Academic exercise for making the Development Plan of Mehsana, Gujarat as a part of 'Urban Development Planning Studio' Masters in Planning (Batch: 2013-2015), CEPT University, Ahmedabad, India. The DP was prepared taking into account Rapid Industrial Growth in Mehsana & its region in the coming decade or two.

1. Introducing Theme

2. Vision Statement
• Regional center
• Strong economy
• Quality of life
To strengthen the economy of Mehsana by
building it as a regional center and provide its
people an upgraded quality of life

3. Regional study & Industrialization
• Theme’s demand..
• Defining region..
• How it is significant?
• And parameters to quantify its significance
• Outcomes – Migration & Role
• Industries in Mehsana

4. Regional study
3 roles for Mehsana in the
region:
• Compete
• Fill the gaps
• Support
i.e. Provide service to the region
through various sectors
• Logistic facilities
• Regional Market
• Corporate Hospitality
• Healthcare & Education
Study of industrialization
in Mehsana
Secondary
sector
(Industries)

5. Region Economic Outcome
•Identification
of economic
activities
City Spatial Outcome
•Connectivity
•Landuse
•Densities
Planning interventions of
two types

6. 0.5km 1km 2km 3km
N
Existing Image of Mehsana
Existing urban fabric
& Evolution
City core
Integrated
Cohesive
Newer
developments
Scattered
Disintegrated
Like creeper
Parasite
Paths &
edges
Residual Spaces
Does not have a face
Need for Transformation
Need to Stitch
To palanpur
To santalpur
To modhera
NTeo ebedch fraojir Unique fabric
Need for Order in Activity AlTloo achamteidoabnad
To himmatnagar
Lacks its own
framework
To visnagar
Radhanpur sq
Modhera sq

7. Other city studies
• Physical & social infrastructure
• Transport
• Real estate – peri -urban
• Land suitability
• Wind direction & sun path
• Natural drainage
• Residential typology – FSI – Densities
• Commercial & industrial nodes

8. p l a n n i n g p r i n c i p l e s
- Regional center
- Efficient use of urban land
- Cohesive city – integrated city – well linked
- Quality of Life
SPACE
1. Modifying existing urban
structure by improving the
absorptive capacity of the town.
- redevelopment, redistribution of densities
and recycling of urban land
- Establishing connectivity for guiding
development
2. Managing & regulating city
outgrowth considering well being
of peri-urban gamtals.
- Landuse & density regulations in peri-urban
precincts
PEOPLE & ENVIRONMENT
1. Upgrading the social &
physical infrastructure to improve
the quality of life of residents.
- Overcoming existing deficits &
accommodating demand for future
growth
2. Conserving environmental
sensitive areas and water to
enhance environmental
sustainability.
- Measures and regulations to encourage
rain water harvesting at household level
- Conserving and augmenting existing
water bodies
- Promoting industries and sectors that
are less water intensive
o b j e c t i v e s & s t r a t e g i e s
ECONOMY
1. To support diversified economic
sectors to attract regional beneficiaries
& investors for maintaining economic
security of the city (retail & wholesale,
Healthcare, Education & Corporate Hospitality)
- Appropriately locating for regional connectivity
- Enabling conditions for a business environment
that attracts investors.
- Landuse segregation to minimize conflict.
2. Plan to support industrial activities
with integrated logistic facilities, along
with safeguarding residential &
environmental sensitive areas.
- Locating and interlinking transport nodes for
regional connectivity
- Territorial planning to reduce residential –
industrial conflict
Vision Statement
To strengthen the economy of Mehsana by building it as a regional
center and provide its people an upgraded quality of life

9. p l a n n i n g p r i n c i p l e s
- Regional center
- Efficient use of urban land
- Cohesive city – integrated city – well linked
- Quality of Life
SPACE
1. Modifying existing urban
structure by improving the
absorptive capacity of the town.
- redevelopment, redistribution of densities
and recycling of urban land
- Establishing connectivity for guiding
development
2. Managing & regulating city
outgrowth considering well being
of peri-urban gamtals.
- Landuse & density regulations in peri-urban
precincts
PEOPLE & ENVIRONMENT
1. Upgrading the social &
physical infrastructure to improve
the quality of life of residents.
- Overcoming existing deficits &
accommodating demand for future
growth
2. Conserving environmental
sensitive areas and water to
enhance environmental
sustainability.
- Measures and regulations to encourage
rain water harvesting at household level
- Conserving and augmenting existing
water bodies
- Promoting industries and sectors that
are less water intensive
o b j e c t i v e s & s t r a t e g i e s
ECONOMY
1. To support diversified economic
sectors to attract regional beneficiaries
& investors for maintaining economic
security of the city (retail & wholesale,
Healthcare, Education & Corporate Hospitality)
- Appropriately locating for regional connectivity
- Enabling conditions for a business environment
that attracts investors.
- Landuse segregation to minimize conflict.
2. Plan to support industrial activities
with integrated logistic facilities, along
with safeguarding residential &
environmental sensitive areas.
- Locating and interlinking transport nodes for
regional connectivity
- Territorial planning to reduce residential –
industrial conflict

