valuation tp scheme final report 1606,1906,2606,1004,1303,1204

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VALUATION

TOWN PLANNING SCHEME: THALTEJ I , II However, as development spread across the erstwhile village moving towards the west, the advantages of

1.

Growth of The City: An Overview

urbanization seemed to have bypassed the Gamtal. The Gamtal on observation showed duality in terms of retaining its rural essence while adapting certain urban characteristics. As a result, the Gamtal stuck out as a sore thumb amidst the bungalows and apartments. Hence, an attempt to propose a development plan to preserve the Gamtal and merge it with the surrounding areas has been done.

In the year 1411 AD, Sultan Ahmed Shah built citadel and encouraged development of trade and commerce. In 1456 AD, an enclosing wall was constructed defining a periphery to the city-limits. The city within this wall got structured into wards, organized by 12 main roads each terminating at a gate in the wall. With the advent of railways in the 1860, development began to spill over (beyond the city-limits) towards the northeast and southeast of the walled city. This led to the industrial and residential development across the western side of Sabarmati River. The construction of the five bridges accelerated the process of spreading. The city municipality was given the status of Municipal Corporation in 1950 when the city started growing rapidly eastwards and southwards. In the later part of the century, the western part has developed rapidly. Western Ahmedabad has grown faster than eastern Ahmedabad, especially the peripheral areas. Over the years, rapid urbanization has led to spillover of population outside the city limits. This has resulted in the increased development of high rise structures which have led to tremendous pressure on the infrastructure facilities. In the year 1971, the city of Ahmedabad covered 90 square kilometers. In 1981, it increased to 130 square kilometers; in 1991 it increased to 250 square kilometers and in 2001 it became 350 square kilometers respectively. In response, the jurisdictional limit of Ahmedabad Municipality Corporation has been increased to 450 square kilometers. With trends continuing, by 2011, the city is likely to accommodate 60 lakh people. As urban areas crossed over the city limits, the erstwhile village of Thaltej was integrated into the city in the year 1991. As the village came under the pressures of urbanization, the entire area gradually got transformed from agricultural lands to residential and commercial areas. Integrated land-use planning and regulation of building activities, taking into account the mutual interaction of land use and urban services, is essential for fostering functional efficiency and orderly growth of urban areas. In order to have planned growth, planning mechanisms under the Gujarat Town Planning and Urban Development Act (1976) was established. As a result, the entire area was re-aligned with the help of Town Planning Schemes (T. P. S). The objective was to convert original agricultural plots into urban plots with proper shape, size and access. Provisions are kept for roads, public amenities, EWS, open spaces and social infrastructure. The Jawaharlal Nehru National Urban Renewal Mission launched in 2005-06 has opened up an avenue for funding that allows for speedier implementation of schemes such as the Town Planning Scheme (TPS) of Gujarat, which has achieved city expansion with minimal displacement of people and active participation of landowners in urban planning, while also contributing towards financing of infrastructure investment. Thaltej saw the drafting of 5 T. P schemes, namely, T. P. Scheme 1, 2, 37, 38 and 39.

Source: AMC and AUDA, JNNURM, City Development Plan, Ahmedabad, 2006-2012

Map 1.1 Growth of Ahmedabad 1972-1996

The growth of Ahmedabad has been mapped from 1972 till 1996 in Map 1.1, in which Thaltej was integrated within the Ahmedabad Municipal Boundary in 1991. This happened during the last phase of expansion in Ahmedabad.

2.

Location and Demography of the Erstwhile Village of Thaltej 2.1. Location of Thaltej

Thaltej Erstwhile Village is located in the New West Zone of Ahmedabad City. It is located at a distance of 12 kms from the Ahmedabad Airport. The nearest railway station is the Ambli Railway station. The population of the entire village is 42,713. The sex ratio is 891 and the number of households is 9336.

KUSHAL JAIN [1004], MAULIK PANCHAL [1303], IMRAN MANSURI [1204], HARSH PANCHAL [1906], MANU NARENDRAN [1606], NIRAV PATEL [2606]

SBST. CEPT UNIVERSITY

1

VALUATION

TOWN PLANNING SCHEME: THALTEJ I , II Year Population Area in Density per hectare) Density Gamtal (persons per hectare) 1971 2856 851 3 95 -538 1513 1343 887 Growth No. of Male Female Sex ratio

hectares (Persons of

the Rate

Households

1981 7325

851

8

244

157

1093

3953

3372

853

1991 11181Development Plan of Ahmedabad Location and Connectivity of Thaltej

851

13

300

53

2345

5887

5294

899

Point A shows the location of Thaltej. The S.G. Highway is a major artery connecting Ahmedabad City with the Thaltej area. The S.P. Ring road connects it with Shilaj, Science City and other areas beyond it.

