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PART – I DRAFT DEVELOPMENT PLAN SURVEY AND ANALYSIS REPORT
Table of Contents
1. Introduction ...... 9 1.1 Urbanization in Gujarat ...... 10 1.2 Historical Background of Surat ...... 11 1.3 Location and Linkages ...... 13 1.3.1 Site Surroundings ...... 17 1.3.2 Approach to Khajod ...... 17 1.3.3 Existing On Site Activities...... 17 1.3.4 Physical Features ...... 17 1.4 Khajod Urban Development Authority ...... 18 1.4.1 Constitution of Khajod Urban Development Authority ...... 18 1.4.2 Statutory Functions of Khajod Urban Development Authority ...... 19 1.4.3 Jurisdiction of Khajod Urban Development Authority ...... 20 1.5 Planning Prelude ...... 20 2. Methodology ...... 22 2.1 Introduction ...... 22 2.2 Process ...... 22 2.3 Detailed Methodology ...... 23 2.3.1 Digital Base Map Preparation ...... 23 2.3.2 Field Survey, Data Collection ...... 24 2.3.3 Preparation of Draft Development Plan ...... 24 3. Base Map Preparation ...... 25 3.1 Introduction ...... 25 3.2 Digital Base Map ...... 25 3.2.1 Input Data ...... 25 3.2.2 Preparation of Base Map ...... 26 3.2.3 Stages of Map Preparation ...... 26 4. Review of Development Plan 1986, 2004 & 2035 of SUDA ...... 28 4.1 Introduction ...... 28 4.2 Review of Aims and Objectives of the Sanctioned Development Plan of SUDA...... 28 4.2.1 Development Plan ...... 28 4.2.2 Proposals in Development Plan-1986, 2004 & 2035 ...... 29 4.2.3 Outer Ring Road – 90 m Wide ...... 30 5. Physical Features ...... 31 5.1 Physiographical Conditions ...... 31 5.2 Wind Directions ...... 31 5.3 Climate ...... 31 5.4 Rainfall ...... 32 5.5 Geology ...... 32 5.6 Hydrology ...... 33 6. Existing Land Use...... 34 6.1 Proposals for Khajod in SUDA DP 2004 & 2035 ...... 34 6.2 Existing Land Use ...... 38 Khajod Urban Development Authority P a g e | 1
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6.1.1 Preparation of Land Use Map ...... 38 7. Traffic and Transportation ...... 41 7.1 Introduction ...... 41 7.1.1 Regional Linkages ...... 41 7.1.2 Existing Road Pattern – Hierarchy and Its Features ...... 41 7.2 BRTS Connectivity to Khajod Urban Development Authority ...... 43 8. Physical Infrastructure ...... 44 8.1 Water Supply ...... 45 8.2 Storm Water Drain ...... 46 8.3 Sewerage System ...... 46 8.4 Solid Waste Management ...... 46 9. Social Infrastructure ...... 47 10. Trade, Industries and Commerce ...... 48 10.1 Urban Economy ...... 48 10.2 State Government Initiatives ...... 50 11. Stakeholders Consultation ...... 51
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PART – II DRAFT DEVELOPMENT PLAN PROPOSALS REPORT
Table of Contents
1. Introduction ...... 58 1.1 Development Plan Objectives ...... 58 1.2 Development Plan Area ...... 59 1.3 Methodology Adopted ...... 59 1.4 Development Plan Period ...... 60 1.5 Existing Condition and Government Policies ...... 60 1.6 Suggestions from Stakeholders ...... 60 1.7 Vision and the Principles of Growth Management ...... 60 1.7.1 Planning Concept ...... 61 1.7.2 Principles ...... 61 1.8. Locational Challenges ...... 62 1.9 Other Major Considerations ...... 64 2. Population...... 66 2.1. Population Projection for Khajod Urban Development Authority ...... 66 2.1.1 Population projection for apart from DREAM City area...... 66 2.1.2 Population projection for DREAM City Project area ...... 67 3. Proposed Land Use ...... 68 3.1 Zoning ...... 68 3.1.1 Residential Zone ...... 68 3.1.2 Commercial Zone ...... 70 3.1.3 Mixed Use Zone ...... 72 3.1.4 Agriculture Zone ...... 73 3.1.5 Recreational Zone ...... 74 3.1.6 Public Amenities and Utilities ...... 76 3.1.7 Institutional Zone ...... 77 3.1.8 Traffic and Transportation Zone ...... 78 4. Proposed Transportation System ...... 83 4.1 Transportation framework ...... 83 4.2 Future Planning ...... 85 5. Utilities ...... 87 5.1 Power ...... 87 5.2. Water Supply ...... 87 5.3. Sewerage System ...... 89 5.4. Storm Water Drainage System ...... 89 5.5 Solid Waste Management System ...... 90 5.6 Information Communication Technology (ICT) ...... 91 6. Cost Estimates ...... 94 6.1 Infrastructure Estimates for DREAM City ...... 94 6.2 Infrastructure Estimates for Rest Part of Khajod Area ...... 95 6.2.1 Water Supply Cost Estimates For year 2038 ...... 95 6.2.2 Sewerage Estimates For year 2038 ...... 95 6.2.3 Solid Waste Management Estimates For year 2038 ...... 96 Khajod Urban Development Authority P a g e | 3
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6.3.1 Cost Estimates for Roads for Rest Part of Khajod area ...... 97 6.3 Phasing ...... 98 6.3.1 Phasing for Dream City Project area ...... 98 6.3.2 Phasing for Rest Part of Khajod Area ...... 108 6.4 Finance & Resource Mobilization ...... 108 6.4.1 DREAM City Project ...... 108 6.4.2 Revenue Realization ...... 109 6.4.3 Financial Feasibility Assessment ...... 110 7. Development Control Regulations ...... 111 Annexure 1: GoG Notifications ...... 113 Annexure 2: MoM of Stakeholder’s Meeting ...... 122 Annexure 3: NOC from Airport Authority ...... 125
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List of Figures Figure 1 District Map of Gujarat state ...... 10 Figure 2 Urbanization in Gujarat from 1961 to 2011 ...... 11 Figure 3 Regional context of Khajod Urban Development Authority within Gujarat ...... 14 Figure 4 Location of Site (a. Gujarat, b. Surat, c. Khajod location, d. Khajod village) ...... 15 Figure 5 Boundary of Khajod Urban Development Authority ...... 16 Figure 6 Past Planning Efforts in SUDA Development Plan (a. 1986, b. 2004, c. 2035), d. Khajod DILR Map ...... 21 Figure 7 Process of Base Map preparation ...... 26 Figure 8 Soil Map of Surat District ...... 32 Figure 9 Water bodies in Surat Urban Development Authority (SUDA) ...... 33 Figure 10 Sanctioned variation in Revised Development Plan of Surat Urban Development Authority (SUDA) ...... 34 Figure 11 Sanctioned variation in Revised Development Plan of Surat Urban Development Authority (SUDA) ...... 35 Figure 12 Draft Development Plan SUDA-2035 ...... 36 Figure 13 Existing Land Use Map ...... 39 Figure 14 Existing Land Use of Khajod Urban Development Authority-2018 ...... 40 Figure 15 Existing Road Network in Khajod ...... 42 Figure 16 Khajod City Bus Depot ...... 43 Figure 17 Infrastructure in Khajod ...... 44 Figure 18 Elevated Service Reservoir in Khajod ...... 45 Figure 19 Process of Solid waste Collection to Final Disposal in Surat ...... 46 Figure 20 Social Infrastructures in Khajod ...... 47 Figure 21 Glimpses of Stakeholders Meeting ...... 52 Figure 22 Developable and Un-developable land in Khajod Urban Development Authority .. 65 Figure 23 Residential Zone in Khajod Urban Development Authority area ...... 69 Figure 24 Commercial Zone in Khajod Urban Development Authority area ...... 71 Figure 25 Mixed Use Zone in Khajod Urban Development Authority area ...... 72 Figure 26 Agriculture Zone in Khajod Urban Development Authority area ...... 73 Figure 27 Recreational Zone in Khajod urban Development Authority area ...... 75 Figure 28 Public Amenities and Utilities Zone in Khajod Urban Development Authority area 76 Figure 29 Institutional Zone in Khajod urban Development Authority area ...... 77 Figure 30 Traffic and Transportation Zone in Khajod Urban Development Authority area .... 79 Figure 31 Proposed Draft Development Map of Khajod Urban Development Authority ...... 81 Figure 32 Proposed transportation network in Khajod Urban Development Authority area . 84 Figure 33 Water Supply Network ...... 88 Figure 34 Process of Solid Waste Management System ...... 90 Figure 35 Central Command Centre ...... 92 Figure 36 Land Uses in Phase 1 of DREAM City Project area ...... 99 Figure 37 Land Uses in Phase 2 of DREAM City Project area ...... 101 Figure 38 Land Uses in Phase 3 of DREAM City Project area ...... 103 Figure 39 Land Uses in Phase 4 of DREAM City Project area ...... 105 Figure 40 Land Uses in Phase 5 of DREAM City Project area ...... 107
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List of Tables Table 1 Population of 8 cities (Municipal Corporation limit) of Gujarat year 2011 ...... 11 Table 2 History of Surat Municipal Corporation ...... 13 Table 3 Board Members of Khajod Urban Development Authority Board, 2016 ...... 18 Table 4 Proposals for Draft Development Plan 2038 ...... 24 Table 5 Surat Month wise, Daily Mean Temperature ...... 32 Table 6 Area as per Existing Land Use ...... 40 Table 7 Population Projection for Khajod area (Apart from DREAM City area) ...... 67 Table 8 Population projection for DREAM City project area ...... 67 Table 9 Comparison of Existing and Proposed Land Use of Khajod Urban Development Authority ...... 80 Table 10 Proposed Land use break-up for Khajod Urban Development Authority ...... 82 Table 11 ICT based smart utilities ...... 92 Table 12 Infrastructure Cost Estimates for DREAM City ...... 94 Table 13 Water Demand Projection ...... 95 Table 14 Water supply cost estimates ...... 95 Table 15 Sewerage Estimates ...... 95 Table 16 Sewerage cost estimates ...... 95 Table 17 SWM estimation ...... 96 Table 18 SWM Cost estimates ...... 96 Table 19 Total infrastructure estimates ...... 96 Table 20 DP-2038 Proposed road cost estimates ...... 97 Table 21 Land Uses in Phase 1 of DREAM City Project area ...... 98 Table 22 Land Uses in Phase 2 of DREAM City Project area ...... 100 Table 23 Land Uses in Phase 3 of DREAM City Project area ...... 102 Table 24 Land Uses in Phase 4 of DREAM City Project area ...... 104 Table 25 Land Uses in Phase 5 of DREAM City Project area ...... 106 Table 26 Financial Assessment ...... 109 Table 27 Revenue Realization ...... 109 Table 28 Financial Feasibility Assessment ...... 110
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1. Introduction Urbanisation is one of the most glaring realities of the 21st century. All over the world, people are moving towards the cities. The bright lights of the cities, the perception that cities give greater opportunities and the desire to be at the heart of a ‘fast life’ is drawing people to cities. India is home to some of the world’s largest cities.
