A Peri Urban Hybrid Node, Manipur, Ahmedabad - Town Planning Scheme

Portfolio

A Peri Urban Hybrid Node

By Attaining Equity And Resilience In Accommodating Haphazard Growth In The Urban Fringe

Guided By : Prof. Utkarsh Patel and Geet Khurana Sangami Nagarajan | PG190841 |TPS Manipur | Monsoon 2020 | MUP | CEPT University

Preface : About the Studio The Urban Expansion and Regeneration Planning (UERP) Studio of Monsoon 2020, aimed at exploring the micro level planning and methodology in green field and brown field areas. The students are edified in various micro planning mechanisms like TPS, LAP for TOD, Heritage, CBD, ABD etc. The studio equipped the students in understanding the different lenses including land market, infrastructure, costing, transport, finances etc. Also, the practical approaches of reconstitution, incentive based appropriation are embraced. The studio involves interactive process and the output is progressive and multi dimensional. The studio mainly focused on ground solution which is more practical, Also, provided with the freedom to explore different approaches.

About Manipur, Ahmedabad Manipur, an outgrowth in the western part of Ahmedabad Urban Development Authority (AUDA). This study area maintains a strong impact by the proposed DMIC, industrial estates, SIRs , development plan proposed institutional zone and also by the city growth influx. The UERP studio aimed to consider micro level planning in Manipur region by means of Town planning scheme, a planning intervention in this green field area which is the need of the hour considering the impacts. Town planning scheme is an green field planning mechanism, widely practiced in Gujarat as per GTPUDA, 1976, which required rationale thinking, the ability to overview and handle multiple concerns and also grounded practical thoughts.

Author’s Contribution The studio was an exhaustive study from existing situation Analysis to site specific proposals which was carried out in groups of 4. The studio was complemented with 2 hands on exercises, inferences in every page and key learnings are carried out by author individually. The following tags are attached in every page to indicate the authors contribution.

Individual contribution

Led the Group of 4 members

Contributed to the group

Contents

Author’s contribution

1 2 3 4 5

Initial Exposure Understanding Micro Level Planning Through Case Studies

Manipur, a Hot Spot of Growth Summary Of The Impacts Of Corridors, Magnets And GIDCs

Proposals for the Peri Urban Hybrid Node Idealizing Potentials Into Proposals ; Implementing The Interventions

Reconstitution, Valuation and Costing A Fair Play Through Equity

Summary and Learnings Key Take Aways Of The Project

...04

...10

...14

...22

...28

Section-1 Initial Exposure Understanding Micro level planning through case studies

1.Initial Exposure

Boulevard Town, Pondicherry Heritage Listing Plan A non statutory plan, 2003 Smart City proposal 2017 Area: 3.56 km

Zoning Plan for Boulevard Town 2011

Area in Master Plan Pondicherry Municipal Corporation (PMC) Residential Existing Commercial Existing Industrial Existing

Detailed Development Plan DDP -2036

Transportation Existing

Section 22of the said Puducherry Town And Country Planning Act,1969 vide G. O. Ms. No. 21/2015 Revised dated 31-10-2019

Public Utility Existing Semi Public Existing

Area: 2.04 km

Water Body Vacant

Section 21 of the said Puducherry Town And Country Planning Act,1969 revision sanction on 2001.

2.03 km² | 202.75 ha

Prepared by Puducherry Planning Authority (PPA)

Agricultural Land Open Space Existing

Comprehensive Development PlanInterim plan 2021

Area Of The Scheme

54%

21%

9%

6% 6% 4%

Boulevard Town, Detailed Development Plan 2036

Purpose & Vision

“ Preserving our historical past, maintaining the livability of the present, and transforming our future through

the implementation of the highest quality planning, to enhance the level of infrastructure service.

“ Aerial Image of Boulevard Town

Area: 19.3 km Residential Existing Residential Proposed Commercial Existing

Master plan 2021

Commercial Proposed

Section 32 of the said Puducherry Town And Country

Industrial Existing

Planning Act,1969 sanctioned on 1997

Area: 41.9 sq.km

Industrial Proposed Public Utility Existing Public Utility Proposed Semi Public Existing

Sustainable Regional Planning For Puducherry, Viluppuram, Auroville & Cuddalore 2025

Semi Public Proposed Open Space Existing Open Space Proposed

Published on February 15, 2012, Puducherry Town And Country Planing Act,1969

Area: 2345 .9 sq.km

Water Body 62%

13%

9%

6% 6% 4%

Sangami Nagarajan | PG190841 |TPS Manipur | Monsoon 2020 | MUP | CEPT University

5

Boulevard Town, Pondicherry Statutory/Legislative Framework

Puducherry Town And Country Planning Act, 1969 Duration

Development model

Land acquisition model, Amendment of the Land Acquisition Act, 1894

Plan Prepared by

Puducherry Planning Authority(PPA), ( Under section 21 of The Puducherry Town And Country Planning Act, 1969), Puducherry Town Planning Office, Puducherry.

