Plot Boundary Original Plot Number Final Plot Boundary Final Plot Number Proposed Road

24/08/2005

GTPUDA, Sec 52 (2)

Ask for extension if need

+

381/2

Appoint a TPO within 1 months of sanctioning

17

Section 9

Objections will be considered and necessary changes will be made

GTPUDA, Sec 50 (1)

04/09/2006

GTPUDA, Sec 65 (1)

Sanction the Scheme within 2-3 months of recieving

CGDCR

20

Development Plan 2011 388 sq km

10

GTPUDA, Sec 51

Implementation process

Plot by Plot grant of NA Permission Blocks Dead ends (4) 4 nodes (24) 3 nodes (17)

09

14

GNA Region 54 sq km

within 3 months of recieving

15

GUD Region 334 sq km

Publish The Scheme

13

Built v/s open (private & public)

Sanction the Scheme

11

Private Open Public Open Built

08

GTPUDA, Sec 48 (1), (2)

GTPUDA, Sec 42 (2)

Sector 28 0.75 sq km

Development of Real estate : Building permission construction Monioring Building Use permission

GTPUDR, Sec 29, ACA Act, 1996, Sec 15

Decide appeals and renumerate

Use of Property

Implementation process

Key inferences Land Pooling and Readjustment allows for faster implementation at reduced costs.

348 cr

Additional incentives to these users and owners make it easy to pool and readjust boundaries rather than buying the entire land which welcomes a lot of resistence.

Total cost of implementation

Koba TP scheme, although sanctioned in 2006, has yet not been materialized. Such delays are a challenge to the practice of the TP scheme system.

Sold to private developers

15%

40%

Land retained by ULB

Finance (GTPUDA sec 91)Grants, loans and advances, chargeable FSI, betterment charges and sale of land

FEASIBILITY REPORT

02 NH 51 | BHAVNAGAR EXERCISE 2

Introduction to the site The site is at one of the prime locations with development connecting chitra once the outskirts - to the city.

58 m x 81 m Dimensions 4700 sq m Area

NH 51 is the most iconic road in the city, w h i c h s w i f t growth.Predominantl y commercial on the road and residential The site is located on NH 51 behind it exists.

Residential 2 Zoning

site

The site was sterling hospital until 2015, when it was demolished

important growth markers

Growth magnets and road network

Emerging Typologies

DP plan zoning Forrest

Conceptual representation of site 58 m 8m

R2

1.6 + 0.6 = 2.2 FAR Site Public Purpose

(upon maximum utilization as per DCR) Sun exotica

C.O.P 20 x 23.5

81 m

40 m height

8m

Building footprint

8m 58 m 81 m 36 m wide road

7.5 m 36 m wide road

Institutional

Key map denoting site location and its context.

Mixed use

Residential

Industrial

Market Feasibility

Recommendation to Client

After going through the DCR, context and multiple possibilities, the following area statement stands best suitable.

Since residential building requires more amenities, its super built up is 40% additional of total permissible built up area.

10

14,476 sqm

13,442 sqm

14,164 sqm

64,000 rs

number of storeys (+ hollow plinth)

total super built up (residential at 40% additional built up)

total super built up (commercial at 30% additional built up)

total super built up (mixed with 8 oors resi and 2 oors comm.)

Average market rate of empty plot

Development Cost

Development Scenario

Total Land Cost

Total Construction cost

Revenue Estimate

(all digits are in rupees)

Cost of Chargeable FSI Developme Cost of Impact fees + Cost of (chargeable FSI x nt Fees purchasing TDR Land area x %of (Built up Jantri area x dev + other Charges Rate/Circle fees) as applicable Rate/Index rate)

Loan at 12% interest rate, assuming the building takes one and half years to build

Total Cost

Market rate for the area

Inventory without sale

(all digits are in rupees)

Total Revenue

PROFIT

While the prot for making a commercial building is the highest, the lay of the land shows that most plots are mixed use.

Ÿ Ÿ Ÿ

9.7 cr 21.3%

7.2 cr 14.6%

8.3 cr 17.2%

Commercial

Residential

Mixed Use

This is due to the fact that residential units sell faster and have a higher selling guarantee.

