: EDGE TO SUBURBIA Understanding the City Studio 2018

NIKITA DOSHI

PG180604 Monsoon Semester Master in Urban Design Faculty of Planning CEPT UNIVERSITY PREFACE

The portfolio summarizes a detailed study of Bopal pre- cinct located in the western area of the city. It analyses the key elements of the city such as urban form, land characteristics, transport, public amenities and socio- economic aspects, including choices and behavior.

The study identifies the elements that contribute to the predominant ‘’suburban’’ character of Bopal lying on the AMC ‘‘edge’’ through photographic mapping, on- field surveys and documentation. Growth and develop- ment in city has affected many surrounding villages. Rapid urbanization creates pressure on urban core resulting in the spill out areas outside the city limits characterized as ‘‘fringe zone’’.

The concept of Suburbanisation, as outward growth of development observed mainly along the fringe zone of a larger urban agglomeration is therefore justified in the case of Bopal. Its low real estate value,availability of land and upcoming development has triggered a shift of population from central urban core towards the city edge creating an urban sprawl. Also the functioning of Sardar Patel Ring Road and improved connectivity through BRTS has triggered growth of the precinct from an urban sprawl edge to a developing suburb.

Bopal is defined by a residential low density character. The purpose of this portfolio is therefore to review the precinct through its land characteristics, street scape, built-form and socio economic environment in order to understand its character and draw inferences based on analysis from the background study, fieldwork and as- sessment defining the “Suburban Edge” of Bopal.

Understanding the City Studio 2018 2 CONTENTS

1 PRECINCT CHARACTER 2 HISTORY & EVOLUTION 3 LAND CHARACTERISTICS 4 STREETSCAPE

5 BUILTFORM & DENSITY 6 HOUSING & POPULATION 7 TRAVEL BEHAVIOUR 8 JOBS

9 PUBLIC REALM 10 CONCLUSION

Understanding the City Studio 2018 3 1 PRECINCT CHARACTER The city of Ahmedabad, divided by the into two distinct eastern and western regions has experienced trans- formation since the 14th century. The development has been result of various physical and socio-economic parameters. The built-open percentage as shown, therefore signifies the intensity of development of the respective precinct. 16% 39% 26% BOPAL Location of the precinct plays a major role in the process of development. As Ahmedabad has developed radially, simi- lar pattern of development is observed in the precincts from west to east. Bopal is 12-15km away from Sabarmati and 15- 25km away from the eastern precincts of Ahmedabad. There- fore, lying on the extreme western edge of the AMC bound- ary it is only 16% built as compared to Vastrapur, Paldi and which are 25-40% built.

The urbanised precincts are mainly situated along major ar- terial roads. Therefore connectivity also triggers faster growth of a precinct.Therefore Bopal’s edge along the Sardar Patel 31% 48% 37% Ring Road acts a s a catalyst in its process of development MANINAGAR from rural to a suburban precinct. Hence one can conclude that: ‘‘BOPAL IS AN UNDER-DEVELOPED PRECINCT WITH MAJOR SCOPE OF FUTURE DEVELOPEMT DUE TO ITS LOCATION AND S.P.Ring Road CONNECTIVITY’’ 132ft Ring Road

VASTRAPUR 8 km NARODA BOPAL 120ft Ring Road 25 km C.G. Road PALDI Also in order to further decipher the ‘‘Physical environment’’ 12 km of the precinct and understand its growth pattern, it is import- ODHAV ant to study the following key characteristics explained in the 23 km following chapters:

- HISTORY MANINAGAR - LAND CHARACTERISTICS 17 km - CONNECTIVITY & STREETSCAPE - BUILTFORM AMC Boundary

Understanding the City Studio - 2018 4 2 HISTORY & EVOLUTION

2003 2008 2012 2014 2018

Migration due to 2001 earthquake. 1st Phase of Sardar Patel Ring Bopal Lake restoration by AUDA BRTS extended to Bopal-Ghuma. Bopal & Ghuma merged to form a Land use change, agriculture plots Road Connectivity to business hubs. Municipality in 2015. to NA plots and residential devel- Higher residential demand. opment under ULCRA. AUDA jurisdiction in 2008 and 2011.

Above determinants have triggered the growth of the precinct. Change in land characteristics and improved connectivity through Sardar Patel Ring Road and BRTS have majorly attract- ed the population towards the edge. The lake restoration has helped Bopal develop an identity. The merging of Bopal-Ghuma to form Nagarpalika signifies its transition from a rural to a peri-urban precinct.

