Portfolio
Development Plan Studio Surat Development Plan 2041 Alternate Proposal 1
Sameer Kumar | PG180865 Spring Semester | 2019
Preface This portfolio is a compilation of the work done as part of the Development Plan Studio (Spring semester 2019). The primary objective of the DP studio was to develop core competencies necessary to formulate a development plan. It was a crash-course towards understanding the processes involved. The semester was divided into four iterations, each lasting four weeks and focussing on a single theme - analysing existing situation, conceptual proposals, zoning, and preparing a detailed development plan with cost estimates. Time was a major constraint in the process. A prelude to these exercises was a one week long exercise to align the students’ minds to formulate proposals; the previous semester’s analyses were used as its base. The exercise involved a group of sixteen students analysing the urban areas of Surat; further, four group of four students each made. Each group worked separately on preparing the development plans based on their findings. A liberal approach was adopted whereby the idea of FSI cap was entirely eliminated. Formulating the development regulations was a challenge in this case. The final proposals were an outcome of an iterative process of macro-level and micro-level analysis. The portfolio begins with the initial exercises which introduced the idea of formulating a plan through precinct planning proposals and reviews of development plans. This is followed by an analysis of the existing situation of Surat, and our DP proposals for 2041. The last part concludes the studio exercises with the key learnings and reflections on the pedagogy.
Contributors Group work
16
Studio carried out in a group of 16 members for Existing situation analysis of the city.
Group work
4
DP proposals made in groups of four members.
Lead author
4
Major concept and work done on the topic by the author.
Individual Work
Exercises completely done by the author.
CONTENTS
01
Introduction
02
Planning for Surat Urban Area
1.1 Precinct Planning
2.1 Existing Situation Analysis
1.2 Comparative Study of Development Plan
2.2 Approach 2.3 Initial Concepts 2.4 Proposals
03
Key Learnings and Reflections
3.1 Key Learning and Reflections
01
Introduction to Planning
1.1 Precinct Planning
1.2 Comparative Study of Development Plan
5
1.1 Precinct Planning This exercise was a continuation of the Foundation Studio (1st Semester). The objective was to give short and long term proposals based on the analysis of the precinct. The exercise included a place-making proposal for a public place within the studied precinct.
6
Precinct Planning
Precinct Overview
Strengths Well connected to the major landmarks of Provision services the city
of
basic
infrastructural
Keymap
Sewage line
Manhole
The precinct comprises 15 bus stops which The precinct is serviced by a well-laid connect it to major landmarks across the sewerage network (80%); 87% of the city through more than 10 bus routes precinct is serviced by stormwater network; water is supplied in the whole precinct by AMC pipelines.
Ghatlodiya, Ahmedabad
Location The site is situated in Ghatlodiya in the New West Zone of Ahmedabad. It is 4.8 km from CEPT University. The nearest railway station is Chandlodiya railway station (1.1 km due N.E. of the site). Major Landmarks The major landmarks in and around the precinct include: 1. Amruta Vidyalayam 2. Ghatlodiya Gamtal 3. Hotel Five Petals 4. Kalasagar Shopping Hub 5. Nalanda School 6. Pavapuri Circle (major junction)
37,855
Demography The estimated population of the area is 37,855. The diversity includes native residents of Ghatlodiya Gam as well as immigrants from other cities of Gujarat and other Indian states.
Housing spectrum - Affordable for a large range of income groups
Mixed use in residential areas
Gamtal: ₹27,000 - ₹35,000 per sq.m.
Karamchari Nagar: ₹45,000 - ₹48,000 / sq.m.
Residential
Commercial
Institutional
Open/Green
Transport/ Utilities
Vacant
Despite being predominantly residential (87%), the precinct has commercial activity along sub-arterial 7
Precinct Planning
Issues
Opportunities
Deficiency of publically accessible spaces
Large block sizes hinder walkability
Scope for vertical expansion
Utilisation of vacant lots 4%
4%
3%
11% 1% 5%
1.5
AUDA Built Government Built Government Vacant Indian Railways Vacant Private Built Private Vacant
Average Utilised FSI
UNKNOWN Built 72%
2.7 80% Privately Owned
Maximum Permissible FSI
11% Government Owned
Can be easily acquired for future development
Improving the public realm - more spaces; improved quality Not publically accessible
• • • •
Limited public access
Fully accessible
60% of the precinct is unbuilt Only 20% is accessible to public 0.9 sq. m. per capita 18 ha accessible land has constraints
Waterlogging and open dumping
Level 1 (40-60m)
Level 2 (24-39m)
• Bin capacity = 12 tonnes • Thus, large amount of open dumping 8
Level 5 ( <6m)
Figure-Ground map
Office campuses, temples, and gated parks are accessible only for fixed duration in a day. Also, these are not universally accessible.
