Mixed use refers to developing structures or communities that have a mixture of residential, business and commercial uses. Housing with the combination of people with different income groups or different income source.

1. Socio Economic Determinants in Mixed Use Developments

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VIADUCT HARBOUR, AUCKLAND, NEW ZEALAND
WHAT IS MIXED USE DEVELOPMENT?
• Majority of human settlements developed as
mixed-use environments.
• People dwelt in buildings that were places of
work as well as domestic life, and made thingsor
sold things from their ownhomes.
• Modes of transport: Walking and sometimes
assisted by animals.
• Mixed use refers to developing structures or
communities that have a mixture of residential,
business and commercial uses.
• Housing with the combination of people with different
income groups or different income source.
SOCIO ECONOMIC FACTORS THAT
RESULTED IN ORIGIN OF MIXED USE
DEVELOPMENT
Eg: TAOS PUEBLO, NEW MEXICO

3. INDUSTRIALIZATION; A FACTOR THAT EFFECTED SOCIO ECONOMIC
STATUSAND LIVING ENVIRONMENT
• Industrialization had shifted the residential activities away from itszone.
• Invention of the skyscraper separated the commercial and offices from theneighborhoods.
• Automobile had become a requirement for transportation between residences, commercial and
offices.
CENTRIC ZONEMODELSECTOR ZONEMODEL
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SOCIO ECONOMIC FACTORS THAT RESULTED IN RISE OF MIXED USE
DEVELOPMENT
• Completely separate zoning created isolated
islands of each type of development and increased
Automobile dependency.
• Lack of social spaces and amenities at proximal
distance from residential zones (sign of lowliving
standards).
• Deindustrialization ofAmerican, British, Canadian
andAustralian cities after the second world war.
• Evolution of New Urbanism and importance for
compact city theories that had the roots of mixed
use development.
MILTON KEYNES – NEW URBANISM

5. 05SOCIO-ECONOMIC BENEFITS OF MIXED-USE
SOCIAL / QUALITY of LIFE
• Supports sustainable form of transportation
• Pedestrian Friendly
• Social Connectivity
• Civic Amenities/ Spaces
• Promotes more activities on streets
•Public Safety
ECONOMIC
• Shared Public Infrastructure
• Shared Parking
CHALLENGES OF MIXED-USE DEVELOPMENT
• Correct complement ofuses
• Locations supported by density
• Financing / capital
• Parking
• Structural / mechanicalsystems
• Entitlements/ zoning / codes
• Access: vehicular, pedestrian, service
• Active post –occupancy management

6. INDIAN SCENARIO OF MIXED USEDEVELOPMENT
• Indian Cities evolved as the traditional mixed use development patterns.
• The workplace in the next room, the shop next door and the community square around the
corner have always been a way of life, well articulated in the morphology of traditional
settlements.
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7. VEDIC TOWN PLANNING
• Nandyavartha( Deity at the centre)
• Prastara (Income division)
• Chathurmukha ( Deity at the centre)
SOCIO-CULTURAL MILIEU
• Little or no socialstratification
• There was no need for any division of labour for production, defence administration and
storages.
• Agriculture gave surplus and spare time to spend. SoArt, Philosophy, Science. Ethics and
religion developed
• Religious life was influenced by saints andsages.
• Philosohic thinkingnutured.
• Science developed :Astronomy, integers and zero was invented.
ECONOMY
• The economy was principally agriculture security of life did not need to develop storage of
food grains.
• No specific economic leadership.
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8. DHARAVI, MUMBAI
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9. INTRODUCTION
• Dharavi in Mumbai is one of the largest slums in theworld.
• 55% of population in Mumbai lives in slums.
• Mumbai’s slums cover only 6-8% of the city’s land with 55% of its people.
• Span of Dharavi is over 500 acres and population more than one million.
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10. HISTORY
• Until the late 19th century, this area of Mumbai was mangrove swamp inhabited by Koli
fishermen.
• When the swamp was filled in (with coconut leaves, rotten fish, and human waste), the Kolis
were deprived of their fishing grounds—theysoon shifted to bootlegging liquor.
• The Kumbhars came from Gujarat toestablish a potter's colony.
• Tamils arrived from the south and openedtanneries.
• Thousands travelled from Uttar Pradesh to work in the booming textile industry.
• The result is, Dharavi is the most diverse of slums; arguably the most diverse neighbourhood
in Mumbai, India's most diverse city.
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11. 11WHY DHARAVI
1) Port area
2) Income opportunities
3) Cheapest Railway Network
4) Low cost of living
DEMONOGRAPHICS
With the span of 500 acres and population is over one million of which,
• 60% of Hindus
• 33% ofMuslims
• 6% ofChristians
• 20% of Hindu population works in animal skin production, tanneries, leather goods and rest
of them are involved in textiles and potteryworks.
• Dharavi has numerous temples, mosques and churches. Badi Masjid is the oldest structure in
this area.

