case study of paldi, ahmedabad
DESCRIPTION
This project assess present scenario of Paldi, an affluent residential area of south west ahmedabad, the current trends and provides proposals for the development of the ward.It mainly focuses land use zoning, transit oriented development around the BRTs and proposed metro corridor and provision of green spaces in the ward to make " A residential ward with diverse economic opportunities"TRANSCRIPT
Area Planning Lab 2012 Paldi Ward-40 (Group II)
Area Planning LabPaldi
પા�લડી�
ISHITA KACHRU, KANICA GOLA, AMANPREET KAUR, SWAPNEEL VAIJANAPURKAR, NARESH KURUBA, KAUSHALENDRA SINGH HITESHI, SUMANDEEP SANDHU
Area Planning Lab 2012 Paldi Ward-40 (Group II)
Location map
Paldi is located in South Western Ahmedabad, India
WARD- AT GLANCE Location : 23°0 22″n 72°33 53″e′ ′Elevation : 55m above sea levelArea : 5.78 sq.K.M Population : 83,373Density : 14,424Literacy rate : 88%Sex ratio : 972
Area Planning Lab 2012 Paldi Ward-40 (Group II) Area Planning Lab 2012 Paldi Ward-40 (Group II)
Area Persons per HectarePaldi 147
Chandlodia 160Naroda 183Ranip 265
Maninagar 320 Bapunagar 330 70%
25%5%
Building Heights
G - G+3G+3 - G+6G+7 - G+10
40%55%
5%
Income wise Classification
HIGMIG & LIGEWS
Paldi is an affluent residential area of south west Ahmedabad having maximum number of bungalows. It has a strong presence of HIG & MIG
Area Planning Lab 2012 Paldi Ward-40 (Group II)
NORTH
4%20%
34%18%
24%
FSI Utilization Chart
Less than 0.50.5 to 11 to 1.21.2 to 1.5Above 1.5
24%
76%
FSI Utilization
UtilizedUnder Utilized
NORTH
N.I.D.
TAGOREHALL
SANSKARKENRDA
PALDI BUSSTAND
KOCHRABASHRAM
BURIALGROUND
Vajubhai Dave marg
Manubhai Jadhani margPaldi
Kochrab
Madalpur
Fatehpura
ELLIS BRIDGE
Permissible FSI all over Paldi is 1.8 and net FSI used Paldi is 0.8. FSI utilization is maximum in northern part of Paldi due to trend of commercialization along ashram road
Area Planning Lab 2012 Paldi Ward-40 (Group II)
Land transformation from low rise residential buildings to high rise residential and mixed spaces occurring all over Paldi.
Area Planning Lab 2012 Paldi Ward-40 (Group II)
All newly constructed flats in Paldi(2/3/4 BHK) ranging from 65 lacs to 1.0 crores are sold just within 9 months from the launch of scheme.(Source:- Various property developers in Paldi)
Name:- Shivalik ApartmentsLocation:- Near Sabarmati River FrontAverage Price:- 65 lacs
Scheme completely booked in seven months
Name:- Satva ApartmentsLocation:- Near Sabarmati River Front
Average Price:- 80 lacs
Scheme consisting of 208 flats completely booked in five months
Area Planning Lab 2012 Paldi Ward-40 (Group II)
The present trend will intensify with the various city level projects like BRT, Metro and Sabarmati river front .
Area Planning Lab 2012 Paldi Ward-40 (Group II)
Objectives
To maximize the benefits offered by current city level projects like BRTS, Metro and Sabarmati river front
Vision
A RESIDENTIAL WARD WITH DIVERSE ECONOMIC OPPORTUNITIES
Strategies
•To provide diverse mix use of land along ashram (arterial) road, BRTS and proposed metro corridor.
