development plan of mehsana, gujarat
Post on 12-Jul-2015
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Introducing Theme
Vision Statement
• Regional center
• Strong economy
• Quality of life
To strengthen the economy of Mehsana by building it as a regional center and provide its
people an upgraded quality of life
Regional study & Industrialization
• Theme’s demand..
• Defining region..
• How it is significant?
• And parameters to quantify its significance
• Outcomes – Migration & Role
• Industries in Mehsana
• Logistic facilities• Regional Market• Corporate Hospitality• Healthcare & Education
• Compete• Fill the gaps• Support
Regional study
3 roles for Mehsana in the region:
i.e. Provide service to the region through various sectors
Secondary sector
(Industries)
Study of industrialization in Mehsana
Region Economic Outcome
•Identification of economic activities
City Spatial Outcome
•Connectivity
•Landuse
•Densities
Planning interventions of two types
0.5km 1km 2km 3km
NExisting Image of Mehsana
Existing urban fabric& Evolution
Integrated
Cohesive
City core
Newer developments
Scattered
Disintegrated
Like creeper
Does not have a face
Residual Spaces
Parasite
Need to Stitch
Need for Transformation
To palanpur
To santalpur
To modhera
To bechrajiNeed for Unique fabric
To ahmedabadNeed for Order in Activity Allocation
To himmatnagar
Paths & edges
Lacks its own framework
To visnagar
Radhanpur sq
Modhera sq
Other city studies
• Physical & social infrastructure
• Transport
• Real estate – peri -urban
• Land suitability
• Wind direction & sun path
• Natural drainage
• Residential typology – FSI – Densities
• Commercial & industrial nodes
- Regional center- Efficient use of urban land- Cohesive city – integrated city – well linked- Quality of Life
SPACE
1. Modifying existing urbanstructure by improving theabsorptive capacity of the town.- redevelopment, redistribution of densities
and recycling of urban land- Establishing connectivity for guiding
development
2. Managing & regulating cityoutgrowth considering well beingof peri-urban gamtals.- Landuse & density regulations in peri-urban precincts
PEOPLE & ENVIRONMENT
1. Upgrading the social &physical infrastructure to improvethe quality of life of residents.- Overcoming existing deficits &accommodating demand for futuregrowth
2. Conserving environmentalsensitive areas and water toenhance environmentalsustainability.- Measures and regulations to encourage
rain water harvesting at household level- Conserving and augmenting existing
water bodies- Promoting industries and sectors that
are less water intensive
ECONOMY
1. To support diversified economicsectors to attract regional beneficiaries& investors for maintaining economicsecurity of the city (retail & wholesale,
Healthcare, Education & Corporate Hospitality)- Appropriately locating for regional connectivity- Enabling conditions for a business environment
that attracts investors.- Landuse segregation to minimize conflict.
2. Plan to support industrial activitieswith integrated logistic facilities, alongwith safeguarding residential &environmental sensitive areas.- Locating and interlinking transport nodes for
regional connectivity- Territorial planning to reduce residential –
industrial conflict
p l a n n i n g p r i n c i p l e s
o b j e c t i v e s & s t r a t e g i e s
Vision Statement
To strengthen the economy of Mehsana by building it as a regional center and provide its people an upgraded quality of life
- Regional center- Efficient use of urban land- Cohesive city – integrated city – well linked- Quality of Life
SPACE
1. Modifying existing urbanstructure by improving theabsorptive capacity of the town.- redevelopment, redistribution of densities
and recycling of urban land- Establishing connectivity for guiding
development
2. Managing & regulating cityoutgrowth considering well beingof peri-urban gamtals.- Landuse & density regulations in peri-urban precincts
PEOPLE & ENVIRONMENT
1. Upgrading the social &physical infrastructure to improvethe quality of life of residents.- Overcoming existing deficits &accommodating demand for futuregrowth
2. Conserving environmentalsensitive areas and water toenhance environmentalsustainability.- Measures and regulations to encourage
rain water harvesting at household level- Conserving and augmenting existing
water bodies- Promoting industries and sectors that
are less water intensive
ECONOMY
1. To support diversified economicsectors to attract regional beneficiaries& investors for maintaining economicsecurity of the city (retail & wholesale,
Healthcare, Education & Corporate Hospitality)- Appropriately locating for regional connectivity- Enabling conditions for a business environment
that attracts investors.- Landuse segregation to minimize conflict.