10. Planning area delineation
• Municipality boundary
• Planning boundary
• Village by village
– Peri-urban study
– Spatial growth (observational)
– No go areas (liability)
– Preliminary activity allocations (eg. Industries at NW)
• Area statement

11. Program brief

12. Structure plan
• Connectivity
• Activity allocation
– Newly identified activities
• Densities

13. Structure plan Development
0.5km 1km 2km 3km
N
• City core
• River edge
• Sectoral developments – SW-NE
• Confined by Radials, Railway lines
& River

14. 0.5km 1km 2km 3km
N • Establishing inter-connection
between sectors & within sectors
Structure plan Development

15. 0.5km 1km 2km 3km
N • Predominant landuse segregation
sectorally
Structure plan Development

16. 0.5km 1km 2km 3km
N
• Graduating landuse
• Appropriate location along with
inter-linkages amongst landuses
Structure plan Development

17. Structure plan – Connectivity
`
Road connectivity
To guide development &
increase efficiency in use of land
Outer ring
Connects all
important
radials
Inner rings
Integrates
city
Sector level
roads
Fills voids
0.5km 1km 2km 3km
N
To Palanpur
Radhanpur
sq..
To Modhera
To Bechraji
To Ahmedabad
To Himmatnagar
Modhera sq.
LEGEND
Outer ring
Inner ring
Sector roads
Existing major roads
Municipality boundary
Planning boundary

18. LEGEND
Corporate Hospitality
Existing major roads
Municipality boundary
Planning boundary
`
To Palanpur
0
0.5km 1km 2km 3km
N 4km
Structure plan
Radhanpur
sq..
To Modhera
To Bechraji
To Ahmedabad
To Himmatnagar
Modhera sq.
Industrial
Residential Zone 1
Residential Zone 2
Agricultur ezone
RAH Zone
Gamtal
Gamtal extension
PSP
Commercial
Knowledge Zone
Recreational
Conservation zone
Water body
Outer ring
Inner ring
Sector roads

19. Air polluting industries:
• Wind direction – SW
• Low land prices
• Regional connectivity
• Min. landuse conflicts
• Access to transport modes
Logistic facilities:
• Palanpur – Mehsana LEGEND
DFC
• Multi-modal opportunities
• Low land prices
• Extended outer ring
• Road connectivity to
• Green field requirement
Corporate Hospitality
Existing major roads
Municipality boundary
Planning boundary
`
To Palanpur
0
0.5km 1km 2km 3km
N 4km
Structure plan
Radhanpur
sq..
To Modhera
To Bechraji
To Ahmedabad
To Himmatnagar
Modhera sq.
Industrial
Residential Zone 1
Residential Zone 2
Agricultur ezone
RAH Zone
Gamtal
Gamtal extension
PSP
Commercial
region & ports
Knowledge Zone
Recreational
Conservation zone
Water body
Outer ring
Inner ring
Sector roads

20. Water polluting industries:
• Downstream of khari river
• Existing infra. – GIDC
LEGEND
Corporate Hospitality
Existing major roads
Municipality boundary
Planning boundary
`
To Palanpur
0
0.5km 1km 2km 3km
N 4km
Structure plan
Radhanpur
sq..
To Modhera
To Bechraji
To Ahmedabad
To Himmatnagar
Modhera sq.
Industrial
Residential Zone 1
Residential Zone 2
Agricultur ezone
RAH Zone
Gamtal
Gamtal extension
PSP
Commercial
Knowledge Zone
Recreational
Conservation zone
Water body
Outer ring
Inner ring
Sector roads
estate
• Least landuse conflicts
• Buffer along khari supports
• Connectivity to bypass
• Isolated sector from city
• Provisions for worker
housing

21. New Residential hub west:
• Existing spatial growth
• Sector development
• Linear recreational spaces
• Neighborhoods
LEGEND
Corporate Hospitality
Existing major roads
Municipality boundary
Planning boundary
`
To Palanpur
0
0.5km 1km 2km 3km
N 4km
Structure plan
Radhanpur
sq..
To Modhera
To Bechraji
To Ahmedabad
To Himmatnagar
Modhera sq.
Industrial
Residential Zone 1
Residential Zone 2
Agricultur ezone
RAH Zone
Gamtal
Gamtal extension
PSP
Commercial
Knowledge Zone
Recreational
Conservation zone
Water body
Outer ring
Inner ring
Sector roads