6 months 2 months

Relevant Sections of the Act: Sections :

3 years

10,11,12,16,17,19,20,-31,33,34,34(a),40,44,91

2 months 30 days

Institutional Framework

3 months

Scheme is prepared by

Puducherry Town and Planning Authority through (The Puducherry Town And Country Planning Act, 1969 )

Activities

Legal Provision

Institution Involved

Consent for Preparation of draft comprehensive plan by the PPA

Section 6

Puducherry Town and Planning Authority ,

Declaration of planning area Constitution of town and country planning authorities

Section 8 Section 11

PMC & State Government Puducherry Town and Planning Authority

Functions and Powers of the appropriate planning Preparation of present land and building use Declaration of intention to make or adopt detailed development plan Contents of Detailed development plan Preparation and submission of detailed development plan Consent of government to publication of notice of preparation of plan Public notice of the preparation of the Detailed Development Plan.

Consideration of suggestions and Revision of Master plan Approval by Government Issue of the plan by the government

Section 12 Section 17 Section 24 Section 28 Section 26 Section 30 Section 31 Section 34 Section 32 Section33

and State Government Puducherry Town and Planning Authority , Private Public Partnership and State Government Puducherry Town and Planning Authority Puducherry Town and Planning Authority and State Government Puducherry Town and Planning Authority and State Government

Planning Implementation

Scheme is sanctioned by

Scheme is maintained by Puducherry Municipal Corporation

Coming into operation of the DDP (Section 36)

Heritage conservation and maintenance by

Variation and modification of DDP (Section 42)

Acquisition and disposal of land (Section 48-52)

Levy & development charge (Section 53-56)

Finance, accounts and audit (Section 57-60)

Promotion and execution of works (Sections 61)

30 days

Under Section 33, Area Based Proposal, Smart City, Puducherry

30 days

Scheme is implemented by

30 days

Government of Puducherry in 2015, revised in 2018

Hear any appeal (Section 91)

INTACH

Review and Plan Upgradation Information on registered land detail

Patta transfer detail of registered land FMB sub division of patta transferred

Approved Plot details under RER act

Community Participation Once in 5 years review and updation (Section 45) Satellite imagery with through Bhuvan Portal

Review of Plan Individual Land Use Updation

6

Updation of CDP Process

Sangami Nagarajan | PG190841 |TPS Manipur | Monsoon 2020 | MUP | CEPT University

Details on government proposals under land grant rules of GP land

Land Use Updation

Set up of GIS division for CDP GO issue to start GIS division after CDP publication. Amendment of act in order to have continuous flow

Award pass on any new proposal from different department through the right to fair compensation in LARR act,2013

Transportation, Water-bodies, Public and semi public, industries and residential proposal from TCP Department

Community group discussion on the proposed plan and taking their suggestions Interviews both formal and informal Theme Based Workshops to educate the people about the plan and the details Surveys to find the requirement and Vision Survey Field Visits

1.Initial Exposure

Boulevard Town, Pondicherry Delayering The Plan

Comparative study

Built Vs Open

Public Amenities

Land Distribution

Boulevard town , Kochi, Kerala, India Puducherry, India Area: 2.04 sq.km

Area: 1.0 sq. km

23%

Development model 60.5%

5% 3% 1.5%

Appropriation

Land Acquisition

Develop, implement,Maintain

PPA: PSCP: PMC

Poor Class 23%

Open space Water body Public open Private open Built 68%

12%

16%

4%

Street Network

P. Utility

47%

Urban Form

19%

20%

6% 4%4%

11.5%

23%

14%

Block Sizes 420 m (110*100m) 532 m (136*130m)

Transport Heritage

GKDA: KSCP : KMC

Land in Public Domain

7%

Beach front

Land Acquisition

For Public use

For Roads

For Poor Class

For Heritage

For open space

Area Returned

Permissible Vs Consumed FSI 0.78

CRZ norms,2019 Consumed FSI

Transferable Development Rights

For both private and public domain- 30%

Only for public purpose lands

Costing Funding is through Area based Development for Heritage and tourism under Smart City Mission of 1828 Cr.

Permissible FSI

Funding Mechanism Facade Control 12%

24%

17%

8 m wide 12 m wide

13% Built to line edge Building line

15 m wide

Key Take Aways

18 m wide 20 m wide

12%

14%

14%

48%

12%

18%

16%

Built to Line

AFD Loan PF cash flow PPP World Bank Schemes Central Government

Other regulations TDR, which is for both private and public domain.

Intermediate plan in effective implementation Funding mechanisms Regulations governing the built form Walkable Blocks : 110 x 110 m

Sangami Nagarajan | PG190841 |TPS Manipur | Monsoon 2020 | MUP | CEPT University

7

Feasibility Study Location in the City

Site Details

About site The site is located in the growing extension which is predominantly used by as commercial and institutional.

The selected site falls under commercial use according to Master plan 2001.

Location in the Neighborhood

Planning Feasibility

Location in the Master Plan 2001

Description

DCR, 2010

TNCBDR, 2019

Description

Minimum Road Width

6m

18m

Proposed Land use - MP 2001

3.25

Site / Plot area in sq.m

4923

4923

Permissible FSI

2

3.25

Residential

Commercial Commercial

Maximum FSI

2.0

Premium FSI

50%

Maximum GC

-

50%

Total Permissible Built Up Area

9846

15999.75

Maximum Height

G+2 (Stilt + 3)

-

Permissible Height for residential

Stilt +3 (G+2)

Stilt +7

Maximum number DU

Up to 16 units, up to 300 sq.m commercial use

Number of floors

3

8

Tentative floor Plate

3282

2461

Front – 6m 7m Side & rear – 1.5m-1.5m- Setback - maximum of 1.5m 20m

Ground Coverage

66.67%

50%

Floor to floor Height in m

11.5 with plinth

31.05 with plinth

One car space and One 2 wheeler space for floor area up to 75 sq.m.