2. Plan to support industrial activitieswith integrated logistic facilities, alongwith safeguarding residential &environmental sensitive areas.- Locating and interlinking transport nodes for
regional connectivity- Territorial planning to reduce residential –
industrial conflict
p l a n n i n g p r i n c i p l e s
o b j e c t i v e s & s t r a t e g i e s
Planning area delineation
• Municipality boundary
• Planning boundary
• Village by village
– Peri-urban study
– Spatial growth (observational)
– No go areas (liability)
– Preliminary activity allocations (eg. Industries at NW)
• Area statement
Program brief
Structure plan
• Connectivity
• Activity allocation
– Newly identified activities
• Densities
Structure plan Development
0.5km 1km 2km 3km
N
• City core• River edge• Sectoral developments – SW-NE• Confined by Radials, Railway lines
& River
0.5km 1km 2km 3km
N • Establishing inter-connection between sectors & within sectors
Structure plan Development
0.5km 1km 2km 3km
N • Predominant landuse segregation sectorally
Structure plan Development
0.5km 1km 2km 3km
N
• Graduating landuse• Appropriate location along with
inter-linkages amongst landuses
Structure plan Development
`
Road connectivity
To guide development & increase efficiency in use of land
Sector level roads
Inner rings
Fills voids
Outer ring
Connects all important
radials
Integrates city
0.5km 1km 2km 3km
N
Structure plan – Connectivity
Radhanpursq..
To Modhera
To Bechraji
To Ahmedabad
To Palanpur
To Himmatnagar
Modhera sq.
Outer ring
Inner ring
Sector roads
Existing major roads
Municipality boundary
Planning boundary
LEGEND
Corporate Hospitality
Existing major roads
Municipality boundary
Planning boundary
`
0
0.5km 1km 2km 3km
4kmN
Structure plan
Radhanpursq..
To Modhera
To Bechraji
To Ahmedabad
To Palanpur
To Himmatnagar
Modhera sq.
Industrial
Residential Zone 1
Residential Zone 2
Agricultur ezone
RAH Zone
Gamtal
Gamtal extension
PSP
Commercial
Knowledge Zone
Recreational
Conservation zone
Water body
Outer ring
Inner ring
Sector roads
LEGEND
Corporate Hospitality
Existing major roads
Municipality boundary
Planning boundary
`
0
0.5km 1km 2km 3km
4kmN
Structure plan
Radhanpursq..
To Modhera
To Bechraji
To Ahmedabad
To Palanpur
To Himmatnagar
Modhera sq.
Industrial
Residential Zone 1
Residential Zone 2
Agricultur ezone
RAH Zone
Gamtal
Gamtal extension
PSP
Commercial
Knowledge Zone
Recreational
Conservation zone
Water body
Outer ring
Inner ring
Sector roads
LEGEND
Air polluting industries:• Wind direction – SW• Low land prices• Regional connectivity• Min. landuse conflicts• Access to transport modes
Logistic facilities:• Palanpur – Mehsana DFC• Multi-modal opportunities• Low land prices• Extended outer ring• Road connectivity to
region & ports• Green field requirement
Corporate Hospitality
Existing major roads
Municipality boundary
Planning boundary
`
0
0.5km 1km 2km 3km
4kmN
Structure plan
Radhanpursq..
To Modhera
To Bechraji
To Ahmedabad
To Palanpur
To Himmatnagar
Modhera sq.
Industrial
Residential Zone 1
Residential Zone 2
Agricultur ezone
RAH Zone
Gamtal
Gamtal extension
PSP
Commercial
Knowledge Zone
Recreational
Conservation zone
Water body
Outer ring
Inner ring
Sector roads
LEGEND
Water polluting industries:• Downstream of khari river• Existing infra. – GIDC
estate• Least landuse conflicts• Buffer along khari supports• Connectivity to bypass• Isolated sector from city• Provisions for worker
housing
Corporate Hospitality
Existing major roads
Municipality boundary
Planning boundary
`
0
0.5km 1km 2km 3km
4kmN
Structure plan
Radhanpursq..
To Modhera
To Bechraji
To Ahmedabad
To Palanpur
To Himmatnagar
Modhera sq.
Industrial
Residential Zone 1
Residential Zone 2
Agricultur ezone
RAH Zone
Gamtal
Gamtal extension
PSP
Commercial
Knowledge Zone
Recreational
Conservation zone
Water body
Outer ring
Inner ring
Sector roads
LEGEND
New Residential hub west:• Existing spatial growth• Sector development• Linear recreational spaces• Neighborhoods
Corporate Hospitality
Existing major roads
Municipality boundary
Planning boundary
`
0
0.5km 1km 2km 3km
4kmN
Structure plan
Radhanpursq..
To Modhera
To Bechraji
To Ahmedabad
To Palanpur
To Himmatnagar
Modhera sq.