Understanding the City Studio - 2018 5 3 LAND CHARACTERISTICS Residential According to the land use study of Bopal, 46% land is under 46% residential use. Gamtal also being residential covers 5% of the LANDUSE % total landuse of the precinct. Bopal not being a part of ex- tended AMC boundary enjoys low taxes in property therefore encouraging developers. Even in absence of infrastructure, developers prefer Bopal for low land prices, availability of la- bour, low-cost plan sanctioning, liberty in development etc. Commercial,institutional, religious and utility landuse is com- Vacant paratively very less, ranging from1-3% only. 25% According to overall observation, Bopal is 57% built, 18% open which comprises of pasture lands, water bodies and roads and 25% vacant. Therefore observing the development pat- Roads tern of Bopal it can be concluded that: 9% Waterbody Gamtal

‘‘BOPAL IS PREDOMINANTLY RESIDENTIAL WITH 25% VACANT Institutional

Open space 6% Commercial LAND AVAILABLE FOR DEVELOPMENT. IT MAY FURTHER DEVEL- Religious & Utility 5% 3% OP AS RESIDENTIAL SUBURB IN FUTURE ACCORDING TO ITS CUR- 1% 1% 3% RENT PATTERN OF TRANSFORMATION.’’ Landuse Map

57% BUILT

18% OPEN VACANT 25%

Land development Map Scale in Meters N 0 50 100 200 Understanding the City Studio - 2018 6 Due to rapid urbanisation of the urban core, Bopal in the fringe zone has observed landuse evolution from 1983. In 1982 75% land use changed due to industrial setup by Inductotherm Group. Under Urban Land Ceiling Regulation, many landlords sold their land to developers for profits. Therefore majority of the land is under private ownership. AUDA and Ngarpalika have 21% land ownership for development of public infra- structure. Bopal has rich institutional infrastructure owned by

LAND OWNERSHIP % private owners, Nagarpalika and community Trusts.

DUE TO HIGH PRIVATE OWNERSHIP RATIO, DEVELOPERS ARE PLAYING A CRUCIAL ROLE IN DEVELOPMENT OF THE PRECINCT. 13%

Legend: Private AUDA Nagarpalika Trust Private 8% Residential Waterbody Waterbody Institutional AUDA Commercial Openspace Institutional 1% Nagarpalika Institutional Vacant Religious & Vacant utility Trust Land Ownership Map

Majority of the precinct, around 45% lies in the minimum range of Jantri rate, around rupees 11500/- per sq.m. Urban forms with low Jantri rate are densely developed compared to land with higher Jantri rate. As per the map, the rates are observed to be higher towards 45% the south of the precinct due to proximity to arterial road JANTRI RATE % (Bopal-Ghuma road and Sardar Patel Ring road). Therefore Comparison with the footprint correlation between Jantri rate and road connectivity is im- portant to understand because - Rapid development 38% High Density THE LAND AROUND ARTERIAL ROADS HOLD HIGH POTENTIAL FOR TRANSIT ORIENTED DEVELOPMENT RESULTING IN HIGHER Average development JANTRI RATES. Medium Density

Scattered development Low Density Minimum Average Maximum 17% Jantri rate Legend (In rupees per sq.m) A - 11500 - 12250 11500 12250 14750 B - 12250 - 13750 C - 13750 - 14750 Jantri rate Map Scale in Meters N A B C 0 50 100 200 (In Rupees) Understanding the City Studio 2018 7 Following are the Jantri rates Understanding Connectivity (In rupees per sq.m) in North A and South bopal along their as determinant for Jantri rate Railway Track Road Ring Patel Sardar respective arterial roads: Precinct A As per the Jantri Document, the rates are higher on plots abut- C ting wider roads and commercials plots. The graphic showing Minimum 11500-12250/- all four precincts in Bopal justifies the influence of arterial roads B on Jantri rates. Higher rates are observed along the highlight- Maximum ed roads as compared to the whole precinct. 13750-14750/- The market land value is 3-5 times higher than the average Bopal-Ghuma 18m wide Chocolate road jantri rates. Road Ambli Road Comparing Bopal to other parts of Ahmedabad, it behaves South Bopal Road as an outlier even with the proximity to Sardar Patel Ring road. D Therefore inspite of better road connectivity , its location on the outskirts results in its low land value. But the scenario might be different in future as Bopal is transforming into a develop- ing suburb due to its connectivity by Sardar Patel Ring road. Precinct B

Apart from connectivity, other parameters like land use, build- Minimum ing typologies and quality of neighborhood along withso- 11750-12250/- cio-economic characteristics also play a key role. Therefore Road Connectivity of Bopal N Maximum Vastrapur and Naroda have high Jantri rate due to more 15750-18000/- commercial landuse, whereas Odhav inspite of proximity to 18m wide Chocolate road arterial road has low Jantri rate due to industrial land use. Therefore, further chapters showcase detailed study of these parameters.

Precinct C

Minimum 12250-12500/- Maximum 14750-15750/- 30m wide Bopal-Ghuma road 60m wide Sardar Patel Ring Road Note: The above graph is an outcome of team analysis (author being a part of the team)

S.P.Ring Road 132ft Ring Road

BOPAL 120ft Ring Precinct D VASTRAPUR NARODA Road C.G. Road Minimum PALDI 12 km 14250-14750/- ODHAV Maximum 15750-18000/- MANINAGAR 18m wide South Bopal road AMC Boundary 60m wide Sardar Patel Ring N Map of Ahmedabad City Road Understanding the City Studio 2018 8 Tracing the transformation of road network Rate of development is observed to be slow, but after 2010 there was influx in population with high residential demand due to effecient connectivity and accessibility to business hubs like Sanand, Prahaladnagar etc. through Sardar Patel Ring road and BRTS service.