In case of more than 75 sq. then One car space and One 2 wheeler space for every 75 sq.m

OSR - 10%

492.3

492.3

Area under Setback

942

1792

Area after setback

3488.7

2638.7

FSI Exemption area

2953.8

4799.925

Area Statement in sq.m

12799.8

20799.675

Minimum Setback

Parking - Commercial Parking – Residential

8

Feasible Built up Area Statement

Open Space Reservation

10% of the area with minimum 10m as dimension

Plot subdivision and layout

Minimum 72 sq.m as min plot

Sangami Nagarajan | PG190841 |TPS Manipur | Monsoon 2020 | MUP | CEPT University

1.Initial Exposure

Feasibility Study Market Feasibility

Development Feasibility

Land Rate Residential

Hence it would be profitable of the developer builds a hotel or a mixed use building. The master plan and the development regulation are not in same pace.

Circle rate /sq.m Market rate / sq.m A

11612.5

4046856

B

14399.5

4856227.2

15793

6070284

C

20623.8

6677312.4

D

23225

7284340.8

E

27870

8903083.2

30471.2

10117140

38553.5

11169322.6

Site Detail

Commercial

Recommendations

Site Detail F

Occupancy and Vacancy Residential -2BHK

Potentiality of site: According to master plan and site surrounding conditions. It has high potential of Commercial, residential and hospitality development Residential 100%

Commercial 100%

Scenario 1

Scenario 2

Mixed Use Development

Hotel development

50% 50%

Scenario 3

100%

Scenario 4

Residential -3BHK Commercial

Development Scenario

A

B

C

D

100% Residential

100% Commercial

50-50% Mixed

Hospitality hotel

Land Area

4923 sq.m

4923 sq.m

4923 sq.m

4923 sq.m

Land Rate

15793 sq.m

30471 sq.m

23132 sq.m

30471 sq.m

Land Cost

Rs. 7.77 Cr.

Rs. 15.0 Cr.

Rs. 11.3 Cr.

Rs. 15.0 Cr.

Built up area

9846 sq.m

15999 sq.m

12922 sq.m

15999 sq.m

Super Built up

12799 sq.m

20799 sq.m

16799 sq.m

20799 sq.m

C. Cost

Rs. 16.6 Cr.

Rs.28.9 Cr.

Rs.22.6 Cr.

Rs.34.7Cr.

Other Fees

Rs.18.1 Cr.

Rs.33.5 Cr.

Rs.12.5 Cr.

Rs.33.1 Cr.

Total Cost

Rs.42.4Cr.

Rs.77.5Cr.

Rs.46.5 Cr.

Rs.82.9 Cr.

Market Rate

Rs. 39018

Rs. 60385

Rs. 49701

Rs. 76642

Total Revenue

Rs.49.9Cr.

Rs.125.6Cr.

Rs.83.5 Cr.

Rs.159.4Cr.

Profit

Rs.7.35Cr.

Rs.48.1Cr.

Rs.36.9 Cr.

Rs.76.45Cr.

% Profit

15%

38%

44%

48%

• • • • •

Built to line concept or need for front margin, Permissible heights based on Road Widths Plot amalgamation Incentive based development Commercial viability etc

Key Take Aways • The valuation process in TP scheme depends on the market feasibility.

• The value of each plot is understood through the process and considered in reconstitution.

• For the costing, land cost, construction cost and other fees are considered.

• For Revenue, betterment charge, sale of land, premium FSI are considered.

Sangami Nagarajan | PG190841 |TPS Manipur | Monsoon 2020 | MUP | CEPT University

9

Section-2 Manipur , A Hot-spot of Growth Existing Situation Analysis And Summary Of Impact Of Corridors, Magnets And GIDC

2.Manipur, A Hot-Spot of Growth

Apprehending the Study Area

Ahmedabad located on the banks of Sabarmati River as emerged as an important economic and industrial hub in India. The effects of liberalization of the Indian economy have energized the city’s economy towards tertiary sector activities such as commerce, institutional and construction.

The DMIC Corridor passes through western side of the Ahmedabad region. This is because of the presence of major industrial estates there.

Location

Connectivity

Manipur is strongly influenced by Sanand, Chandgodar SIR and the proposed DMIC corridor.

Due to these impacts, a corridor strong development is seen. Manipur is known for the water-bodies and institutional developments.

Manipur has a very strong inter and intra connectivity.

The area is also proposed with 90m outer ring road in the Development Plan 2021.

Manipur also has a strong railway corridor and freight corridor supporting the industrial influence.

Infrastructure

Economy

Manipur is been proposed

by DP 2021 with large scale infrastructures like WTP ,STP etc. The Gamtal are sprawled and their living condition is improved after water supply through Narmada Canal.

A shift in workforce from agriculture to industrial is seen. This has changed zones anticipating the pressure for development. Currently the predominant economy is industrial based.