Industrial
Residential Zone 1
Residential Zone 2
Agricultur ezone
RAH Zone
Gamtal
Gamtal extension
PSP
Commercial
Knowledge Zone
Recreational
Conservation zone
Water body
Outer ring
Inner ring
Sector roads
LEGEND
Regional market:• Retail, wholesale, offices• Green field requirement• Regular chunk of land• For urban designers and
architects to create the business environments that attract investors
• Connection with CBD• Connection with outer ring• Inner ring connects to city• Coupled with recreational
zones to achieve the env.• Huge residential base in
the neighborhood• Graduates from SW-NE
Corporate Hospitality
Existing major roads
Municipality boundary
Planning boundary
`
0
0.5km 1km 2km 3km
4kmN
Structure plan
Radhanpursq..
To Modhera
To Bechraji
To Ahmedabad
To Palanpur
To Himmatnagar
Modhera sq.
Industrial
Residential Zone 1
Residential Zone 2
Agricultur ezone
RAH Zone
Gamtal
Gamtal extension
PSP
Commercial
Knowledge Zone
Recreational
Conservation zone
Water body
Outer ring
Inner ring
Sector roads
LEGEND
Corporate hospitality:• Hotels, convention centers,
exhibition halls, expos, trade fair, art galleries etc
• Graduates from regional market to form a business center as a whole
• Green field• Proximity to air strip &
industrial zone• Bypass connectivity• Existing hotels on palanpur
highway
Corporate Hospitality
Existing major roads
Municipality boundary
Planning boundary
`
0
0.5km 1km 2km 3km
4kmN
Structure plan
Radhanpursq..
To Modhera
To Bechraji
To Ahmedabad
To Palanpur
To Himmatnagar
Modhera sq.
Industrial
Residential Zone 1
Residential Zone 2
Agricultur ezone
RAH Zone
Gamtal
Gamtal extension
PSP
Commercial
Knowledge Zone
Recreational
Conservation zone
Water body
Outer ring
Inner ring
Sector roads
LEGEND
Relocating Air strip:• Single ownership• Conflicting landuse• No inter-relation with
context• Imposes height restrictions• As an airport could serve
rising demands in region • Palodar:• Air-funnel falls out of
developable areas• SW location supports
recommended alignment & idea of expansion
• Compliments logistic facilities for cargo services
• Mehsana provides corporate hospitality regionally
Corporate Hospitality
Existing major roads
Municipality boundary
Planning boundary
`
0
0.5km 1km 2km 3km
4kmN
Structure plan
Radhanpursq..
To Modhera
To Bechraji
To Ahmedabad
To Palanpur
To Himmatnagar
Modhera sq.
Industrial
Residential Zone 1
Residential Zone 2
Agricultur ezone
RAH Zone
Gamtal
Gamtal extension
PSP
Commercial
Knowledge Zone
Recreational
Conservation zone
Water body
Outer ring
Inner ring
Sector roads
LEGEND
CBD:• Economy survey shows
highest employment• Highway - Catalyst for
growth• Linear expansion along
highway• 200mtrs on both sides of
the highway• Abutting 54 mtr state
highway
Corporate Hospitality
Existing major roads
Municipality boundary
Planning boundary
`
0
0.5km 1km 2km 3km
4kmN
Structure plan
Radhanpursq..
To Modhera
To Bechraji
To Ahmedabad
To Palanpur
To Himmatnagar
Modhera sq.
Industrial
Residential Zone 1
Residential Zone 2
Agricultur ezone
RAH Zone
Gamtal
Gamtal extension
PSP
Commercial
Knowledge Zone
Recreational
Conservation zone
Water body
Outer ring
Inner ring
Sector roads
LEGEND
New Residential hub east:• Latest residential
developments at Visnagarhighway.
• High rate of NA conversions
Corporate Hospitality
Existing major roads
Municipality boundary
Planning boundary
`
0
0.5km 1km 2km 3km
4kmN
Structure plan
Radhanpursq..
To Modhera
To Bechraji
To Ahmedabad
To Palanpur
To Himmatnagar
Modhera sq.
Industrial
Residential Zone 1
Residential Zone 2
Agricultur ezone
RAH Zone
Gamtal
Gamtal extension
PSP
Commercial
Knowledge Zone
Recreational
Conservation zone
Water body
Outer ring
Inner ring
Sector roads
LEGEND
New commercial node east:• Linear development along
inner ring & visnagarhighway
• Serve the new resi. Zone east
• Multi nuclie• Foster development
around
Corporate Hospitality
Existing major roads
Municipality boundary
Planning boundary
`
0
0.5km 1km 2km 3km
4kmN
Structure plan
Radhanpursq..