Urbanisation levels in India are increasing. From 28.1% of the population in 2001, we now have 31.16% of the population living in urban areas. The Urbanisation in India as elsewhere, has catapulted cities as the engines of National development, a source of employment. Urbanisation is unequivocal, hence it is better we accept it as an opportunity. We have to strike a balance between the urban and non-urban areas that will take nation to further heights of progress in the 21st century.
The state of Gujarat is not untouched by the phenomena of fast Urbanisation. State is accelerating towards the process of Urbanisation and modernization due the fast growing economy of the State. The rapid pace of industrialization during the past five decades in Gujarat is one of the prime factors contributing to urban growth. With the total population of 6.03 Crores (10th most populous Indian state), the urban population has risen from 37% in 2001 to 43% in 2011, making it one of the fastest growing urbanized states.
Diamond city Surat's population grew from 2.8 million in 2001 to 4.5 million in 2011 - a phenomenal rise of 58.68%. Surat is Gujarat's 2nd most popular city, India's 8th most popular city. It is the 73rd largest urban area in the world. Surat ranks 4th fastest growing city in a global study of fastest developing cities conducted by The City Mayors Foundation, an international think tank on urban affairs. In fact, it is the fastest growing Indian city in terms of economic prosperity. Surat gained fame and recognition for being the '3rd Cleanest City' in India in 2011, awarded by INTACH. In 2013 Surat was conferred with two awards 'Best Urban City of India' and 'Best City to Live in India' constituted by Annual Survey of India's City-Systems (ASICS). UK-based charity, The Ecological Sequestration Trust (TEST) in 2013, has selected Surat as one of the three cities in the world, to be developed as 'Global Eco-cities'.
As per the Surat City Development Plan, Diamonds processed in India account for 85% in volume, 92% in pieces and 60% in value of the total world diamond market. Of total global diamond supply manufactured in India, around 80% is carried out in Gujarat. Over 90% of total diamonds in Gujarat are processed by about 10,000 units located in and around Surat. Diamond cutting and polishing is a labour intensive industry employing about 250000 workers.
With the vision of establishment of Diamond Hub in Surat, Government of Gujarat Vide G.R. UDA-102015-358-V dated February 6, 2015 decided to form special purpose vehicle namely “Diamond Research and Mercantile City Limited” and accordingly, the Diamond Research and Mercantile City Limited registered with Registrar of Companies on July 10, 2015.
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Revenue Department vide resolution no. JAMAN/IND/2014/2230/A.1 dated May 29, 2015, decided to form separate Development Authority under The Gujarat Town Planning and Urban Development Act-1976. Accordingly, for the development of Khajod village including DREAM City project, Urban Development and Urban Housing Department, Government of Gujarat vide notification no. GH/V/145 of 2016/DVP-142015-2441-L dated July 19, 2016 has formed separate Development Authority namely “Khajod Urban Development Authority” and in exercise of powers conferred by sub section (2a) of section 22 of Gujarat Town Planning & Urban Development Act, 1976, the Government of Gujarat sub-divided the area of Surat Urban Development Authority and constituted Khajod Urban Development Authority.
In exercise of powers under section 23A of Gujarat Town Planning and Urban Development Act-1976, Government of Gujarat has entrusted all the powers and functions of Khajod Urban Development Authority to the Diamond Research and Mercantile City Limited on July 19, 2016.
1.1 Urbanization in Gujarat Urbanization in Gujarat has been on the rise ever since Gujarat was declared as a separate state in 1960, about 55 years ago. As per 1961 census, only 25.77% of the population was living in the urban areas of Gujarat which rose to 42.6% as per the recent census of 2011. Only two states, Tamilnadu (46%) and Maharashtra (45%) are more urbanized than Gujarat.
Figure 1 District Map of Gujarat state
About 75% of the total urban population of the State is living in the 8 Municipal Corporations. Surat Municipal Corporation (SMC from here on) is the second largest Municipal Corporation in the State after Ahmadabad.
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Figure 2 Urbanization in Gujarat from 1961 to 2011
57.4 74.23 71.92 68.9 65.6 62.64 42.6 25.77 28.08 31.1 34.4 37.36 1961 1971 1981 1991 2001 2011 Urban Rural
Source: Draft DP-2035, SUDA submitted u/s 9 and published u/s 13 of GTPUD Act-1976
Table 1 Population of 8 cities (Municipal Corporation limit) of Gujarat year 2011 Sr. No. Municipal Corporation Population 1 Ahmadabad 55,77,940 2 Surat 44,67,797 3 Vadodara 16,70,806 4 Rajkot 12,86,678 5 Bhavnagar 5,93,368 6 Jamnagar 4,79,920 7 Junagadh 3,19,462 8 Gandhinagar 2,06,167 Total 1,46,02,138 (56.7%) Source: Census 2011, India Note: Urban Population of Gujrat State is 2,57,45,083
1.2 Historical Background of Surat Surat - an important industrial hub and commercial centre of the country today boasts of a great historical and cultural heritage. The city of Surat has glorious history that dates back to 300 BC. The history of Surat takes us back to the epic age of Mahabharata and Ramayana. According to mythological beliefs, Lord Krishna stopped in the city during his journey from Mathura to Dwarka. According to The Editors of Encyclopedia Britannica(Last Updated 13.12.2013), the great explorer Hiuen Tsang referred the Surat City as 'Sowrata' and described it as a business town on the shore of Arabian Sea near Gujarat. The Brahmin Pundits of the 13th century called the city as 'Suryapur'.
The city is believed to have been founded by a Brahmin named Gopi, who built the Gopi Tank (water reservoir) in 1516 and named the area 'Surajpur' or 'Suryapur'. He developed and improved the city with the establishment of place called 'Gopipura'. During this period Surat was described as city of great trade. The city was divided into two parts, old and new. The old city pattern developed with administrative centre at Chowk on bank of river Tapi. Trade and
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In 1520, it was named 'Surat'. It was plundered by Muslims in the 12th and 15th centuries. In 16th century, Surat become a victim of various raids. In 1514 the Portuguese traveller Duarte Barbosa described Surat as a leading port. The Portuguese raided Rander and Surat between 1530 and 1535 and burnt the port. On account of these raids, King Akbar build the fort of Surat in 1540-46; evidence of which can be found even today. Surat regained its prosperity as a modern city during the later part of the sixteenth century. The Surat Port was considered important by the European traders. The British and the Portuguese waged battles against each other to gain supreme control over the trading route. The French and the Dutch also arrived in the city with merchandising objectives. In past this was a glorious port with ships of more than 84 countries anchored in its harbor at any time. Surat thereafter became the emporium of India, exporting cloth and gold. Its major industries were textile manufacture and shipbuilding. The British established their first Indian factory (trading post) at Surat (1612). The city gradually declined throughout the 18th century. The British and Dutch both claimed control, but in 1800 its administration was passed to the British. It prospered again with the opening of India’s railways. The ancient art of manufacturing fine muslin was revived, and Surat’s cottons, silks, brocades, and objects of gold and silver became famous. The Tapi River grew into a major port for exports and as an important stopover for Muslim pilgrims bound for Mecca. By the early years of the 18th century, Surat had become a prosperous city with many weaving and spinning mills, textile and paper factories. Surat was also a flourishing Centre for ship building activities. The whole coast of Tapi between current locations of Athwalines and Dumas was specially meant for ship builders. As the British developed Mumbai into a major port and administrative Centre, Surat faced a severe blow and its ship building industry also declined. By the mid-19th century Surat was a stagnant city of 80,000 inhabitants. During the post-independence period, Surat has experienced considerable growth in industrial activities (especially textiles) along with trading activities. Concentration of these activities combined with residential developments has resulted in considerable expansion of the city limits. Modern Surat’s main claim to fame is its position as the Centre of diamond processing for the world diamond industry.