Commercial

300,800,000

154,583,000

1,974,000

330,880

1,568,800

82,666,216

541,923,000

56,000

15%

639,839,200

97,916,224

Residential

300,800,000

188,188,000

1,974,000

330,880

1,904,900

66,581,704

559,779,500

48,500

10%

631,877,400

72,097,887

Mixed Use

300,800,000

180,100,000

1,974,000

330,880

1,824,050

65,478,905

550,507,800

44,769

12%

634,116,100

83,608,265

Ÿ

FSI gets exhausted at 10 to 12 storeys, so full potential is not utilized. More FSI can be given.

Ÿ

Higher FSI will decrease unit rates - thus making it feasible to construct cheaper and increasing prot margin.

Ÿ

Developers use the common plot as parking and residents do not get open areas. Thus parking should not be allowed in Common open plots.

Ÿ

Land rates with high development potential near arterial roads can be categorized as mixed use instead of residential zone with specic regulations that facilitate the growth and maximize land potential.

Additional incentives for development can be given

Commercial establishments are risky but pay more.

However, they do not sell fast and have lower occupancy.

Ÿ Ÿ

Suggestions to Authority

Thus mixed use is a safe bet. It yields more prot than residential. Its 2 to 4 BHK high end residential component helps in funding the scheme, while the commercial component helps in increasing the prot.

03 PLANNING

BACKGROUND

EFFORTS

E X I S T I N G S I T UAT I O N

There are two Development Plan reports for NAINA. 1 -- DP report for NAINA IDP, 2 -- DP report for the entire NAINA zone.

While NAINA came into existence to control the sudden spurge in development that the Airport will bring, it also aims at being an

Aero city

Industrial city

Port city

vicinity to proposed JNPT and NMIA robust regional connectivity cheap land rates existing public transport network high desirability and livability

Smart city

Location karnala bird sanctury and matheran forest are 10 km highway and railway lines act as physical divide heavy inux of vehicular and container trafc

Mumbai Metropolitan Region

NAINA Navi Mumbai Airport Inuence Notied Area

Interim Development Plan

Extensive NAINA phasing

NAINA IDP Timeline Section 32/30(1)

Section 32/26(1)

Section 40 (1) (b)

Section 23 (1)

Appointment of SPA for notied area

Declaration of intention for DP

Publish a notice, prepare and publish draft IDP

10 Jan 2013

12 May 2014

15 Aug 2014

State govt.

ULB

ULB

Voluntary Land Pooling Mechanism

Raise nances by either capturing land value gains that occur on account of provision of infrastructure or adopting the principle of ‘growth pays for growth’.

09 Jan 2015

For,

Deemed NA permission

No Height restriction

upto

60%

Land returned

1.7 FSI

Area reserved for EWS/LIG with additional FSI to be developed and sold to ULB

Onsite TDR and Inclusive housing

built form

poor

5x

15% Land Reserved for Growth Center

O

Existing development along NH4 due to present of logistic and commercial development.

Development along kalundri river near Panvel city as a spill over of Pavel city development.

Direct connectivity to the site from NH4.

good Good Range: Low Range : Below 6000 Above 15000 Average Range: 6000 to 15000

good

min.

40%

Land retained by ULB

Low laying and ood prone area along the river.

Industrial development along river banks.

Monetary Compensations if more than 40% land taken

low

development suitability

additional pressure on infrastructure ood vulnerability negative impact on environment lack of organized business districts

high work force participation Proposed upcoming transit projects high potential for development on highway corridor creative voluntary land pooling schemes

Average potential for development along expressway as there is no direct road side connectivity.

topography

high

Development charges

good

road network

poor

Raising Finances Ensure inclusive growth by providing

T

Discount Infrastructure charges

Sharing of Land

20%

good

land rates

Incentive Aggregation

W

Land Potential Ananlysis

poor

Key Principles

To,

Obtain land for public purposes – physical and social infrastructure

Submission of draft IDP with list of modication to state for approval

S

results through

poor

housing to the poor

03 A N A LY S I S

BACKGROUND

Development potential on the highway corridors Provision of multiple entry exit points along Expressway triggers development Low laying area along river banks and ood prone areas.

03 AEROCITY

BACKGROUND

LAND USE

A development that is connected and mutually supportive to the Airport and its allied activities.

Road Network

What are the Key factors determining a potential for Aerocity- Development?

The road network is formed by keeping in mind the topography of the region and the need of connectivity. Proposed roads at IDP level have been kept for connectivity with Navi Mumbai, M u m b a i , P u n e a n d J N P T.