To Modhera
To Bechraji
To Ahmedabad
To Palanpur
To Himmatnagar
Modhera sq.
Industrial
Residential Zone 1
Residential Zone 2
Agricultur ezone
RAH Zone
Gamtal
Gamtal extension
PSP
Commercial
Knowledge Zone
Recreational
Conservation zone
Water body
Outer ring
Inner ring
Sector roads
LEGEND
Green networking:• Large regular chunks
connected with liner space along stream
• Increases perimeter and hence accessibility
Corporate Hospitality
Existing major roads
Municipality boundary
Planning boundary
`
0
0.5km 1km 2km 3km
4kmN
Structure plan
Radhanpursq..
To Modhera
To Bechraji
To Ahmedabad
To Palanpur
To Himmatnagar
Modhera sq.
Industrial
Residential Zone 1
Residential Zone 2
Agricultur ezone
RAH Zone
Gamtal
Gamtal extension
PSP
Commercial
Knowledge Zone
Recreational
Conservation zone
Water body
Outer ring
Inner ring
Sector roads
LEGEND
City wide recreation:• Backyard of city center• Utilizing water body• River front road coupled
with it that connects eastern and western city to the space
Corporate Hospitality
Existing major roads
Municipality boundary
Planning boundary
`
0
0.5km 1km 2km 3km
4kmN
Structure plan
Radhanpursq..
To Modhera
To Bechraji
To Ahmedabad
To Palanpur
To Himmatnagar
Modhera sq.
Industrial
Residential Zone 1
Residential Zone 2
Agricultur ezone
RAH Zone
Gamtal
Gamtal extension
PSP
Commercial
Knowledge Zone
Recreational
Conservation zone
Water body
Outer ring
Inner ring
Sector roads
LEGEND
Knowledge zone:• Libraries, research centers,
universities, schools, colleges, healthcare
• Proximity to city center• Silent zone – less
developments around• Coupled with city wide
recreational space• Proposed road network to
connect to the city• Can be accessed through
inner ring
Corporate Hospitality
Existing major roads
Municipality boundary
Planning boundary
`
0
0.5km 1km 2km 3km
4kmN
Structure plan
Radhanpursq..
To Modhera
To Bechraji
To Ahmedabad
To Palanpur
To Himmatnagar
Modhera sq.
Industrial
Residential Zone 1
Residential Zone 2
Agricultur ezone
RAH Zone
Gamtal
Gamtal extension
PSP
Commercial
Knowledge Zone
Recreational
Conservation zone
Water body
Outer ring
Inner ring
Sector roads
LEGEND
Residential Affordable housing:• To serve labor demand for
industries around
Corporate Hospitality
Existing major roads
Municipality boundary
Planning boundary
`
0
0.5km 1km 2km 3km
4kmN
Structure plan
Radhanpursq..
To Modhera
To Bechraji
To Ahmedabad
To Palanpur
To Himmatnagar
Modhera sq.
Industrial
Residential Zone 1
Residential Zone 2
Agricultur ezone
RAH Zone
Gamtal
Gamtal extension
PSP
Commercial
Knowledge Zone
Recreational
Conservation zone
Water body
Outer ring
Inner ring
Sector roads
LEGEND
Conservation zone along khaririver:• Compulsory vegetation
buffer• No development zone• Private property• Owners compensated by
TDR
Corporate Hospitality
Existing major roads
Municipality boundary
Planning boundary
`
0
0.5km 1km 2km 3km
4kmN
Structure plan
Radhanpursq..
To Modhera
To Bechraji
To Ahmedabad
To Palanpur
To Himmatnagar
Modhera sq.
Industrial
Residential Zone 1
Residential Zone 2
Agricultur ezone
RAH Zone
Gamtal
Gamtal extension
PSP
Commercial
Knowledge Zone
Recreational
Conservation zone
Water body
Outer ring
Inner ring
Sector roads
LEGEND
Peri-urban buffers:• To safeguard periurban
villages from ill effects of development.
• Measures- gamtal buffer, R2 zone (low density residential with only neighborhood level commercial)
Agriculture zone:• To promote agriculture as
the predominant activity• Farmhouse development• Safeguard villages
Detailed land use zoning
Estimation & costing (capital)
• Land (assuming all by land acquisition)
• Infrastructure
Land management & Financing Mechanisms
• DP projects through TP Schemes to the extent possible
• Infrastructure development from Betterment charges collected from TP schemes
• Land banks
• Grants from center & State
• Compensating through TDR
Thank you…
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