Surat is now considered one of the cleanest city of India and is also known by several other names like 'The Silk City', 'The Diamond City', 'The Green City', etc. It has the most vibrant present and an equally varied heritage of the past. Some of the important historical events related to the present SMC is tabulated below
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Table 2 History of Surat Municipal Corporation Year Events 1850 The Government enacted an Act for the development of the city. The Govt. was empowered to open a Department related to Municipality, on the request of the eminent citizens to effectuate the said Act. The Govt. appointed a committee called 'The Municipal Committee', which consisted of its officers and the eminent citizens to run the said Department 1852 The Municipality came into existence, legally, and its first meeting was held on 15.8.1852 1860 Erection of Surat Railway Station 1867 Municipality's Office was shifted to its existing building 1898 Water supply began through Municipal Water Works (1.1.1898) 1901 New Act of Municipality came into force 1946 The Municipality was re-established on 8th February, 1946 1966 Conversion of Municipality into Municipal Corporation on 1st October, 1966 Source: Draft DP-2035, SUDA submitted u/s 9 and published u/s 13 of GTPUD Act-1976
1.3 Location and Linkages Surat city is located on the southern part of Gujarat state in the western India. It lies near the mouth of the Tapti River at the Gulf of Khambhat(Cambay). It is one of the most dynamic cities of India with one of the fastest growth rate due to immigration from various parts of Gujarat and other states of India. It is major urban Centre on the Ahmadabad-Mumbai regional corridor. The city has grown on both the sides of river Tapi. Khajod village lies in the south - west part of the city and its main approach is the Outer Ring Road.
Surat is well connected by road and rail with major cities and town of the states as well as neighboring states of Maharashtra and Madhya Pradesh. Surat is well connected to one of the busiest Delhi – Mumbai National Highway No. 48. It is located on the western side of this National Highway No. 8. It is approximately 300 km in south from the State capital Gandhinagar and about 250 km from Ahmadabad. Vadodara is 170 km north of Surat. Mumbai is 260 km in south. Main railway station in Surat is located near the city Centre, approximately 15 Kilometers from Khajod Urban Development Authority area. For the air linkage there is domestic airport 5 Kilometers from Khajod Urban Development Authority. Nearest international airports are at Ahmadabad and Mumbai almost equidistant at about 250 km.
It is located in southern side of the Surat city between 72.78’E to 21.11’N with an average altitude of 16 meters above mean sea which covers 1639.24 hectare area. Altitude of Khajod Urban Development Authority area is 2.5 to 6.5 m above Mean Sea Level.
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Figure 3 Regional context of Khajod Urban Development Authority within Gujarat
KHAJOD BOUNDARY
Within a periphery of 25 km from the boundary Of Khajod Urban Development Authority, there are 2 urban development authorities (namely SUDA in the north part, NUDA (Navsari Urban Development Authority) in the south- east)
As per Census 2001 Khajod was a census village in Chorasi Taluka which later on has been incorporated in the Municipal limit and labelled as ward no. 92 under Surat Municipal Corporation. The Surat airport lies to the West of the site at a distance of about 4 ‐5 km. The South of the Khajod is flanked by Mindhola Creek. In the context of immediate surroundings, the Khajod is flanked by Kankra Khadi to the East, Surat Municipal Corporation to the North West, NH 53 to the North and Mindhola creek to the South. Udhna Junction. Railway Station, Bhestan Railway Station are the closest railway stations to Khajod. However, Surat Railway Station is main railway station 9 km near to Khajod.
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Figure 4 Location of Site (a. Gujarat, b. Surat, c. Khajod location in SMC, d. Khajod village)
a. Location of Gujarat b. Location of Surat
b
Khajod
c. Location of Khajod in SMC d. DILR Map of Khajod
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Figure 5 Boundary of Khajod Urban Development Authority
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1.3.1 Site Surroundings Site surroundings (Surat Municipal Corporation MSW Disposal site) on an urban scale: • East - creek which continues towards the South • West - Surat Airport, Bhimpore Gam, Dumas Beach • North - National Highway-53 • South – Mindhola River and Mithi Khadi
Immediate surrounding Areas are as follows: • Surat International Conventional Centre • Abhava Gam • Surat Airport • Bhimpore Gam • Dumas beach
1.3.2 Approach to Khajod On a broader scale, Khajod is at a location of easily approachable by road through NH53 from the surrounding: • From areas around GIDC, Industrial Estates Park, and the National Highway No.228 (Ahmadabad - Dandi) (Heritage Highway) from the East. • From Surat Airport, Bhimpore by the Dumas-Surat highway from the West. • From areas from the central core of Surat city, by the Dumas-Surat highway from the North. • From Danti, Magob Bhatha by the state highway No 195 from the South.
1.3.3 Existing On Site Activities • Saurashtra Biotech Energies – Solid waste • Ultra mega Waste Disposal Plant of SMC • Integrated MSW Processing Facility • Temples (Pilgrimage) • Prawn Breeding Plants (Aquaculture)
1.3.4 Physical Features • Contour: There exist variations in the topography of the Khajod. • Flora: Apart from a few small trees, lotus, and numerous thorny plants, there exists no much variation in the vegetation available in the Khajod. • Fauna: There seems to found a few Peacocks, Pets, Fishes and majorly Prawns. • Water Body: Numerous water bodies and nallas exist in different areas of the site • Approach roads/pathways are exists making the entire Khajod accessible.
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1.4 Khajod Urban Development Authority
1.4.1 Constitution of Khajod Urban Development Authority The Government of Gujarat, in exercise of the powers conferred by sub-section (2A) of section 22 of the Gujarat Town Planning and Urban Development Act, 1976 sub divided the area of Surat Urban Development Authority (SUDA) and constituted Khajod Urban Development Authority under sub section (4) of section 22 of the said Act by notification no. GH/V/144 of 2016/ DVP-1420152441-L dated 19/07/2016. Thus, Khajod village of Chorayasi Taluk was deleted from the jurisdiction of Surat Urban Development Authority.
The Khajod Urban Development Authority has been in force since 19/07/2016. The State Government appointed the following members of Khajod Urban Development Authority as per the provisions of section 22(4) of the Act as shown in the Table –3 below. Moreover the Government of Gujarat, in exercise of the powers conferred by section 23(a) of the Gujarat Town Planning and Urban Development Act, 1976, has entrusted all the powers and functions of the Khajod Urban Development Authority to the Diamond Research and Mercantile City Limited.
The Government of Gujarat, in exercise of the power conferred by sub-section (1) and (4) of section-22 of the Gujarat Town Planning and Urban Development Act-1976 (President’s Act no. 27 of 1976) has appointed additional Chief Secretory/Principal Secretory, Urban Development and Urban Housing Department, Sachivalaya, Gandhinagar as the Chairman of Khajod Urban Development Authority and Municipal Commissioner, Municipal corporation of Surat as the Member Secretory and Chief Executive Authority of Khajod Urban Development Authority by notification no GHV/217 of 2016/UDA/10216/3054/v dated 02/12/2016. (GoG- Notifications ANNEXURE-1) Table 3 Board Members of Khajod Urban Development Authority Board, 2016 Sr. Name Position No. 1 Additional Chief Secretary/Principal Secretary , Urban Chairman Development and Urban Housing Department, Sachivalaya, Gandhinagar 2 Joint Secretary/Deputy Secretary Urban Development and Ex- Officio Member Urban Housing Department, Sachivalaya, Gandhinagar 3 Managing Director, DREAM CITY LTD. Member 4 Chief Town Planner or his representative not below the rank Ex-Officio Member of Senior Town Planner 5 Managing Director, GIDB Member (Invitee) 6 Collector, Surat Member 7 President, Surat District Panchayat Member 8 Chief Executive Authority Member Secretory (Municipal Commissioner, SMC)
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9 Municipal Commissioner, Municipal Member (Invitee) Corporation Surat 10 Chairman, SUDA Member (Invitee) Source: GoG, UDD, Notification dated: 19/07/2016
1.4.2 Statutory Functions of Khajod Urban Development Authority The section – 23(1) of the Gujarat Town Planning and Urban Development Act, 1976 contemplates following powers and functions of the Urban Development Authority:
The power and functions of an urban development authority shall be:
(i) To undertake the preparation and execution of town planning schemes under the provisions of this Act, for the urban development area;
(ii) To carry out surveys in the urban development area for the preparation of development plans or town planning schemes;
(iii) To guide, direct and assist the local authority or authorities and other statutory authorities functioning in the urban development area in matters pertaining to the planning, development and use of urban land;
(iv) To control the development activities in accordance with the development plan in the urban development area;
(iv-a) To levy and collect such scrutiny fees for scrutiny of documents submitted to the appropriate authority for permission for development as may be prescribed by regulations;
(v) To execute works in connection with supply of water, disposal of sewerage and provision of other services and amenities;
(v-a) To levy and collect such fees for the execution of works referred to in clause(vi) and for provision of other services and amenities as may be prescribed by the regulations;
(vi) To acquire, hold, manage and dispose of property, movable or immovable, as it may deem necessary;
(vii) To enter into contracts, agreements or arrangements, with any local authority, person or organization as the urban development authority may consider necessary for performing its functions;
(viii) To carry any development works in the urban development area as may be assigned to it by the State Government from time to time;
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(ix) To exercise such other powers and perform such other functions as are supplemental, incidental or consequential to any of the foregoing powers and functions or as may be directed by the State Government.
1.4.3 Jurisdiction of Khajod Urban Development Authority The jurisdiction of Khajod Urban Development Authority is limited to the village of Khajod, which was earlier within the Surat Urban Development Authority’s limits.
