This document provides an analysis of Deccan Gymkhana, Pune's central business district. It summarizes the existing conditions, including land use, population density, transportation networks, and amenities. The analysis finds that while the area has many strengths like a mix of land uses and major institutions, it also faces issues like inadequate pedestrian infrastructure and parking. The document proposes short, medium, and long-term interventions to address these problems by creating a more connected pedestrian network, improving crossings, adding street furniture, and reconfiguring public spaces to accommodate future growth brought by a new metro rail project. The goal is to enhance mobility, accessibility, and quality of public spaces as the area undergoes significant changes.

1. J M R O A D
Supported by MCCIA, Pune

2. KNOWING THE PLACE
1CONTEXT
• Deccan Gymkhana - Pune’s CBD
• An extension of the old city core
• Diverse land uses
• Commercial and institutional
hub
• Busy shopping area
• Student and young working
population

3. AREA OF STUDY : 0.74 Sq.Km.
2STUDY REGION BOUNDARIES
KNOWING THE PLACE

4. AREA OF STUDY QUARTER : 0.74 Sq.km.
RESIDENTIAL POPULATION : 8280
GROSS DENSITY : 1.11 persons/100 Sq.m.
11,155 persons/ Sq.Km.
3POPULATION AND BUILT MASSES
KNOWING THE PLACE
29%
71%
Ground Coverage
Covered Land Uncovered Land
LINK : 3D VIEW OF AREA

5. 4BUILT MASSES_OLD / DAMAGED STOCK
KNOWING THE PLACE

6. 5BUILT MASSES_NEW STOCK
KNOWING THE PLACE

7. 6CONDITION OF PUBLIC INFRASTRUCTURE
KNOWING THE PLACE

8. KNOWING THE PLACE
7MOBILITY
Public Transport (Buses)
2 wheelers / 4 wheelers
Parking
VEHICLES v/s PEDESTRIANS
Total Road Length : 12.00 km
Total Pedestrian Pathways Length : 10.27 km
Pedestrian Pathways

9. KNOWING THE PLACE
8LAND USE DISTRIBUTION
24%
16%
15%
5%
14%
1%
1%
22%
2%
LAND USE DISTRIBUTION
RESIDENTIAL AREA COMMERCIAL AREA
MIXED LAND USE RECREATIONAL AREA
PUBLIC-SEMI PUBLIC AREA SLUM
VACANT LAND ROAD AREA
FOOT PATH

10. 9LAND USE DISTRIBUTION_RESIDENTIAL
KNOWING THE PLACE

11. 10LAND USE DISTRIBUTION_COMMERCIAL
KNOWING THE PLACE

12. 11LAND USE DISTRIBUTION_MIXED-USE
KNOWING THE PLACE

13. 12LAND USE DISTRIBUTION_MIXED-USE
KNOWING THE PLACE
1950 2012

14. KNOWING THE PLACE
13AMENITIES AND FACILITIES

15. UNDERSTANDING THE POTENTIAL
1EXTRANEOUS DEVELOPMENTS – INTRODUCTION OF METRO RAIL
• Introduction of the Metro Rail is set to
dramatically alter the urban fabric of
the study region.
• This development brings with it an exponential
rise in FSI to 4.
• Existing densities (population, employment,
visitors) will rise as a result, as
will pressure on public infrastructure.

16. ANALYSIS
2POPULATION PROJECTIONS FOR NEXT 10 YEARS
LINK : CALCULATIONS SHEET

17. ANALYSIS
3ASSESSMENT OF EXISTING AMENITIES
MOBILITY
1. Pedestrian mobility :
• Almost all pedestrians find it difficult to cross JM road and FC road
• The existing pedestrian pathways would be drastically inadequate in catering to
future needs and require due attention
8%
92%
Q. DO YOU MANAGE TO CROSS ROADS EASILY ?
Y N
90%
10%
EXISTING ROAD-TO-FOOTPATH RATIO
ROAD AREA FOOT PATH
23%
77%
Q. ARE MORE PEDESTRIAN PATHWAYS REQUIRED ?
Y N

