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  1. 1. What Cities Want ….. …… What Cities Can do Development Plan at Macro Level and Town Planning Scheme at Micro Level By : Ms. Neela Munshi Senior Town Planner Ahmedabad Urban Development Authority October 2012
  2. 2. Structure of Presentation About Ahmedabad Comprehensive Urban Planning First Tier Planning Process Second Tier Planning Process Promoting Mobility Development Plan & Town Planning Scheme Integrating Land use and Transportation Integrated Multi Modal Public Transit System Constraints Success factors
  3. 3. About Ahmedabad
  4. 4. Strategic Location Delhi Gujarat Ahmedabad Urban Development Authority (AUDA)• Third Most urbanized State with 37.35 % of Urban Population as against 27.78% of India.• 167 Urban Local Bodies• Ahmedabad is 7th largest Urban Agglomeration in India. 4• Third Fastest Growing Cities in the World (Economically)
  5. 5. Ahmedabad Urban Development Authority (AUDA)-Region • Sanand SIR • Changodar SIR. • Gandhinagar. • 5 Growth Centers. • Population – 6.5 million (2011)
  6. 6. Growth Trends: Spatial Growth 1850 - 2010 Growth of Ahmedabad from 1850 – 2008 (in KM2) 350 300 287 250 200 184 152 150 98 100 57 50 25 15 6 0 6
  7. 7. Demographic Trends The Annual Growth Rate of AUDA is 3.61% 7
  8. 8. Comprehensive Urban Planning
  9. 9. Comprehensive Town Planning • The Bombay Town Planning Act 1915: Provision of Town Planning Scheme • Bombay Town Planning Act 1954 : The Provision of Development Plan added. • Gujarat Town Planning & Urban Development Act,1976 Provision of Planning the Urban Development Area/ Authority. TPS 2 Kankaria Sanctioned DP 2011 Sanctioned DP 1965 (AUDA)
  10. 10. Planning Process Stage I - Draft Development Plan Scheme GTP & UD Act 1976* Stage II - Town Planning Preliminary Scheme Scheme Stage III - Final Scheme * Gujarat Town Planning and Urban Development Act 1976
  11. 11. Concept of Development Macro Level Planning (City Level) Development Plan • New growth areas • Land use Zoning • Development control • Provision of city level regulations infrastructure First Tier • Road network • City level Infrastructure Micro Level Planning (Area level) • Provision of T.P. Schemes neighborhood level infrastructure • Neighborhood level road • Reconstitution of land network holdings • Land reconstitution • Provision of land for • Neighborhood level social and public uses Second Tier physical infrastructure • Financing of neighborhood level infrastructure • Permission to private buildings as per GDCR
  12. 12. First Tier Planning ProcessDevelopment Plan
  13. 13. Sanctioned Development Plans Ahmedabad Ahmedabad Urban Ahmedabad Urban Municipal Development Development Corporation Authority Authority Development Plan Development Plan Development Plan 1965 1987 2002• 2nd Revised Development Plan under preparation
  14. 14. Second Revised Development Plan 2021
  15. 15. Vision “An Ahmedabad that is a livable, environmentally sustainable and efficient city for all its citizens; a city with robust social and physical infrastructure and a distinct identity; a globally preferred investment destination” 15
  16. 16. Objectives and StrategiesAccommodate and Ensure Harmonious Direct Growth Development Enhance Provide social Accessibility Amenities (Prepare IMP) Improve and Protect the Protect Vulnerable Environment Promote Economic Protect Heritage Development Assets 16
  17. 17. Development Plan Procedure • Data collection and Survey • Studies and analysis • Policy Formation • Draft Development Plan preparation ( 3 years) • Two or more times of Public Participation • Submission of Development Plan for Sanction • Sanction of Development Plan by State Government • Implementation of Development Plan
  18. 18. Methodology of Development Plan I II III IV Analysis of the Calculating of Projects for Data Collection Data Collected Future Demand Implementation Land Use Zoning Proposed Land Use Plan Review of Past Future Land DP Requirements Development Submission of the DCR for Proposed Draft Control Land Use Development Plan Regulaitons Development Plan to Govt. Inferences of the Vision Sectoral Mission Public Public Aims and Statements from Consultation Consultations Objectives Objectives Collection of Base Map Cadastral , City Integration and Final Base Map Preparation Survey Maps and Error removal Satellite Images Use of GIS technology for the preparation of the Revised DP 2021