Regulating the Informal Economy
Re-designing the Right-of-Way
Regularising the informal vending activities has two-fold benefits: • Revenue Generation • Reduced chaos and traffic congestion
The myriad roles of the precinct’s streets include: • Parking spots • Socialisation spaces • Spillover zones for commercial establishments • Vending areas
Public transport rendered ineffective
Modal share of Public Transport
• 16.5 tonnes of solid waste is produced daily
Level 4 (6-11m)
• Connected Node Ratio =0.64 • Average Block Perimeter = 1,173m • Despite having a rigid street network, the precinct is not walkable.
11%
• Waterlogging lasts several hours, even days during monsoon season.
Level 3 (12-23m)
The poor walkability reduces the accessibility to bus stops, rendering the public transport ineffective.
Street vendors and vehicles occupy footpaths • Narrow pedestrian paths • Occupied by vendors and encoached by vehicles during peak hours
Precinct Planning
Short-term & Long-term Proposals Vision
To transform the precinct into a modern, smart, safe neighbourhood.
Public spaces to be rejunvenated
To develop interactive spaces for the resident communities
Short-term Proposals Smart bus stops Bus stops are often not accessible due to parked vehicles People rarely use public transport due to irregularity and uncertainty of arrival of buses
Area has limited public spaces for social interactions; most are along the ROWs Redesigning of ROWs must incorporate planning and designing these as well
Long-term Proposals Smart bus stops will help overcome these obstructions Also, these provide an opportunity to generate municipal revenue through advertisements or through sale of naming rights
Vertical Expansion - Densification + more open spaces Ghatlodiya is a low-rise area; majority areas have single-family dwellings, several being slums. Promoting high-rise developments here will yield chunks of open spaces. Open spaces can be developed as publically accessible recreational spaces or to
Re-designing the right-of-way and signalising busy junctions
Develop robust street network - reduce block size
Unrestricted Vehicular
Pedestrian
Ensure availability of appropriate width (minimum 2 m) of footpath throughout; Create vending zones, spaces for social interaction and designate parking spaces at relevant locations; Signalising the busy junctions will reduce conflicts thereby preventing mishaps
The large blocks can be divided by proposing new streets This will also result in improved walkability and hence dissuade the commuters from using private vehicles.
9
Precinct Planning
Place-Making Vision To organise the street, redressing the key issues, while retain the essential character of the street. To make the street more pedestrian-friendly without obstructing the movement of traffic.
Commercial Activity
Parking
Shops
Bus Stop
Informal Vending
Auto Stand Socialisation Crowd
Area
USP
Janta Nagar Road
3.3 sq km
Evening Market
On-street Parking
Traffic Congestion (peak hours)
Encroached footpath
Proposal
Legend Public Services
Location
Informal economy is the essence of city-life, providing the region with a unique character. This short-term proposal aims to widen the space available for vending and pedestrian activities, while streamlining the flow of traffic along the street.
Population (Age-wise) Senior Citizens Youth / Adults Children
Map: Janta Nagar Road with Pavapuri Crossing (not to scale)
Vending Spaces Informal vending to be regularised: Better organised spaces & income generation Section along Janta Nagar Road 10
Parking spaces
Parking bays provided near commercial hotspots to ease the congestion on carriageways
Sitting Spaces Public sitting spaces provided along the sidewalks
1.2 DP Comparison The development plans of two cities - one Indian and one foreign - were compared. The pros and cons of each were studied. In the following exercise, a comparative analysis of the Plans of Mysuru and Cincinnati has been done.
11
DP Comparison
DP Comparison Mysuru Master Plan
Vision & Objectives • The vision for the Master Plan is mentioned too elaborately, in the form of several points. • The Master Plan depicts 6 key aspects as its vision. (see illustration on the right)
Zones
Statutory Base • • •
Local Planning Areas Zones
•
Plan prepared by - Mysore Urban Development Authority Plan sanctioned by - Government of Karnataka Plan prepared & sanctioned under the Act - Karnataka Town & Country Planning Act, 1961 Relevant sections of the Act - KTCP Act (1961) sections 6, 9, 10, 13, & 14
Implementation Mechanism
Key DCRs
Master Plan
Road Network
• Basis for zoning: Land-use • Zoning done on the basis of intensity of development • Provisions in DCR: Main Use Specified
Local Planning Area (LPA)
507 sq.km
12
Developable Land
33% Residential
51.5% Residential
2% Commercial
2.6% Commercial
5% Industrial
7.5% Industrial
4% Public Semi-Public
330.95 sq.km
Each land use has multiple ancillary uses
Percentage of land for ancillary uses is mentioned
6.3% Public Semi-Public
33% Agriculture
17.4% Transport/Roads
1.5% Reserved Forest
7.4% Open space/Buffer
FSI & Ground Coverage for different plot sizes also mentioned in the DCR
• The planning area is divided into several local planning districts
DP Comparison
Cincinnati City Plan
Vision & Objectives • A single vision of “thriving reurbanisation” • Vision is to be attained through: • 10 Policy Principles • 4 Geographic Principles • Five initiative areas are identified to implement the plan
Statutory Base •
Plan prepared by -
City Planning Commission, Cincinnati, Ohio
Master Plan •
Plan sanctioned by -
Cincinnati City Council, Ohio •
Zoning Map
Transportation Corridors
Implementation Mechanism
Key DCRs
Neighbourhood Center Types
Plan prepared & sanctioned by -
American Planning Association, Ohio Chapter, USA •
RelevantChapters of Relationship Policies -
Planning Commission Develops the Zoning Code, Subdivision Rules and Regulations, and other land use regulatory processes.