‘‘THEREFORE ALONG WITH REAL ESTATE DEVELOPMENT DUE TO INFLUX IN POPULATION, STREETSCAPE ALSO DEVELOPED SIMUL- TANEOUSLY IN CASE OF BOPAL.‘‘

Hence further chapter studies streetscape of the precinct fol- lowed by its built form. 2003 2008 2012 2018

Road network 9% of total landuse is under roads 2% 3% 5% 9%

Migration 1st Phase of Sardar Patel Low land value encouraged Better infrastructure after for- Determinants Ring Road in 2004 increased developers. New planned mation of Nagarpalika. the residential demand housing schemes came up. BRTS connectivity Influx of population. Higher rate of residential de- velopment Builtform 16% of total precinct is built.

5% 7% 11% 16% Understanding the City Studio 2018 9 Connectivity demographics: 4 Total Street density = 150m/ha STREETSCAPE Connected Node Ratio = 0.82 The urban blocks in Bopal are larger, therefore optimum road Link Node Ratio = 1.8 network is necessary for faster mobilty. The variation in the block sizes are due to land use and street character (pub- lic or private access), as larger blocks are residential (private Legends: societies) or institutions that deny public access. But the pub- No.of arms lic verses private road ratio is good allowing faster movability 1 within the precinct. However, higher road density is expected with high popula- 3 tion density but in case of Bopal, the network is fairly devel- oped but population density is low due to its location. But as 4 observed in the evolution pattern of Bopal, one can conclude Street hierarchy in meters that- Level 1 (>6m) THE BUILTFORM DIRECTLY INFLUENCES THE STREETSCAPE. Level 2 (6m - 12m) Densely developed areas are well connected by public as Level 3 (12m - 18m) well as private roads. Underdeveloped and vacant land have poor road connectivity The road network in future will Internal (Private streets) improve with development of these vacant plots. Road hierarchy and network Map

Minimum Average Maximum 0.2 ha 6 ha 14.5ha

Total No. of Blocks : 25

4% 47% 21%

Legends: Block areas in hectares > 2 ha

2 - 4.5 ha 28% 4.5 - 7 ha Percentage of area covered 7 - 14.5 ha by different block size range Urban block area map Scale in Meters N 0 50 100 200 Understanding the City Studio - 2018 10 The precinct still holds rural character reflected in its streets- cape. The area lacks well paved footpaths and landscape Street Character niches that would help beautify the streets. But, many streets are banked by trees on both sides too. The shoulder widths of the carriageway is used either by parking, hawkers, and com- mercial shops or by vegetation, garbage and cattle. Street Lights are observed at a regular distance of 30m but most of them are out of service. Therefore, dark roads post evening leaves the area devoid of pedestrian activities.The Gamtals depict a compact yet social street character. The streets are sunny through the day as the buildings heights are not high. The street network in the night needs to improve to engage SECTION AA’ SECTION BB’ the residents in social interactions as well as add a sense of security to the area.

The street character as observed in the precinct can now be ‘‘The BUILTFORM affects the street character’’ related to the builtform in order to understand the intensity of development in the next chapter.

One side parking > 1.5m 3 - 4.5m Two side parking 1.5 - 3m Internal road

B

B’ A’

A

Street parking Shoulder width of the street Proposed road in the TP Scheme Scale in Meters N 0 50 100 200 Understanding the City Studio 2018 11 5 BUILTFORM As compared to other precincts in ahmedabd Bopal is only 16% only which signifies low population density in Bopal which is reflected in the building typologies. The remaining 84%is under roads, vacant plots, open spaces and water bodies. Bopal predominantly being residential, the precinct observes distinctive typologies. These typologies can be categorised as bungalows, rowhouses, semi-detached units, apartments, mixed-use and gamtals. Builtform in Bopal varies from ground structure,G+1 to maximum of G+10. The precinct may expe- rience rise in construction of midrise due to its rising popu- lation and real estate demands. 45% of the land in Bopal is residential, but commercial and mixed use activities can be observed along the main road joining Bopal to the BRTS Cor- ridor. The mixed use quality of this road encourages activities and commerce for the precinct. The current influx of popula- tion along with its connectivity benefits may act as catalyst for further development in the precinct. 16% BUILT 84% OPEN

Built-open map Scale in Meters N Built-open percentage 0 50 100 200

PLANNED SCARCE ORGANIC MIXED USE APARTMENT DETACHED GAMTAL ROWHOUSE SEMI-DETACHED APARTMENT ROWHOUSE DETACHED Understanding the City Studio - 2018 12 South Bopal has predominantly detached and apartment typology because of high residential demand due to its effe- A Railway Track Road Ring Patel Sardar cient connectivity. In contrast, North Bopal (Precinct A) has higher dwelling units in gamtal followed by semi-detached and detached. All the typologies are predominantly low rise C therefore Bopal has low person per hectare values. But since B the population influx is observed in recent years, population density will observe a rising trend in future resulting in more Bopal-Ghuma Road suburbanisation Ambli Road Plot densities are higher in smaller plots due to the builtform South Bopal Road e.g. Apartments are built on smaller plots but cater to high D 63% Residential 36% Residential 72% Residential population density whereas gamtal which is spread over a larger plot also is densely populated. FSI therefore plays a key Detached Typology Detached Typology Apartment Typology 60% 60% 71% role in shaping the development of the precincts . Hence, 83% G+1 80% G+1 84% G+1 understanding the builtform in terms of ground coverage, FSI N and built up area becomes important. 198 pph 213 pph 171 pph