AUDA G.agriculture

AMC

NH / SH

P. Agriculture

Rail Corridor Industrial

Evolution 3,35,655

Population 68%

13,268

2%

Growth rate

9%

7%

Before 2000

Freight Corridor Commercial

Literacy Rate

32,525

2000

2005

2010

2015

Present

Past Planning Efforts 1965

1987

2000

2005

Industrial Estates

2002

2021

2010 Growth influence

2015

2020

Road

Sangami Nagarajan | PG190841 |TPS Manipur | Monsoon 2020 | MUP | CEPT University

11

Factor Impacting Prospects of Manipur Growth Pattern

Planning Efforts

3% 2000

6.5% 2005

11.5% 2010

21.5% 2015

29% Present - 2020

2 Schemes DP Delineated TP Scheme

4 Schemes Draft TP Scheme

9 Schemes Sanctioned TP Scheme

DFC and GIDCs

NA conversion

DFC

7.1m DFC Altitude

NA Conversion

91% Single Crop Pattern

Sanand Rail yard

Road Based - DMIC

Rail Based - DMIC

100m DFC buffer Sanand

12

96%

Sangami Nagarajan | PG190841 |TPS Manipur | Monsoon 2020 | MUP | CEPT University

3% Dual Crop Pattern

6% Grass/ Shrub

2.Manipur, A Hot-spot of Growth

Narrating the Existing Situation Layers Land use

16%

Jantri Rate

INR 3501-7250

26% 1% Institutional

2% Residential

4% Gamtal

INR 1501-2001

32% INR 1001-1500

18% INR 2001-3500

8% INR 250-1000

Road Network

Built Vs Open 1250 x 1250m Block Size of Ex. Roads

16.43 km Length of Existing Roads

966 x 966 m Block Size of DP Roads

22.44 km Length of DP roads

1% Institutional

7% Built

90.2% Open

2.8% Water-body

Sangami Nagarajan | PG190841 |TPS Manipur | Monsoon 2020 | MUP | CEPT University

13

Section-3 Proposals for the Peri Urban Hybrid Node Idealizing Potentials into Proposals ; Implementing the interventions

3.Proposals For the Peri Urban Hybrid Node

Vision and Strategies

Urban Fringe

Can Manipur Develop as a “Peri Urban Hybrid Node” ???

To develop Manipur as a

Transitional space

AUDA Development Plan 2021

Peri Urban Hybrid Node

Self Sustaining economic center

“ People centric Integration of hybrid node which promotes

and enhances the transport transit & institutional hub on

the periphery of the city with robust road connectivity and

green blue network.

Growth polarization Cheaper Land rates

“

Rural

Peri Urban

Concerns And Strategies

Live

Urban

Work

Manipur : Under Pressure For Development Manipur region is influenced spatial by GIDC and freight corridors. The DP proposed zone also triggers and governs the growth. Hence understanding Manipur and accommodating the institutional and logistic developments are of prime importance.

Integrating & accommodating the Gamtal

AUDA Development Plan 2021

Accommodate the residential zone with RAH overlay.

Play

Institutional Zone

Logistic zone

Conserving and Interlinking it through blue green network.

Facilitate the need for logistics hub

Learn

To develop an institutional hub in proposed Zone

To develop an industrial training institute hub.

Sangami Nagarajan | PG190841 |TPS Manipur | Monsoon 2020 | MUP | CEPT University

15

Institutional Hub State’s Vision

The recent trends in globalization underscore the importance of ‘market ready’ trained human resources.

This trait of being ‘market ready’ is not attainable without quality education.

“ Gujarat an Education Hub for the country

“

35 Km Catchment Radius :

Locational Bubbles

AUDA’s Efforts • Encourage development of educational and research facilities through provision of Knowledge and Institution Zone • Provision of land for educational facilities through Town Planning Mechanism • Seeking private sector participation in development of education facilities Institute Zone

• Uses Promoted: Special Node: IT Finance services, Technology and Bio Park, Health Node, Knowledge Township.

How much to Zone?

AUDA Development Plan 2021

Total Population of the catchment

225 Nos

Total Area Required for ITI

Student Population to Cater

54 lakhs

Total area to be Zoned

Population one College could cater URDPFI

Total Colleges Required Student Population to Cater *Sanand GIDC

Population one ITI could cater URDPFI

16

Proposed Institutional Zone

Total Area Required for Colleges

Villages Covered

*Census 2011

Existing Institutional Zone

1.08 Cr

Total Colleges Required

Sangami Nagarajan | PG190841 |TPS Manipur | Monsoon 2020 | MUP | CEPT University

1 lakhs 54 Nos

80-86 Ha 410-490 Ha

Case Studies for Institutional Sarkhej ITI, A’bad

16.2 lakhs 0.75 lakhs 22 Nos

324-405 Ha

3 Ha

CEPT University

YUPA ITI, Madurai

5.3 Ha

4.0 Ha

3.Proposals For the Peri Urban Hybrid Node

Institutional Hub Population Estimation

Logistics Zone

Locational Bubbles

Institutional Zone

X Institute Unit Size

5 Ha

Workers per Unit

Population per Unit

900

5,000

Contradicting characters Logistics

Institute Zoned

430 Ha

Institute Workers

Institute Population

0.78Lakhs

1.40 Lakhs

Calculating the logistics and commercial influx with institute population

Institute -1

Majorly attracts LIG and MIG Total Population

~1.0 Lakhs

~3.35 Lakhs

Logistics

Case Studies for SEWS SEWS, Satellite, A’bad

1.0 Ha

Need for social Housing

Rationale For Location Of Zoning

SEWS, Nikol, A’bad

20% of Working Population in Institute

~15000

80% of Working Population in Institute

~12000

50% of Working Population in Institute

~4000

City Influx

~5000

Total S.E.W.S Population

4.5 Ha • Sanskar Dham acts as a catalytic project which would pool and attract other developers to develop institutions • Cheaper Land rates • Possibility of Plot amalgamation • Land Availability • Vision of Work-Play-Learn-Live • Self sustaining Peri urban node