Provides demographic, mapping, and analysis services.
Develops special plans, including the Comprehensive Plan, Consolidated Plan, Urban Renewal Plans, Community Plans, and Tax Increment Financing plans.
Manages federally funded program reviews, including environmental reviews of projects.
Processes zone change applications.
APA OH Chapter-Section Relationship Policies
1. Community Plans (By Neighbourhood) Approved by City of Cincinnati Plan (5-15 years) 2. Land Development Code (Form based Zoning)
Comparison:
Implemented by Private Developers
•
Vision: Mysuru’s vision is a lengthy explanation whereas Cincinnati defines it’s vision in crisp points and specific principles.
•
Called “Land Development Code”
•
Defined on the following basis:
•
1. Specific to Transect Types 2. Specific to Building Types 3. Specific to Frontage Types
Implementation mechanism: Mysuru implements its plan through delineation of local planning areas, while Cincinnati’s plan is implemented by private developers
•
Layers of the plan: Mysuru’s plan does not illustrate many layers; Cincinnati has represented its analyses through several spatial graphics 13
02
Planning for Surat Urban Area 2.1 Existing Situation Analysis 2.2 Approach 2.3 Initial Concepts 2.4 Proposals
2.1 Existing Situation Analysis The following section describes the existing situation of Surat - starting from its regional context, it analyses the land charcteristics, demographics, and built character. The character analysis is a schematic spatial mapping which studies 1 sq km precincts to derive outcomespertaining to builtform, typology, and industrial character.
15
Introduction
Introduction
Timeline of Growth Key Determinants
Spatial Growth
Surat at a Glance
2nd largest city in Gujarat 1520- 1687
4th fastest growing city in the world
1520
Foundation of Surat City becomes one of the leading ports of the country
1668
Decline of Surat East-India Company establishes factory in Mumbai
9th highest grossing Indian city in terms of GDP 1688 - 1910 Satellite image with jurisdictional boundary
Area under SUDA jurisdiction
Demographics
49.61 Lakh (SUDA)
2004 to 2018 AD
SMC
Outside SMC
44.66 Lakh
4.95 Lakh
144.32 pph
7.33 pph
Economic Profile
SMC
Outside SMC
309.45
675.71
1911 - 1950
2004 to 2018 AD
Municipality of Surat established
1852
SUDA
985.16
1951 -1990
Major Industries
2004 to 2018 AD
1994
Economic Capital of Gujarat Rs 4,000 crore
GDP in fiscal year 2011-12
Textiles
Diamond Cutting & Polishing
Heavy Industry
1991 - 2004
2004 to 2018 AD
2004 - 2018
Plague in Surat Cleanliness drive initiated
2004 to 2018 AD
2006
Devastating floods 80% Surat submerged
2014
Improved road network and infrastructure BRTS started
16 16
2004 to 2018
Regional & Local Context
Regional & Local Context - Emerging Growth Centres
Regional Nodes - Growth Magnets Surat falls at the juncture of significant routes - freight as well as personal commute. The city is well-connected to major industrial, educational, and employment centres, while itself being an employment hub.
Towards Bharuch
It is 40 km from Navsari, its twin-city. An airport is proposed between the two cities (35 km from Surat). Surat lies 71 km from Bharuch-Ankleshwar, another major industrial hub; a new industrial outgrowth is proposed near Bharuch (GPCPSIR). Bardoli
Arabian Sea
Mumbai is almost 300 km from the city, while Vadodara, a major educational hub of the region, lies 150 km north.
Towards Navsari / Mumbai
Growth Magnets around Surat and centres of growth within the city
Emerging Growth Centres in Surat Suratâ&#x20AC;&#x2122;s growth in the past is largely due to an increase in employment opportunities. The current employment trends and patterns of development are in sync with each other. Hazira, Sachin, Katodara, and Kamrej are rapidly developing centres of growth within SUDAâ&#x20AC;&#x2122;s jurisdiction. While Hazira and Sachin continue growing as an industrial hub, Katodara is also witnessing emergence of industrial units; Kamrej is developing as an outgrowth of Surat city, with potential for residential & commercial development.