Market demand for air transport Proposed NMIA for the region

Potential to attract investors and investment

Quality and availability of air and ground connectivity

Growth trends and incentives from authority

Vicinity to JNPT and robust DFC and NH -SH connectivity

Increasing accessibility within the site at a broader block size level.

Roads ranging (35-45 m)

Roads along green – Blue to maintain existing ecology.

Real estate development

Needs and wants of the stakeholders

Supporting infrastructure and facilities

Airlines, logistic companies and CIDCO

Creating road Network Grid to support envisaged land uses and sectoral development. Roads ranging (12-24 m)

Vision & Objectivies “Developing an Aeropolis to enhance the commerce and preserve ecology, giving a boost to the local economy by promoting a business district and logistics hub to support the Navi Mumbai Airport to integrate its allied facilities with the city.”

Land Use Zoning Aftter multiple Iterations, the nal zoning is done with CBD having High connectivity by Road and Metro corridor, entry / exit point to site by clover leaf junction.

Vicinity to proposed railway and metro station and higher land prices.

6% 19%

10% 9% 5%

Enhance connectivity

04 ZONING

ZONAL

Boost economic growth

Support logistics sector

Develop a Conserve ecology business and hospitality hub

26%

25%

Land Use Distribution

04 DCR AND

ZONAL

05 D E L I N E AT I O N

TP EXISTING SITUATION ANALYSIS

P O P U L AT I O N E S T I M AT I O N

TP TP scheme delineation criteria:

Central Business District

Mixed Use Zone

Residential zone

Logistics zone

Mercantile 1,2 & 3, Business, Assembly 2 & 3, Hospitality, Transport, Public Utility, Parks, Residential 1

Residential 1, Mercantile 1&2, Business, Educational 1 &2, Institutional, Religious, Transport, Public Utility, Parks.

Residential 1, Mercantile 1&2, Educational 1 , Religious, Transport, Public Utility, Parks.

Mercantile 1&2, Institutional, Hospitality, Storage 1, transport, public utility

Green zone Parks, Temporary use

Ÿ Physical barriers of railway line and Expressway and DFC. Ÿ Current growth trend along zonal boundary Ÿ Prime projects to support allied activities of Aero-city which will trigger the development. Ÿ TP scheme caters to impact zones of 3 transit stations.

Town planning scheme 2

1.76 Sq. Km.

permissible uses

Prime projects of Aero city 2.50 + 1.50

1.8 + 0.7

1.30 + 0.4

=4.0

=2.50

=1.70

1.0

Facilitate and envision commercial and mixed use high density development.

Max. permissible Floor Area Ratio

Blue green Integration 800 sq m

500 sq m

500 sq m

1500 sq m

Min. plot Size Majority land Under Private ownership Public land excluding forest and water body is under Gauchar land.

8

3

Total plots Public

Total plots Forest

13%

Area is under development and its necessary to workout reconstitution to support vision and existing built form.

2% 7%

78%

Plot distribution as per ready reckoner rate 3852-4815

142

2889-3852

16

1926-2889

39 71

0-963 0

Total

Population : 2.50 Lakhs

Direct Employment : 75 Thousand jobs

Total

0-963 71

50

1926-2889 39

100

2889-3852 16

150

3852-4815 142

More than 50% of TP scheme area is under Higher land rates (3852 4815/SQM)

Natural slope and drainage pattern leads runoff water to the nearest stream

Assumptions 60% Net Area- each zone

100% FSI consumption

82% of the working population can live in this area.

Source: Employment Densities guide (2 nd Edition) by Deloitte

90 sq.m Average DU size

Major Roads and Railways follows the natural slope

Flat

High

45 ft

54 ft

Slope

Runoff Potential

Lowest elevation

Highest elevation

06 PROCESS

ROAD NETWORK

06 NETWORK

ROAD NETWORK

FINAL Final Road Network

The road network is laid keeping the topography and land potential in mind

With additional roads added during reconstitution, roundabouts and highways at IDP level

Primary and Secondary roads

Collector and Local roads

Laying main roads at DP and zonal level 24 to 36 m wide roads

Decreasing block sizes and increasing connectivity by adding 12 to 15 m wide roads

Legend CBD MUZ Residential Green zone TP boundary

Round abouts and Junctions

Additional Roads

Giving proper turning radii for smooth trafc ow At 45 m road, for crossing to TPS 1, there are two round abouts and one underpass