1.5 Planning Prelude The modern history of town planning in Gujarat dates back to early part of the twentieth century, when the erstwhile Bombay Presidency took the lead in enacting the first town planning legislation in the country viz. The Bombay Town Planning Act, 1915, which came into force on 6th March 1915. This Act mainly provided for the preparation of town planning schemes (TP Scheme) for areas in course of development within the jurisdiction of local authority i.e. within municipal limits. After independence, the recognition of the need for viewing urban development as one whole integrated development was felt. It was observed that the TP schemes prepared under the 1915 Act, resulted in the piecemeal planning, having no relation with the adjoining areas. Thus, to have a planned development of every square inch of the land within the municipal limits, the need for another enactment was unavoidable. This lead to the enactment of The Bombay Town Planning Act, 1954. The concept of 'Development Plan' was introduced for the first time, as the main planning instrument, retaining the TP Scheme for implementation of the Development Plan. Around mid-seventies, due to rapid industrial growth, coupled with increasing level of urbanization, it was observed that even the Act of 1954 had not been adequate for the comprehensive and meaningful planning of the urban areas. The realization that the preparation of a Development Plan only for areas confined to the municipal boundaries would not meet the challenges of urban development, which usually spilled over beyond municipal boundaries, the Gujarat Town Planning and Urban Development Act, 1976 along with the Rules was enacted in the state which made the provision for formation of Urban/Area Development Authorities. This Act came into force from February 1, 1978. Accordingly, Khajod Urban Development Authority was constituted by the State Government’s notification of July 19, 2016.
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Figure 6 Past Planning Efforts in SUDA Development Plan (a. 1986, b. 2004, c. 2035), d. Khajod DILR Map
a. 1986 -Development Plan b. 2004-Development Plan
c. 2035-Draft Development Plan d. DILR map of Khajod
Source: Draft DP-2035, SUDA submitted u/s 9 and published u/s 13 of GTPUD Act-1976
Under the provisions of this 1976 Act, Surat Urban Development Authority prepared its first development plan which came into force from January 31, 1986. Since as per section 21 of the Act, the development plan is to be revised once in 10 years, Surat Urban Development Authority prepared the revised development plan in 1997 which ultimately sanctioned in 2004 and came into force from September 15, 2004. Khajod Urban Development Authority was constituted vide notification No. GH/V/144 of 2016/ DVP-1420152441-L dated July 19, 2016. This is the first independent development plan of Khajod Urban Development Authority. Khajod Urban Development Authority P a g e | 21
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2. Methodology
2.1 Introduction The Draft Development Plan 2038 is prepared with the objective to formulate a meaningful physical development plan to regulate and guide the urban growth in the development authority area in a planned and healthy manner as per the provisions indicated in the Gujarat Town Planning and Urban Development Act - 1976 and Gujarat Town Planning and Urban Development Rules - 1979. As per this Act, the Development Plan shall be indicating the manner in which the use of land shall be regulated and the manner in which the development therein shall be carried out.
The exercise is taken based on the aim and objectives set out for the development plan for catering to the projected population and development of next 20 years i.e. up to 2038.
2.2 Process Process of preparation of draft development plan involves generating the up-to-date land use map of the development area using revenue maps. The base map and the existing land use map of the Khajod Urban Development Authority area has been prepared with collection of data from field survey and digitizing it with AutoCAD software.
The preparation of the Draft Development Plan started with the assessment of the existing conditions and accounting for the potential resources and constraints. The assessment is done in terms of urbanization of the State, region and of the Khajod Urban Development Authority area. Satellite imageries were used to assess the land cover and land use of the study area for studying the spatial extent of land under agricultural use, forest, water logged, built-up area / use, open land etc. Assessment of existing housing stock, built area and social as well as physical infrastructure available to the people was undertaken. The extent of implementation of the ‘Development Plan, SUDA’ in force was also studied to know how much is achieved as per the plan proposal and where the market force has not allowed developing as per the proposals.
The assessment was made on the basis of secondary data collected from various agencies, on-the spot surveys and studying the existing urban development policies of the State. The stakeholders were taken into confidence by organizing the workshops to know the issues at the grassroot level during DREAM City Master Plan preparation process. The inputs from the consultations were studied and reviewed in detail; objectives to fulfill the vision are formulated based on the inferences from the stake holdings.
Conceptualization for planning the Khajod Urban Development Authority area was based on the above assessment. Proper distribution of the residential, commercial zone, as well as open and recreational spaces is to be suggested to evolve overall urban form for entire Khajod Urban Development Authority area for the year 2038.
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The preparation of Draft Development Plan included the planning for the following:
A) Land Management • Land- use, for proper utilization of land for residential, commercial, recreation, transportation, agricultural, allied usages and any special purposes. • Housing, having proposals for supply of housing with infrastructure development and strategies for overall improvement. • Traffic and transportation, with long and short term strategies to take up development phase wise. • Development control regulations, for proposed and anticipated development pattern considering the holistic and integrated growth. B) Infrastructure Development • Water Resources Development and Drainage • Solid Waste Management • Utility services for water supply, sewerage, drainage, electricity, Social etc. C) Economic • Augmentation of financial resources • Investment plan • Estimates of revenue and resources with respect to implementation of different stages of Draft Development Plan
2.3 Detailed Methodology Following is the detailed methodology adopted for the preparation of draft development plan.
2.3.1 Digital Base Map Preparation Preparation of base map is the most important task in preparation of any development plan. It involves:
1. Latest Khajod Revenue map was procured from District Inspector of Land Record (DILR), Surat. 2. Digitization of Khajod Revenue map on AutoCAD software. 3. Total Station survey and DGPS survey were held for accurate measurement and mapping for the entire planning area. 4. Surveys were carried out for existing land use data collection. 5. Interpretation of Google satellite imagery with ground verification to prepare the digital base map and existing land use map in AutoCAD format. 6. Ground validation by field surveys: Validation to confirm the existing land use 7. Quality checking. 8. Contour survey was held to prepare topographical map of the Khajod village.
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2.3.2 Field Survey, Data Collection • Review of extent of implementation of Surat Urban Development Authority Development Plan 1986, 2004& 2035 was done. • The micro level study of land use and infrastructure developments within the Khajod Urban Development Authority Limits • Existing development control regulations and its implementation was analyzed to identify the gaps and necessary modifications are suggested. • Economic base study of industries, commercial, recreational, transportation and residential activates was done. • All the data mentioned above were compiled and analyzed to identify the trends, potentialities and issues of the development area.
2.3.3 Preparation of Draft Development Plan After studying and analyzing the necessary data, the Draft Development Plan was prepared.
The proposals included: Table 4 Proposals for Draft Development Plan 2038 Sr. No. Proposals 1 Land use Plan 2 Traffic and Transportation 3 Water Resources Development and Drainage 4 Environment 5 Solid waste Management 7 Zoning Regulation 8 Utility Services 9 Economic Plan
All the development proposals are translated over revenue map by adopting DREAM City master plan with detail database of land use and other planning information.
The final stage in preparation of the Draft Development Plan is the formation of the policies and proposals; this is done by accessing the gaps and deriving the demands for future. This involves the proposals for land use zoning, urban services both physical and social and policies in terms of controlling the developmental activities within the Khajod Urban Development Authority area.
With the completion of the preparation of the Draft Development Plan, a copy is to be sent to the State Government as per the requirement under section 9 of the Gujarat Town Planning and Urban Development Act. The next step is the publication of the Draft Development Plan in the official gazette of the Government of Gujarat under section 13 and inviting objections and suggestions from the general public.
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3. Base Map Preparation
3.1 Introduction Base map essentially is a map depicting background reference information such as landforms, roads, landmarks, and political boundaries, onto which other thematic information is placed. Preparation of base map is the most important task in preparation of any development plan. The base map forms the foundation on which the planning proposals are superimposed for the development of the city.
3.2 Digital Base Map The base map was prepared with the help of DILR record and as per field studies (existing land use survey). It was geo referenced and transferred into digital format through AutoCAD, software for further delineation. Base map shows existing road network, major milestones and landmarks on Khajod Urban Development Authority boundary with river on South and Outer Ring Road on North.
3.2.1 Input Data 1) DILR Map 2) Layout Plans 3) Field Survey Map Total Planning area of Khajod Urban Development Authority as per surveyed and digitized map is 1639.24 Hectare. The planning area includes Government land pockets as well as private land pockets and water bodies.
Some part of Khajod area is under Coastal Regulation Zone on South side of authority jurisdiction which restricts any kind of development activities on that part of land. CRZ land covers, around 478 hectare of authority area.
Khajod Urban Development Authority contains Diamond Research and Mercantile City project area of 681 Hectare. DREAM City project, having 681 hectare of land is a sum of 562 hectare of Government land pockets and 119 hectare of private land pockets. Out of 1065 hectare of Government land of block no.177, 562 hectare of land is allotted to Diamond Research and Mercantile (DREAM) City Limited.
Some part of Mindhola River and Mithi Khadi is under Khajod Urban Development Authority jurisdiction on southern side of Khajod village. The area of total water bodies including river bands and nallahs is 272.24 Hectares.
Approximately 14 hectare of land is developed as Road network in Gamtal area as well as other than Gamtal area including National Highway passing through Khajod Urban Development Authority Boundary.
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3.2.2 Preparation of Base Map Figure 7 Process of Base Map preparation
Collecting ground Collection of village data with Total map from DILR Station instrument
Field Survey analysis
Generation of Rectified Geo-referenced boundary of Khajod Urban Development Authority
Quality check with DILR map and Census data
Digitization of Revenue Map of Village
Generation of Base Map of Entire area along with details such as water bodies, Survey No., etc.
Quality check & finalization of Base Map
3.2.3 Stages of Map Preparation
1. Collection of latest DILR village map of Khajod, which shows village boundary as well as adjoining village name and natural features like, river, naalah etc. 2. Adding field data in to village map collected from DILR. 3. Generation of rectified geo referenced village map with all the features shown in DILR map retained in the map. 4. Quality check with DILR map and census data for area of village 5. Digitization of revenue map of village. 6. Generation of seamless base map of Khajod Urban Development Authority with all details needed. Quality check and finalization of base map for further analysis.