•Adopting a use that maximizes the benefits of reclaimed land of Sabarmati river front
•Improving the road network and connectivity
Area Planning Lab 2012 Paldi Ward-40 (Group II)
Objectives
To enhance the residential character
Strategies
• Increasing the recreational facilities or activity zones in the residential area
•Relocation of slums to EWS housing
Vision
A RESIDENTIAL WARD WITH DIVERSE ECONOMIC OPPORTUNITIES
Area Planning Lab 2012 Paldi Ward-40 (Group II)
Project 1:
Land use zoning.
The zoning districts are meant to create high density transit supportive development around transit stations and route.
Maximize the benefits offered by the transit corridor like BRTS and metro passing through Paldi
Area Planning Lab 2012 Paldi Ward-40 (Group II)
LOCATION CRITERIA Along the arterial road having metro route.ZONES : C-1F.S.I : 3GROUND COVERAGE : 30 %TYPICAL TOTAL NO. OF STOREYS : 10LAND USE SPECIFICATIONS Commercial use consisting of offices, restaurants, malls, retail joints, etc.
LOCATION CRITERIA Plots surrounded by the secondary roads but divided by tertiary roadsZONES : R-2F.S.I : 1.8GROUND COVERAGE : 40 %TYPICAL TOTAL NO. OF STOREYS : 5GROUND COVERAGE : 50 %TYPICAL TOTAL NO. OF STOREYS : 3LAND USE SPECIFICATIONS Residential and institutions like school , temples, and grocery shops.
LOCATION CRITERIA Along the BRTS route, Sabarmati river front and the plots attached to the commercial plotsZONES : R-1(a)F.S.I : 3GROUND COVERAGE : 30 %TYPICAL TOTAL NO. OF STOREYS : 10LAND USE SPECIFICATIONS Mixed use consisting of residential with ground floor consisting of food joints, retails, etc.
LOCATION CRITERIA Plots along the secondary roadsZONES : R-1(b)F.S.I : 2.25GROUND COVERAGE : 30 %TYPICAL TOTAL NO. OF STOREYS : 7LAND USE SPECIFICATIONS Mixed use consisting of residential with ground floor consisting of clinics, groceries, etc. and institutions like schools and temples.
COMMERCIAL ZONE, C-1
RESIDENTIAL ZONE, R-1(A)
RESIDENTIAL ZONE, R-1(B)
LEGEND
RESIDENTIAL ZONE, R-2
GAMTAL
ROAD
WATER
RECREATION_PARKS+GARDENS
RIVER
Land use zoning mapNORTH
Area Planning Lab 2012 Paldi Ward-40 (Group II)
C-1
R-2R-1(b)R-1 (a)
R-2R-1 (a)
R-1(b)
R-1(b)
SABARMATI RIVER
Land use zoning map
Area Planning Lab 2012 Paldi Ward-40 (Group II)
Project 2:
Proposal for Arterial road along BRTs corridor..
Maximize the benefits offered by the transit corridor like BRTs through Paldi
Strategies
Land use zoning along the BRTS route
Regulations for proposed built form
Street section that facilitate smooth Pedestrian movement
and street activity.
Area Planning Lab 2012 Paldi Ward-40 (Group II)
It has also been observed that when development concentrates along transit corridor, public transit patronage increases.
Area Planning Lab 2012 Paldi Ward-40 (Group II)
Guangzhou, China Curitiba, Brazil
Daily Ridership: 10,00,000 Daily Ridership: 8,00,000
Along the BRT corridor in case of Guangzhou and Curitiba construction of 6 times the size of plot is allowed (FAR = 6)
Area Planning Lab 2012 Paldi Ward-40 (Group II)
Source: Author compilation (Hinako Maruyama) based on IPPUC (2009a), Hattori (2004)
Major advantage of TOD as in case of Curitiba & Guangzhou include reduction in sprawl and protecting existing neighbourhoods, reduction in commuting times and traffic congestion
Area Planning Lab 2012 Paldi Ward-40 (Group II)
Through impact charges value capture can be made.