3 additional roads of 12 m width added while reconstitution such that each plot gets a side with an adjoining road

Circulation map - Trafc movement

Circulation map - Pedestrain movement

The road network’s hierarchy is generated in such a way that it segregates trafc and diverts it decreasing pressure on major roads

Smaller blocks result into walkable distances that promote shorter travels even on foot - with an average of 800 m perimeter

Improve road network by improving;

ACCESSIBILITY

WALKABILITY

CONNECTIVITY

ORIENTATION

Average block sizes;

CBD:

Residential:

Mixed use:

100 m x 250 m

160 m x 300 m

130 m x 230 m

24200 sq m 775 m perimeter

48300 sq m 875 m perimeter

32200 sq m 830 m perimeter

heavy trafc

moderate trafc

low trafc

internal roads

boulevard roads

active public realm

07 CRITERIA

RECONSTITUTION

07 POLICY

RECONSTITUTION

AND PRINCIPLES

DEDUCTION

The following reconstitution principles shall be followed to the best of possibility.

After studying CIDCO’s standards to provide reservations, the following reservations have been computed population - 65,000 people SOCIAL FACILITIES AND PUBLIC AMENITIES

1.05 CONNECTIVITY

DISPLACEMENT

More route options diverting trafc and reducing load

2.0

ORGANIZATION

Walkable block sizes of 100 x 250 m in MUZ and 130 x 230 m in CBD

Grid organization to increase path options

0.4

Fire Brigades

7.4 1.22

City Parks

0.3

Halls

0.3

Hospitals

0.4

Library

0.73 Area in Hectare

Non Deductible Area

Playgrounds

Markets

WALKABILITY

176.95 ha

0.3

Schools

Minimum Displacement, and within the same zone or village

Total TP area

Colleges

Community centers

0.48

BUILDABILITY

Deduction

Minimum buildability 200 sq m for residential 350 sq m for MUZ and CBD

Every FP must have road access

74.90 ha

Water Bodies

3.20

Clover Leaf

2

Forest

9.51

Gauchar

12.15

Total

26.86

Net available area

147.88 ha

3.0

Area(Ha)

Parks

0.61 Police Stations

Crematorium

ACCESSIBILITY

Area(Ha)

48%

Roads Infrastructure( ESR,ESS, etc,.)

37.85

25.6%

2.00

1.4%

Social Amenities

7.54

5.1%

Parks

7.39

5.0%

SEWS

7.20

4.2%

Sale Land

10.06

6.8%

Sample Reconstitution

ORGANIZATION

RATIO Plot ratio 1:1.5 to 1:2

Larger Plot sizes along wider roads

DEDUCTION

OPEN SPACES

Deduction policy allows to deduct upto 48% from unbuilt private vacant plots

There are neighbourhood level and TPS level open spaces in the TPS.

TOWARDS A COMPREHENSIVE AND EXTENSIVE TP SCHEME

Sample reconstitution shows a land parcel Ÿ Ÿ Ÿ Ÿ

Minimum Displacement FP having regular shape and access road amalgamented FP for same owners maintaing frontage and ratio

Private land from Green zone has been reconstituted into the nearest zone and Gauchar land from the TP scheme has been reconstituted into the green zone.

0%

Deduction from Gauchar

48%

Deduction from Private plots

07 FINAL

RECONSTITUTION

08 SECTIONS

VISUALIZATIONS

RECONSTITUTION

3D AND ROAD CENTRAL BUSINESS DISTRICT

Reconstitution d

oa

Pr

ide

261

45

Total OP nos.

m

ID

N

w

Proposed Clover leaf Junction

45 m wide road typical section

234

ad

P ro

45 m

ID wide

TPS

1

1

2

24 m wide road typical section

3

4

5

Total FP nos. ine

pu ex pr sw

es ay

KEY FIGURES

ba

um

m

172.8 ha

Dedicated cycle lanes

Total OP area

Arcade- Public realm

Walkable blocks + safe footpaths

d

Integrating metro

oa

Pr

36

m

4

85 ha Total FP area

CBD 4 FSI 45m max Ht 40% Ground Coverage Min plot size 800Sq.m

ID

2 Legend Plots for sale

TPS 4

1 Existin

3 5

g rail

Mixed Use 2.5 FSI 45m max Ht 50% Ground Coverage Min plot size 500Sq.m

way

SEWS

87.8 ha Total Reservation area

TPS 3

Amenities

1

2

Greens

2 3

Forest

1

Water Bodies

Residential Zone 1.7 FSI 45m max Ht 50% Ground Coverage Min plot size 500Sq.m

Limitations RESERVATIONS Some blocks do not have reservations because of 1. Village boundary restrictions 2. Plot size restrictions

BUILT STRUCTURES Built form limits deductions and can restrict the form of the nal plot and the block.