12. LOCATION ADVANTAGES
• Dharavi is right between western and central railway. So it is convenient for peopleto travel.
• Dharavi has mithi river to it’s north, mahim and bandra to it’s west and to it’s south and east it
has sion and matunga.
• It’s location makes it vunarable to floods during monsoons.
ECONOMY
• Per capita income of the residents of Dharavi ranges between Rs.31,107 to Rs.124,430.
SANITATION ISSUES
• As of November 2006, there is only one toilet for 1,440 residents in Dharavi.
• Mahim Creek is used by the residents for urination and defecation, leading to contagious
diseases.
• This area also suffers from inadequate amount of drinking water.
DENSITY
• 300 square feet (28 square meters) of floor with 15 humans and an uncountednumber of mice.
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13. BELAPUR INCREMENTAL HOUSING, NAVIMUMBAI
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14. BELAPUR INCREMENTAL HOUSING
• Designed in the year 1983-1986 by Charles Correa in
six hectares 1km away from city centre.
• Artesian Village for lower income to upper middle
income groups with a variation from 45m2 to 70m2.
• High density – 500 inhabitants per hectare including
common areas, schools etc.
• Evolutionary modules where the units are packed
closely to provide high density yet separate to allow
for individual identity and growth. So, they are free to
modify or extend their houses for futuregenerations.
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15. HOUSING PATTERN
• Hierarchy – Community
space(12mx12m), intimate
courtyards(8mx8m),
housing units with private
courtyard.
• More privacy and a sense
of neighbourhood at
smaller scale.
• Low cost housing
(affordable for all income
groups)- brick walls,
wooden shingles roof and
terracotta pitchedroof.
Housing units
Intimate courtyard
Neighbourhood units
Housing units
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16. UPPER MIG HousingLayout
HOUSING TYPES WITH LAYOUTS
LIG Housing Layout
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17. SOCIO-ECOMOMIC IMPACT ON HOUSING
• One-third of the houses are rebuilt by demolishing
them.
• As it is in the CBD of Navi Mumbai,
modernisation had great impact on their lifestyle
and built-form. Opportunities of cities in
merchandise and jobs has changed the livelihood
of the people from artists.
• The changed life style of the people and way of
thinking doesn’t have any interest to leave in the
houses with village or rural backdropand quality
of life of a village with the sophistication of
activities.
• Maintenance issues in the public spaces neglected
by the individuals and parking issues as it was not
designed for the automobiles at the time of design.
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Central Nala
Neglected commonAreas
Condition of existing houses lack of regular maintenance

19. MAGARPATTACITY, PUNE
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20. INTRODUCTION
• Magarpatta City is a new Real Estate development model, conceptualized by Mr.
Satish Magar which involves the concept of IntegratedTownship.
• In this model, rather than acquiring the land for development, which is a tedious
process, farmers were made equitablepartners in the project.
• With the help of this model, around 120 farmers pooled in their lands along with
Magar and a land corpus of 430Acres for development was generated.
• Farmers were given a stake in the company, according to the land held by them.
BACKGROUND OF NEED
• The Magarpatta area is part of the Pune Municipal Corporation from 1960 onwards,
even though it was in the agricultural zone.
• The 1982 draft development plan showed it as future urbanization zone. Under the
Urban Land CeilingAct, the government could easily acquire this land.
• After 1987, a lot of farmers started selling small plots of land to developers. The
government had no mechanism to stop it, no will to demolish it.
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21. BACKGROUND OF DEVELOPMENT
• Satish Magar, was holding approximately 100 acres of land and agriculture was not
proving very profitable.
• He thought of the following development optionsfor the land:
• Heavy Industries ( NotAcceptable as within City Limits)
• Bungalows/Villas etc, but was notvery profitable.
• Golf Course.
• But in 1993, he thought of developing a township on his and surroundingland.
• Acquiring land from the farmers as mentioned before is a very tedious process and
will present a lot ofobstructions.
• But S. Magar thought that instead of acquiring the land, he thought of making the
farmer’s investors in the project giving them equity shares in thecompany.
• He created a consensus between the 120 farmers and they decided to pool their 430
acres of land.
• Each farmer would get shares equal to the land pooled.
• Magarpatta City and Construction company was formed.
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22. DETAILS OF THEPROJECT
Project Name: Magarpatta City: Integrated Township
TotalDevelopedArea:430Acres
Project Cost: 1800 Crores
Architects/Planners: Hafeez Contractor
Incorporated Residential Buildings: 1,2,3,4- BHK Flats, 4BHK- Bungalows, Row Houses.
Incorporated Commercial Spaces: Cybercity IT Park, Megacity Mall, Other Office Spaces.
Total Dwelling Units: 7500
Expected Population:60000
PlanningPhilosophy: “Walk to Work, School,Shop”
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23. 23MASTER PLAN