22. Regional market:
• Retail, wholesale, offices
• Green field requirement
• Regular chunk of land
• For urban designers and
architects to create the
business environments
that attract investors
LEGEND
• Connection with CBD
• Connection with outer ring
• Inner ring connects to city
• Coupled with recreational
zones to achieve the env.
• Huge residential base in
the neighborhood
Corporate Hospitality
• Graduates from SW-NE
Existing major roads
Municipality boundary
Planning boundary
`
To Palanpur
0
0.5km 1km 2km 3km
N 4km
Structure plan
Radhanpur
sq..
To Modhera
To Bechraji
To Ahmedabad
To Himmatnagar
Modhera sq.
Industrial
Residential Zone 1
Residential Zone 2
Agricultur ezone
RAH Zone
Gamtal
Gamtal extension
PSP
Commercial
Knowledge Zone
Recreational
Conservation zone
Water body
Outer ring
Inner ring
Sector roads

23. Corporate hospitality:
• Hotels, convention centers,
exhibition halls, expos,
trade fair, art galleries etc
• Graduates from regional
market to form a business
center as a whole
• Green field
LEGEND
• Proximity to air strip &
Corporate Hospitality
Existing major roads
Municipality boundary
Planning boundary
`
To Palanpur
0
0.5km 1km 2km 3km
N 4km
Structure plan
Radhanpur
sq..
To Modhera
To Bechraji
To Ahmedabad
To Himmatnagar
Modhera sq.
Industrial
Residential Zone 1
Residential Zone 2
Agricultur ezone
RAH Zone
Gamtal
Gamtal extension
PSP
Commercial
Knowledge Zone
Recreational
Conservation zone
Water body
Outer ring
Inner ring
Sector roads
industrial zone
• Bypass connectivity
• Existing hotels on palanpur
highway

24. Relocating Air strip:
• Single ownership
• Conflicting landuse
• No inter-relation with
LEGEND
Corporate Hospitality
Existing major roads
Municipality boundary
Planning boundary
`
To Palanpur
0
0.5km 1km 2km 3km
N 4km
Structure plan
Radhanpur
sq..
To Modhera
To Bechraji
To Ahmedabad
To Himmatnagar
Modhera sq.
Industrial
Residential Zone 1
Residential Zone 2
Agricultur ezone
RAH Zone
Gamtal
Gamtal extension
PSP
Commercial
Knowledge Zone
Recreational
Conservation zone
Water body
Outer ring
Inner ring
Sector roads
context
• Imposes height restrictions
• As an airport could serve
rising demands in region
• Palodar:
• Air-funnel falls out of
developable areas
• SW location supports
recommended alignment
& idea of expansion
• Compliments logistic
facilities for cargo services
• Mehsana provides
corporate hospitality
regionally

25. CBD:
• Economy survey shows
highest employment
• Highway - Catalyst for
LEGEND
Corporate Hospitality
Existing major roads
Municipality boundary
Planning boundary
`
To Palanpur
0
0.5km 1km 2km 3km
N 4km
Structure plan
Radhanpur
sq..
To Modhera
To Bechraji
To Ahmedabad
To Himmatnagar
Modhera sq.
Industrial
Residential Zone 1
Residential Zone 2
Agricultur ezone
RAH Zone
Gamtal
Gamtal extension
PSP
Commercial
Knowledge Zone
Recreational
Conservation zone
Water body
Outer ring
Inner ring
Sector roads
growth
• Linear expansion along
highway
• 200mtrs on both sides of
the highway
• Abutting 54 mtr state
highway

26. New Residential hub east:
• Latest residential
developments at Visnagar
highway.
• High rate of NA
LEGEND
Corporate Hospitality
Existing major roads
Municipality boundary
Planning boundary
`
To Palanpur
0
0.5km 1km 2km 3km
N 4km
Structure plan
Radhanpur
sq..
To Modhera
To Bechraji
To Ahmedabad
To Himmatnagar
Modhera sq.
Industrial
Residential Zone 1
Residential Zone 2
Agricultur ezone
RAH Zone
Gamtal
Gamtal extension
PSP
Commercial
Knowledge Zone
Recreational
Conservation zone
Water body
Outer ring
Inner ring
Sector roads
conversions

27. LEGEND
Corporate Hospitality
Existing major roads
Municipality boundary
Planning boundary
`
To Palanpur
0
0.5km 1km 2km 3km
N 4km
Structure plan
Radhanpur
sq..
To Modhera
To Bechraji
To Ahmedabad
To Himmatnagar
Modhera sq.
Industrial
Residential Zone 1
Residential Zone 2
Agricultur ezone
RAH Zone
Gamtal
Gamtal extension
PSP
Commercial
Knowledge Zone
Recreational
Conservation zone
Water body
Outer ring
Inner ring
Sector roads
New commercial node east:
• Linear development along
inner ring & visnagar
highway
• Serve the new resi. Zone
east
• Multi nuclie
• Foster development
around