18. ANALYSIS
3ASSESSMENT OF EXISTING AMENITIES
MOBILITY
2. Vehicular mobility :
• A majority of all users utilize their own private means of transport
• Existing parking facilities barely suffice current needs, and fall far short of future
needs.
39%
38%
8%
15%
MODE OF TRANSPORT (STUDENTS)
PUBLIC PRIVATE AUTO-RICKSHAW PEDESTRIAN
5%
60%
5%
30%
PREFERRED MODE OF TRANSPORT (RESIDENTS)
PUBLIC PRIVATE AUTO-RICKSHAW PEDESTRIAN
27%
57%
0% 16%
MODE OF TRANSPORT (EMPLOYEES)
PUBLIC PRIVATE AUTO-RICKSHAW PEDESTRIAN

19. ANALYSIS
3ASSESSMENT OF EXISTING AMENITIES
AMENITIES
1. Education:
• Many prestigious institutes, offering different stages of education are present in and
immediately around the area.
39%
38%
8%
15%
MODE OF TRANSPORT
PUBLIC PRIVATE AUTO-RICKSHAW PEDESTRIAN
17%
25%
25%
33%
ADDRESS
0-2 KM 2-4 KM 4-8 KM MORE THAN 8 KM
*Required plot areas for future population (as per UDPFI) = 235161 Sq.m.
Available plot areas = 266600 Sq.m.

20. 0%
45%
55%
DISTANCE TO HEALTH SERVICES
0-5 MINS 5-10 MINS 10-15 MINS
ANALYSIS
3ASSESSMENT OF EXISTING AMENITIES
AMENITIES
2. Health:
• Numerous medical facilities are spread throughout the area, and cater well to the
local population.
*Required plot areas for future population (as per UDPFI) = 20510 Sq.m.
Available plot areas = 11269 Sq.m.
Deficit = 9241 Sq.m.

21. ANALYSIS
2SWOT ANALYSIS
Sr.
No.
STRENGTHS WEAKNESSES OPPPORTUNITIES THREATS
1 Abundant Greencover Pedestrian movement difficult/ Low
percentage of pedestrian pathways
Metro as major transport node,
will attract big investments
Introduction of Metro will change densities
dramatically. Poor planning will lead to chaos
2 Standardisation of plot divisions due
to TP scheme
No easy accessibility / movement for
differently-abled and elderly people
Existing pathways can connect to
create efficient pedestrian
network
An elevated metro rail will destroy the
existing green cover on JM Road
3 Large commercial component
ensures inflow of people and money
Public parking insufficient Availability of space for
streetscape
Increase in the inflow of vehicles
4 Healthy mix of landuses Poor connection to public transport
facilities
Old buildings , easy interventions Small individual land holdings difficult for
post metro , high density development
5 Presence of major urban magnets -
Education, Commerce, Culture,
Recreation,Administration
Crossing on JM & FC roads difficult due
to one-way traffic movement
Large portions of 'unbuilt' areas
in education campuses could be
freed
Changing land uses , leading to higher
densities, pressure on public infrastructure
6 Efficient road network Insufficient street lighting in some
areas
Preserving green cover Weakening 'City Centre' status as new
centres emerge in city fringes
7 Cosmopolitian population Lack of street furniture Sambhaji Park can develop as
major recreational facility
8 Presence of Sambhaji Park - major
green zone/public space
Lack of signages / way finding Use of River for recreation
9 In state of change , therefore easy to
intervene
Incompatible uses on Apte road :
Marriage halls situated next to Schools
Use of River for transport
10 River running along edge Hapzard public utilities on pathways
amount to dangerous situations
11 Irregular garbage collection
12 Poor storm water drainage
13 Visual pollution, hoarding etc.
14 No proper road markings
15 No proper river edge development

22. FORMING ISSUES AND TARGETS
1MAIN ISSUES
MOBILITY
• Facilitation of smooth pedestrian movement
• Accessibility for differently-abled and elderly citizens
• Re-configuration of JM Road and FC Road, to enable easy crossing
• Easy access to public transport facilities
VEHICULAR MOVEMENT
• Providing sufficient parking for incoming vehicles
• Clearly defined road edges and signages for road safety, and facilitate smooth flow of
vehicular traffic
PUBLIC SPACES AND NATURAL ELEMENTS
• Creation of more neighborhood and public spaces, scales ranging from small street furniture
to large public plazas
• Preservation of existing trees on JM and FC roads