1% Apartment 1% 8% 8% 16% 66% 88% 11% 1% >250 Mixed use Rowhouse Bungalow Semi-detached Gamtal G+1 G+2 to G+4 G+5 to G+6 250-500 Dwelling units/ha : 56 du/ha 500-1000 1000-1500 Population Density : 123 pph Above 1500

Building use Building height Population Density in PPH Scale in Meters N 0 50 100 200

Understanding the City Studio 2018 13 Builtform & Per capita space BOPAL SABARMATI RANIP VASTRAPUR PALDI consumption

Plot density comparison reflects the built form and standard of living. Studying the per capita residential floor space helps to justify the same.

PALDI MANINAGAR RAKHIAL NARODA NARODA ODHAV Graph 1 Built foot print range 15-25% Bopal being a peri-urban precinct has low population density compared to Thaltej which is more towards the centre and hence more urbanised.

Built foot print range 25-35% Paldi has high density typology as compared to Ranip and Maninagar due to predominant apartment typology. Maninagar is predominantly residential achieveing higher density compared to Ranip because of the precinct under- going redevelopment and consuming more FSI.

Built foot print range 35-45% Graph 1 Graph 2 Vastrapur contains high population density due to apartment The built versus open map shows intensity of development, Per capita residential floor space (PCRFS) has been com- typology compared to Nava Vadaj which is predominant- in some cases the typloploy of buidlings can be observed. pared to the population density in each precinct. ly semi-detached typology. This can be further observed in Precincts have been categorised into 4 ranges depending landuse inferences of all precincts. on their built percentage and the respective observations are made. Built foot print range 45-50% Rakhial is predominantly industrial with very low population 15%-25% 25%-35% 35%-45% 45%-50% West(Periphery) Centre East(Periphery) density compared to Odhav which is also industrial but has slums leading to high population density. 800 800 50

Graph 2 700 700 45 As Bopal is still on developing phase, the per capita space 40 consumption is quite habitable due to availability of space 600 600 and low property prices. Apartments observe 26 sq.m per 35 capita space consumption while per capita space in gam- 500 500 30 tals is 11 sq.m. 400 400 25 Also new upscale developments in the periphery of the city near major roads may show future increse in population den- 300 300 20 sity. 15 Industrial zones like Odhav have very low PCRFS with workers 200 200 10 living in congested slum housing. Due to the growing pressure 100 100 on land in the walled city, residential developments started 5 in the west. There are more industrial land uses in the eastern 0 0 0 PCRFS part of Ahmedabad, while Torrent Power Plant in Sabarmati is the only industrial area in West. Paldi Paldi Ranip Bopal Ranip Bopal Thaltej Thaltej Paldi 1 Paldi 2 Odhav Rakhial Odhav Rakhial Naroda Naroda Vastrapur Naroda 1 Naroda 2 Vastrapur Sabarmati Sabarmati Maninagar Maninagar Nava Vadaj Nava Vadej Population per hectare (pph) Built % Population per hectare/ Population density Per Capita Residential Floor Space (PCRFS)

Understanding the City Studio 2018 14 Builtform and FSI APARTMENT DETACHED

Ground coverage : 75% Ground coverage : 19% FSI : 1.9 FSI : 0.4 No.of floors : 4 No.of floors : 2 Plot area : 6214 sq.m Plot area : 76507 sq.m Footprint : 2943 sq.m Footprint : 15513.2 sq.m

ROWHOUSE SEMI-DETACHED

Ground coverage : 74% Ground coverage : 64% FSI : 0.86 FSI : 1.3 No.of floors : 2 No.of floors : 2 Plot area : 4528 sq.m Plot area : 31754.5 sq.m Footprint : 3894 sq.m Footprint : 24808.2 sq.m

MIXED USE COMMERCIAL

Ground coverage : 38% Ground coverage : 26% FSI : 1.5 FSI : 1.05 No.of floors : 4 No.of floors : 4 Plot area : 1105 sq.m Plot area : 1755 sq.m Footprint : 418 sq.m Footprint : 418 sq.m Legend:

>0.6 0.6 - 1 1 - 2 2 - 3

FSI is higher along the arterial roads. The precinct uses more FSI where plots are abutting wider roads. tThe analysis of ground coverage percentage to FSI in Bopal, provides certain pat- tern of development in terms of permutation and combina- 3.5 tions that can help achieve different densities. For a constant Max. 3.05 3 FSI value different typologies can be observed catering to dif- ferent densities. Apartment typology uses more FSI with similar 2.5 ground coverage as compared to rowhouses using lesser FSI. Whereas apartment caters to more population density then 2 rowhouses. The change in nature of typology , more apart-