24. 24MASTER PLAN
Club House
IT Park
Gym & School
JASMINIUM
2/3BHK (1500sq ft.)
IRIS
2BHK (940sq ft.)
GREVILLIA
2/3BHK (870-
950sq ft.)
MULBERRY
GARDENS
BUNGALOWS
(4750SQ.FT)
ACACIA
GARDENS
BUNGALOWS
(5000SQ.FT)
TRILLIUM
2/3BHK (1100sq ft.)
SYLVANIA
2/3BHK
(1300sq ft.)
SYLVANIA
3/4BHK
(4000sq ft.)
ROYSTONIA
2/3BHK
(940sq ft.)
ERICA
HOUSES
(1100sq ft.)
DAFFODILS
2/3BHK ROW 2/3BHK ROW
HOUSES
(1120sq ft.)
Shopping &
Cafeteria
Central Park

25. CYBERCITY
• Over 6 million Sq.ft of high quality modular space.
• Offering software development enter as well as
business center.
• Including 120 acregarden.
• Educational and recreational facility.
• Bordered around 25 acre central garden and located
in the lush green oxygen zone.
• Landscaped with water bodies, plantation and
creating a positive space by making it public
interactive by providing relaxation andrecreational
spaces with in the greenery.
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26. PUBLICAMENITIES
• Multi- specialty hospital - 250 beds
• School
• Gymnasium- gym, yoga and
meditation center, swimming pool,
golf club, Aqua sports complex,
shopping and entertainment center
• Meghacentre - Shoppingand
Cafeteria
• ShoppingMall
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27. UPLIFTMENT IN FARMER’S FINANCIAL CONDITIONS
• Equity Shares were given worth 100 Rs. F.V to each farmer according to the land
pooled in byhim/her.
• The Share price is now close to 1000 Rs. So we can say that the farmers have got
tremendous profit on their investmentalready.
3.5
3
2.5
2
1.5
1
0.5
0
2000 2008 2010
Land Price (In Cr)
LandPrice
1400
1200
1000
800
600
400
200
0
2000 2008 2010
Share Price
SharePrice
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28. UPLIFTMENT OF THE FARMERS
• Those farmers which wanted to sell off their shares, were allowed to sell them to other
members only.
• In lieu of the shares sold, the farmers had an option to buy apartments in the township.
• Most of them, rented out the apartments and are at the moment able to generate rents
between 6000-11000 Rs/pm/apartment which will make them financially very independent.
FARMERS IN DECISION-MAKING
• Second generation of Farmer families were being actively involved in the decision making
process for the general companystrategy and operations.
• Many of the farmer sons were sent to reputed engineering colleges on the account of the
company and were directly employed within the township for various purposes.
• All partners were eligible for loans at low interest rates for various purposes.
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SOCIO ECONOMIC EVOLUTION
• This township has triggered evolution in urbanplanning.
• The Government of Maharashtra haspassed a special legislation for development of
townships.
• People started pooling their land voluntarily and forming their own developing
companies.
• This has established a different model for urban settlement of workspace and residential
in same premises.
• Migration/Displacement of the original land residents has stopped.
• The life style of the people staying inside the township has upgraded.

30. TARGET MARKETING
• These apartment are mainly targeted for upper middle class society of Pune
• Upper middle class society constitutes about 25% prospective buyers of apartments.
• People who works in IT park of Magarpatta city
UNIQUENESS OF THE PROJECT
• Integrated marketing with nature
• Farmers become shareholders & entrepreneurs while developing there land for others.
• For the first time “walk to work, walk to school” concept.
• A complete city withincity.
• For 50,000 inhabitants with optimum sustainable systems.
• Planning norms are considered for the Futuristic Net Society.
• Overall layout and the landscape is planned in such a way that the man and the nature get
integrated to eachother.
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Thank you
Kolli Rajesh M.City Planning, B.Arch
kollirajesh888@gmail.com