23. SHORT TERM INTERVENTIONS
1BREAK AND MAKE_MAKING PEDESTRIAN PATHWAYS WHEELCHAIR FRIENDLY
PRE-CAST RAMP
BREAK-AND-MAKE
• Introduction of a Pre-cast ramp can help make all pedestrian pathways accessible for elderly/ differently-abled/
wheelchair-bound citizens

24. SHORT TERM INTERVENTIONS
2DE-CLUTTERING THE URBAN_PRE-FABRICATED UTILITY BOXES
• Pre-fabricated boxes can replace the existing red boxes on pathways, and can be housed
within the compound walls of adjoining plots
• Incentives would be offered to plot owners in exchange for use of their property edges.
CASE 1 : COMPOUND WALLS ADJOINING PRIVATE PLOTS CASE 2 : OPEN SPACES / WIDE PATHWAYS / PLAZAS

25. SHORT TERM INTERVENTIONS
3STREET-SCAPING_RE-CONFIGURING THE TREE-PLANTERS ON JM ROAD
• Precious street-space can reclaimed by re-configuring the tree planters
• This would house street furniture, utilities and also serve as much-needed breather spaces
along JM Road
AREA RELEASED FOR STREET-SCAPE 405.5 Sq.m. / 4365 Sq.ft.

26. MEDIUM TERM INTERVENTIONS
1NEW PEDESTRIAN NETWORK
Pedestrian Movement and Safety are the biggest livability issues
emerging from the study. A network facilitating movement
through the area would enhance the user’s experience and also
boost economic activity though clever use of Soft Areas.
MAIN FACTORS :
1. Plot setbacks are treated as soft areas, and are carved where
required
2. Soft areas are brought into use as open public plazas or
simple neighborhood parks and activity centres, and are
connection points of the New Pedestrian Network.
3. Utilities, ATM centres, Kiosks would be located along the
network to increase usage of the network and ensure safety
of all users. Small police posts would also be located at
regular intervals.
4. The network would change character depending on the
urban conditions surrounding it, ex., Public Plaza in
Commercial Areas, and quiet, landscaped pathways along
Residential Areas.
5. The network would also cater to cyclists, and the required
support facilities would be provided.
AREA OF SOFT AREAS : 52053.47 Sq.m.
* Based on condition of buildings, land ownership, wastelands, pre-construction plots, slums
9%
91%
Soft area* v/s Hard area
Soft area Hard area

27. 20%
80%
AFTER INTERVENTION
Pathways percentage
after Intervention
Roads percentage after
Intervention
10%
90%
BEFORE INTERVENTION
Existing percentage of
Pathways
Existing percentage of
Roads
MEDIUM TERM INTERVENTIONS
1NEW PEDESTRIAN NETWORK
VEHICLES v/s PEDESTRIANS
Current Total Road Length : 12.00 km
Current Pedestrian Pathways Length : 10.27 km
Length of Added Pathways after Intervention : 5.56 km
Proposed Total Length of Pathways : 15.83 km
Additional Open Space created : 20814 Sq.m.
2,24,047 Sq.ft.

28. MEDIUM TERM INTERVENTIONS
2NEW PEDESTRIAN NETWORK_CASE 1 : PEDESTRIAN CROSSINGS
KEY PLAN

29. MEDIUM TERM INTERVENTIONS
1NEW PEDESTRIAN NETWORK_CASE 1 : PEDESTRIAN CROSSINGS

30. MEDIUM TERM INTERVENTIONS
1NEW PEDESTRIAN NETWORK_CASE 1 : PEDESTRIAN CROSSINGS

31. MEDIUM TERM INTERVENTIONS
1NEW PEDESTRIAN NETWORK_CASE 1 : PEDESTRIAN CROSSINGS

32. MEDIUM TERM INTERVENTIONS
KEY PLAN
3NEW PEDESTRIAN NETWORK_ CASE 2 : THE NETWORK RUNNING THROUGH
RESIDENTIAL/ COMMERCIAL AREAS