FSI ment development taking place in the precinct surrounding 1.5 signifies the development of Bopal towards suburbanisation. The typology change responds to housing demand in mar- 1 Avg. 0.85 ket. Therefore it is important to study the current housing stock 0.5 of Bopal and purchasing power of the residents in Bopal. Min. 0.1 0 FSI Map Scale in Meters N Plots 0 50 100 200 Understanding the City Studio 2018 15 12 6 HOUSING & 10 POPULATION INCOME 8 6 Housing typology of the precinct contains a wide range of 4 dwelling unit sizes from 25 sq.m to 300 sq.m. Since the precinct 2 is developed along the edge, outside the AMC noundary, there is not much intervention of government bodies, juris- No.of dwelling units 0 diction and regulations. Therefore, the developers have tak- en advantage of the opportunity and developed planned schemes, apartments etc at low price compared to the ur- >20k 20k-30k 40k-50k 60k-70k 70k-80k 80k-90k 1lac-2lac ban core propert rates. These factors have influenced the 30k-40k 50k-60k 90k-1lac buyers, as larger dwelling unit is available at lower price. Monthly income 12 Also due to low land value and lack of infrastructure and amenities, it has attracted more middle class and low income 10 class population. Whereas, South Bopal has attracted upper 8 middle class with comparatively high real estate value Plots 6 abutting arterial roads have therefore increased the land val- ue and hence the housing market has supplied the housing 4 stock for upper middle class population. 2

No.of dwelling units 0 Percentage of Housing Stock by typology Scale in Meters N 0 50 100 200 3% 16% 27% 26% 28% >20k 20k-30k 40k-50k 60k-70k 70k-80k 80k-90k 1lac-2lac 30k-40k 50k-60k 90k-1lac Monthly income

Detached Rowhouse Gamtal Apartment Semidetached

Housing stock by dwelling size in the precinct North Bopal (Author’s precinct): 79% of the population in the precinct earns in the range of 2% 10% 200 - 250 sq.m 250 - 300 sq.m rupees less than 50,000/- rupees a month. Therefore 54% of the dwelling units are 65 - 100 sq.m 1% 22% in size (predominantly gamtal, apartment and semidetached 150 - 200 sq.m 25 - 65 sq.m typologies)

South Bopal (Student work of the studio): 62% of the population in the precinct earns in the range of rupees more than 50,000/- rupees a month.

33% 32% Therefore 76% of the dwelling units are 65 - 100 sq.m 100 - 150 sq.m 65 - 100 sq.m in size. Hence it can be concluded that income of households re- 65% of the housing stock in the precinct has dwelling size flects the supply of housing stock. This can be justified by the per.sq.m rate of property for different typologies from the between 65-150 sq.m housing spectrum chart.

Understanding the City Studio - 2018 16 Housing Stock in the precinct (Study of 40 survey samples)

Understanding the City Studio 2018 17 Housing quality with respect to the income range (Study of 40 survey samples) Bungalow Rowhouse Gamtal Apartment Semi-detached Area :240 sq.m l Income : Rs.20,000 65 sq.m l Rs.15,000 45 sq.m l Rs.10,000 105 sq.m l Rs.80,000 140 sq.m l Rs.50,000 Exterior Living room Bedroom

Understanding the City Studio 2018 18 Housing Stock demographics

Percentage of Housing Stock by mode of delivery

60% - Developer 40% - Self-built

Housing Stock by Mode of delivery

37% of the housing stock lies between 15-30 lacs price range comprising predominantly of rowhouse and gamtal The standard of living of average.

35% of the housing stock lies between 30-60lacs price range comprising of apartments and semi - detached units. The standard of living and quality of dwelling units is better than rowhouse and gamtals.

Percentage of Housing Stock by Building age

52% - > 10 years 52% - > 10 - 20 years 52% - > Beyond 30 years

Property price range across the precinct Housing Stock by Building age Scale in Meters N 0 50 100 200 Understanding the City Studio 2018 19 Household income verses the standard of living

Understanding the City Studio 2018 20 Expenditure Pattern

Observing the expenditure of households over 40 samples, it 100000 - 200000 can be inferred that food and transportation are predomi- nant expenses. As Bopal is a peri-urban area on the fringe of 90000 - 100000 Legends: Sardar Patel ring road, its far from the city centre. Also majority Food of the population owns private vehicles ,therefore the dwellers 80000 - 90000 fuel/transportation expenditure is high. Education and elec- Transportation tricity bill are the next in category of major expenses. Com- munication, recreation, health, domestic help etc. together 70000 - 80000 constitute minor percentage in household expenditure. But Communication the general notion of higher the income , higher would be the 60000 - 70000 expenditure is proven false as seen in the graph. Households Clothing with income of 90k-1lac, 70k - 80k and 40k-50k have similar 50000 - 60000 range of total expenditure. Education 40000 - 50000 TRAVEL IS OBSERVED TO BE THE NEXT MAJOR EXPENDITURE Recreation AFTER FOOD. SINCE BOPAL IS LOCATED ON THE OUTSKIRTS, 30000 - 40000 STUDYING THE TRAVEL BEHAVIOUR HELPS TO JUSTIFY THE EX- Household income in rupees EMI/Rent PENDITURE DATA. 20000 - 30000 Health Therefore the next chapter studies the travel behaviour of res- idents of the precinct . 10000 - 20000 Electricity