The geo database map was generated with layer wise details of features. Following is the list of data layers attached to the base map:
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• Khajod Urban Development Authority boundary • DREAM City Boundary • Outer Ring Road proposed in DRAFT DP of Surat Urban Development Authority -2035 • CRZ area boundary • Government land pockets • Existing naalah roads other than Outer Ring Road • River band • Private land pockets etc.
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4. Review of Development Plan 1986, 2004 & 2035 of SUDA
4.1 Introduction Before framing the policies and proposals of the first attempt of preparation of Draft Development Plan of Khajod Urban Development Authority, it was essential to review the goals, policies and proposals of the Sanctioned Development Plan of Surat Urban Development Authority 1986, 2004 & Draft DP-2035 so that achievements made and the shortfalls observed could be considered while framing the proposals of the Draft Development Plan of Khajod Urban Development Authority-2038. This chapter discusses in detail the objectives and policies of Sanctioned Development plan 1986 and 2004. It also analyzes in detail, the projects and implementation of the projects and proposals of Sanctioned Development Plan in the past decade.
4.2 Review of Aims and Objectives of the Sanctioned Development Plan of SUDA
4.2.1 Development Plan After the constitution of Surat Urban Development Authority in 1978, the first development Plan; as per the provisions of the Gujarat Town Planning and Urban Development Act, 1976 was sanctioned by the State Government in 1986 which came into force from 3rd March, 1986. As per the provisions of section 21 of the Act, the development plan is to be revised once in 10 years. Surat Urban Development Authority started the process of revision of this principal development plan and accordingly published the draft of the first development plan in 1996 (within 10 years). The draft development plan was ultimately sanctioned by the State Government in 2004 which came into force form 15th September, 2004. This is the DP which is under implementation and refereed as DP -2004 hence onward.
The proposals of DP-2004, was based on the following broad principles.
1. To minimize the spread of urbanization in agriculturally rich fertile irrigated area and to utilize the maximum khar land for future urbanization. 2. Urban growth along the main corridors. 3. Identify new development areas to ease the pressure on Surat city. 4. Better environmental living condition by maximum utilization of existing infrastructure.
The main objective of the DP-2004 was to achieve efficient functioning by restructuring the city, by means of conservation, redevelopment or new development with long term perspective to guide future development. One of the important considerations while formulating the DP-2004 proposals was to protect the best of existing character of Surat and to develop its structure and suggest appropriate measures to overcome remedies obstructing the healthy growth of city. The DP-2004 had identified following 9 objectives that focused on
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Draft Development Plan Report-2018 various aspects of creating good living environment, providing effective infrastructure, augmentation of financial resources, coordination of various developmental activities, etc.
1. To create definite urban form. 2. To establish supportive transport network with regards to existing city and regional network with which effective mass-transportation system can be developed. 3. To develop residential (hub) nodes with self-sufficient infrastructure and amenities to ease the pressure on the main city. 4. To aim for evolving poly-nucleated structure for the area as against the present mono centre structure keeping in view development in urban fringe area. 5. To identify and suggest possible water resources and indicate possible drainage disposal system for over all urban area. 6. To take into consideration the impact of the heavy industrial growth in HADA area, increasing port activities, development activity like O.N.G.C., KRIBHCO, etc. in Ichchhapore and to identify the activities in the vicinity of these planned area. 7. To develop environmental balanced planning with provision of open spaces, recreational areas, amusements parks catering to the regional needs as a whole. 8. To identify and suggest preservation of historical monuments and architectural heritage. 9. To regulate and control the development in the planned manner.
4.2.2 Proposals in Development Plan-1986, 2004 & 2035 The area included in Khajod Urban Development Authority i.e. the village of Khajod was a part of Surat Urban Development Authority during the proposals of 1986 and 2004. In the proposals made in 1986, the major part of the village of Khajod was reserved for the purpose of “Solid Waste and Garbage Disposal for S.M.C.” and the rest of the land apart from roads was designated for Agricultural use.
In the proposals made in 2004, the major area was included in Reservation and Agricultural Zone, with small areas designated under Residential Zone and Commercial Zone. The area distribution is as follows; Residential zone: 130745 SQ.MT Commercial zone: 136640 SQ.MT Agricultural zone: 2526510 SQ.MT. Reservation area: 9666460 SQ.MT. Forest zone : 84620 SQ.MT. Road and Transportation zone: 478180 SQ. MT. In the proposal made in Draft Development Plan of Surat Urban Development Authority - 2035, Khajod has been removed from its area and it is shown as DREAM City zone.
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4.2.3 Outer Ring Road – 90 m Wide The Development Plan which is in force as of now was based on the census data of 1991 and population projected for 2011 was only 42 lakh which has now reached to about 45 lakh as per 2011 census. In this revised Development Plan -2004, the ring road was not envisaged when it was sent to the State Government for sanction in 1996.
The increasing population has generated lot of industrial, commercial, recreational educational and other activities. The demand for residential areas has also increased to cater to the fast growing population. Considering the traffic and transportation need of the rapidly growing Surat city the need for the comprehensive and integrated approach toward traffic and transportation planning was strongly felt. Keeping the future expansion of the fast growing city of Gujarat in mind, Surat Urban Development Authority had planned, a 90 m wide 66-km long outer ring road on the periphery of the city. This road will provide easy access to all parts of the mega city and also in the future to the twin city of Surat and Navsari. The land use along this outer ring road is conceptualized so that the city gives the look of the mega city with sky line giving competition to the developed cities of India as well as the world.
Out of 66 Km length of this road, 37 lakh length of the road is existing with a width of 60 mt. whereas the remaining 29 lakh, the entire width of the road remains to be implemented. The alignment of 90 m wide outer ring broad is proposed in such a manner that about 37 km is proposed on the existing National Highway (20 km) and State Highway (17 km) which are in fact part of the 60 m wide road proposed in revised Development Plan. The rest of the 29 km north – south stretch on the eastern side of Surat Urban Development Authority area is proposed as new alignment in the Agricultural Zone. Surat Urban Development Authority decided to develop the 29 km of the proposed 90 m wide outer ring road which is passing through the agricultural zone in the First phase so that the ring can be completed with the 37 km of the existing portion of the NH and SH by means of preparing 11 TP Schemes. For preparing the TP Schemes, 500 m on both the sides of the ring road alignment is converted to the special residential zone so that the TP schemes can be prepared as per the provisions of the Act, 1976. The draft TP Schemes have been prepared and submitted to Government for sanction. The eight draft schemes of Surat Urban Development Authority and three draft schemes of SMC were sanctioned by the State Government in March, 2016.
Surat Urban Development Authority decided to get the possession of road by virtue of TP schemes and for developing the world class infrastructure, major portion of the finance to be generated by charging the developer 40 percent of the prevailing Jantri rate for the F.S.I. to be used more than 0.6 and up to 4. Some finance could also be generated by selling the plots allotted to the appropriate authority for the purpose of sale and also by the way of incremental contribution.
As mentioned in the earlier chapter, the main road which connects Khajod Urban Development Authority area to the city of Surat is the proposed 90 m wide outer ring road.
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5. Physical Features
5.1 Physiographical Conditions The village of Khajod is located in the south western part of Surat city in a coastal flood plain and is bordered by the 90 m proposed Outer Ring Road on the northern side. The area has a natural slope towards Mindhola River. The area is bordered on the east and south under the Coastal Regulation Zone (CRZ) scheme. Also on the eastern side the Solid Waste disposal site for Surat city is located. Surat Municipal Corporation (SMC) has announced that the site will be closed and relocated, will be reclaimed and isolated, covered with soil and redeveloped for urban greening purposes.
The land near river bank of Mindhola is at low elevation. The entire site is merely flat with elevations ranging between and 2.5 m and 6.5 m above Mean Sea Level which is lower than 13 m above MSL of Surat city. The present landscape in the area is almost featureless; it is a coastal flat, a merely derelict area without any large trees, buildings or other elements. There are some fresh water bodies but they are all manmade as part of the waste disposal site. The most prominent features on the site are the present water tower, the solid waste disposal site and the power lines and pylons. Two small religious sites are present.
North of the Outer Ring Road the outskirts of Surat are visible, the only visible skyline seen from the project site. To the south the landscape is under the regime of the Coastal Zone Regulations, and is supposed to be a natural zone and is nowadays mainly in use for prawn farming.
5.2 Wind Directions Khajod is experiencing predominant wind direction from south-west to north-east. The prevailing wind comes from the sea, from the south-west. The city is shielded by the Gulf of Khambhat against extreme wind velocities.
5.3 Climate Khajod which was a part of Surat Urban Development Authority has a tropical savannah climate, moderated strongly by the Sea and the Gulf of Cambay with a summer dry season. There are three distinct climatic seasons in this region. March to June is the summer season. May and June are the hottest months. The highest recorded maximum temperature is 45.6 °C in the months of May and June. The summers are extremely hot and dry. Scorching heat and hot winds are typical characteristics of it. It is very uncomfortable to move around in the daytime.
Late June to early October is the rainy season. It is generally breezy during these months. The scenic quality of the place is greatly enhanced with the onset of monsoon. Most of the areas remain pleasant and comfortable throughout the day. October and November see the retreat of the monsoon. November to February is the winter season. The month of January
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Draft Development Plan Report-2018 is the coldest with average minimum temperature of 14.3°C. The lowest recorded temperature of 4.4 °C is in the month of January. Weather remains pleasant most of the day.
The month wise mean sea temperature is as shown in the Table below. Table 5 Surat Month wise, Daily Mean Temperature Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec
22.2 23.6 27.5 30.3 31.3 30.4 28.0 27.8 28.1 28.3 25.8 23.1 °C °C °C °C °C °C °C °C °C °C °C °C Source: https://en.climate-data.org
5.4 Rainfall The southwest monsoon in Khajod (which was a part of Surat city) normally occurs in the duration of month of June to month of September. The average annual rainfall of the city has been 1143 mm.