2001 42,713

851

50

450

282

9336

22586 20127

891

2.2.

Demographic Details of Erstwhile Thaltej Village

Demography of the Erstwhile Village of Thaltej

The erstwhile village of Thaltej earlier consisted of five different villages. However, as the Ahmedabad Municipal Corporation boundaries crossed over the Thaltej ward, the erstwhile village of Thaltej was The data related to the existing population, the total area, density of the entire erstwhile village, density of the Gamtal, the growth rate, number of households and sex ratio of the years 1971, 1981, 1991 and 2001 are shown in the table below. For the years 1971 and 1981, there was no development in the entire erstwhile village apart from the Gamtal. Hence for these years the population figures indicate the population of the Gamtal. For 1991 and 2001 development had begun in the areas around the Gamtal, and so the population figures indicate the population of the erstwhile village. There has been tremendous growth in the number of households as well as the population from the year 1991 to 2001.

Sex Ratio910 900 890 899 887.64 891

2.3.

Sex Ratio of Thaltej

The sex ratio i.e. the number of females per 1000 males has shown a decrease from 1971 to 1981 and then it has increased to 899. In 2001 it fell to 891. Several reasons could be attributed to this trend. Increase in sex ratio could be caused by a sudden out migration in the male population. Compared to Indias

Sex Ratio

880 870 860 850 840 830 1971 1981 Year 1991 2001 853

sex ratio (933), the sex ratio of Thaltej is quite low.

KUSHAL JAIN [1004], MAULIK PANCHAL [1303], IMRAN MANSURI [1204], HARSH PANCHAL [1906], MANU NARENDRAN [1606], NIRAV PATEL [2606]

SBST. CEPT UNIVERSITY

2

VALUATION

TOWN PLANNING SCHEME: THALTEJ I , II o Under an area of 607 hectares, the total proposed population for the R-2 zone is 75,875 persons Residential Zone-III, the density is 50 persons per hectare oGrowth in Household Number

2.4.

Growth in the Number of HouseholdThere has been maximum increase in the number of households from 1991 to 2001 i.e from 2345 households to 9336 households. This could be attributed to the influx of high income groups into2345 538 1971 1093

Under an area of 50 hectares, the total proposed population is 3450 persons

No. of Households

10000 8000 6000 4000 2000 0 1981 1991

9336

According to the Proposed Town Planning Schemes (T. P. S) undertaken by AUDA: There were 5 T. P. Schemes implemented in Thaltej namely 1,2, 37, 38 and 39 The draft T. P. S-1 and T. P. S-2 were sanctioned in the years 1981 and 1978 respectively The T.P.S-1 and T.P.S-2 were implemented in the year 1993 For the T. P. Schemes 37, 38 and 39, the preliminary drafts have been sanctioned but the final drafts have not yet been sanctioned.

the erstwhile village.

2001

Years

Map 5.2 Existing Land Use of Erstwhile Village of Thaltej

3.

Existing Situation Analysis 3.1.

Thaltej Revenue Village

Thaltej Revenue Village falls in three different zones namely R1, R2 and R3. Residential zone-I the density is 175 persons per hectare o Under an area of 176 hectares, the total proposed population for the R-1 zone is 30,800 personsThaltej Village showing R 1, 2 and 3 zones

R2 R1

As seen from the existing land use, a very small portion of the T. P. Schemes has been implemented so far. When the two maps are compared it is seen that development has not occurred the way theR3

T. P. Schemes were drafted. Large areas of land are either open or undeveloped. Hence there is immense potential in the area to grow.

Residential Zone II the density is 125 persons per hectare

KUSHAL JAIN [1004], MAULIK PANCHAL [1303], IMRAN MANSURI [1204], HARSH PANCHAL [1906], MANU NARENDRAN [1606], NIRAV PATEL [2606]

SBST. CEPT UNIVERSITY

3

VALUATION

TOWN PLANNING SCHEME: THALTEJ I , II

Assessment of all the Five T.P. Schemes of Thaltej Erstwhile VillageFor T.P Scheme 1 in As per TPS in Thaltej Commercial Residential(50%) Recreational(5%) Public Amenities(5%) Roads(15%) 33.17 Roads(15%) 17.8Roads 12.88%

For T.P Scheme 2 in As per TPS Thaltej Commercial Residential(50%) Recreational(5%) Public Amenities(5%) in hectares 7.86 64.59 4.32 5.43

3.2.

Existing Land-Use of th

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