0 20000 40000 60000 80000 100000 200000 Domestic help

Household expenditure in rupees

Case Study 1 : Gamtal Case Study 2 : Semidetached Case Study 3 : Apartments

Dwelling unit carpet area : 45 sq.m Dwelling unit carpet area : 140 sq.m Dwelling unit carpet area : 140 sq.m Household size : 7 Household size : 4 Household size : 4 Household income : Rs.40,000 Household income : Rs.60,000 Household income : Rs.60,000 Major expenditure % as follows : Major expenditure % as follows : Major expenditure % as follows :

Understanding the City Studio 2018 21 7 TRAVEL BEHAVIOUR

Understanding the City Studio - 2018 22 Origin and destination by purpose - reflecting population choices

Understanding the City Studio 2018 23 Vehicle ownership and preferred mode of travel

Travel length frequency by mode Mode Share

Within 2km radius, there are more walk trips and 2-wheeler trips. 2-wheeler and 4-wheelers are 78% of the mode share comprises of two and four wheelers with higher two wheeler used for farther work destinations. Use of privately owned vehicle is predominant in the pre- usage. The mode share through walk ,16%, could be due to gamtal, as many residents cint. work in neighbouring farms. Also due to presence of many institutions in the precinct, the walk ratio increases due to proximity of certain infrasructure.

Vehicle ownership by type Mode share by purpose

Income range looks independent of ve- The use of 2-wheeler is for education, social and other purposes. 4-wheelers are used hicle ownership. Medium to high income mainly for work trips. The percentage for walk is high for education, work and others. groups are predominant two and four Use of public transport is very less in the precinct wheeler owners.

Understanding the City Studio 2018 24 Origin and destinations by Income

The inference helps to conclude that the population in the precinct travels farther dis- tances for work. This may be also due to low job opportunities in and around the precinct. Therefore availability of job centres is studied in next chapter.

40% Household have high trip rate but they do not travel longer distance. More trips within 6-8km radius.

29% of the households have average trip rate but they travel more farther as com- pared to low income group. More trips with- in 8-10km radius.

31% of the households have higher trip rate compared to medium income group. They make more farther trips away from the pre- cint , upto or beyond 10km radius.

Understanding the City Studio 2018 25 8 JOBS - DISTRIBUTION OF JOB CENTRES

Understanding the City Studio - 2018 26 Classification of Job Centres

Understanding the City Studio 2018 27 Co-relation between Job centres and Employment demographics

Co-relation between the job centres and Nature of job Co-relation between Nature of job and Gender

The graph shows residential type generating maximun jobs, casual in nature which would be Male ratio is higher than the female in all Employment category mostly informal like maid, milkman, newspaper delivery,driver etc.

80% of commercial jobs are casual in nature as the precinct consists of small enterprises, retail and small scale professional offices. 75% casual jobs in Industrial type include the jobs in small scale fabrication shops and work- shops. Self-employed are predominantly commercial and industrial unit owners.

5493 are total no.of Jobs in the precinct with higher casual Jobs.

64% of the employment category in the precinct is dominated by Males.

Gender influence in Employ- ment category

Understanding the City Studio 2018 28 Co-relation between Job centres, Income and location influence

Casual Jobs are higher in the precinct with income range Co-relation between Nature of jobs and Income Co-relation between Income and Gender upto Rs.30,000/- Self-employed is 15-20% of the economy in the precinct falling under Rs.10,000-30,000/- income group. Regular Jobs are less, mainly from the institutions on site.

Males are predominantly higher compared to females in the livelihood pattern of the precinct.

Highest Jobs are generated in the precinct with land price ranging from Rs.12250-13750/- which is the average land price. 25% of the jobs are generated from typologies with highest land prices in the precinct. The lowest jobs are generated from typology with low land price range, as they comprise of low income households and location is not ideal for commerce.

Co-relation between land prices and no.of jobs

18m-12m wide road showcase public street character. The street is well connected to the main Bopal Road

Bopal Lake redeveloped. Adjacent to the main spline of the precinct with improved ac- cessibility to the public.

Mixed use typology along the well connected spline encour- aging commerce and more informal economy. Higher jantri rates due to good accessibility and visibility for better com- merce.

The public character influences the commerce or it could also be the other way round, as commercial and mixed use developments activate the streets. The neighborhood character in the next chapter explains the public realm of the precinct.