33. MEDIUM TERM INTERVENTIONS
3NEW PEDESTRIAN NETWORK_CASE 2 : THE NETWORK RUNNING THROUGH RESIDENTIAL/ COMMERCIAL AREAS
OVERALL LAYOUT OF PEDESTRIAN NETWORK RUNNING THROUGH RESIDENTIAL AREAS

34. MEDIUM TERM INTERVENTIONS
1NEW PEDESTRIAN NETWORK_CASE 2 : THE NETWORK RUNNING THROUGH RESIDENTIAL/ COMMERCIAL AREAS
OVERALL VIEW OF PEDESTRIAN NETWORK RUNNING THROUGH RESIDENTIAL AREAS

35. VIEW SHOWING DIVISION AND CHANGE OF USE ALONG JM ROAD
LONG TERM INTERVENTIONS
4SCENARIO BUILDING_PUBLIC SPACE CONFIGURATION

36. BIRDS’ EYE VIEW OF SCENARIO
LONG TERM INTERVENTIONS
5SCENARIO BUILDING_VIEWS

37. PEDESTRIAN CROSSINGS ACROSS JM ROAD
LONG TERM INTERVENTIONS
5SCENARIO BUILDING_VIEWS

38. VIEW OF STREET ACTIVITIES AND RAMP LEADING TO ABOVE-PODIUM LEVELS
LONG TERM INTERVENTIONS
5SCENARIO BUILDING_VIEWS

39. RETAIL AND LEISURE ACTIVITES ON UPPER PODIUM LEVEL AND ACCESS TO COMMERCIAL ESTABLISHMENTS ABOVE
LONG TERM INTERVENTIONS
5SCENARIO BUILDING_VIEWS

40. VIEW OF STREET RETAIL ESTABLISHMENTS AND STAIRS TO UPPER PODIUM
LONG TERM INTERVENTIONS
5SCENARIO BUILDING_VIEWS

41. VIEW OF BUS STOPS IN PATHWAY HOUSING THE EXISTING TREES
LONG TERM INTERVENTIONS
5SCENARIO BUILDING_VIEWS

42. LEISURE ACTIVITIES ON UPPER PODIUM AND ACCESS TO METRO RAIL PLATFORMS
LONG TERM INTERVENTIONS
5SCENARIO BUILDING_VIEWS

43. LONG TERM INTERVENTIONS
6SCENARIO BUILDING_ZONES
ZONE A – PODIUM ZONE
Minimum Plot Area for Amalgamation : 1200sqm. (12,900 sq.ft)
Minimum Plot Depth for Amalgamation : 35m
Minimum Plot Width for Amalgamation : 33m
Podium to be developed as continuous pedestrian / cycle path;
For plots above 5000sqm., 10% of Plot Area to be developed as
Public Plaza on Podium Level
Margins For Podium :
Front / Side Abutting Road : 5m; to be left clear of any
obstruction; vehicle driveways acceptable; 1.5m wide, continuous
utility service band to be provided along edge of plot
Side / Plot Lines Abutting Podium : no margins, Podium to be
continued across entire plot
Rear : 5m, to be left clear of any obstructions, ramps, etc
Margins For Construction above Podium:
Front / Side Abutting Road : 8m for podium-level, 5m for floors
above
Sides abutting Podium : 6m for podium-level, 4m for floors above
Sides not abutting Podiums : 5m for podium-level, 3m for floors
above
Rules for Podium Development :
• Street-facing edge to be developed as commercial / retail /
leisure
• Parking to be provided as per Standards
• 40% of total parking to be reserved for public
• Elevator to Podium to be provided as specified. This may be
shared with building above.
• Ramp and Staircase to be provided as per Masterplan

44. LONG TERM INTERVENTIONS
6SCENARIO BUILDING_ZONES
ZONE B – PODIUM ZONE WITH RESTRICTIONS
These rules are to be applied for Plots abutting Special
Reservations such as Schools, Hospitals, etc.
Margins For Podium :
Same as Zone A
Margins For Construction above Podium:
Same as Zone A
Rules for Podium Development :
Same as Zone A
Margins For Construction above Podium :
Same as Zone A
Specific Rules :
• Podium Edge/s abutting Special Reservations to be developed as
‘Quiet Zones’