5.5 Geology Khajod (which was a part of Surat city) mainly falls under coastal plains. It has fine mixed and calcareous soils. Some part of Khajod Urban Development Authority also falls under alluvial plains. Thus Khajod mainly consists of fine mixed and montmorillonite type of soil.
Figure 8 Soil Map of Surat District
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5.6 Hydrology The Tapi River runs through the city of Surat, is one of the major rivers of peninsular India with a length of around 715 km. It is one of only three rivers in peninsular India that run from east to west. The village of Khajod is bordered by a small portion of Mindhola estuary on southern part of Khajod Urban Development Authority area. There are some fresh water bodies but they are all manmade as part of the waste disposal site. Natural ponds exist nearby the Gamtal part of the village.
Figure 9 Water bodies in Surat Urban Development Authority (SUDA)
KHAJOD boundary
Khajod
Source: Surat Urban Development Authority (SUDA)
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6. Existing Land Use
6.1 Proposals for Khajod in SUDA DP 2004 & 2035 This section gives a broad assessment of existing land use distribution. The last revision of development plans was done in 2004. As is evident from the figure 10, major part of the area is vested in the existing Solid Waste and Garbage Disposal Site for SMC for which, the said land is reserved and other reservations for their designated use. The second largest area falls within Agricultural Zone. There are smaller pockets of land falling within Commercial Zone and Residential Zone. On south side of Khajod boundary, Mindhola River is situated and on south- east side, Mithi khadi is exists. Figure 10 Sanctioned variation in Revised Development Plan of Surat Urban Development Authority (SUDA)
Source: Surat Urban Development Authority (SUDA)
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In the Final Revised Development Plan of Surat Urban Development Authoirty, along northen side of 60 mt wide road, zoning was changed from Agricultural use to Commercial use as shown in Figure 10 & Figure 11 and sanctioned the variation vide Government Notification, Urban Development and Urban Housing Department No:GH/V/52 of 2008/DVP-1406-6603-L, Dated 08/04/2008 and its corrigendum No. GH/V/60 of 2008/DVP-1406-6603-L, Dated 24/04/2008.
Figure 11 Sanctioned variation in Revised Development Plan of Surat Urban Development Authority (SUDA)
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Figure 12 Draft Development Plan SUDA-2035 submitted and published under section 9 & 13
Proposed Land use map as submitted u/s 9 and published u/s 13 of the act
Source: Surat Urban Development Authority (SUDA)
Surat Urban Development Authority had proposed DREAM City Zone as shown in above map (Violet Color). The Development Plan 2035 had been submitted under section 9 and published under section 13 of Gujarat Town Planning and Urban Development Act-1976 has shown Khajod village area as DREAM City zone (Figure-11).
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Figure 13 Draft DP SUDA-2035 submitted under section 16
Source: Surat Urban Development Authority (SUDA)
As shown in Fig.13, Khajod village was excluded from Surat Urban Development Authority Development Plan - 2035 vide notification no. GH/V/144-of 2016/DVP-142015-2441-L dated 19- 07-2016. Therefore in exercise of the powers conferred by sub section (2A) of section 22, of the Gujarat Town Planning and Urban Development Act – 1976, the Government of Gujarat has sub divided the area of Surat Urban Development Authority and constituted Khajod Urban Development Authority under sub section (4) of section 22. Above said Development Plan was submitted under sub section (2) of section 16 of Gujarat Town Planning and Urban Development Act – 1976.
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6.2 Existing Land Use Land use is identification of use or activity on a land parcel. Land use classification system identifies activities taking place on land parcels in various categories such as residential, commercial, industrial, institutional, utilities, road, open spaces, vacant land etc.
6.1.1 Preparation of Land Use Map • Need for developing land use map A land use map is a representation of various uses happening within the land under subject. Land use map helps to study and analyze trend of land use pattern of the area. Actual area under various uses and location information is the outcome of the land use map. It explains qualitative and quantitative aspects of the developed land. By studying existing level of development, the projected scenario could be visualized and built.
• Methodology for preparing the land use map Developing existing land use survey which is carried out to the scale of survey numbers in the revenue areas along with secondary data from various authorities and sources. The collected data need to be imposed on updated road and plot map along with natural featured final land use map.
After the commencement of the development plan, one of the important tasks for the Authority was to undertake the land use survey, for the total 16.39 sq.km which was declared as Khajod Urban Development Authority area. A strategy was worked out summarized below: • Preparation of formats for Land use survey based on Guidelines. • Formation of Teams for land use survey by Khajod Urban Development Authority for their respective areas. • Allocation of land parcels in terms of maps for filling up of the land use details in Revenue areas • Conversion of above mentioned data on base map • Generation of final land use maps and preparation of Land use tables.
The existing land use map prepared with the help of AutoCAD digitized base map which used to analyze the existing situation of development within Khajod Urban Development Authority Region. The area is devoid of any type of residential (except the Gamtal region), commercial and industrial development on account of the existing Solid Waste and Garbage Disposal Site for SMC. There is no proper road network in the area apart from the Outer Ring Road in the northern side which links the area with the rest of the village.
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Figure 14 Existing Land Use Map
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Table 6 Area as per Existing Land Use Sr. USE AREA (ha.) Area (%) No 1 Residential 6.401 0.39 2 Commercial 0.8672 0.05 3 Industrial 0.9511 0.06 4 Recreational 4.6373 0.28 5 Road 13.7629 0.84 6 Public Utility 0.2276 0.01 7 Public Purpose 88.073 5.37 8 Gamtal 7.2005 0.44 A. Agricultural 115.9862 7.08 B. Aquaculture/Fish Breeding Pond 575.1339 35.09 C. Water Body 272.2405 16.61 D. Vacant Land 553.7588 33.78 Total Area (Khajod Urban 1639.24 100 Development Authority) Source: Existing Land Use Survey-2018
Figure 15 Existing Land Use of Khajod Urban Development Authority-2018 KHAJOD URBAN DEVELOPMENT AUTHORITY EXISTING LANDUSE PERCENTAGE - 2018 0.06 0.28 0.05 Residential 0.84 0.01 0.39 0.44 Commercial 5.37 Industrial 7.08 33.78 Recreational Road Public Utility 35.09 Public Purpose 16.61 Gamtal Agricultural Aquaculture/Fish Breeding Pond Water Body Vacant Land
Source: Existing Land Use Survey-2018
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7. Traffic and Transportation
7.1 Introduction A good transportation system is the key to success of development of any city. Surat city, of which Khajod is a part is well connected by road, rail and air transport. Several National and State Highways pass through the city. It is also connected by the sea port. As a result, traffic coming to as well as passing through the city is very high.
7.1.1 Regional Linkages Railways: Surat is served by the busy north-south line of the Western Railways connecting Gujarat with Mumbai and other important centers. Branches of the railway line serve areas of Udhna, Jalgaon and Bhestan. A dedicated goods' line exists between Kosad to Hazira. Being located midway between Ahmedabad and Mumbai, the city is serviced by express, mail, passenger and local trains. The main line carries a lot of freight traffic due to the industrial belt between Ahmedabad and Mumbai and the sea ports in Gujarat and Mumbai. Three railway stations fall within the city area. The main station (Surat Railway Station) is located just outside the walled city abutting the ring road. The railway station at Udhna is also an important transport node within the city. The third railway station located at Utran is not significant as the development in the area is limited. Sachin and Maroli are located towards south of Surat.
Main vehicular access to Khajod, within Surat city, from North is through Surat Dumas road and Outer Ring road, other accesses being via Surat Dumas/Vesu-Piplod road, and outer Ring road and via Althan-Bhatar road. Form North West it is through Udhna-Navsari road and outer Ring road and from East it is through outer Ring road.
Air Port: The existing airport catering to domestic traffic is located to the south-west on the Surat Dumas radial road at a distance of 5 km From Khajod. Daily air services to Delhi, Mumbai have begun recently. People coming by Air can come to the Khajod by using Surat Dumas road and outer Ring road.
7.1.2 Existing Road Pattern – Hierarchy and Its Features The roadway network of Surat is around 1914 km long. Other than the National Highway Authority, the Roads and Buildings Department, and the two urban local bodies; SMC and Surat Urban Development Authority have been responsible for developing and maintaining road infrastructure. Internal roads within Gamtal area are present in Khajod village for internal movement of commuters. Access to Outer Ring Road is available from Khajod village.
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Figure 16 Existing Road Network in Khajod
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7.2 BRTS Connectivity to Khajod Urban Development Authority An extensive Bus Rapid Transit (BRT) System is developed in the city of Surat and people can come to Khajod till junction of Surat Dumas road and Outer Ring Road from the North; and till Udhna Navsari road and Outer Ring Road junction from North West of the city and then transfer to buses running on outer Ring road or take intermediate Public Transport to reach at DREAM City. People can also arrive by using the Bus services in the city though it is very limited at present. There is no direct connectivity of BRTS to Khajod.
Figure 17 Khajod City Bus Depot
There are total 33 trips of city bus between Surat railway stations to Village Khajod in single day having frequency after every 45 minutes.
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8. Physical Infrastructure
Figure 18 Infrastructure in Khajod
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Basic physical infrastructure facilities, services, and installations needed for the functioning of a community or society are roads, water supply, sewerage, storm water lines and solid waste management. Roads have been discussed in the chapter on Traffic and Transport. Hence, this chapter focuses on all services except roads, The Specific indicators generated basically present the current situations/status of civic amenities in Khajod Village.