Institute -1

Institute Zone is categorized into 2, considering the requirement. Institute 1 zone would cater to the higher and technical education while Institute Zone which is envisaged with more open space and workshop spaces with 1.2 FSI while for institute 1 its 1.5.

Auxiliary Uses

Total Employment

Institute -2

Institute -2

Required Units

S.E.W.S Reservation

Assuming 50 sq.m as standard size, Built up Area with 35% loading

SEWS, Prahlad Nagar, A’bad

RAH Overlay

11 Ha

~36,000 8000 nos 5.50 lakhs sq.m

Area per Floor: Considering 3-4 floors

~1.35 lakhs sq.m

Land requirement considering 50% GC

~2.75 lakhs sq.m

Sangami Nagarajan | PG190841 |TPS Manipur | Monsoon 2020 | MUP | CEPT University

17

Strengthening the Road Network 5.1%

Green Integrations

Road network contribution

966 x 966m Avg. Block Size

8.65% Road network contribution

600*422 m

The road network proposal is an outcome of rigorous iterations considering the DP roads, Narmada Canal, DFC corridor which are not aligned with contour and doesn’t contemplate each other.

Road Infrastructure

Avg. Block Size

13.5% Road network contribution

380 x 380 m Avg. Block Size

Proposed 90m Outer Ring Road - High speed Corridor

Also, the natural drain of the water-body linkages are broken which has resulted in dried state. Hence an option of providing green trail integrated with the road infrastructure but not included in ROW.

Natural Drain and Linkages

The green trails are provided along the natural flow of drains on the lowest side of the road according to contour. The trail is also considered as a green realm, hence a 12m wide stretch is provided on one side.

Green trail along roads 18

Sangami Nagarajan | PG190841 |TPS Manipur | Monsoon 2020 | MUP | CEPT University

3.Proposals For the Peri Urban Hybrid Node

Zonal Plan

Logistics : 1.0 FSI

MIMU : 2.4 FSI

Institute 1: 1.5 FSI

HIMU Overlay : 4.0 FSI

RAH : 2.7 FSI

Mid Intensity Mixed Use Zone

Institute 1 Zone

Logistics Zone

Water bodies

High Intensity Mixed Use Zone

Institute 2 Zone

Gamtal

Parks and Greens

38.9%

72.6%

17.2%

27.4%

15.5%

5.2%

5%

The block sizes promotes each zone, which is a understood from case studies. The rationale behind zone is logistic zone complementing DFC corridor, Mix intensity Mixed Use Zone for the residential influx which has RAH overlay.

High intensity Mixed Use zone overlay with 200m buffer along the proposed BRTS corridor.

Institute zone considering the existing institutional developments. Training institutes complementing the logistic zone with greens integrating blues and live.

Mid Intensity Mixed Use Zone

High Intensity Mixed Use - Overlay

Institute Zone

Logistic Zone

13.5% 3.9% 1.3% 1.6%

Overlays

Road Section: 36m ROW with BRTS Public Transport service

Road Section: 36m ROW with AMTS Public Transport Service

Sangami Nagarajan | PG190841 |TPS Manipur | Monsoon 2020 | MUP | CEPT University

19

Green Integration Water Body and its Natural Drain

Conserving Water-body With Buffer Green Trails Integrating With Drains

Neighborhood Green Pockets

The play is achieved by preserving the existing water body as the potential realm. The broken inter-linkages are to be enhanced to preserve the water-body.

The preservation is done by providing a buffer of 15m around the water body and creating green pockets. The green pockets are parks and open spaces.

The green pockets are linked through green trail considering the natural drain linkages.

The main reason is to avoid water-logging during monsoon season.

The green trail opens into neighborhood park.

Thus this forms a complete network from city level parks to neighborhood parks. The greens create an identity.

Green Trail View Visualization showing the integration of green trail along roads which creates an identity.

20

Sangami Nagarajan | PG190841 |TPS Manipur | Monsoon 2020 | MUP | CEPT University

3.Proposals For the Peri Urban Hybrid Node

Implementing the Interventions

Delayering the Functional Uses of the Road

TP Scheme -1

TP Scheme -3

TP Scheme -2

TP Scheme -4

TP Scheme 3

TP Scheme 1

TP Scheme 1

Area: 402 Ha

TP Scheme 2

Area: 381 Ha

To pool institutional zone-1, logistic zone, land required for 90m outer ring road, natural interlinking drains of water bodies and integrate Gamtal

To pool institutional zone-2 & logistic zone and the land required for 90m outer ring road