Employment Density Distribution
Source: Surat Resilience Strategy, 2016
Workforce Participation Rate Source: Census 2011
The highlighted areas of adjacent maps signify regions with maximum employment density and workforce participation respectively, which lie in or around the above mentioned areas. 17
4
Socio-economic Profile
Socio-economic profile - Population & Employment Characteristics Population
Population Density
Ward-wise population (2011)
Ward-wise population density (2011)
Source: Census of India, 2011
Population
49.61 Lakh
Source: Census of India, 2011
Pop. Density
50.36 pph
Core city areas are most populated, with wards in areas such as Adajan, Katargam, Udhna, and Varachha having a population exceeding 3,00,000. Among the newly developed and peripheral areas, Vesu has a population between 35,000 an 70,000. Kamrej in the north-east is also witnessing an increase in population. On the contrary, Sachin and Kadodara have a lower resident population despite a dense builtform.
Katargam and Varachha have the highest population density (>180 pph). This may be partially due to the compact builtform in these areas; Katargam being a hub of the diamond industry, is home to a large nuber of migrant labourers working in this industry who live in congested dwellings. The relatively high population and population density in Kamrej suggests that this area is ripe for high-intensity development.
18 16
Socio-economic Profile
Workforce
Work-trip lengths
Source: Household Survey
Workforce Participation (2011) Source: Census of India, 2011
Hazira, Udhna and Kadodara have maximum workforce participate rates. This is primarily because these areas are predominantly industrial, offering more jobs.Also, these areas have mostly unmarried migrant workers. These factors increase the WFPR. A comparison of the WFPRs with the residential densities suggests that a large chunk of workers commute from the core city to the peripheral areas. 16
The average work-trip distance in Surat is 6.04 km. As per the household survey, most people commute towards the city centre for work, despite living as far as 8 km from the core city. This suggests that Surtis are willing to compromise on the time costs while selecting their place of residence.
The relatively higher population and population densities in Vesu and Kamrej suggest that the city is expanding along the northeast-southwest direction. The relatively high population in Kamrej and the lengthy work-related trips suggest that an efficient public transport system will be successful in Surat, if provided along appropriate routes. 19
Land Characteristics
Land Characteristics - Analysing the land ownership and prices Topography
Existing Land Use
Tapi River
Hazira Creek
Gopi talav
Mindola Creek
Topographical map of Surat
Surat is predominantly flat, with a gentle slope towards south-west. The land around Gopi Talav has a slight depression.
Land Ownership - Owned by SMC
Map showing plots owned by SMC
Map showing existing land use 2014
Proportion of different land uses in SMC jurisdiction
Proportion of different land uses in SUDA
20 16
Land Characteristics
Land Rates
Market Rates (based on spotpricing)
Gothan RsGothan 23,000 Rs 23,000 Amroli RsAmroli 39,000 Rs 39,000 Kamrej RsKamrej 27,000 Rs Puna27,000 RsPuna 1,80,000 Rs 1,80,000 Adajan RsAdajan 1,66,400 Rs 1,66,400 Katar Gam RsKatar 97,780 Gam Rs 97,780 Udhna RsUdhna 60,000 Rs 60,000 Vesu RsVesu 8,00,000 Rs 8,00,000 Sachin RsSachin 26,720 Rs 26,720 Chorasi RsChorasi 36,000 Rs 36,000
Land rates are a function of demand-supply gap. Nuisances around properties also reduces the land rates.
The block character study revealed that most of the land remains sparsely developed (image of Vesu).
Several polluting industries create a nuisance in the predominantly residential areas. (Image of Udhna)
Proposed projects Land rates
Source: Surat Urban Development Authority
The market rates have been estimated based on a study of the existing rates of property (market rates) through spot pricing. The jantri is higher in and around the core city areas. Kamrej and Dumas are exceptions. The arrows signify probable direction of spatial growth.
Market rates are highest in Vesu, an emerging upscale area of Surat, Gothan has the lowest rates among the areas selected for spot pricing. However, the demand in Gothan may increase due to the upcoming DMIC station. Delhi-Mumbai Industrial Corridor
Bullet Train (HSRC) 21
4
Character Analysis
4
Character Analysis
Block Character This study focussed on the density of builtform, and the type of settlements. Vesu, near the airport , is sparsely built, while Pandesara has the highest density. Kamrej is emerging as a new growth centre of Surat.
Dividing the city into 1 sq km grids
Builtform Character The adjacent map depicts the predominant residential typologies in each 1 sq km block. Vesu consists of apartment buildings, while Pandesara has mostly singlefamily dwellings.
Zooming-in to each block to analyse the following characteristics; 1.
Predominant Block Character
2. Predominant Building Typology 3. Predominant Building Height 4. Predominant Industrial Character 22 4
Character Analysis Building Height The structures are mostly high in the west (Vesu and Rander). Small pockets of high-rise buildings are seen in the eastern part of the city. Most built blocks have a height range of 2 to 3 floors.
Combined Analysis
Need to move polluting industries out of residential areas Many residential areas also consist of polluting industries. This results in health ailments.
Polluting industries can be moved to peripheral areas of Sachin, Kadodara and Hazira These areas are predominantly occupied by polluting industries. Hence, the agglomerated industries would thrive here.