45. LONG TERM INTERVENTIONS
6SCENARIO BUILDING_ZONES
ZONE C
• This zone will be regulated by building height (capped at 30m)
as opposed to buildable area. Unused FSI may be transferred or
sold.
Margins For Construction :
• Road facing edges : 6m
• Podium-facing edges : 4m
• Edges facing Green-Belt/s : 4m
• Edges abutting other plots : 4m
OPEN SPACE : PLAYGROUNDS / NEIGHBOURHOOD FACILITY
• Green belt along Apte Road and at ‘Mahatma Phule Vastu
Sangrahalaya’ round-about
• Required Open Space as per UDPFI guidelines : 98,715 sqm.
Available Open Space : 99,400 sqm.

46. SUMMING UP
1BRINGING ABOUT SMALL CHANGE
INTERVENTIONS ARCHITECTS / URBANISTS LOCAL REPRESENTATIVES STATE PLANNING
BODIES
OTHERS (private bodies, plot
owners, etc.)
BREAK-AND-
MAKE_MAKING
PEDESTRIAN PATHWAYS
WHEELCHAIR FRIENDLY
• Carry out detailed surveys of pathways to
determine standard heights
• Design and provide detailed drawings for
construction and installation of pre-cast
concrete ramp
• Determine any other related civil works to
be carried out for smooth flow of project
execution
• Prepare BOQ (Bill of Quantities)
• Support Architects in
conducting survey and
preparing BOQ
• Co-ordinate with
Architects, PWD during
different stages of project
PWD :
• Construct and install pre-cast
concrete ramps
• Execute any other related civil
works as directed by Architects
DE-CLUTTERING THE
URBAN_ PRE-FABRICATED
UTILITY BOXES
• Prepare plan showing locations of utility
boxes, identifying individual plots being
affected
•Design and provide detailed drawings for
construction and installation of pre-
fabricated utility boxes
• Design standard compound wall designs
along identified specific routes, providing
for future additions of utility boxes
• Offer incentives to
individual plot owner/s
being affected
•Establish temporary body
to co-ordinate between
the different public and
private bodies, and
oversee execution of work
Individual Plot Owners :
• Co-operate with public
agencies in project execution
PWD :
• Publish tender for fabrication
of Utility Boxes
STREET-SCAPING_RE-
CONFIGURING THE TREE-
PLANTERS ON JM ROAD
• Co-ordinate with local representatives for
conducting survey for each planter on JM
Road
•Prepare plan of entire JM Road showing
the existing planters and illustrating
proposed changes
• Prepare detailed construction drawings of
each planter, indicating materials, finishes,
etc.
• Prepare BOQ (Bill of Quantities)
• Support Architects in
conducting survey and
preparing BOQ
PWD :
• Publish tender for execution
of work
• Oversee execution of work

47. SUMMING UP
1BRINGING ABOUT MEDIUM-TERM CHANGE
INTERVENTIONS ARCHITECTS / URBANISTS LOCAL REPRESENTATIVES STATE-LEVEL BODIES OTHERS (private bodies, plot
owners, etc.)
NEW PEDESTRIAN
NETWORK
• Conduct survey and prepare detailed plan
of area, indicating layout of pedestrian
network, widths, existing plot lines, plots
designated for parking, road crossings, etc.
• Deliver presentation to the public, with
emphasis on affected plot holdings, and
address identified issues
• Modify plan based on public feedback
• Support and facilitate
surveys being conducted
by Architects
• Determine incentives to
be offered to individual
plot owners affected by
proposal
• Facilitate public
presentations of the
proposal
• Formulate legal
framework to
enforce proposal
Individual Plot Owners :
• Co-operate with public
agencies in project execution
• Prepare standard design for different
elements along new route– compound
walls, seating, lighting, etc.
• Prepare detailed construction drawings
for implementation of proposal
• Establish temporary body
to co-ordinate between
the different public and
private bodies, and
oversee execution of work

48. ….thank you

49. APPENDIX
LINK : “POPULATION AND BUILT MASSESS”
3D VIEW OF STUDY AREA

50. APPENDIX
LINK : “POPULATION PROJECTIONS”