COMMERCIAL ZONE, C-1
RESIDENTIAL ZONE, R-1(A)
RESIDENTIAL ZONE, R-1(B)
LEGEND
RESIDENTIAL ZONE, R-2
GAMTAL
ROAD
WATER
RECREATION_PARKS+GARDENS
RIVER
A zoning policy that will allows all new developments in the vicinity of BRTS corridor to have a FSI 1.8 plus an additional F.S.I of 1.2.
NORTH
Area Planning Lab 2012 Paldi Ward-40 (Group II)
Built form of the building near the Brts stops will incorporate open plaza which will provide
facilities like food joints, cafes and sitting space for refreshment purpose.
Proposed plots will have area that varies from 1500 to 3000 sq mts with the front age of the plots that varies from 40 to 50 mts and the depth that varies from 50 to 60 mts. The frontage setback margin of 7.5 mts is proposed.
Regulations for proposed built form
Existing built form Proposed built form
Area Planning Lab 2012 Paldi Ward-40 (Group II) Provision of pedestrian street for Creating attractive public and semi-public outdoor amenity spaces such as green spaces with trees, courtyards, outdoor cafés, seating
Designing a street section to facilitate smooth circulation of vehicles and Pedestrian movement
Area Planning Lab 2012 Paldi Ward-40 (Group II)
Strategies
Land use zoning along the Metro
route
Regulations for proposed built form
Street section that facilitate smooth Pedestrian movement
and street activity.
Project 3:
Proposal for Arterial road along Metro corridor.
Maximize the benefits offered by the transit corridor like Metro through Paldi
Area Planning Lab 2012 Paldi Ward-40 (Group II)
Through impact charges value capture can be made.
COMMERCIAL ZONE, C-1
RESIDENTIAL ZONE, R-1(A)
RESIDENTIAL ZONE, R-1(B)
LEGEND
RESIDENTIAL ZONE, R-2
GAMTAL
ROAD
WATER
RECREATION_PARKS+GARDENS
RIVER
A zoning policy that will allows all new developments in the vicinity of Metro corridor to have a FSI 1.8 plus an additional F.S.I of 1.2.
INSTITUTIONAL
NORTH
Area Planning Lab 2012 Paldi Ward-40 (Group II)
Proposed plots should have area that varies from 1500 to 3000 sq mts with the front age of the plots that varies from 40 to 50 mts and the depth that varies from 50 to 60 mts. The frontage setback margin of 7.5 mts is proposed.
Existing built form Proposed built form
Regulations for proposed built form
Area Planning Lab 2012 Paldi Ward-40 (Group II)
Designing a street section to facilitate smooth circulation of vehicles and Pedestrian movement
The metro lane will be 40mts which will incorporate carriage ways, medians, sidewalks, service lane parking space. Provision of colonnade of trees for shading purpose on the pedestrian street.
Zone C-1 Sidewalk
Carriage Way
Metro corridor
Service lane
Median Zone C-1Sidewalk
Service lane
MedianCarriage Way
Area Planning Lab 2012 Paldi Ward-40 (Group II)
Project 4:
Proposal for Sabarmati River front Reclaimed land.
Adopting a use that maximizes the benefit of reclaimed land of Sabarmati river front.
Area Planning Lab 2012 Paldi Ward-40 (Group II)
Proposing green park and recreation for the reclaimed land.
Recreation facilities : • Plazas• Amphitheatre• Theme gardens• Food court• Haat• Public utilities• Jogging tracks
PlazasAmphitheatre
NORTH
Area Planning Lab 2012 Paldi Ward-40 (Group II)
Proposing mixed land use consisting of offices, retail shops, restaurants and residential for the land along side the reclaimed land falling under the residential zone 1-A.
Zone R1-a Side walk
Road Recreation park
Haat Plaza Jogging track
Promenade
River
Area Planning Lab 2012 Paldi Ward-40 (Group II)
Ten stories towers aligned at an angle that allows maximum no. of residential units a view of the river and climatically aligns the longer sides of the building along the north south direction
PROPOSED BUILT FORM
Area Planning Lab 2012 Paldi Ward-40 (Group II)
Costing
Total area of Sabarmati river front : 20,5000 sq Mts
Total costing for tree plantation : 1 lacs
Total costing for grass : 40 lacs
Area under paving for pathways is considered to be 15% of the total area : 30,000 sq MtsCosting for paving : 190 lacs
Excavation, Filling and street furniture and Lighting : 19 lacs
Total cost of constructing a recreation space and green park along the Sabarmati river front reclaimed land is 2.5 Crores
Area Planning Lab 2012 Paldi Ward-40 (Group II)
Project 5:
Improve the Road network and Its level of Service.