Freight corridor

Local Roads

Collector Roads

TP Scheme 4

TP Scheme 2 Mid Intensity Mixed Use Zone

Institute 1 Zone

Logistics Zone

Water bodies

High Intensity Mixed Use Zone

Institute 2 Zone

Gamtal

Parks and Greens

16.3%

72.6%

27.3%

27.4%

12.2%

17.9%

4.0% 3.4% 9.9%

Major Roads

9.0% High Speed Corridor

Overlays According Section 41

TP Scheme 3

Area: 317 Ha

To pool institutional zone-1 and logistic zone and cater to the residential need trigger of the developments

To accommodate the repel effect of logistics, DFC & existing growth and implementing DP envisaged interventions For Developing the institute zone

TP Scheme 4

Area: 396Ha

Enhance the natural interlinking drains of water bodies and cater to the residential need trigger of the developments

18m TP Roads

12m TP Roads

For facilitating the Logistics zone To implement the 90m outer ring road To Integrate Gamtal with other proposed zones

TP Roads

To develop a compact and connected neighborhood Sangami Nagarajan | PG190841 |TPS Manipur | Monsoon 2020 | MUP | CEPT University

21

Section-4 Reconstitution, Valuation and Costing A Fair Play Through Equity

4. Reconstitution, Valuation and Costing

Reconstitution and Appropriation Plot Size Analysis

Appropriation Principle

47% Bigger Plot sizes >20,000 sq.m

38% Average Plot Size 8,500 - 12,000 sq.m

15% Smaller Plots <5,400 sq.m

Open Greens

Social Amenity

S.E.W.S

Roads

Sale of Plots

12.4%

10.05%

1.61%

17.9%

5%

47% appropriation * 50% allowable in Act Ownership Analysis

16%

Reconstitution Principles

Public Ownership

11%

Institutional 5000 sq.m

Combined Ownership

1.0

MIMU 250 sq.m

1.5

73% Private Ownership

Jantri Rate Analysis

1.75

1.0

1.0 2.5

2.0 1.0

Connectivity and Access Min. 12m access

Organization Plots would have a common line

Locational FP Over OP 47% deduction

Build ability Maintaining the Minimum plot area

Shape Ratio 1:1.5-1.25

10% INR 1710 0 40

14%

m

Greens

INR 1640

34% INR 1540

42% INR 1390

Public Reservations

No Deduction

Plots > 250 sq.m

Gamtal, Canal and water-body

Green open space.

The maximum accessibility

Displacement Considering the village boundary

Displacement For greens and Public Reservation

Walk ability 110 * 100m blocks.

Green trail links

Sangami Nagarajan | PG190841 |TPS Manipur | Monsoon 2020 | MUP | CEPT University

23

Creating Equity Through Equal Appropriation Manipur Town Planning Scheme

Displacement of Plots for Reservations

DFC

4.3% 398

Corridor

24 m Road with Green trail

12m Road

Gamtal

410 OPs

18 m road

18 m road

12m Road

398

18 m Road with Green trail

anal Narmada C ng Road

12m Road

90 Outer Ri

12m Road

18m Road

380

Plots displaced for Green Reservations

398 S.No 36 m BRTS

380

12m Road

18 m Road with Green trail

24 m Road with Green trail

397 397

397

397

438

452 FPs

Plots displaced for Green Reservation

24

30 m freight corridor

24 m Road

8.3%

ad l Ro Can a 18 m

12m Road

18m Road

12m Road

24 m road

18 m road

18 m road

24 m Road with Green trail

18 m road

18 m road

12m Road

18 m road

ad Ro

18m Road

l na Ca

ad Ro

m

12m Road

l na Ca

24 m Road with Green trail

m 24

18m Road

12m Road

Plots displaced for Institute Reservation

305

319

18 m road

319

18 m road

305

45 m AMTS Corridor

315

315

315 397

Sale of Plots Reservation

456

Reservation for Public Purpose

Plots displaced for Public Institute Reservation

2.4% Plots displaced for Logistic Reservation

127

127

119 119 109

109 109

3.6%

Sale for Commercial

24

1.5%

Sale for Residential

1.6%

Reserved for S.E.W.S

Sangami Nagarajan | PG190841 |TPS Manipur | Monsoon 2020 | MUP | CEPT University

10.05%

Reserved for Social Amenity

109

424

Plots displaced for Public Logistic Reservation

4. Reconstitution, Valuation and Costing

Visualizing the Proposals Canal Front Development A city level green space with informal market in mornings & food joint at evenings, Party plots and playground

Visualizing The Zones Logistics FSI : 1.0

Garden integrated with Water body

DFC

SEWS

Godhavi Gamtal

Joggers Park

High Intensity Mixed Use Zone FSI : 4.0

Railway Track

WDS

SEWS

SEWS Social Amenity

Godh av

SEWS

i Lake

Green Trail

Water Body Buffer

nal Road

18 m Ca

Mid Intensity Mixed Use Zone FSI : 2.4

r ute

m 24 FSI : 1.5 Institute 1 Zone

l

d Roa

ad

l Ro

na Ca

al Can

ana da C ma Nar

9

er Ov

24 m

O 0m

ce pen Spa

lO

e City Lev

A joggers and walking park accommodating the daily exercise and relaxing needs of the people.

ad Ro g n Ri

ly -F

High Intensity Mixed Use Zone Visualization Green Tra il Mid intensity Mixed use zone GC: 50% : FSI: 2.2

Lake Front Development

High intensity Mixed use zone GC: 42%;FSI: 3.2

WDS

BRTS Bus Station

6m high and 4m wide

wa y

dW alk wa y

OSR 10%

Wa lk

High intensity Mixed use zone GC: 30%;FSI: 3.8

Bus

Arc ade d

A dedicated pedestrian walkway connecting the water bodies and green road along Narmada canal.