  19. 19. Participatory Planning Process Participatory Planning involves: Key Govt Dept involve in Planning Process UD & UHD- GoG, AUDA, AMC State Govt. Departments BISAG, GIDB, State RTO, R & B Dept, Health Dept., IndExtB, GIDC, GWSSB, SSNL, GSDMA, Statistical Bureau, GPCB, Institute of Engineers, GCCI, Irrigation Dept. Central Govt. Departments Census of India, Survey of India, ISRO, Central Ground Water Board, UDD GOI, NRSA, Dept of Railway, DFC, AAI, NHAI Educational and Research Institutes IIM, CEPT, Nirma, ATIRA, PRL, Mudra, NGOs 19
  20. 20. Second Tier Planning ProcessTown Planning Scheme (Self Financing Mechanism)
  21. 21. The Concept – Town Planning SchemeLand Developed by:• Appropriating portion of the land from the original land• Providing regular shaped plots with proper access
  22. 22. Town Planning Scheme (Criteria & Contents)Town Planning Scheme may be prepared for any land which is• in the course of development• likely to be used for residential or commercial or industrial or for building purposes• already built uponContents of Town Planning Scheme• laying out or relaying out of land• lay-out of new streets or roads, bridges and underpass• reservation of land for roads, open spaces, gardens, recreation grounds, schools, markets, green-belts, dairies, transport facilities, public purposes of all kinds• Laying of Water Supply, Drainage and Lighting• preservation of historical or national interest or natural beauty, and of buildings actually used for religious purposes ;
  23. 23. Town Planning Scheme Procedure Draft Town Planning Scheme • Two times Public Participation • Submission of Draft Town Planning Scheme Sanction of Draft Town Planning Scheme by State Govt. • Appointment of Town Planning Officer • Split the Scheme into Preliminary and Final Scheme Preliminary Scheme (Contains Physical Planning) • Personal Hearing to every individual land owners / affected persons • Final Decisions by the Town Planning Officers in terms of Physical Planning • Submission of the Preliminary Scheme to the State Govt. Final Scheme (Contains Fiscal Planning) • Personal Hearing to every individual land owners / affected persons • Final Decisions by the Town Planning Officers in terms of Fiscal Planning • Submission of the Preliminary Scheme to the State Govt. Implementation of Town Planning Scheme (3 Stages) 3 Amendments in Act for rapid implementation of the Town Planning Scheme
  24. 24. Town Planning Scheme Procedure- Physical Planning
  25. 25. Delineation of Town Planning Scheme Area Town Planning Scheme-25
  26. 26. Original Plot EarmarkingEach survey no. is given a separate original plot no. (OP no.)Value of the OP is assessed on the basis of recent sales transactions Town Planning Scheme-25
  27. 27. Superimposing DP Road NetworkRoads proposed in the Sanctioned DP are over layed.Town Planning Scheme-25
  28. 28. Preparation of Neighbourhood level Road NetworkTown Planning Scheme Roads proposed in accordance with the adjoining TownPlanning Scheme Road Network.Town Planning Scheme-25
  29. 29. Demarcation of Public Purpose PlotsTown Planning Scheme-25
  30. 30. Reconstitution of Final Plots.Town Planning Scheme-25• 10 % for Socially and Economically Weaker Section• 15 % for Roads• 5 % for parks, playgrounds, garden and open space.• 5 % for social infrastructure such as schools, dispensary, fire brigade, public utility place• 15 % for sale by appropriate Authority for residential, commercial or industrial use
  31. 31. Mosaic of 7 Town Planning Schemes TPS-25
  32. 32. Town Planning Scheme Procedure- Fiscal Planning
  33. 33. Original Plot ValueOriginal Plot Value has been derived from last 5 years Sales records from the Date ofDeclaration of Intention Town Planning Scheme-25
  34. 34. Semi Final Plot ValueSemi Final Value is a value of Final Plot allotted on respective Original Plot Town Planning Scheme-25
  35. 35. Final Plot ValueFinal Value incremental value (Imaginary value of serviced plot) Town Planning Scheme-25
  36. 36. Prescribed Form for Financial Calculations ( F Form)
  37. 37. Prescribed Form for Financial Calculations (G Form) Total Expenditure 50 % Total contribution u/s 79 Net Cost to Authority a-bExpenditure for Infrastructure services are estimated and Total cost of Scheme calculated .
  38. 38. Agricultural Raw Land to ……(Image of 2001)
  39. 39. ….. Urbanized Developed Land (Image of 2011)
  40. 40. Town Planning Scheme :An Efficient and Effective ToolTo Implement Development Plan
  41. 41. Implementation of Development Plan ThroughTown Planning Scheme
  42. 42. An Effective Implementation of Development Plan ThroughTown Planning Scheme under 1915, 1954 and 1976 Acts.