Industrial Character Industries are spread across the region. Several industries are located within SMC limits. Many of these are surrounded by residential areas, causing nuisance and pollution there.
Vesu-Piplod (south-west Surat) have potential for high-intensity development The area is characterised by high-rise towers and sparsely built pockets. Being a greenfield site, this area can witness high-intensity development
Kamrej in north-east Surat, is an emerging growth centre Low and mid-rise apartments are the predominant building typologies; the region has a higher builtform density than the surrounding areas.
23
4
Strengths & Major Issues
Strengths & Major Issues Strengths
Source: https://static.toiimg.com/img/55298587/Master.jpg
Source:https://cdn.narendramodi.in/wp-content/uploads/2013/02/surat-040213i nner1.jpg
Rich & trustworthy Municipal Corporation
Well connected road network within the city
• An estimated income of Rs.4,917 crore in 2018-19
• Called the city of flyovers 115 existing flyovers
• Credit Rating : AA+
• Road Density: Surat = 4.3 km/km (Source: Surat CMP 2046)
People are happy with the basic infrastructural network • The households surveyed rated the infrastructure facilities 8/10, suggesting they are quite satisfied
Major Issues
Source: https://timesofindia.tindiatimes.com
Source: https://rei.wlimg.com/prop_images/902737/602069_1.jpg
Need for Peripheral Connectivity
Major Polluting Industries within city-limits
Eco-sensitive zones threatened by human acitivities
•
•
•
The peripheral road network needs strengthening - better connectivity through a network of ring and radial network of roads
Major polluting industries are situated within densely populated city areas, e.g. textile industries in Udhna & Althan.
Eco-sensitive areas like Hazira Mangroves and Mindhola Creek are threatened by pollution
24 4
2.2 Approach This section mentions the approach for the formulation of the development plan. Starting with the planning approach, it discusses the role of FSI in the proposed development plan. Lastly, it discusses the objectives of the DP, and the process of projecting the population of the SUDA region for the horizon year (2041)
Approach
Approach Spectrum of approaches to planning Adopted approach
Complete Control
Significant Control
• Development constrained by stringent norms
• Development constrained by stringent norms
• Excess control hinders development
• May hinder development in areas with high potential
Minimal Control
• Liberal approach • Minimal restrictions on development
No Control
• Completely liberal approach • No restrictions on development
• Allows markets to determine the kind of development
• Merkets determine the kind of development
• Keeps check on uncontrolled growth
• May lead to uncontrolled growth and chaos
Adopted Approach - Minimal Control Zoning
Development Control Regulations?
• Open land for sprawled growth
• Let the market decide the extent of growth
• Minimal restrictions on land-use
• Remove/reduce nuisances, e.g. moving polluting industries out of residential areas
• Regulate through incentives, not stringent norms • Society-centric approach - public benefits come first
• Let function dictate the form
Development Control Regulations
• Plan, not to control, but to regulate the growth • Focus on provision of basic infrastructure
• Allow mixed-use development - a common phenomenon in Surat
26 4
Approach - FSI?
Floor Space Index? Purpose of FSI
The Problem with FSI
What if there is no FSI?
Regulate Prices
It does not always coincide with the market demand Market (FSI) demand FSI Cap Surplus demand Unconsumed FSI
City Centre
Periphery
Developer does not need to build too high to receive the anticipated profits A schematic showing FSI caps vs Market Demand
•
Intensity of development left open to market
•
Complexities in pricing are reduced
•
Authorities generally put an FSI cap based on
•
The market demand for floor space varies from area to area (even within the same zone)
•
Land prices are also impacted by reduced restrictions
•
It may be less than the maximum permissible FSI or may even exceed in some areas.
•
Developer’s anticipated profits are attained at a lower cost
•
The excess demand may lead to illegal construction
•
This results in two-fold benefits:
FSI in core = 3.3 X FSI in periphery
Increased affordability
Adds to complexities of pricing •
More scope for infill development
Land prices depend on the following factors:
3.3 times more floor space required to equalize costs Determined by
FSI
Helps estimate the infrastructure demand Location
X
X No. of DUs
Avg HH Size
= Average size of each DU
÷ Total Floor Space
Determined by
FSI 4
• Per Capita Demand
Our approach:
Available Quantity
Thus, FSI adds another layer of complexity to land pricing.
Is unable to control population density •
FSI does not control the sizes of dwelling units.
•
Thus, the number of people living on a unit plot area cannot be controlled by FSI alone.
No FSI-based restrictions on development
‘FSI’ shall be used only for infrastructural calculations 27
Objectives & Projections
Objectives
Projections for the horizon year (2041) Linking Centres of Activity
Basis for projection
Connecting the different hotspots of activity with each other and with predominant residential centres will reduce congestion and reduce trip lengths.
The population is projected based on the trends in workforce participation. Cities are employment centres; thus, a large portion of increase in population is due to migrants.
