Local Area Planning in Ahmedabad

Transforming Ahmedabads City Center
Using Planning and Infrastructure Development to Refurbish Our Cities
Ahmedabad Urban Development Authority - AUDA

Ahmedabad Municipal Corporation AMC
Bimal Patel, HCP Ahmedabad, 25th June 2015
Ahmedabad
Ahmedabad 5 million people

300 sq. km.
20 km
Modern Ahmedabad's City Center
Modern Ahmedabads City Center
Ellis Bridge
Nehru Bridge
Ashram Road
Gandhi Bridge
Ashram Road
Sardar Patel Stadium
Low FSI limits have restricted the size of buildings
Many old buildings are small and rundown
Many new buildings are small and lackluster
The street network is sparse; many streets are narrow
Area under public domain (streets) = 22%
Streets are not pedestrian friendly
The area has inadequate infrastructure
Ahmedabad does not have a city center to be

proud of
To promote the development of its city center

Ahmedabad has been strengthening its public
transport network
Metro and BRTS Networks, Ahmedabad

Average time to access
CBD by BRTS
= 30 min. (approx)
Average time to access
CBD by Private Vehicle
= 35 min. (approx)
To promote the development of its city center

Ahmedabad has also increased FSI in the area
Ahmedabads City Center - Development Plan 2012
Mixed use zone

FSI (plot): 5.4
(increased)
More detailed plan
(LAP)
Byelaws further
simplified
The challenge is to ensure that increasing FSI

does not lead to stressed infrastructure, more
congestion and lower productivity
How do AUDA and AMC plan to manage this

transformation?
Establishing a blank slate
building a new grid of streets
and then build a gleaming new CBD?
The plan should:

1.
2.
3.
4.
5.
Respect property rights

Widely be considered to be fair and desirable
Be financially viable for developers
Be financially viable for development authority
Be legally implementable
AUDA and AMCs plan for transforming

Ahmedabads city center
1. Improving the street network and walkability

2. Increasing land area in the public domain
3. Simplifying byelaws and regulating development
4. Ensuring harmonious development
5. Raising resources for building infrastructure
6. Building smart infrastructure
7. Building pedestrian friendly streets
8. Increasing green cover in the public domain
9. Preparing a detailed statutory plan/regulations
10.Visualizing incremental changes
11.Involving the public

Existing street network
No of existing blocks 31
Average Perimeter = 743m
Existing street network
Existing Development
New street and street widening proposals

New Streets to be appropriated
when plot is redeveloped
Proposed Block
Future plot configuration
Wide setback along central spine (Ashram Road)

Carefully considered setback along Ashram Road
Narrower setback along other streets

Carefully considered setback along other streets
All roadside setbacks to be appropriated to expand public realm

6m Setback Along other streets
9m Setback Along Ashram Road
All roadside setbacks to be appropriated to expand public realm

Setback to be appropriated when plot is redeveloped
The effect of adding streets and appropriating setbacks

No. of proposed blocks - 76
No. of proposed blocks - 76


Setbacks between plots

6m setbacks between plots
Setbacks between plots not to be appropriated

6m setbacks between plots
Entire remaining area can be built upon

Full Coverage
Maximum permissible height 86m (as per airport authority)

defines the development envelope
Possible building development envelope is larger than permitted

size of building

A mandatory build-to line along Ashram Road
A mandatory arcade along Ashram Road

Current FSI 1.8 available as a matter of right
Additional FSI up to 5.4 available for a fee
Transfer of development rights within CBD

Existing Building to be retained
Existing Building retained

Building Smart Infrastructure
Communication
Electricals
Storm water drainage
Sewerage
Water supply

Building Smart Infrastructure
Increasing Green Cover in Public Domain
Existing green coverage for Ahmedabad CBD West 20%
Proposed green coverage for Ahmedabad CBD West Additional 6.14% (on SRFD) + 24% (on-street) = 30%
The final outcome
Ahmedabads City Center Today
Existing
FSI (Plot)
1.8
FSI (Gross)
1.00
Total Built Floor Space (sq.m)
12,75,000
Population
85,000
Public Domain (Streets)
22%
Number of Blocks
31
Average Block Perimeter
743m
Green Cover in Public Domain
6%
Ahmedabads City Centre After A Couple of Decades
Existing
Future
FSI (Plot)
1.8
5.4
FSI (Gross)
1.00
5.00
Total Built Floor Space (sq.m)
12,75,000
54,00,000
Population
85,000
2,00,000
Public Domain (Streets)
22%
40%
Number of Blocks
31
76
Average Block Perimeter
743m
416m
Green Cover in Public Domain
6%
30%
CBD From Air Night View
CBD at Street Level - Arriving at the CBD
Arcade
Sabarmati River from the CBD
CBD on Kite Flying Day

Detailed Plan
A. Key Map showing Part Plan Areas and Number
1. Detailed Physical Survey
3. ROW Types Notified ROW & Future ROW
5. Permissible Building Footprint & Margins


Thank you
HCP Design Planning and Management Pvt. Ltd.

Paritosh, Usmanpura, Ahmedabad 380013
www.hcp.co.in

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Transforming Ahmedabads City Center

Using Planning and Infrastructure Development to Refurbish Our Cities

Ahmedabad Urban Development Authority - AUDA

Bimal Patel, HCP Ahmedabad, 25th June 2015

Ahmedabad 5 million people

Modern Ahmedabad's City Center

Modern Ahmedabads City Center

Sardar Patel Stadium

Low FSI limits have restricted the size of buildings

Many old buildings are small and rundown

Many new buildings are small and lackluster

The street network is sparse; many streets are narrow

Area under public domain (streets) = 22%

Streets are not pedestrian friendly

The area has inadequate infrastructure

Ahmedabad does not have a city center to be

To promote the development of its city center

Metro and BRTS Networks, Ahmedabad

To promote the development of its city center

Ahmedabads City Center - Development Plan 2012

Mixed use zone

The challenge is to ensure that increasing FSI

How do AUDA and AMC plan to manage this

Establishing a blank slate

building a new grid of streets

and then build a gleaming new CBD?

The plan should:

Respect property rights

AUDA and AMCs plan for transforming

1. Improving the street network and walkability

1. Improving the street network and walkability

Existing street network

Existing street network

New street and street widening proposals

Future plot configuration

Wide setback along central spine (Ashram Road)

Narrower setback along other streets

All roadside setbacks to be appropriated to expand public realm

9m Setback Along Ashram Road

All roadside setbacks to be appropriated to expand public realm

The effect of adding streets and appropriating setbacks

No. of proposed blocks - 76

1. Improving the street network and walkability

Setbacks between plots

Setbacks between plots not to be appropriated

Entire remaining area can be built upon

Maximum permissible height 86m (as per airport authority)

Possible building development envelope is larger than permitted

1. Improving the street network and walkability

A mandatory build-to line along Ashram Road

A mandatory arcade along Ashram Road

1. Improving the street network and walkability

Current FSI 1.8 available as a matter of right

Additional FSI up to 5.4 available for a fee

Transfer of development rights within CBD

Existing Building retained

1. Improving the street network and walkability

Building Smart Infrastructure

Storm water drainage