Area Planning Lab 2012 Paldi Ward-40 (Group II)
Bottleneck problem result in congestion
Junction problem
On street hawking
TrafficCongestion
Problem
EXISTING ROAD HEIRARCHY MAP
PROBLEMS are Non uniform road width, No Pedestrian, On Street hawking, Junction management, no medians.
On Street hawking No median
NORTH
Area Planning Lab 2012 Paldi Ward-40 (Group II)
PROPOSED COLLECTOR
PROPOSED LOCAL
FEATURES- Constructing new roads and widening of road.
BENEFITS-
Smooth flow of Traffic. Pedestrian Friendly.Reduce Congestion. Reduce Conflict points/accidents. Improved Accessibility. Improve Mobility.
PROPOSED ROAD HEIRARCHY MAP
NORTH
Area Planning Lab 2012 Paldi Ward-40 (Group II)
1.5
12
1.5
14
12
17
1.51.5
1.5 9 1.5
12
1.5 1.57.0 7.0
17
7.0 1.5
6 6
17
7.0
7.0 1.5
17
7.0
17
STAGGERED JUNCTION 4-LEGGED JUNCTION
LOCAL ROAD SECTION COLLECTOR ROAD SECTION
Area Planning Lab 2012 Paldi Ward-40 (Group II)
HEIRARCHYEXISTING
LENGTH WIDTH
PROPOSED
LENGTH WIDTH
ARTERIAL
LOCAL
30-40
8-15
5-8
40
17
12
COLLECTOR
8241
14332
27526
11338
20733
22165
Arterial
Collector
Local
0 5000 10000 15000 20000 25000 30000
Proposed
Existing
Length
Road
Typ
e
HEIRARCHYAVERAGE
WIDTH TO BEINCREASED
ARTERIAL
LOCAL
COLLECTOR
PROPOSED LENGTHFOR ROAD WIDENING
8241
20539
21316
5
5
5
COST
3.2 cr
8.2 cr
8.5 cr
HEIRARCHY PROPOSEDWIDTH
ARTERIAL
LOCAL
COLLECTOR
3097
194
849
40
17
12
COST
2.16 cr
0.6 cr
PROPOSED NEWLENGTH OF ROAD
0.15 cr
Total cost required for road widening is 20 crore. Project can be financed through sale of advertisement rights along Arterial and collector roads.
Note :- We are not considering road widening of arterial road (Sabarmati) as cost will be incurred by the city not by the ward
37.6
44.7
19.6
Area Planning Lab 2012 Paldi Ward-40 (Group II)
EXISTING BLOCK MAP
Block with perimeter more than 700 have more walk able distance which requires to be reduced.
Blocks with Perimeter more than 700 Mts and above
Blocks with Perimeter 0-500 Mts.
Blocks with Perimeter more than 500-700 Mts
700 and Above52%
500-70019%
Less than 50029%
Existing Block Perimeter
NORTH
Area Planning Lab 2012 Paldi Ward-40 (Group II)
Paldi
Kochrab
Madalpur
Fatehpura
ELLIS BRIDGE
N.I.D.