Methodology Study the trends in workforce participation Find the equation of the existing trends
Increasing Housing Affordability Housing is among the most significant fundamental rights of every citizen. Increasing affordability throughout the city shall provide a safe and affordable living space to every resident.
Make projections by putting the value of horizon year (2041) in the equation
W = 0.0122x2 - 48.19x + 47591
g = -0.0168x + 36.207
Multiply the projected value by the number of dependents (inverse activity ratio) to estimate the population
Preserving the Natural Resources Surat comprises some eco-sensitive areas like the Hazira and Mindhola Creek. In light of the rapid industrial growth, they have faced deterioration and neglect. Thus, the need to conserve these precious resources.
Pop. (2041) = W x g
Modify the projected population with respect to upcoming projects
Projections;
A Liberal Yet Strategic Approach Towards Development The analysis of development potential of the region led us to devise a liberal approach towards future development. This, however, must be accompanied by formulation of strategies to accommodate the rapid expansion in the future.
60 lakh
workers
60 lakh
additional people
1.1 crore
Total Population
28 4
4
2.3 Initial Concepts This section presents the concepts derived based on preliminary study of Surat.
Initial Concepts
Objectives
Spatial Representation (Conceptual)
Key proposals Improved mobility
Strive to make the city resilient to
• •
disasters
• Increase usage of public transport
Integrated transit •
Tap into the tourist potential of the city
• •
Map showing existing and proposed transit network
•
• Develop a robust street network
Tap into the potential for high-rise developments by increasing FSI cap Increase publically accessible spaces and green cover by incorporting open spaces into the public realm Delta (Hazira mangroves) to be declared conserved zone
Tap into the city’s tourist potential • • •
Improve the existing road network of the city
Well-maintained heritage sites Core (old) city to be identified as Special zone; special regulations made to preserve heritage Beach and riverfront to be developed as recreational area
Moving industries to outskirts •
Move heavy industries to the outskirts 30
Integrating the modes of different public transport to enhance the mobility Modal share of private vehicles shall reduce Will help in making Surat a Smart City
Enhanced quality of life •
Promote the culture & heritage of the city
Improved connectivity of residential areas and work centres Propose extension of rapid transit network Utilising the potential of the river as a waterway
• Map showing probable developments
Industries, especially polluting industries, create nuisance in the neighbourhoods they are located in . Incentivising the shifting of industries to outskirts shall reduce this nuisance.
2.4 Proposals This section consists of all the proposals pertaining to the Surat Development Plan - 2041.
31
Connectivity
Improving Connectivity Emerging development hotspots
Phasing the road network
Proposed road network phasing
Phase 1: Completing the Urban Links (5 years) The current developed region has several missing links. These are identified and addressed first. This shall be done in the first phase of road development, i.e. in the first five years.
Phase 2: Connecting industrial nodes and growth centres (10 years)
Land rates (Jantri)
Source: Surat Urban Development Authority
Higher land rates reflect an increased demand, thereby greater scope of development in the coming years. The most probable areas lie at the junction of major arterials. Improving connectivity along this direction will be a suitable investment.
Prominent industrial areas are located in the western and south-eastern part of Surat. Also, emerging growth centres such as Kamrej and Kadodara must be connected to the job centres. This shall be done in the 2nd phase over a 10 year period.
Phase 3: Further extending connectivity in peripheral areas (10 years)
Connectivity in peripheral areas can be enhanced further based on the amount of development.
32 4
Connectivity
Final Road Network
Public Transport Network 4
Proposed Road Network
The proposed road network shall be laid over a period of 25 years. This shall be achieved in 3 phases. The proposals may be revised for each phase based on a study of the development trends.
Proposed Public Transit Network
Public transport (PT) is a vital element among the services provided to the citizens. It plays a significant role in efficient functioning of civic life. An efficient public transport network can reduce the number of vehicles plying the streets, and even determine the kind of development along its route. Thus, roads need to be service-ready to cater to the proposed PT network.
The public transport routes (BRTS and Metro) proposed by the authorities have been taken into consideration while making further additions for the horizon year. The proposals include the following considerations: â&#x20AC;˘ Extending the Metro and BRTS routes towards Kamrej, an emerging growth centre in the northeast. â&#x20AC;˘ PT routes are extended towards Antroli serve the high-speed rail (bullet train) users â&#x20AC;˘ BRTS extension to the proposed indutrial area near Sachin. 33
4
Zoning
Proposed Zoning Proposed Zones
Zoning Map
Urban Development Zone 1 • • • •
Flood-prone region Prime riverfront property No industries allowed Development regulations formulated keeping these in mind.
