local area plan, Vasna ward, Ahmedabad

Area Planning Studio l 2013

V A S N A W A R D

Masters in Planning 2013-2015 CEPT University Ahmedabad

Wards in Ahmedabad city

Area Planning Studio - 2013 Vasna Ward

Introduction- Demographic data

Total area of ward:- 4.8 sqkmTotal population:- 123116Sex ratio :- 945 females per 1000 malesLiteracy rate :- 77%Working population:-37%Average household size:- 4.5 people

Existing FSI :- 1.8Consumed FSI :- 0.75Gross Residential Density:- 25,649 persons/sqkmNet Residential Density:- 73,283 persons/sqkm

Vasna Ward

Vasna Road

(State Highway)

BRTS corridor

Vasna Ward

132’ R

ing road

Ambavadi

Sarkhej

Industrial Zone

TP schemes at Vasna Ward

Vasna Road

(State

Highway)

BRTS corridor

132’ R

ing road

New TP

The Green Belt

Vasna ward

The Green Belt

Vasna Road

(State

Highway)

BRTS corridor

132’ R

ing road

Green Belt

District Mapping on the basis of Imageability

Commercial

Residential Neighborhood Open Lands

Open Lands

Village & Tomb

Commercial

Residential Neighborhood

Concern areas / Purview of Proposals

Ward boundary

Meso/Micro level :• Large green field

development• Neighborhood

development• Address the slums• Vasna road

commercial scope

Macro level:• Social Infrastructure• Physical

Infrastructure

Considerations from the DP 2021:• BRTS / Mega Metro /

TOD• FSI Regulations

Concern areas / Purview of Proposals

Meso/Micro level :• Large green field

development• Neighborhood

development• Address the slums• Vasna road

commercial scope

Macro level:• Social Infrastructure• Physical

Infrastructure

Ward boundary

Metro Line

Metro station

TOD belt

Road NetworkingMacro level

Existing Road Network

Cul-de-sacs

Incomplete circulationTraffic concentration on Vasna Road

Underdevelopment

Encroachment

ExistingStrengthenProposed (immediately)Proposed (in long term)

Proposed Road Network

Complete road network

More distributed through & local traffic

Better local circulationDevelopment in undeveloped areas

Plotting for TODMacro level

Plotting for TOD

MRTS stations

BRTS stations

Plotting for TOD

Maximum F.S.I.

Permissible Uses

Variables

Realizing the inherent & future commercial potential of Vasna road

Meso level

Concerns for Vasna road

• Inter transit integration (BRTS/MRTS)

• Transit integration with the immediate surroundings

• Commercial potential of the Vasna road

1. Inter Transit integrationExistingStrengthenProposed (immediately)Proposed (in long term)

TOD Zone - 1

Proposals/Regulations for TOD zones

Composite Transit routes & stations• BRTS & MRTS

Source – www.ahmedabadbrts.com

Typical c/s with BRTS Corridor adopted in Ahmedabad

1. Inter Transit integration

Source – www.jaintvcomIntegration of metro line with ROW at New Delhi

BRTS BRTS Carriage wayCarriage way Metro

BRTS – MRTS integration - Cross section Type - 1

TOD Zone - 1

Proposed Transit stations

• BRTS stop• Provision for Mega metro station with

vehicular parking, para-transit, service road & other complimenting activities

Service road requirement at kaushambi station, New delhi

Source – Google Earth

Source – www.dreamstime.comOne of the metro stations at New Delhi

Source – i.ndtvimg.com

One of the metro stations at New Delhi

Source – www.dreamstime.comUnderpass at Metro stations

Schematic section showing proposed Inter-transit circulation

BRTS lane BRTS lane

underpass

Concourse

Platform Platform

BRTS stop Carriage way

• Commercial potential of the Vasna road

Metor station & Plaza

TOD Zone - 1

Proposed Plaza

Along with the space provisions for metro station & its allied activities

Propose plaza around APMC metro station

2. Transit integration with surrounding

TOD Zone - 1

Proposed Plaza

Majorly, hardscape/softscape open spaces with small amount of building blocks

Majorly pedestrianized

TOD Zone - 1

Recreation

Proposed Plaza

Activities to be planned for:

Shopping/Eating

Recreation Transition

TOD Zone - 1

Proposed Plaza

Release the road off high pedestrian traffic

Also would accommodate high demand of informal commercial sector thereby minimizing disturbance to the through traffic

Schematic Transverse section along Metro/ROW & Plaza

Right of Way Plaza

Metro Station

UnderpassBRTS

Concourse

Source – Google EarthSuggested by – Mr. Jignesh MehtaPioneer Square, Portland, USA