Entire 48% deduction could not be made.

Public Greens

SMALL PLOTS Due to smaller size of OP plots, some FP are also small.

In come cases where more than half OP is in the adjacent TP, they are not reconstituted.

Pedestrian bridges

Narrow carriageway

Free cycle stands at NMT

Built to edge

Commercial- lower oors, residential above

RATIO & SHAPE Certain large plots compromise on the 1:2 ratio and all 90 degree angles due to the shape of the TP scheme.

1

2

3

1

2

MIXED USE ZONE

Atleast 1 side is 90 degrees nonetheless.

18 + 18 m wide road typical section

24 m wide road typical section

09 SCHEME

VALUATION AND PHASING

09 PA R A M E T E R S

VALUATION AND PHASING

COST

VA LUAT I O N Infrastructure Cost

Valuation Parameters After doing market study, the following parameters hold closest representation of existing situtaion Escalation @30% - 3 yrs

Buildability Multiplying factors

27.22 cr Road Network 20.16 km

14.12 cr

Street Lighting at 25 m dist.

7.18 cr

FSI Based

ROW Based

Water Supply 18.48 km

7.02 cr

Contingency @7%

12M

18M

24M

Above 36M

1

1.26

2.13

2.8

Factor

8.26 cr

Residential

MUZ

CBD

1

1.27

2.15

Factor

Location Incremental factors Access Road

Sewerage Network

Storm Water Drain

18.48 km

for 176 ha

11.75 cr

17.6 cr

Public Greens 7.2 ha

4.99 cr

Total Infrastructure Cost

126.19 cr

Amenities

1

2

3

4

No Amenity

Other Social

0

0.03

0.05

0.08

0

0.04

Transit Proximity 400- above 800m 800m

Greens 400m 0.08

0.08

0.05

0

Location Depreciating Factors

G Form (form no. 2 in Maharashtra)

Physical Infrastructure

Town Planning Scheme No. 2, NAINA FORM NO. 2 (Under Rules 6 (vii) and 21 (2) of the Maharashtra Town Planning Schemes Rules, 1974)

126.19 cr

224.47 cr

5.00 cr

355.66 cr

Estimated Expenses of works

Expenses under redistribution and valuation

publication, legal expenses, other compensations, staff salaries, any other.

(infra + redistribution & valuation + all others)

section 59 (b)

(col 12, form 1)

300.35 cr

46.23 cr

Crematorium

Railway line

Clover leaf

Expressway

0.06

0.1

0.08

0.04

0.04

FP RATE = ( SF RATE + SCHEME COST PER SQ.M ) X FACTOR

Total Expenses

Valuation ORIGINAL PLOT RATE

(sections 60 (2), 61 (1) (2), 102, 97 (1)(e), 81 (2))

750.89 cr

SEWS

(at OP location)

346.58 cr

4420 rs/ sq.m For survey number – 29, 30/1, 30/2, 39/1, 39/2

Total of increments (col 13, form 1)

charging 40% contribution of increment (50% max allowed)

proportionate costing of plot coming to CIDCO as amenity and EWS

(section 99)

(30%)

Total contribution

scheme cost/sq.m

4.363 cr.

Given OP number – 138

SEMI FINAL PLOT RATE (at FP location)

4420 rs / sq.m Given FP number – 138

9(a)

Net cost of Scheme (to be borne by authority)

FINAL PLOT RATE

2.269 cr.

Given FP number – 138

FINAL PLOT VALUE

15421 rs /sq.m

7.916 cr.

Given FP number – 138

Given FP number – 138

Here, the plot has several incremental factors and no depreciating factors.

11

9.08 cr

10(a)

SEMI FINAL PLOT VALUE

(charging and amenity)

12

13

15

24 m road + CBD + 400 -800 m metro 2.13 multiplying factor + 0.05 incremental factor

COMPENSATION

INCREMENT

CONTRIBUTION

NET DEMAND

(SF -OP)

(FP -SF)

(at 50% increment)

(to be paid to ULB)

2.82 cr.

0.726 cr.