TAGOREHALL
SANSKARKENRDA
PALDI BUSSTAND
KOCHRABASHRAM
BURIALGROUND
Vajubhai Dave marg
Manubhai Jadhani marg
Implementation process includes land acquisition of private property, Monetary Remuneration to private owners, Incentive FSI to be awarded to the affected party
ExistingProposed
Existing buildings
Affected buildings
Map showing how many blocks are
restructured because of proposed new road and
road wideningNORTH
Area Planning Lab 2012 Paldi Ward-40 (Group II)
PROPOSED BLOCK MAP
Total number of restructured blocks 45Building affected by restructuring of blocks are about 50
700 and Above42%
500-70026%
Less than 50032%
Proposed Block Perimeter
NORTH
Area Planning Lab 2012 Paldi Ward-40 (Group II)
Project 6:
Relocation of Paldi bus stop and Proposal for metro station and feeder routes.
.
Area Planning Lab 2012 Paldi Ward-40 (Group II)
Proposing land for the metro stations.
• BRTS Corridor is going across the Paldi ward, it
covers Three Bus stops, namely Chandranagar,
Anjali, Dharnidhar.
• Proposed Metro corridor intersects Anjali Cross
Road and meets Paldi cross road and divides into
two ways, namely Law garden and NID.
• We are proposing Two Metro Stations, one is
near Anjali Cross Road and the other one is near
Paldi Bus Stop.
• The distance between two stations is 1.4 kms.
Dharnidhar
Anjali
Chandra Naga
r
BRTS Corridor
Metro Station 1
Metro Station 2
Metro Corridor
1.4 kms
Area Planning Lab 2012 Paldi Ward-40 (Group II)
•This metro station is located near the Anjali cross roads.
•The private open space near the station will be used as commuters Parking.
•This commuter parking is useful for using Anjali BRTS also.
Metro station-1
Anjali BRTs
Metro stationParking
Area Planning Lab 2012 Paldi Ward-40 (Group II)
Multi-story Parking
Met
ro
Stati
on
Paldi BusStation
•This metro station is located near the Paldi cross roads.
•This is a terminal point, one is going across the Law Garden and another one is going across the NID.
• Provision of Multi-story Parking near Metro Station.
•Implementation process for construction of multi-story parking will includes land acquisition of private property, Monetary Remuneration to private owners, Incentive FSI to be awarded to the affected party.
Metro station-2
Area Planning Lab 2012 Paldi Ward-40 (Group II)
EXISTING PROBLEMS AT BUS STAND:
•It creates 28 conflicts
•Irregular traffic flow
•No proper medians
•Insufficient Parking facilities for commuters
•Improper toilets and other facilities
•Improper traffic management
Relocation of the Paldi bus station.
Area Planning Lab 2012 Paldi Ward-40 (Group II)
• Relocation of Paldi Bus Stand to the Amul park near the Paldi Gamtal.
Benefits :
•It provide safe movement of vehicular traffic.
• it will increases the Traffic flow.
•Parking facilities also provided for commuters.
Relocation of the Paldi bus station.
Parking
ExistingPaldi BusStop
Commercial
ProposedBus Stop
Area Planning Lab 2012 Paldi Ward-40 (Group II)
Proposal for feeder routes for BRTs
A Feeder bus is a local bus service that picks up and delivers passengers to Bus Rapid Transit Station.
Three Feeder CorridorsCorridor1: BlueTotal Length: 4.73 kmsDirection: One way (clock wise)
Corridor2: YellowTotal length: 4.76kmsDirection: One way (clock wise)
Corridor3: GreenTotal length: 6.73kmsDirection: Two way
NORTH
Area Planning Lab 2012 Paldi Ward-40 (Group II)
Objective 2
Enhancing the Residential Character of the area
Strategies
Up gradation of slums
Provision of green/open spaces in the ward.
Area Planning Lab 2012 Paldi Ward-40 (Group II)
Project 7:
To provide E.W.S. Housing for relocated slumDwellers
.
Enhance the residential character of the area
Area Planning Lab 2012 Paldi Ward-40 (Group II) Sukhpura Slums(Near Hira Bagh Crossing)Total Houses:305Total Population:1850Area:9100sq mt
Slums near Memon Society(Besides Paldi Gamtal)Total Houses:52Total Population:350Area:7816sq mt
C
B
Kashmir Society Slums(Near Jai Bhikku Marg)Total Houses:62Total Population:400Area:2562 sq mt
Slums(Near Shahi Masgid)Total Houses:10Total Population:60Area:496sq mt
Government has already taken steps for improving sanitation by providing new sewer lines with bigger diameter & toilets to individual households at affordable cost of 2000 Rs
Major occupation of the people include serving the nearby areas , street vending. and working in AMC as sweepers. Houses are temporarily constructed and lack of Basic Infrastructure facilities.