Suggested by – MehrnazBukit Bintang station, Kuala Lumpur

Monorail, Kuala Lumpur

• Commercial potential of the Vasna road• Commercial potential of the Vasna road

Suburb

relation

Reds1.Ocassional needs2. City wide target group3. specialized/ recognized @ for certain services4. Emergence: frontage provided by state highway (dynamic)5. Built form: Repetitive/ spread-out - high visibility - similar line of business6. give & take: employment to people around - consumption at city level

Residential Neighborhoods

Greens1. Frequent needs2. Neighbourhood level target group3. Basic regular4. Emergence: due to static residential concentrations5. Built form: individual units catering to specific group / altogether different group6. give & take: consumption at neighbourhoods around

Suburb relation

Commercial Spillover

Residential

Neighborhood

Development

Residential

Neighborhood

Development

Residential

Neighborhood

Development

Residential

Neighborhood

Development

Unregulated Housing (Slums)

Very good Community life Fairly Good condition of Structures

In-Situ upgradation

Short term proposal

TOD Zone - 1

Proposed Service RoadWide Service road to felicitate commercial development gradually in the TOD Zone – 1

Until market forces work towards commercial development of the area, immediate construction of the service road would provide additional commercial frontage for informal & specialized commercial markets

Proposed ROW of 24M wide service road

Pedestrianpathway

Parkingbay

Carriage way

3.0m 2.5m 6.5m

Pedestrianpathway

ParkingbayCarriage way

3.0m2.5m6.5m

1. Commercial development oriented proposal

TOD Zone - 1

Pedestrian Streets (NMTs)

Additional public area has been created in form of Completely pedestrianized streets to cater to the huge demand of informal commercial sector that will be attracted to the place.

Might also be used for 2-wheeler parking

TOD Zone - 1

Freight Oriented Commercial Activities (Red)

Designing favorable ROW to attract Transport oriented commercial activities which require specialized vehicle loading/unloading spaced

Appropriate location for its sustenance

Proposed ROW for Transport oriented commercial activities

Freight Oriented Commercial Activities (Red)

Designing favorable ROW to attract Transport oriented commercial activities which require specialized vehicle loading/unloading spaced

Appropriate location for its sustenance

Loading / unloading bays

Pedestrianpathway

Carriage way Pedestrianpathway

Loading / unloading bays

Trans. Oriented commercial

Building construction permitted upto road front edge of the plot, inculding Chajja Projections, Balconies, Ar. projections, Hoardings or any other horizontal projections

Interactive Threshold between Private & Public property

Design / Regulation / Policies for ‘Vasna road’ facing plots

Minimum 4.5m wide covered public/common passage on ‘Vasna Road’ side of the building on the ground floor

This is intended to accommodate commercial spillover from the building

The floor height of the passage shall be min. 200mm more than pedestrian pathway/Footpath

Minimum 4.5m wide covered public/common passage on ‘Vasna Road’ side of the building on the ground floor

This is intended to accommodate commercial spillover from the building

The floor height of the passage shall be min. 200mm more than pedestrian pathway/Footpath

Proposed ROW of 36M wide Vasna Road

Pedestrianpathway

Parkingbay

Carriage way BRTS Corridor Carriage way Parkingbay

Pedestrianpathway

4m 2.4m 6.25m 8m 6.25m 2.4m 4m

Retail

Offices

Retail

Offices

Design / Regulation / Policies for ‘Vasna road’ facing plotsProposed ROW of 36M wide Vasna Road

Pedestrianpathway

Parkingbay

Carriage way BRTS Corridor Carriage way Parkingbay

Pedestrianpathway

4m 2.4m 6.25m 8m 6.25m 2.4m 4m

Retail

Offices

Retail

Offices

Types of Commercial activities permitted up to G+2:• Goods Oriented Shopping• Service Oriented Shopping• Restaurant type activity

*Use classification adopted from APA. LBCS standards

Types of Commercial activities permitted above G+2:• Office Activities

Promoting higher degree of utility & services at residential neighborhood

Meso level

Assures appropriate separation of both street & residential activities

Inspiration from large block sizes in other parts of Vasna

Gradual transition from public to private provides room for spillover from both ends

Private Semi-public Public

ExistingStrengthenProposed (immediately)Proposed (in long term)Pedestrian (NMT routes)

Promoting pedestrian routes in Neighborhoods

Emergence of commercial activities at strategic location at Vasna ward

Commercialemergence

Pertaining to the wide range of uses permitted by AUDA DP 2012

Map of North Vasna showing emergence of informal markets

Residential Neighborhood Residential Neighborhood

• Spatial Intervention for Informal Commercial

• Increase in share of Public land

Provisions to accommodate informal commercial activities, coupled with a completing design solution

ExistingStrengthenProposed (immediately)Proposed (in long term)Pedestrian (NMT routes)Informal activities

Source – Google EarthSuggested by – Mr. Jignesh MehtaBadi Chaupar, Jaipur, Rajasthan

Open spaces-parks and playgrounds

Existing park

Proposed garden in TP

Proposed playgrounds in TP

Proposed open spaces in tp

Proposed parks

Proposed linear parks

Unregularized housing (Slums)

GUPTA NAGAR & PRAVIN NAGARTotal Households:2214Total Population:10750

JAWAHAR NAGARTotal Households:750Total Population:2275Area:17240 sq. m.