BRTS Lane

Ar ca de

Green-trails linking Water-bodies

Fu V ll ab iabi utt lity c in g for om ro ad bu me ild rci in al gs

Side Margin as 4.5 m -4.5m-4.5m

A double storey green layer where the first level is more of garden space and second level for walking .

Sangami Nagarajan | PG190841 |TPS Manipur | Monsoon 2020 | MUP | CEPT University

25

An Equity Model Pay For What You Get Valuation Process

Understanding a range of 0.86 as the lowest for plots in logistics zone and highest of 1.87 for plots in HIMU zone .

Elements of Valuation

Increment Value

Area • Final Plot Area • Original Plot Area

OP Original Plot Value • Original Plot Area • Original Rate

47%

100%+37%

+27%

Rate • 3.6% inflated Jantri rate • Semi Final Rate • Final Plot Rate

Compensation

Deduction

FP

To the plot owners 50% for public reserved plots

Increment Value

100% - Base Factor

Semi Final Plot Value • Final Plot Area • Semi Final Rate

+12%

-22%

Net Demand

Increment Factors

Amount to be paid as betterment charge

FP

Total Increment Factor : 154%

• Final Plot Area • Final Rate

To the Authority 40% of Cumulative Increment

+27% - Develop-ability • Increased ROW and access • Commercial development

+12% -

Contribution Final Plot Value

• Logistic Zone • Plots with one access • Min 12m road access

The increment values are set with reference to the current variations in neighboring context of Manipur. Also variation is provided according to the zone developabillity where they pay for what they get.

Locational

• Access / Facing green

+05%-Locational • Public transport / Amenity

+25%-Zone Developabillity • Institutional

FSI:1.0

+37%-Zone Developabillity • MIMU

FSI:2.4

+43%-Zone Developabillity • HIMU

-15/22%-Depreciation • SEWS/ WDS/ Buildings

26

Sangami Nagarajan | PG190841 |TPS Manipur | Monsoon 2020 | MUP | CEPT University

FSI:4.0

4. Reconstitution, Valuation and Costing

A Fair Play Through Equity Costing Transportation

Revenue Model

Phasing of Development 76.28 Cr

Qty: 27.4 km

Physical Infrastructure to development in 5 to 7 years from Draft TPS & 5 to 7 years for development from Final TPS Phase -1 – 2021-2024

Phase -2 – 2024-2027

Bridges

Qty: 9.4 km

10.07 Cr

Expenditure 122.4 Cr.

Expenditure 53.5 Cr.

Street Infrastructure

Qty: 54.8 km

10.46 Cr

Qty 15.57 sq.km

Qty 8.77 sq.km

Trunk Infrastructure

Qty: 27.4 km

89.60 Cr

Revenue 0 Cr.

Revenue 0.5 Cr.

11.60 Cr

Greens

Qty: 60 Ha

Canal Development

Qty: 0.39 Sq.km

7.83 Cr

Contingency

7%

1.39 Cr

Escalation

35%

56.69 Cr

Compensation

Column 9

244.7 Cr

526.4 Cr Total Cost of the Scheme

Phase -3 – 2027-2030

515.43 Cr

531.4 Cr.

Revenue

Expenditure

15.97Cr Deficient

Sale of Plots Scenario 100% Development Net Demand: 15.97 Cr.

Phase -4 – 2030-2033 Expenditure 29.7 Cr.

Expenditure 0

Qty 3.07 sq.km

Qty 0

Revenue 180 Cr.

10% - 2 Ha 75% Development Net Demand: 144.8 Cr.

Revenue 7 Cr.

Incentives for Institute

20% - 4 Ha

50% Development Net Demand: 273 Cr.

2658 INR

35% - 7 Ha

Cost per sq.m

Contribution Scenario 50% Contribution

ND: -112.90 Cr 40% contribution

Equity is brought in by giving increment value as per the develop ability criteria.

Underutilized FSI of institute 1 could be traded off and FSI and land bank

30% Contribution

ND: 144.83 Cr.

Other Incentives

TDR

ND: 15.97 Cr.

DPC

The Development Penalty charge year is increased to 5 years.

Development

The residential commercial Mix is increased to 45% from 30%.

With 10% increase in contribution from land owners, the net cost would be decreased by 86%

Sangami Nagarajan | PG190841 |TPS Manipur | Monsoon 2020 | MUP | CEPT University

27

Section-5 Summary and Learnings Key Take Aways Of The Project

5. Summary and learnings

Key Take Aways Why Zonal Plan ??

Contextualizing the Micro Planning

Zonal plan is not a part of the statutory plans of GTPUDA, 1976. Cities like Jaipur, Bhuvaneshwar, Pondicherry etc. has an intermediate plan which helps them achieve the envisaged proposals.

Development plan which deals with city and urban scale often tends to leave the deals micro level details.

While Town planning scheme which are mainly for the implementation of the DP proposals, thus missing out the contextualisation.

Achieving the Vision The vision of AUDA is taken forth in Zonal level, which is further achieved in town planning scheme, reconstitution and also during Valuation. Through all the vision, it states to be more people centric.

