Draft Development Plan 2021 (Review) AUDA - D Thara, IAS
Draft Development Plan - 2021 (Review)AUDA, January 21, 2013D Thara, IAS, Commissioner, AUDA, Ahmedabad, India
Second RevisedDraft Development Plan - 2021 (Review)Ahmedabad Urban Development Authority21stJanuary 20132
Densities of World Cities(Gross Density)Largest cities in the world ranked by population densityRank City / Urban area Country Population Land area Gross Density(in sqKm) (people per Ha.)1 Mumbai India 14,350,000 484 2962 Kolkata India 12,700,000 531 2393 Karachi Pakistan 9,800,000 518 1894 Lagos Nigeria 13,400,000 738 1815 Shenzhen China 8,000,000 466 1716 Seoul/Incheon South Korea 17,500,000 1,049 1677 Taipei Taiwan 5,700,000 376 1528 Chennai India 5,950,000 414 1439 Bogota Colombia 7,000,000 518 13510 Shanghai China 10,000,000 746 134Ahmedabad India 55,00,000 450 12211 Beijing China 8,614,000 748 11512 Delhi India 14,300,000 1,295 11013 Bangalore India 5,400,000 534 10114 Hyderabad India 5,300,000 583 9115 Singapore Singapore 4,000,000 479 8316 London UK 8,278,000 1,623 5117 Tokyo/Yokohama Japan 33,200,000 6,993 4718 Birmingham UK 2,284,000 600 38
Population and Development DemandSr. No. Development Demand 2021 20311 Projected Population 79.3 Lakhs 96.9 Lakhs2 Population Increase (AUC) 20.6 Lakhs 38.2 Lakhs3 Gross Density(2011) 125 (PPH) 125 (PPH)4 Additional Land Required 184 Sq.Km. 353.60 Sq.Km.
Sanction Development Plan 2011Last date of Publication of RevisedDevelopment Plan 2021 - 12-02-2013
Policy gaps• There is no clearly defined policy to promotepublic transport and TOD, it is happening inthe form of projects• Policy dilemmas• Transit as subject is divided in departments-State transport, City transport, Private goodstransport, paratransit- Planning of road, landuse and transit to be under one umbrella.
IssuesLack of data of land use and transport (privateusually) loadUrban design to link each residential andoccupational unit to the public tranport networkClimate related mitigation measures topromote walkability and non motorisedtransportBranding of the public transport throughqualitative measures
Differential FSI-the logic• Integrate land use and infrastructure includingtransport-R1 within the city and R2 along thearterial corridors.• High density totally paved development insome areas, some areas with very low densityfor ground water recharge, flora and faunaand trees• To bring in canopy development throughprivate initiatives
Vision10“Ahmedabad that is a livable, environmentallysustainable and efficient city for all its citizens; acity with robust social and physical infrastructureand a distinct identity; a globally preferredinvestment destination.”
Principles• Compact city• Enhance Accessibility, Connectivity and Mobility• Land use and transport integration-Ensure minimumenergy footprint• Consolidate and increase green, water• Incentivizing inclusive urban development – affordablehousing• Conserve heritage and cultural framework11
Population Density 2011Pop 2011 Area Sq km Area in HaDensityper HaDevelopedAreaDensityAMC 5583931 449.2 44920 124 164AMC East 3908752 229.75 22975 170 222AMC West 1675179 219.44 21944 76 123
Housing Scenario1Room and 1Bed Room housing units supply is not sufficient to fulfill the current demand.Income range up to Rs25000- 55% of Population
Planning Regulations-Zoning• Optimise development in existing zoned area• Encourage compact development in central areas,transit nodes and corridors• Organise development around existing developedareas in contiguous areas• Organise development in growth centers• Allow for natural growth in villages while preservingprime agriculture• Special planned development zones- Walled city,Sabarmati River front, Gandhi Ashram and ScienceCity-Thol Lake etc.16
How much of land is availablewithin Planned Area?
Vacant Area within AMC limitVacant Area insqkmAMC West AMC East Total Vacant Total Zone AreaR1 Total 15.95 33.4 49.4 174.5R1 under Green belt 1.82R2 13.84 1.7 15.5 25.3R3 27.08 0.0 27.1 33.4Agriculture 26.61 18.6 45.2 51.5Flood Hazard 88.1Total 137.19 372.7
Increasing FSI in zones to stimulate developmentSr. No. Zone PermissibleFSIPayment FSIPrevailing Proposed Total FSI(Proposed)1 R1 1.8 25% 50% 2.72 R2 1.2 nil 50% 1.8
Transit oriented developmentIncreasing FSI along transit corridors- BRTSMRTS from 1.8 to 3.6 or 4 based onchargeable FSI with concessions for affordablehousing.