28. Green networking:
• Large regular chunks
connected with liner space
along stream
• Increases perimeter and
hence accessibility
LEGEND
Corporate Hospitality
Existing major roads
Municipality boundary
Planning boundary
`
To Palanpur
0
0.5km 1km 2km 3km
N 4km
Structure plan
Radhanpur
sq..
To Modhera
To Bechraji
To Ahmedabad
To Himmatnagar
Modhera sq.
Industrial
Residential Zone 1
Residential Zone 2
Agricultur ezone
RAH Zone
Gamtal
Gamtal extension
PSP
Commercial
Knowledge Zone
Recreational
Conservation zone
Water body
Outer ring
Inner ring
Sector roads

29. City wide recreation:
• Backyard of city center
• Utilizing water body
• River front road coupled
with it that connects
eastern and western city to
the space
LEGEND
Corporate Hospitality
Existing major roads
Municipality boundary
Planning boundary
`
To Palanpur
0
0.5km 1km 2km 3km
N 4km
Structure plan
Radhanpur
sq..
To Modhera
To Bechraji
To Ahmedabad
To Himmatnagar
Modhera sq.
Industrial
Residential Zone 1
Residential Zone 2
Agricultur ezone
RAH Zone
Gamtal
Gamtal extension
PSP
Commercial
Knowledge Zone
Recreational
Conservation zone
Water body
Outer ring
Inner ring
Sector roads

30. Knowledge zone:
• Libraries, research centers,
universities, schools,
colleges, healthcare
• Proximity to city center
• Silent zone – less
developments around
• Coupled with city wide
LEGEND
recreational space
• Proposed road network to
connect to the city
• Can be accessed through
Corporate Hospitality
Existing major roads
Municipality boundary
Planning boundary
`
To Palanpur
0
0.5km 1km 2km 3km
N 4km
Structure plan
Radhanpur
sq..
To Modhera
To Bechraji
To Ahmedabad
To Himmatnagar
Modhera sq.
Industrial
Residential Zone 1
Residential Zone 2
Agricultur ezone
RAH Zone
Gamtal
Gamtal extension
PSP
Commercial
Knowledge Zone
Recreational
Conservation zone
Water body
Outer ring
Inner ring
Sector roads
inner ring

31. Residential Affordable
housing:
• To serve labor demand for
industries around
LEGEND
Corporate Hospitality
Existing major roads
Municipality boundary
Planning boundary
`
To Palanpur
0
0.5km 1km 2km 3km
N 4km
Structure plan
Radhanpur
sq..
To Modhera
To Bechraji
To Ahmedabad
To Himmatnagar
Modhera sq.
Industrial
Residential Zone 1
Residential Zone 2
Agricultur ezone
RAH Zone
Gamtal
Gamtal extension
PSP
Commercial
Knowledge Zone
Recreational
Conservation zone
Water body
Outer ring
Inner ring
Sector roads

32. Conservation zone along khari
river:
• Compulsory vegetation
LEGEND
Corporate Hospitality
Existing major roads
Municipality boundary
Planning boundary
`
To Palanpur
0
0.5km 1km 2km 3km
N 4km
Structure plan
Radhanpur
sq..
To Modhera
To Bechraji
To Ahmedabad
To Himmatnagar
Modhera sq.
Industrial
Residential Zone 1
Residential Zone 2
Agricultur ezone
RAH Zone
Gamtal
Gamtal extension
PSP
Commercial
Knowledge Zone
Recreational
Conservation zone
Water body
Outer ring
Inner ring
Sector roads
buffer
• No development zone
• Private property
• Owners compensated by
TDR

33. Agriculture zone:
• To promote agriculture as
the predominant activity
• Farmhouse development
• Safeguard villages
LEGEND
Corporate Hospitality
Existing major roads
Municipality boundary
Planning boundary
`
To Palanpur
0
0.5km 1km 2km 3km
N 4km
Structure plan
Radhanpur
sq..
To Modhera
To Bechraji
To Ahmedabad
To Himmatnagar
Modhera sq.
Industrial
Residential Zone 1
Residential Zone 2
Agricultur ezone
RAH Zone
Gamtal
Gamtal extension
PSP
Commercial
Knowledge Zone
Recreational
Conservation zone
Water body
Outer ring
Inner ring
Sector roads
Peri-urban buffers:
• To safeguard periurban
villages from ill effects of
development.
• Measures- gamtal buffer,
R2 zone (low density
residential with only
neighborhood level
commercial)

34. Detailed land use zoning

35. Estimation & costing (capital)
• Land (assuming all by land acquisition)
• Infrastructure

36. Land management & Financing
Mechanisms
• DP projects through TP Schemes to the extent
possible
• Infrastructure development from Betterment
charges collected from TP schemes
• Land banks
• Grants from center & State
• Compensating through TDR

37. Thank you…