DA
Area Planning Lab 2012 Paldi Ward-40 (Group II)
PaldiGamtal
Site for EWS
S
CDA
B
IMPLEMENTATION:-EWS housing for slums is constructed under Rajiv Awaas Yojana.
INVESTMENT REQUIRED
TOTAL AREA OF SITE 7816 SQMTREQUIRED AREA FOR FOR EWS HOUSING 3500 SQMT AREA LEFT 4316 SQMTNO.OF UNITS 105NO OF UNITS ON G.FL 24NO.OF FLOORS 4 BUILT UP AREA 30 SQMTTOTAL BUILT UP 3465 SQMTPER SQMT COST 4893COST PER UNIT RS 1,46,790
TOTAL COST RS 1,69,54,245=1.7 crore
.
1.Removal of slums marked as Band C
2.Relocation of slum (72 Dwelling Units) to area marked as D
Area Planning Lab 2012 Paldi Ward-40 (Group II)
SITE PLAN PLAN OF ONE BLOCK
Benefits of EWS housing includes Healthy living, Closer work places, Better access to roads, access to safe drinking water
FEATURESDwelling Unit of 30 sqm. area with one room kitchen bathroom provided
Amenities Provided·Drainage Line·Water Supply Network &Storage·Compound Wall·Internal Road Network·Street Lighting·Tree Plantation
Area Planning Lab 2012 Paldi Ward-40 (Group II)
Project 8:
Provision of green/open spaces in the ward..
Enhance the residential character of the area
Area Planning Lab 2012 Paldi Ward-40 (Group II)
EXISTING GREEN SPACESPer capita green space is 0.67sqmt/personwhich is 1% of the total area
Most of the area does not have access to any park up to 500 Mts from their place of work or living
30%
70%
Percentage of area served by green spaces
Served
Not served
NORTH
Area Planning Lab 2012 Paldi Ward-40 (Group II)
AMC VACANT LAND
DILAPIDATED BUILDINGS
OPEN VACANT LAND
SABARMATI RECLAIMED LAND
LEGEND
7%
1%
12%
59%
21%
Break up of proposed green spaces
AMC land
Vacant
Delapidated Buildings
Sabarmati River front reclaimed land
Existing
PROPOSED GREEN SPACESPer capita green space is 3.0 sqmt/personwhich is 4.9% of the total area
FEATURES – Redeveloped the existing green spaces and develop the proposed green spaces.
NORTH
Area Planning Lab 2012 Paldi Ward-40 (Group II)
Dilapidated buildings
Area Planning Lab 2012 Paldi Ward-40 (Group II)
BENEFITS – Healthier environment and increased community interaction
Existing
Proposed
0 1 2 3 4 5 6
1
4.9
Green Space Percentage
- Green spaces
Proposed green spaces Per capita green space is 3.0 sqmt/person Investment required for the development and maintenance of garden is 3.3 cr
NORTH
Area Planning Lab 2012 Paldi Ward-40 (Group II)
Existing Proposed
IMPLEMENTATION – Through Ahmedabad municipal cooperation (AMC).In corporation of green spaces within the Block
Area Planning Lab 2012 Paldi Ward-40 (Group II)
Project Priorities
1. Road Widening To promote development without congestion
2. Land use zoning along• BRTs • Metro Corridor
3. Proposal for Feeder Routes
To have high densities along transit corridors
4. Sabarmati River front5. Green space Project6. EWS housing7. Proposal for Relocation of Paldi Bus stop
Development Enhancing the residential character
Area Planning Lab 2012 Paldi Ward-40 (Group II)
THANK YOU