In this chapter, the current scenario for the basic physical infrastructure services namely - water supply system, sewerage system; storm water network and solid waste management are discussed
8.1 Water Supply Water Supply is one of the primary infrastructure services a city needs. The sources of water supply for the entire Khajod Urban Development Authority region are surface water and ground water. Tapi is a major source of Surface Water. Surface water is drawn by intake wells from perennial channel throughout the year. Ground water is drawn via bores. The entire water supply process takes place through various steps and water is received through the source in the treatment plant where it is treated. The water is stored in Elevated Service Reservoir present in the village and then supplied to the village. Capacity of elevated water service reservoir is 18 lakh litre, which is enough to fulfill need of Khajod village.
Figure 19 Elevated Service Reservoir in Khajod
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8.2 Storm Water Drain Storm water drainage planning is to manage the quantity of surface storm water drained into the system and monitor its quality to reduce downstream environmental impacts.
Presently city does not have a designed storm water drainage network. During monsoons, the rain water flows into the naalah or natural drains or artificial drains and meets with the Mindhola River. Currently about six different creeks are meeting into Mindhola river thereby disposing storm water of the village and other villages into Mindhola. Untreated Sewerage water of new South- East, South and South-West area (which includes Khajod area) are also disposed into these creeks.
8.3 Sewerage System Entire Khajod village is covered with direct connection to the sewer network coverage of households. In Khajod there is one sewerage pumping station and one sewerage treatment plant. Sewer network is connected to the sewer pumping station and from pumping station sewer is pumped to the sewerage treatment plant.
8.4 Solid Waste Management Waste generated is collected by Surat Municipal Corporation throughout the Khajod Village and dumped at the Khajod disposal site. Figure 20 Process of Solid waste Collection to Final Disposal in Surat
Source: Draft DP-2035, SUDA submitted u/s 9 and published u/s 13 of GTPUD Act-1976
Residential, Domestic, trade, and institutional waste is largely collected through primary collection. The door-to door waste collection system has been introduced in Village households and establishments. In the conventional style, waste is collected from the doorstep and the community bins. In certain commercial areas, the shops have a dedicated dustbin for collecting the waste.
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9. Social Infrastructure The term 'social infrastructure' covers a facilities and services that are provided by Government to support and sustain the wellbeing of communities. Social Infrastructure provides good quality of life. The assessment of social infrastructure for Surat city is broadly based on secondary data and examines in particular the issue of municipal service provision in each sector. Development of physical infrastructure cannot usher overall development at the desired level if the social infrastructure is not simultaneously developed. Social infrastructure facilities in Surat city which include educational facilities like pre-primary, primary, secondary. Higher education special institute. Health facilities like public hospitals and health centers, recreational facilities like swimming pools, community hall, etc. The assessment of social infrastructure for Khajod is largely based on Primary Survey.
Figure 21 Social Infrastructures in Khajod
a. Primary School b. Khajod Gram Panchayat office
c. Khajod Lake Garden d. CB Patel Sports ground
Above images shows existing Social infrastructure facilities of Khajod like Primary School, Gram Panchayat Office, Khajod Lake Garden, C.B. Patel Cricket Ground.
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10. Trade, Industries and Commerce
10.1 Urban Economy Surat city has been an important hub for economic activities since ages. In early times, the city was well known as a 'Port town' and dealings for import and export were through Surat. Portuguese, British and other European countries had establishments in Surat. Today, Surat urban agglomeration accounts for 8% of the State’s total population. Industrial development in Surat district is attributed to the presence of a large number of diamond processing, textiles and chemical and petrochemical industries. It processes 10 out of out of 12 varieties of diamonds in the world contributing to Rs. 45,000 crore, which is approximately 65% of the total diamond exports from India.
Surat is also known as 'Synthetic Capital of India', hosts over 65,000 power looms and provides over seven lakh jobs in the district. Surat has been very successful in attracting a sizable amount of Foreign Direct Investment in various sectors like energy, oil and petroleum. A significant investment of Rs. 3,000 crore (726 million USD) in Hazira terminal project is one of the largest Greenfield FDI in India.
There are over 41,300 small and medium industries functioning in the district. Some of the main industries are Textiles, Chemicals, Dying and Printing, Diamond Processing, Zari (silver) making, and; engineering and related activities (including manufacturing machines and equipment). Maximum number of (nearly 24,000 units) in small and medium enterprises is related to textile industry in the district followed by repairing and service industry with more than 11,000 units. Most of the small scale industries are located in Choryasi (Western Surat), Mangrol and Olpad (Northern Surat), Mandvi (Eastern Surat) and Palsana (Southern Surat) tehsils of the district.
Surat has a domestic airport which is well connected to different metros. It has daily flights to Delhi, Jaipur and Ahmedabad. Government of Gujarat has also undertaken an aviation master plan for the state which prioritizes development as well as upgradation of Surat airport. The other nearest airports are Mumbai, Vadodara and Ahmedabad. The upgraded Surat airport is envisaged to offer direct air connectivity to important destinations in India and abroad. This is expected to boost commercial activities in the city as well as in the district, leading to upsurge in the demand in hospitality sector, which is primarily driven by the corporate tourism.
Emergence of a petrochemical complex, gems and jewelry Park and the centrally promoted Surat SEZ are expected to further fuel the industrial and economic growth of the city. The expansion plans of Hazira port is envisaged in two phases. The first phase the development of port infrastructure to handle Liquefied Natural Gas (LNG) imports, and the second phase would offer port facilities for handling dry bulk and containerized cargo. The port facility would help in attracting sizeable investments in the coming future. Magdalla and Hazira ports in Surat have good rail and road connectivity. Magdalla port is only 2 km away from the state highway and 15
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Hazira is known as the 'Gateway Port' to serve the hinterlands of North, West and Central India as it is situated in the midst of one of the most industrialized area in the country. It is deep water, all weather and direct berthing port in Surat. The existing industrial portfolio of Hazira includes industrial activities such as petrochemicals, fertilizers, heavy engineering, steel, energy and port related activities. More than 20 large and medium companies are located in Hazira, including Bharat Petroleum Corporation, Cairn Energy, Essar Power, Hindustan Petroleum and Larsen & Toubro, Reliance, NTPC among others. Shell has established an LNG Terminal at Hazira in 2004.
Magdalla port situated on the western coast of India in Southern Gujarat about 16 km upstream of Tapi river is a lighter age port. Magdalla port is only 2 km away from the state highway and 15 km away from NH-8. The nearby broad gauge railway line and Surat railway station are 15 and 16 km respectively away from the port. The port is well connected by road with Rajasthan, Madhya Pradesh, and North Maharashtra which are hinterland area to the port.
The urbanisation trends in India are a direct reflection of the structural changes that are taking place in the economy. The combined contribution of industry and services to GDP is significantly higher than that of agriculture. The urban areas are likely to play an increasingly important role with the continuing liberalisation of the economy. Much of the growth of the economy will come from economic activities that are likely to be concentrated in and around existing cities and towns, particularly large cities. Cities with transport and telecom linkages with global economy are the preferred destinations for investments. However, there is inadequate recognition of the role that cities play in economic development. The cities need to be supported with improved planning and infrastructure to accommodate growth, better governance and management.
Surat ranked 9th in India with GDP of $40 billion in the Financial Year 2011-12, which was $14 billion in 2010. The per capita GDP which was $8000 in 2010. Surat is known for diamonds, textiles and recently for diamond-studded gold jewelry manufacturing. Surat registered GDP of 11.5% for seven fiscal years from 2001-2008 which was the fastest growing GDP in India. The City accounts for: 1. 90% of the world’s total rough diamond cutting and polishing, 2. 99.99% of the nation’s total rough diamond cutting and polishing, 3. 90% of the nation’s total diamond exports, 4. 40% of the nation’s total man made fabric production, 5. 28% of the nation’s total man- made fibre production 6. 06. 18% of the nation’s total man- made fibre export, and 7. 12% of the nation’s total fabric production
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10.2 State Government Initiatives The Government of Gujarat has initiated a planning process for the realization of Diamond Research and Mercantile (DREAM) City at Surat with an aim to provide this Smart City. This project is projected on around 700 hectare sites in the southern part of Surat, adjacent to the village of Khajod, the Outer Ring Road and close to the Surat airport.
Being a nodal agency of DREAM City project, Gujarat Infrastructure Development Board (GIDB) has appointed the consultant Royal HaskoningDHV Consulting Pvt. Ltd in consortium with Royal HaskoningDHV, Nederland BV and Knight & Frank India Pvt. Ltd which has commenced their services in preparation of Master Plan of the project.
A Special Purpose Vehicle, Diamond Research and Mercantile (DREAM) City Limited has been formed for the implementation. Khajod Urban Development Authority has been constituted to act as the relevant authority for the project. The Steering Committee of DREAM City project is the decision-making authority for preparation of Master Planning assignment, DREAM City Project.
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11. Stakeholders Consultation
The public participation process and stakeholder consultation for DP-2035 Khajod Urban Development Authority has been conducted. The level of participation and involvement of different stake holders has been detailed in this chapter. Different discussions and various meeting were held to understand the view and opinion of stakeholders for revision of development plan.
The stakeholders’ participation included experts’ consultation, in which the stakeholders were involved through focus group discussions to review and assess the existing situation and needs for the future. The consultation was more participatory and collaborative, as series of working group meetings were held and stakeholders were involved in making more specific suggestions for improving the existing conditions.
DREAM City Ltd. master plan area is covering almost 42% of Khajod Urban Development Authority area. And as, Khajod Urban Development Authority's powers were given to DREAM City Ltd., stakeholder’s consultation done for DREAM City Ltd. is directly considered for Khajod Urban Development Authority Area. Minutes of the meeting with stakeholders is as annexed ANNEXURE-2.