-2.094 cr.

3700 rs

6(a)

ORIGINAL PLOT VALUE

Semi nal plot value – Original plot value

5.647 cr.

Final Plot value – Semi nal plot value

5.647/2

contibution compensation

09 REVENUE

VALUATION AND PHASING

MODEL

Other Funding

GREEN AND Green network

Self Financing Revenues

Grant in Aids

300 Cr

Betterment Charges

36 Cr

Sale of Plots

State Funds Central Funds Urban and housing schemes

95 Ha FP land | 40% Contribution

Total 10.1 Ha land

Loans Market Borrowings Municipal Bonds Joint Ventures

46 Cr

10 TRANSIT

SPECIAL PROJECTS

Amenities Contribution

Considering 10% land sold as per past trends

Average Market Price

Future Market Price

Rs: 27,530/ Sq.m

Rs: 35,785/ Sq.m

Commercial Frontal Development

Green Bridges

Green view Residential Development

Linear Parks

Proportionate costing of Plot coming to CIDCO as Amenity and EWS (30% )

Protecting Noti ed Forest Area and Rivers

Public Private Partnerships * Calculated an 30% Escalation for 5 Years

Rs. 382

Cr Estimated Funds

** The revenue generated via sale of plots is not considered to help in funding the same TP scheme as based on past trends the land parcels sit with the ULB for long periods of time. However, this revenue can be helpful for funding upcoming TP schemes at the time

Integrated

Safe

Functional

Accessible

5.26 sq m Per Capita Green

PHASE 1

<15 min walking distance

(0-3 Years)

Total Network Length

Well within WHO standard

8.3 km

Government Land of 2.3 Ha on mortgage to leverage the resources and budgetary allocation .

Total funds raised

113 cr

Road network and Infrastructure cost

60 cr

7.5 km NMT network

Betterment charges and balance carried forward from Phase 1

Total funds raised

61 cr

Road network and Infrastructure cost

43 cr

PHASE 3

Proposed Road

Primary access

(7-10 Years)

Total Network Length

Secondary access

5.1 km key map

Betterment charges from Phase 1 and Phase 2

Total funds raised

150 cr

Road network and Infrastructure cost

21 cr

the green network and creating a web of such pockets.

Preserving notied forest area and river Reconstituted Gauchar into this Green areas Connect all zones using a green networks Green Bridges for seamless connectivity Encouraging frontal commercial development

Railway Network

(3-7 Years)

Total Network Length

• • • • •

green eld TOD at proposed CBD

900 M

PHASE 2

• Easily accessible as they are at walking distances.

• Connected to the main forest and river zones - strengthening

Metro line Public green Legend CBD MUZ Residential Green zone TP boundary

Private green Proposed roads

summary

learnings KEY ASPECTS

High Connectivity to neighboring cities City-level Greens

Even with the limitation that the site could not be visited through the semester, there was a tremendous scope for learning and understanding how to not only approach a TP scheme, but also the new and upcoming level of development - the Local Area Plan.

The most important learning are as follows :

Railway connectivity Green park and tracks

SALIENT FEATURES Deduction

12% lesser than regular CIDCO deductions

Built Form

Arcades and Built to line in CBD

CARTOGRAPHY MAP OF GREEN SPACES

Network

20.16 km road Network

Contribution

10% less than CIDCO’s regular 50%

Scheme cost

>>> TP schemes are best laid in groups rather than in isolation. revenues from one can be used for the neighbouring scheme. >>> Government, although does not have special budget head for TP and LAP, can introduce this such that the budgets via form F and G can be maintained. >>> The TP Scheme or the LAP should not be a prot making scheme, the revenue from the schemes must be used for the development of the same scheme or one nearby. >>> Land pooling is a better approach than land acquisition, since it is a win win approach for both the authority and the land owners >>> Equity should be prime and foremost in reconstitution, keeping in mind that all factors affecting the value of the land and future development is noted. >>> The acts (GTPUDA for Gujarat and MRTP for Maharashtra) are the highest in the legislative framework. The acts lay out the system, time, method and rules that each stakeholder and ofcer must follow.

n

Higher cost due to higher jantri rates and lower developable FP area NAINA IDP

Distribution

distribution is based on intensities of developable zones

TP scheme zonal plan

Cost to ULB

Authority will bear 9 crores for the scheme, to be recovered by sale of land

RUCHI KAPOOR | PG190793