Promoting Redevelopment• Identification of overlay zones in line withinfrastructure- Transport and civic amenities• Local Area Planning to superimpose betterurban design to integrate people to transit• Seamless use of various modes of transport
Ahmedabads Commercial Hub – Unplanned Distribution ofDensity
New Skyline of AhmedabadAshram Road CBDAllow Buildings with 70mt plus height
Central Business DistrictSr.No.Zone PermissibleFSIPayment FSIPrevailing Proposed Total FSI(Proposed)1 CBD 1.8 - 100%+50% 4.5 or 5
24m wide road24mwideroadUnderutilization of FSI due to HeightRestrictionBase FSIChargeable FSI
24m wide road24mwideroadUnutilizedChargeableFSI24m wide road24mwideroadBase FSIChargeable FSIUnderutilization of FSI due to HeightRestriction
GDCR Reforms• Ground coverage restrictions are removed• Margins fixed according to road width• Height restrictions removed• Facilitating height parameters defined• Minimum floor height specified
Old GDCRProposed GDCROld GDCRProposed GDCRThere is no restriction on the groundcoverage in the new GDCR and hence thebuilding height reduces significantly.30 mt. Road30 mt. Road30 mt. Road30 mt. Road18 m22.5 m3 m18 m22.5 m3 m3 m10.5 m15 m10.5 m15 m3 mOld GDCRProposed GDCROldGDCR
Environmental Management• Re-use of Waste Wateroccupancy having plot areas/ Built up areas > 5000 sq.mt• Utilization Of Solar Energy (Solar water heating system)occupancy having plot areas/ Built up areas > 5000 sq.mtEnergy Efficient Buildings (Green Building)According to that rating certificate from GRIHA(Green Rating for Integrated HabitatAssessment) Or any other Government recognised Institute The CompetentAuthority can offer some incentives in the rate of premium FSI for the energyefficient buildings(Green Building)Rain Water ManagementConservation and harvesting of rain water in buildingPercolation pits for 500 sq.mt plotPercolating well for plot area > 1500 sq,mt and 4000 sq.mtRain Water Storage Tank for every plot having area >1500 sq.mt for storage of rainwaterProvision of water retention pond for large construction projects
Planning of regional, urban complex road network40
Three tier development approach41A regional plan functioning forintegrating the main city andsurrounding nodes/towns.Developing Freight Corridors for theSpecially developed zonesA Compact City PlanDeveloping strong ring and radial as citywide networkWhile community forms a grid networkDeveloping Radials as transit readystreetsPromoting NMV transitA plan for the nodes to develop as towns ofhigh quality residential/activity areascomparable to that of Ahmedabad.REGIONAL PLANGreater AhmedabadRegionURBAN PLANAhmedabad -GandhinagarCityNODAL PLANSe.g. SanandLanduse Transport Integration
43Towards Dholera SIRMehsanaLegendLinking growth in the regionLanduse Transport IntegrationBechrajiHimmatnagarDahegamMahemdavadKhedaBarejaBavlaTata NanoViramgamViramgam SIRSanandAhmedabadKobaKalolKadiGandhinagar
Categorization of Parks & Gardens Based on Size,Location & Use59Neighbourhood park(AUDA garden, Thaltej)Community Park(Prahladnagar)City Park(Law Garden)Category Area (Ha) Pedestrian access CatchmentPocket Parks <0.1 200m Upto 3 min walkNeighborhood Parks 0.1 – 0.4 400 m Upto 5 min walkCommunity Parks 0.4 – 2.0 600 m Upto 10 min walkCity Parks 2.0 – 80.0 800 m Upto 10 min driveRegional Parks >80.0 - Upto 1 hour drive
Green Streets61• Green streets can behave as green public spaceswhere a variety of recreational and leisure activitiescan take place.• These should be planned to connect multiplesignificant parks, plazas and open spaces within thecity and to form a citywide “green network”.• Planned green streets:These include streets that have planned treeplantation and street landscaping elements.• Unplanned green streets:These include existing streets that have extensivetree cover which is unplanned and unprotected.
62Locations for Green Streets in the city – Existing/Potential