SORAI NAGARTotal Households:710Total Population:387533% OF TOTAL WARD AREA IS

UNDER SLUM.

COEXISTENCETo promote practices to absorb slums/ unregularized housing into regularized residential neighbourhood

JAWAHAR NAGAR – PRESENT SCENARIO

WASTE MANAGEMENT PROBLEM AND UNHYGIENIC

SURROUNDING

LACK OF PACCA HOUSESLACK OF PROPER INFRASTRUCTURE

JAWAHAR NAGAR – SLUM REDEVELOPMENT

SLUM REDEVELOPMENT (IN SQ. MT.)

TOTAL AREA COVERED 17240

HOUSEHOLD 750

AREA FOR SINGLE UNIT 35

NO. OF UNITS IN A BLOCK 16

AREA OF BLOCK 225

TOTAL DWELLING UNITS 750

TOTAL BUILDING BLOCKS 47

TOTAL BUILTUP AREA FOR SLUM 10575

COMMON AREA 3173

TOTAL AREA REQUIRED FOR SLUM REDEVELOPMENT 13748

SLUM AFTER REDEVELOPMENT

GUPTA NAGAR & PRAVIN NAGAR – PRESENT SCENARIO

SNP IMPLEMENTED BUT STILL…….

LACK IN MANAGEMENT OF INFRASTRUCTURE

GOOD COMMUNITY LIFE

PACCA HOUSE STRUCTURE

GUPTA NAGAR & PRAVIN NAGAR – SLUM UPGRADATION

INTERNAL ROAD CONNECTIVITY

PROPER INFRASTRUCTURE FACILITY

STREET LIGHTNING

Incentivizing developers to promote housing for Economically Weaker

sections

Total FSI = [1.8 + (FSI for EWSH / 2)]

0.4 1.4

0.6 1.2

0.8 1.0

0.9 0.9

= 2.25

*** To a maximum of Total FSI = 2.25 ***

Incentivizing developers to promote housing for Economically Weaker sections

FUNDINGS

FUNDING

NGO’s HUDCO

Solid Waste Management

Open Dumping

Final Proposal Plan

ESTIMATION – COSTING – FINANCE

SHORT TERM PROPOSALS

SHORT TERM PROPOSAL COSTS - ROADS

24m ROADS

Total Area of Construction 2,01,600 sqmUnit Rate Rs.1400/sqm

Total Cost Rs.28,22,40,000

18m ROADS

Total Area of Construction 1,99,800 sqmUnit Rate Rs.1150/sqm

Total Cost Rs. 22,97,70,000

Final Cost of Road Infrastructure Development Rs. 51,20,10,000

SHORT TERM COST-SLUM REDEVELOPMENT

BUILT UP AREA

Total Area Requirement 10,600 sqmUnit Slab Rate Rs.14,600/sqm

Total Cost Rs.15,47,60,000

OPEN AREAS

Total Area Requirement 3200 sqmUnit Rate Rs.1500/sqm

Total Cost Rs. 48,00,000

Final Cost of Slum In-Situ Development Rs. 15,95,60,000

SHORT TERM PROPOSAL COSTS

ROAD INFRASTRUCTURE

Final Cost of Road Infrastructure Development Rs. 51,20,10,000

SLUM REDEVELOPMENT

Final Cost of Slum In-Situ Development Rs. 15,95,60,000

FINAL COST OF SHORT TERM PROPOSAL Rs. 67.16 crores

LONG TERM PROPOSALS

LONG TERM PROPOSAL COSTS

ROAD INFRASTRUCTURE

15m Roads

Total Area Requirement 87,000 sqm Unit Rate Rs. 1150/sqm

Final Cost* Rs. 10.00 crores

*Rates and Final figures may vary depending upon the period of implementation and

the adjustments for inflation and other factors

Final Proposal Plan

Thank you!

V A S N A W A R D

Kevin A, Maitry S, Pratham P, Rakhi D, Rashmi B

local area plan, Vasna ward, Ahmedabad

Education

Transcript of local area plan, Vasna ward, Ahmedabad

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