The streets which are more for mobility are integrated with green trails which are dedicated for pedestrians. Also, traffic calming elements and safe junctions are incorporated. Integrating greens also helps in increasing the livability and preservation of water-bodies.

Socio - Economic Benefits Benefits and inferences on the economic aspect to owners and to authority.

Why Collect Betterment Charge This creates equity by that people pay for what they get.

Creating Equity For any planing intervention, the market feasibility, demand and supply of the area is very essential to cater to the need.

The logistics and institute zone contradict each other in character and also in uses. Thus, there is an intervention of training institute zone.

Benefits given to the land owners based on the potentiality factor.

In case of Manipur, planning efforts should consider Narmada Canal, Water-bodies and its interlinkages, Institutional growth, DFC and Sanand influence. Also the extension of BRTS service would trigger commercial developments.

47% 250sq.m

Stake Holder Benefits

To the Plot Owners Serviced infrastructure plots

To the Authority Monetary benefits for other investments and sale of plots

Market push for mixed use development

TDR generated on private land

Increased livability

10 % of the total transaction cost as share

Financial Benefits Increased build ability

Carving Green Spaces as recreational spaces

40 % of contribution is taken

Opportunity to develop land

Enhancing the social infrastructure and Access to the amenities.

Revenue generated from betterment charges.

To the City Controlled the haphazard growth on periphery of the city.

Due to Peri urban hybrid node, mixed use development would promote tertiary economy sector.

Land deduction from individual land parcel.

each

Minimum plot area below which land would not be deducted.

40%

Contribution of increment charges collected from owners

83%

Final plots with access to greens.

55%

Final plots amenities.

30%

As compensation (column11) to incentivize institutional and logistic zone as they loose on developabillity.

50%

Amenities leased/sold at 50% of the market rate promoting PPP.

with

access

Sangami Nagarajan | PG190841 |TPS Manipur | Monsoon 2020 | MUP | CEPT University

to

29

Taking Forward DP’s Vision to TP Scheme Development plan 2021

Vision

“Ahmedabad” a livable, environmentally sustainable and efficient city for all its citizens; a city with robust social and physical infrastructure, vibrant economy and a distinct identity; a globally preferred investment destination.”

• Looking at the NA conversion rate, the general agriculture zone is rezoned to Mid intensity Mixed use zone.

• The institution zone is split into 2 zones, which would cater to institutions and Industrial training centers.

• The logistic zone is extended till north and restricted within canal.

• The water-bodies are provided with 15m buffer and linking green corridor • From Integrated Development plan, the BRTS extension is considered as high intensity overlay.

Interventions from Zonal to TP Level • The major changes being, the introduction of TP roads i.e. 12m ROW roads, restricted the permissible height and development viability of few plots.

• As the plot sizes are huge, to achieve the envisaged height, more open spaces are achieved.

• In Zonal it was 68% built, which after reconstitution it was 52% • Public Reservations

Intermediate - Zonal Plan

To develop Manipur as a Peri Urban Hybrid Node with people centric Integration of hybrid node which promotes and enhances the transport transit & institutional hub on the periphery of the city with robust road connectivity and green blue network.

Manipur TP Scheme

A walkable ,compact and livable neighborhood with mixed use development and green integration. Also, to accommodate the repel effect of logistics, DFC & existing growth and implementing DP envisaged interventions.

30

Interventions from DP to Zonal Level

Sangami Nagarajan | PG190841 |TPS Manipur | Monsoon 2020 | MUP | CEPT University

5. Summary and learnings

Summary of the Scheme Physical benefit

Environmental Benefit Walk ability Condition : Best

150 x 135 m TP Roads

Walk ability Condition : Good

425 x 425 m Zonal Level Roads

Walk ability Condition : Bad

840 x 840m

DP Intervention Walk ability not considered

1260 x 1260 m Existing Situation

Apart from the road intervention and Walk ability, the reconstitution gives an advantage in form of rectangular 1:2 shape ratio plots. Every plot is been given a road access.

5.3% Green Parks

4.0% Water Body

3.45% Green Trail

9.9%

Narmada Canal

The trails which combines to the water-body and parks along with the walkways form a network within the TP. Retaining the natural drainage pattern, green pockets include cycle tracks, continuous walk ability, joggers area and recreational.

Social benefit - Reservations

Nolliâ&#x20AC;&#x2122;s Map - Ownership Analysis

3.6% Sale of Commercial

0.75% Social Amenity

9.3% Public Reservation

1.6% S.E.W.S

1.5%

67% Private Realm

32% Semi Public / Private Realm

11% Public Realm

Sale of Residential

The 47% deduction from every plot 16% is reserved for public reservations like logistics, institutes, sale of plots, S.E.W.S. The deficient could be covered by these reservation.

The sale of plot would be sufficient.

Including Roads, where water-bodies and green are a part of public ownership. The green trail which is public connects to all neighborhood greens which are semi public/ private.

Sangami Nagarajan | PG190841 |TPS Manipur | Monsoon 2020 | MUP | CEPT University

31

A Peri Urban Hybrid Node Prepared by : Sangami Nagarajan | PG190841 Guided by : Prof. Utkarsh Patel and Geet Khurana TPS Manipur | Monsoon 2020 | MUP | CEPT University