Understanding the City Studio 2018 29 9 PUBLIC REALM Nolli’s Map documents the public spaces in the precinct. The white is public and the black is private. The grey shades are used to categorize different kinds of public spaces in 20% the map. The public spaces in the precinct are controlled 80% by time factor or cultural factor. Bopal lake and Nagarpa- PUBLIC lika office are categorised for time factor public spaces and PRIVATE Temples in the precinct are under cultural factors of pub- lic spaces. Few streets become public edges in the evening with hawkers and vendors.

Ot of 20% public,

9% is under roads 12% is under waterbodies and open land Nollis Map

More than 50% area of public spaces is covered by roads in all 1 3 the precincts across the city. Street activities along the roads include eateries, vending, vegetable markets etc. Other pre- cincts like Bopal and Vastrapur have lake fronts as prominent public spaces. Ranip also has large vacant land parcels used for parking and seasonal fairs.

2

Comparing the open area percentage across the city FSI Map Scale in Meters N Time Cultural 0 50 100 200 Understanding the City Studio - 2018 30 Character of public spaces Bopal is a low populated precinct therefore it does not have a rich public character . The public spaces as explained below exists as response to the builtform and redevlopment of the Bopal lake. Gamtal depicts a strong public character due to communal bonding and dense neighborhood. The southern streets joining the main road holds a strong public character. Also the Bopal lake is a fairly active public space. The street and the lake are studied in detail in the next chapter.

Temples Bopal Lake Outdoor seating Tea stalls Street hawkers

Temples at various nodes act as Bopal lake is a recreational pub- Benches or ‘Khatlas’ are observed The street edges and junctions de- The street edges acquire a public centre of gathering for people lic zone catering to all residents. as outdoor seating elements that fined by tea stalls (tapri) entertains character over the evening due to at different times of the day. The People use it for morning/evening serves a gathering and place for group gatherings throughout the vendors and hawkers putting up a sound of bell draws in more peo- walks, leisure,as play area for kids social interaction and community day. market. ple for ‘Aarti’.They sit in the temple and for group gatherings. bonding. premises and enjoy the serenity.

Understanding the City Studio 2018 31 Bopal Lake 2003 2008 2012 2018

External Access Internal Access

The Footfall is limited since Bopal is still developing,the population density is low. Therefore on an aver- age 40-50 people use the lake for jogging, walking ,sitting with groups and socialising etc. The footfall is more on weekends, about 75-90 residents are observed using the space. Also children benefit from this space. They have a play area and open lawns for sport activities. The visual connect of the temple on both sides , frames the lake view. Section Highlighting the hierarchy of levels and landscape with respect to the lake. It also shows the character of the edge being used for parking and gathering.

Spatial Quality

Understanding the City Studio 2018 32 Street connecting the Bopal road Street during the day Street during the evening Observations The street edge during the day is characterised by the shops which makes the road publicly accessible and has average density of people. But in the evening the street is governed majorly by the Left - Site plan vendors and hawkers that Below is the Site Documen- activates the public charac- tation, Highlighting day-night ter of the street. transformation

The movement of people on streets are directed more to- wards the shops. But in the evening the move- ment is observed parallel to the shopline, that is, move- ments happening majorly on the street.

During the day, the shops behave as a public facade. During the evening, the shoulder width of roads oc- cupied by the vendors trans- forms to create a new public facade.

The section highlights the na- ture of street during the day with mixed used typology making the street playful. Whereas, the street in the evening turns to be much more active and concen- trated by pedestrians.

Understanding the City Studio 2018 33 Studying the Street vendors

Mapping informal economy in the precinct Vendors Site documentation

1.5% of the employment sector in the precinct falls under informal economy. Case study 1 Case study 2

Above images explain the nature of informal economy Mobile (9) on site. Images below explain two cases in detail. With temporary Case 1: Tailor with a temporary structure along the road structure (8) side. Without temporary Case 2: Khaman vendor with a mobile vehicle. structure (4) Both the vendors function along the busy streets in the precinct with a compound wall in the background and under the shade of a tree using approx. 6-8 sq.m of area along the side of the road. Case study 1 : tailor Case study 2 : Khaman vendor

Understanding the City Studio 2018 34 Street vendors - Case studies

Khaman Vendor Tailor

7.00 am to 2.00 pm 10.00 am to 6.30 pm

Working since 5 years Working since 3 years Working hours : 7am to 2pm 1-2 hours more during festivals and weekends. Working hours : 10am to 6.30 pm 1-2 hours more during festivals.

Types of product Raw materials and the set up

Buying Price = Rs.80/-per kg. Selling Price = Rs.160/-per kg. Investment on stitching material = Rs.75/-per day

Purchase Pattern Demand Pattern

10kg during Week day 15kg during Weekend 25 clothes per day 35 clothes per day

Sales - 10kg during weekday 15kg during weekend Per day work = 25-30 clothes for fittings

Per day expense Monthly Revenue

Rs.300-400/- per day earning. Rs.300/- per day earning.