  43. 43. City Infrastructure through TPS (EWSH)Uniform and balanceddistribution
  44. 44. City Infrastructure through TPS (EWS Housing) Nandanvan Gokul Varjnagari MurlidharVastrapur Sardarnagar Ranip Gopal
  45. 45. Development of Gardens and Lakes through TPSUniform and balanceddistribution
  46. 46. Development of Gardens and Lakes through TPSBodakdev Lake, Ahmedabad Vastrapur Lake and Garden, Ahmedabad Chandlodia Lake, Ahmedabad Motera Lake and Garden, Ahmedabad
  47. 47. City Infrastructure through Town Planning Scheme
  48. 48. Sports Complex
  49. 49. Land Availed for Schools and PlaygroundUniform and balanceddistribution 49
  50. 50. Implementation of DP Through TP Scheme Zoned Area Zoned area Implemented Zoned area to be Through TPS Implemented Physical 283.97 35.79 319.76 Implementation (88.80%) (11.20%) (Area in sq.km.) Estimate of proposed Actual Work done/under process work under RDP-2011Sr. Infrastructure Component Length in Km. Estimated Length in TotalNo. Km./ Area in % % / Area in Sq. Cost Exp. Rs. Sq. Mt./ (Physical) (Financial) Mt./ Numbers Rs. In Cr. In Cr. Numbers 1 Roads and Street light 1471.9 Km) 1412.26 985 89.58 834.09 67.36 2 Bridges, Fly – overs, etc. 13 Num. 202.5 17 No. 131.00 157.46 77.76 3 Physical Infrastructure 434.43 Sq.km. 674.25 206.54 47.54 272.01 39.38 4 Open Spaces/ Garden 725 Hct. 145 57.95 Hct. 7.99 27.38 18.88 Treatment Plants (WTP & 5 -- -- 585 MLD -- 249.73 -- STP) 6 Social Infrastructure -- -- -- -- 304.23 -- Fiscal Implementation -- 2434.36 -- -- 1844.9 75.78
  51. 51. Urban Mobility
  52. 52. Vision for Mobility ‘Accessible Ahmedabad’ – integrate city structure and transport system towards greater accessibility, efficient mobility and lower carbon future. The vision focuses on: • Reducing need for travel • Reducing the length of travel • Reducing automobile dependence
  53. 53. Neighborhood level Road Network through Town PlanningScheme
  54. 54. Road Network (Through Town Planning Schemes)
  55. 55. Town Planning Schemes
  56. 56. Network Topology Arterial Road Sub Arterial Road Feeder Road Neighborhood Road
  57. 57. Mobility Scenario in Ahmedabad
  58. 58. Existing Public Transit System (2010) • Ahmedabad Urban Development Authority – Ahmedabad Municipal Transport Services (AMTS) – Bus Rapid Transport Service – Para Transit Service (Private) • Regional area – GSRTC – Private operators – Regional rail
  59. 59. AMTS ( Ahmedabad)Total Network 549 kmsAvg Passenger/day 0.94 MillionFleet Size 1010No of Bus stops 543Avg Trip Length 7.7 km• Large no of Buses in Ahmedabad were converted to CNG• All school buses converted to CNG
  60. 60. BRTS (Ahmedabad)Total Network 85 km Chandkheda (operational)Avg Passenger/day 0.12 MillionFleet Size 75 Sabarmati Rly. stnArea Coverage 182 Ahmedabad Naroda village Sola RoB Airport.Avg Trip Length 6.92 RTO Naroda GIDC Naroda AEC Gujarat University Gandhigram Rly. stn Odhav Bopal Kalupur Rly. Industrial Stn. estate Odhav Shivranjani Nehrunagar Soni ni chaali Maninagar Rly. stn. Vatva Industrial estate Narol Phase 1 corridors (58 kms.) Phase 2 corridors (30.5 kms.)