Urban Development Zone 2 • • •
The main living zone Polluting industries not allowed Mixed use encouraged
Urban Development Zone 3 • The main live-work zone serviced by rapid transit • Polluting industries not allowed • Mixed use encouraged Urban Development Zone 4 Polluting Industries Zone • •
Area: 84.31 sq km Polluting industries are allowed only in this zone
Reserved Zone (public domain) • •
Reserved for public purpose Includes riverfront and proposals near Khajod dumping site
Conserved Zone •
No development allowed Proposed Roads
Major Roads
SUDA Boundary
Urban Development Zone 4
Arterial Roads
National Highway
Urban Development Zone 1
Polluting Industries Zone
Collector Roads
State Highway
Urban Development Zone 2
Reserved Zone (public domain)
Local Roads
Sub arterial Roads
Urban Development Zone 3
Conserved Zone
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Zoning & GDRSs
General Development Regulations Formulating the GDRs
Non-permissible uses
Arriving at the GDRs
•
The GDRs define which uses are “not” permitted in each zone, making it easier to comprehend by the users.
•
•
“Uses encouraged” are the ones which are given more importance or are unique to each zone. Such uses can be incentivised through policies and expedited provision of services.
Define the non-permissible uses in each zone
Formulate a matrix combining the road widths and the zones
Zones act as verticals while road widths are the horizontal elements in the matrix
Specify the regulations for each combination
R o a d
W i d t h
Development zones •
The GDRs are meant to eliminate complexities from thedevelopment plan.
excess
•
Each zone comprises a range of road widths
•
The carrying capacity of each road is considered while formulating DCRs.
The users have to follow the above mentioned flow to arrive at the precribed development regulations.
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General Development Regulations
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General Development Regulations
The proposed GDRs use a combination of zones and road widths. Thus, the GDRs have been formulated based on micro- as well as macrolevel analysis.
Setbacks and Vertical Mix
The development regulations further stipulate the vertical mix of development. Setbacks are regulated on the basis of plot sizes in addition to the road widths. 36 4
Infrastructure & Development Envelope
Infrastructural and Development Envelopes
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Infrastructure Envelope Basic infrastructural provisions for each block are made assuming a fixed number of dwelling units (assuming an average DU size). These are augmented as the demand reaches a pre-determined percentage of the existing capacity. Envelope for each block fixed
Determine the number of DU
Estimate the water supply and sewerage requirements
Augment the infrastructure
Example - Vesu Assumptions: • Average DU Size = 100 sq m • Average HH Size = 4 • Per Capita Water Consumption = 180 LPCD • Sewage Generated = 80% of Water Consumption • Infrastructure to be provided for an equivalent FSI of 16
Development Envelope The development envelope is meant to ensure adequate lighting and ventilation in buildings. It varies as per plot sizes and the zones in which such plots lie.
UDZ 3: Buildings can be constructed after leaving the specified margins. Other UDZs: For campus planning, no restrictions. Single building: In addition to the margins, the development envelope tapers by 3m after every 10 storeys.
Probable development envelope 37
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Zones
Urban Development Zones Urban Development Zone 1
Urban Development Zone 2
UDZ-1 lies in the flood-prone area of Surat, along the banks of the meandering Tapi river. This zone comprises prime real estate whose potential needs to be captured.
UDZ-2 is the main living zone of the city. This zone will house most residents of the city. Only polluting industries shall be prohibited here. The existing ones, causing nuisance in residential areas, shall move out; the vacated land will accomodate the additional population, through infill development.
However, the general development regulations must ensure safety of the citizens; special emphasis must be given to the foundations of buildings. Construction must be done on stilt till an embankment is developed along the riverfront.
The development regulations permit demarcating of plot boundary in the form of hedges or perforated wall/fence.
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Zones
Urban Development Zone 3
Urban Development Zone 4
UDZ-3 is serviced by rapid transit network. The development regulations permit all uses except polluting industries. A minimum front margin 6m must be maintained to provide for pedestrian-friendly infrastructure. Vacant lot tax shall be levied to ensure development in this zone.
UDZ-4 is the most sparsely developed zone. Presently, characterised by predominance of agricultural land, this zone is visualised as an urban development zone with lowintensity development. This shall allow the land owners to benefit from the escalated land value in the future.
It is visualised as a high-intensity mixed use zone, especially in Vesu-Piplod localities. It is anticipated that Kamrej, in the north-east, shall develop on the lines of a city business district, with high-rise commercial and mixed-use buildings.
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Zones
Miscellaneous Zones Polluting Industries Zone
Special Zones
Kamrej City Business District Core City Heritage Zone
Dumas Recreational Zone
PIZ shall be the hub of all polluting industries in Surat. This is done to ensure that polluting industries do not cause nuisance in predominantly residential areas. Residential use is not allowed except for industrial townships. Special permissions shall be required for the same. This is the only zone with FSI restrictions (max. FSI = 2). Development regulations stipulate that minimum 50% of the plot must remain unbuilt; incase of attached residential units this can be relaxed to 30%. To maintain an appropriate quality of life, a minimum green cover of 15% has been prescribed.
Dumas Recreational Zone
Core City Heritage Zone
Kamrej City Business District
To promote local tourism of Surat and utilise the water-front land for commercial projects
To preserve the existing built form and heritage buildings. New development will abide by the UDZ-1 DGRs.