Monthly revenue = Rs.51200/- Monthly revenue = Rs.10000/- Monthly Cost = Rs.38000/- Monthly Cost = Rs.2000/- Profit = Rs.13200/- Profit = Rs.8000/-

Understanding the City Studio 2018 35 S.P.Ring Road 132ft Ring Road

VASTRAPUR 8 km NARODA BOPAL 120ft Ring Road 25 km

C.G. Road PALDI 12 km

ODHAV 23 km

MANINAGAR 17 km

AMC Boundary

BOPAL SOLA/THALTEJ SABARMATI RANIP VASTRAPUR NAVA VADAJ PALDI-1 PALDI-2 MANINAGAR RAKHIAL NARODA-1 NARODA-2 ODHAV 120 PPH 225 PPH 210 PPH 336 PPH 380 PPH 290 PPH 500 PPH 570 PPH 423 PPH 71 PPH 254 PPH 193 PPH 680 PPH 16 % Built 20 % Built 25 % Built 30 % Built 39 % Built 39 % Built 26 % Built 34 % Built 31 % Built 46 % Built 38 % Built 37 % Built 48 % Built 0.6 FSI 2 FSI 1.4 FSI 0.9 FSI 1.7 FSI 1.08 FSI 0.8 FSI 0.33 FSI 1.8 FSI 0.4 FSI 0.5 FSI 0.83 FSI 1.7 FSI 12,250 rs/sq.ft 8700 rs./sq.ft. 23,300 rs./sq.ft. 14,500 rs/sq.ft. 23,000 rs./sq.ft. 20,750 rs./sq.ft. 13,950 rs./sq.ft. 6537 rs./sq.ft. 15,500 rs./sq.ft. 4200 rs./sq.ft. 8500 rs./sq.ft. SP Ring Road SG Highway Ring Road 132 Feet River Sabarmati Ring Road 132 Feet SP Ring Road

Western Central West Central East Eastern Periphery Periphery

Understanding the City Studio 2018 36 The built versus open map shows intensity of development. lower per capita space. Bopal and Thaltej are new upscale Built area is expected to be higher in areas of higher developments in the periphery of the city near major population. So we assume that precincts in central roads. Industrial zones like Odhav have very low PCRFS with Ahmedabad have higher built up area and population density workers living in congested slum housing. Due to the growing and the peripheral areas have lower built up area and lower Avg. built % pressure on land in the walled city, residential developments population density. started in the west. There are more industrial land uses in the eastern part of Ahmedabad, while Torrent Power Plant Bopal being a peri-urban precinct has low population density in Sabarmati is the only industrial area in West. compared to Thaltej which is more towards the centre and hence more urbanised. Thaltej has high population A greater percentage of vacant land lies in the Western density due to proximity to SG Highway with many high rise periphery as it is still developing, while the older central residential region has the least vacant spaces. Commercial land is seen buildings. near the arterial roads and towards the city centre. There is higher per capita park space near the Western periphery Paldi has predominant apartment typology which is why as it is still developing, while central areas have lesser per the built area is lower but population density is higher. capita park space due to higher density. Odhav is an outlier Maninagar is an older low rise residential area in central with no park space. ahmedabad with higher built space and population. As per the Jantri Document, Government of , Jantri SP Ring Road Sabarmati

Rakhial is industrial with very low population density but rates are higher on plots abutting wider roads and commercial SP Ring Road ring road 132 feet ring road 132 feet with large industrial footprint. Odhav which is also industrial, plots. However, there are exceptions to this pattern. has slum settlements of migrant workers leading to high Sabarmati, Naroda I and Odhav have higher road width but population density and built space. relatively low jantri rates, due to the huge proportion of industrial plots. In addition, as per jantri document, presence Per capita residential floor space (PCRFS) has been compared of industries reduce jantri rate which can be seen in Rakhial. to the population density in each precinct. Average PCRFS It also has the lowest road width and therefore has the is 23 sqm and Bopal, Thaltej, Paldi, Odhav are found to be overall lowest Jantri rate. Precincts with the three highest outliers. Jantri rates are Thalthej, Vastrapur, Naroda II. This is due to higher proportion of commercial areas and TOZ. Central precincts like Paldi have high PPH resulting in 10 CONCLUSION

The precinct of Bopal has developed substantially over the period of time . The connectivity through Sardar Patel Ring road and BRTS route has been major determinants to boost the development of the precinct. Comparing the precinct from west to east one can observe the influence of arterial roads on the precinct development. Also the population de- mographics signifies a mix a residents of all classes, migrating to Bopal for better quality of lfe and standard of living.The portfolio therefore documents the evolution of Bopal from a precinct along the edge to its current transformation to a de- veloping suburban neighborhood.

The portfolio has also highlighted the study of Ahmedabad city to understand the bigger picture. Studying the precincts from west to east helps one understand the role of planning. The inferences question the concept of city. Do we plan cities first or cities happen and later planning comes into picture? Both are maybe co-existing. But a city plan needs to respond to the social and economic sensitivities for its success. Oth- erwise the city and the people develop a pattern on their own which are not controlled by planning tools and thereby lead to congestion, violation of rules, saturation of precinct, overcrowding or maybe underutilisation of resources which becomes very complicated to tackle at later stages.

Understanding the City Studio - 2018 37