  61. 61. Interventions in Para Transit Today Ahmedabad has 60,000 CNG auto rickshaws Interventions in Para- Transport  All auto rickshaws registered before 1991 were scrapped  Auto rickshaws registered after 1991 were converted to CNG  State, district and local administration helped in loan procurement  45 CNG stations were set up in Ahmedabad in PPP mode Improved air quality: Reduction in RSPM level from 198microgram /m3 to 82microgram/m3 by 2008
  62. 62. GSRTC- Regional Public Transport SystemTotal Network 2110 kmTotal No of Routes 40Avg Passenger/day 57,340 * (arriving at CBS)Fleet Size 8000No of Bus stops 31
  63. 63. Private Bus Operator (2010) Private Bus Routes Service Point to Point Timing 9 am- 12 pm 5 pm- 9 pm Daily Passengers Arrival : 35,000-40,000 Departure: 35,000- 40,000 No of buses per 1000 day
  64. 64. Railway Major Railway Station for Passenger MovementTotal Length 376.9 kmNo of stations 28Total rail passengers Ahd 0.15 Mn/day
  65. 65. Integrating Land Use and TransportationRevised Development Plan 2021
  66. 66. Urban Growth Scenario Density – 150 persons/ha Density – 125 persons/ha Area - 666 sqkm Area - 800 sqkm 66
  67. 67. Landuse Transport Integration- 1st Time in India Three tier development approach REGIONAL PLAN URBAN PLAN NODAL PLANS Greater Ahmedabad Region Ahmedabad -Gandhinagar e.g. Sanand CityA regional plan functioning for A Compact City Plan A plan for the nodes to develop asintegrating the main city and Developing strong ring and radial as towns of high quality residential/activitysurrounding nodes/towns. city wide network; While areas comparable to that ofDeveloping Freight Corridors for the community forms a grid network Ahmedabad.Specially developed zones Developing Radials as transit ready streets 67 Promoting NMV transit
  68. 68. Road Network Plan – Regional Network Towards Palanpur Towards Mehsana Regional Network Towards Development of New section (45 km) Bechraji Himmatnagar Freight corridor (120 Km) Bechraji DFC corridor Prantij connecting-Bechraji, Viramgam SIR, Tata Nano, Changodhar SIR, Towards Chotila Dholera SIR to Kandla and Mundra Port. Freight Corridor connecting Kadi Kandla Port Kalol ViramgamTowards Kandla Dehgam Port Sanand SIR Viramgam Tata Nano SIR Sanand Changodhar Freight corridor SIR Towards Regional Roads Godhra DFC corridor Mehemdabad Regional Dholka Radials Kheda Urban Bypass 68 Towards Bhavnagar Towards Vadodara
  69. 69. Integrated Multi Modal Public Transit System 69
  70. 70. Urban Transit Connectivity Proposed transit network and BRT phasing Phase I Phase II Phase III Phase IV
  71. 71. Integrated Multi Modal Transit System Proposed Activity Nodes • Intensification in the form of Increased FSI • Buffer surrounding the Transit Corridors •Connecting of Nodes through Public Transport New Activity centers Industrial Redevelopment Logistic Institutional
  72. 72. Constraints
  73. 73. Constraints and Limitations • 2 Tier Planning Process (Urban and Neighborhood Level) – 3rd tier missing -Regional Level Planning Process • Overlapping effect of land pertaining laws • Less emphasis on mobility in Development Plan • Inadequate Provision of Affordable Housing • Need Guidelines for Urban Design
  74. 74. Success Factors
  75. 75. Success Factors • Effective tool for Implementation of Development Plan / Master Plan in Stipulated Time Frame • More Planning vs. more often planning- Opportunity to improve upon • Technical vs. collaborative activity • Win - Win Situation for Land Owners, Government and Beneficiaries • Self Financing Mechanism • Proven and accepted Mechanism through almost 100 years • Flexible Mechanism for Planning and Resource Mobilization • All Plots having Accessibility and Services • Hierarchical Road Networks within City and better linkages with Region • Improved Environment (for air quality from 4th to 43rd polluting city in India) • Preservation of Heritage and elements of Natural Beauty
  76. 76. Comparison with Cities HYDERABAD BANGALORE AHMEDABADPopulation Density (Urban Built in persons/ha ) 105 94 174Population Density (Urban Sprawl in persons/ha) 63 59 156Compactness index 0.60 0.63 0.90Arterial road Density 1.47 1.40 1.85Public transport Use 48% 51 22%NMV Use 21% 24% 32%Trip Length (total) km 10.5 11 5.7Vehicle km/capita 10.81 8.90 6.4Road fatalities per 518 865 263POPULATION (Million) 8.0 8.0 6.5
  77. 77. Our Ahmedabad……Accessible Ahmedabad
  78. 78. Our Ahmedabad……Accessible Ahmedabad
  79. 79. Our Ahmedabad……Towards Green Ahmedabad
  80. 80. Our Ahmedabad…Efficient Ahmedabad
  81. 81. Thank you