Kamrej is an emerging urban growth centre. This river facing prime real estate can be used for high-intensity commercial and mixed-use development.
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Green & Blue Network
Green & Blue Network Green Cover 0.6 sq. km.
Present Green Cover •
The current green cover in Surat is an appalling 0.6 sq km
0.12 sq. m.
Per capita green space Hazira
Khajod
•
The DP proposes an increase in the total green cover in the region.
•
The following proposals are made in this regard: • Green spaces to be added through land obtained through TP schemes • Khajod dumping site and its surrounding region to be converted to a city-level green space
9 sq. km.
Green Cover through TP Schemes
30 sq. km.
City-level green space
400 sq. km.
Green cover along roads
3.63 sq. m.
Per capita green spaces
439 sq. km.
Total green cover
• Streets more than 24 m wide shall have green cover along its median and footpath.
Eco-sensitive Zone •
Hazira creek is home to a variety of birds and species of vegetation at the mouth of the Tapi river.
•
This biodiversity hotspot needs to be protected.
•
The proposed DP has identified it as a conserved zone.
•
No development is allowed here. 41 4
Physical Infrastructure
Physical Infrastructure - Sewage Treatment Plant & Landfill SItes Sewage Treatment Plants
1,284 MLD
Sewage generation (2041)
3 STPs
New STPs proposed
•
The sites for STPs have been marked broadly on the basis of probable growth centres.
•
The exact location (plot) shall be decided upon the formulation of TP schemes.
•
Legend Existing STP / ETP
The treated water from Khajod STP can be utilised for irrigation in nearby areas (e.g. proposed citylevel green space in Khajod)
Landfill Sites
Proposed STP Landfill site
Map showing the locations of landfills sites and STPs
• 4,950 tonnes of solid waste shall be generated per day
•
Two modern landfill sites have been proposed.
•
Reduces the transportation costs and vehicular pollution.
Two sites have been selected: • Vankenada - 120 ha • Bhandut - 80 ha Basis for Site Selection: • Government-owned land • Being highly saline, the land is uncultivable
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Cost Estimation & Financing
Cost Estimation & Financing Cost Estimation
Cost Estimation
Water Supply
Sewerage
Storm Water
Solid Waste
₹ 617 Cr
₹ 1,461 Cr
₹ 1,149 Cr
₹ 125Cr
EWS Housing
Road Network
Green Cover
Land Acquisition
₹ 12,114 Cr
₹ 6,818 Cr
₹ 2,800 Cr
₹ 46 Cr
The costs associated with the proposals shall be as stated along side. The total cost to implement the development plan is estimated to be ₹ 25,348.14 Cr. This suggests a per capita expenditure of approx. ₹ 23,044.76.
Total Cost ₹ 25,348 Cr
₹ 23,044 per capita
Financing the Proposals The proposed projects shall be financed through direct sources of revenue as well as indirect sources. The direct sources include taxes, betterment charges, sale of plots, etc.
Sale of Plots
Taxes & Charges
Grants & Loans from Govermnent
Grants & Loans from Multilateral Agencies
Additionally, the following indirect sources shall fund the projects: • Government schemes - AMRUT, Smart Cities Mission, etc • Loans from PSUs • Grants and loans from multilateral agencies Alternate methods of financing include PPPs, joint ventures, and formation of SPVs.
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03
Key Learnings and Reflections
This section gives a brief description of the learnings from this semester, mentioning the transformation fin ideology from the beginning to the end of this semester.
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Zoning
Key Learnings and Reflections • What is a Development Plan?
The concept of a development plan was unclear at the beginning of the studio. As the studio progressed, the concept became much clearer: “A development plan is a vision for the future, visualised through projections.” DPs are never 100% successful.
• Role of Planner
A planner is a regulator, not a controller. He/she should strive to provide public goods, e.g. infrastructure.
• How to project growth?
Growth projections can be made in several ways. The fundamental concept is to analyse the existing trends and incorporate proposed projects
• Compact vs sprawled growth
Which form is better? Both have their own set of advantages and disadvantages; depends on the context
• Let “market” decide the form and function
Blurred vision about DP; got clearer towards the end of the semester
Planners don’t dictate terms; they help regulate plans as and when needed.
Don’t interfere with market trends
Planners should not interfere with the market trends. Doing so may result in failed development. Market (FSI) demand FSI Cap
• Role of FSI; Can we eliminate this concept?
Surplus demand
FSI is a tool to estimate and regulate the quantity of infrastructure needed in an area. Eliminating FSI will not disrupt development; instead, it may be more favourable to eliminate FSI.
Unconsumed FSI
Development
• What is a “liberal approach”?
“Chaos” - the phrase liberal approach initially brought an image of a chaotic city. Proceeding with the semester, the concept became clearer - let markets decide the form and function.
Control Regulations A liberal approach shuns “control”
The studio provided an exposure to an array of new ideologies; ideas that need to be analysed in further detail. It made me question the conventional thought processes.
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