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Figure 22 Glimpses of Stakeholders Meeting
Source: Stakeholder’s Workshop at Science Centre, Surat
DREAM City Project explained by Governments officials and consultant (DREAM City) and suggestions were given by all the participants.
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PART – II DRAFT DEVELOPMENT PLAN PROPOSALS REPORT
Table of Contents
1. Introduction ...... 58 1.1 Development Plan Objectives ...... 58 1.2 Development Plan Area ...... 59 1.3 Methodology Adopted ...... 59 1.4 Development Plan Period ...... 60 1.5 Existing Condition and Government Policies ...... 60 1.6 Suggestions from Stakeholders ...... 60 1.7 Vision and the Principles of Growth Management ...... 60 1.7.1 Planning Concept ...... 61 1.7.2 Principles ...... 61 1.8. Locational Challenges ...... 62 1.9 Other Major Considerations ...... 64 2. Population ...... 66 2.1. Population Projection for Khajod Urban Development Authority ...... 66 2.1.1 Population projection for apart from DREAM City area ...... 66 2.1.2 Population projection for DREAM City Project area ...... 67 3. Proposed Land Use ...... 68 3.1 Zoning ...... 68 3.1.1 Residential Zone ...... 68 3.1.2 Commercial Zone ...... 70 3.1.3 Mixed Use Zone ...... 72 3.1.4 Agriculture Zone ...... 73 3.1.5 Recreational Zone ...... 74 3.1.6 Public Amenities and Utilities ...... 76 3.1.7 Institutional Zone ...... 77 3.1.8 Traffic and Transportation Zone ...... 78 4. Proposed Transportation System ...... 83 4.1 Transportation framework ...... 83 4.2 Future Planning ...... 85 5. Utilities ...... 87 5.1 Power ...... 87 5.2. Water Supply ...... 87 5.3. Sewerage System ...... 89 5.4. Storm Water Drainage System ...... 89 5.5 Solid Waste Management System ...... 90 5.6 Information Communication Technology (ICT) ...... 91 6. Cost Estimates ...... 94 6.1 Infrastructure Estimates for DREAM City...... 94 6.2 Infrastructure Estimates for Rest Part of Khajod Area ...... 95 6.2.1 Water Supply Cost Estimates For year 2038 ...... 95 6.2.2 Sewerage Estimates For year 2038 ...... 95
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6.2.3 Solid Waste Management Estimates For year 2038 ...... 96 6.3.1 Cost Estimates for Roads for Rest Part of Khajod area ...... 97 6.3 Phasing ...... 98 6.3.1 Phasing for Dream City Project area ...... 98 6.3.2 Phasing for Rest Part of Khajod Area ...... 108 6.4 Finance & Resource Mobilization ...... 108 6.4.1 DREAM City Project ...... 108 6.4.2 Revenue Realization ...... 109 6.4.3 Financial Feasibility Assessment ...... 110 7. Development Control Regulation ...... 111 Annexure 1: GoG Notifications ...... 113 Annexure 2: MoM of Stakeholder’s Meeting ...... 122 Annexure 3: NOC from Airport Authority...... 125
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1. Introduction Draft Development Plan, 2038 is prepared considering the demand of projected population including DREAM City Project area of next two decades for the entire area of 1639.24 hectares of Khajod Urban Development Authority. This total area consists of CRZ area, DREAM City project area, Khajod Gamtal and Revenue Survey number area outside the DREAM City area under Khajod Urban Development Authority. The Government of Gujarat has initiated realization of a Smart City project named Diamond Research and Mercantile (DREAM) City in Surat. A Special Purpose Vehicle, DREAM City Limited has been formed for the implementation. Khajod Urban Development Authority is created to act as the relevant authority.
Surat has a strong economic basis with textile and diamond industry along with a booming industrial port area, and is growing very fast, resulting in a large demand for commercial and residential space. It is expected that offices, retail and leisure functions will look for new areas to settle outside the congested city centre. The transportation planning is a part of proposal looking for excellent accessibility, excellent amenities and utilities, which are very crucial factor for draft development plan such as road proposal and designing, traffic congestion, metro line proposal and connectivity to airport. In addition, high cost of housing and real estate, parking issues, lack of public transport, increased demand for amenities, gardens, open spaces and much more. For Khajod village to grow as a sustainable planning area with inclusive development, an important industrial hub and commercial Centre of the country; it must organize its land resources carefully. Following are some of the major considerations taken into account for deriving and formulating proposals of the Draft Development Plan 2038.
1.1 Development Plan Objectives The first step in preparation of development plan is the identification of the land use characteristics and existing planning area situation. Detailed survey of existing situation has been made withal length in part one of the report.
DREAM City Project is the part of Khajod Urban Development Authority. DREAM City has major objectives as below. • To set up a Diamond Research and Mercantile City (Smart City) at Surat; • To provide a common platform for the Diamond Traders of Surat in the form of Diamond Bourse (exchange) at Surat; • To provide one-stop solution to the Diamond Traders by providing Custom House, banks and other service providers who cater to the gem and jewelry trade; • To provide offices for the diamond traders, walk-in vaults, safe deposit boxes, trading floor, strong rooms, lockers, customs clearance facilities with all the modern facilities required to carry their day-to-day business; • To provide ancillary services required for the Project along with the driving forces for the Project;
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• To provide world class design and standards for sustainable development with low carbon policy and Zero waste discharge policy to attract Foreign Direct Investments; • To provide world class safety and security standards to the diamond traders; • To act as a DREAM City and Diamond Export Centre of Gujarat;
While formulating the proposals of development plan of Khajod Urban Development Authority, the following broad principles have been kept in view. • To have optimum utilization of urban land and to minimize the spread of urbanization in rich agricultural irrigated area • To develop strong connectivity with various transportation mode considering high growth of planning area and upcoming regional projects such as Surat Diamond Bourse, Metro, Regional ring road, outer ring road, DREAM City, etc. and creating transportation corridor by way of ring roads, DP Roads and radial conduit roads • To decongest the planning area by locating new development areas to ease the pressure on planning area providing balanced development with environmental protection and adequate green spaces • Diversification of economic activities • To prepare Special Development Control Regulations & Zoning Regulations. • To prepare sector wise policy framework for implementation
Thus, the main objectives of the development plan would be to achieve efficient functioning by restructuring the planning area, by means of conservation, new development and to serve as a policy framework with long term perspective to guide future developments. One of the important considerations while formulating the Draft development plan proposals has been the need to protect the best of existing character of Khajod Village to develop its structure and suggest appropriate measures to overcome remedies obstructing the healthy growth of the planning area.
1.2 Development Plan Area The present area of Khajod Urban Development Authority is admeasured 1639.24 Hectares. This includes the CRZ area, Gamtal area, Agricultural land, and Water bodies.
1.3 Methodology Adopted The methodology adopted for the formulation of development plan was to prepare a base map using Total Station Survey and DGPS Survey techniques and develop digital database. The data from various surveys and studies available with SUDA, SMC and other agencies was collected. Since comprehensive data for the entire plan area was not available, the information regarding existing land use, infrastructure facilities, housing, environment were collected from the area of village Khajod. For the preparation of the Development Plan, a number of studies were conducted and also considered master plan of DREAM City project for arriving at the proposals of the Development Plan. All this data was used to work out integrated proposals in the light of
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1.4 Development Plan Period The process of urbanization is a continuous phenomenon and the process of planning depends upon a number of variables such as population growth, economic activities, development of counter magnets, and the nature of development. To deal with these factors, it requires reviewing the development process at moderate time intervals. Khajod Urban Development Authority has thus taken up the study of the preparing the first development plan to stream line the development to achieve the long term requirements. For preparation of development plan, plan period up to 2038 has been considered. This development plan also requires to be reviewed at an interval of 10 years with a view to accommodate and to review the programme of implementation and also to assess requirements and needs created by new technology and new development.
1.5 Existing Condition and Government Policies A detailed study and analysis of existing conditions was carried out. This included a land use study and analysis, studying the existing Government policies and Master Plan of DREAM City project applicable to the concepts considered. Analytical study of the zones and areas developed and requirements were carried out.
1.6 Suggestions from Stakeholders Extensive public consultations and stakeholder meetings were carried out for preparation of Master Plan of DREAM City under Khajod Urban Development Authority jurisdiction which included experts from several Government, Semi Government, Private Institutes, Gram Panchayats, NGOs, educational, research and professional institutes such as SVNIT and eminent citizens of Surat. The inputs from the consultations were studied and reviewed, detailed analysis of existing situation was conducted and proposals for the Master Plan were formulated based on the inferences.
1.7 Vision and the Principles of Growth Management
The vision, objectives and the principles were identified after multiple discussions and deliberations played a crucial role in formulating the proposals of this Development Plan. The major principles that shaped the proposals include optimum utilization of urban land, multi modular public transport, creation of green network, encouraging sustainable and affordable development. The vision and principles are further detailed out in the following chapters.
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1.7.1 Planning Concept
Vision
In the first Development Plan Proposals, efforts have been made to protect the best existing character of Khajod considered International Standards for the area. The vision envisaged for further development of Khajod Urban Development Authority is as below.
"DREAM City will be developed according to the 'Work-Live-Enjoy' concept with a mixed use program with all urban functions including a Large Share of Residential and Urban Amenities".
Aim
Khajod Urban Development Authority is preparing first Development Plan for 2038. The aim of this development plan is to:
"Formulate an efficient, sustainable and inclusive development plan of the Khajod Urban Development Authority area as to regulate and guide the planned and balanced urban growth in the area by 2038, resulting in better quality of life of people under the provision of Gujarat Town Planning and Urban Development Act-1976 & Gujarat Town Planning and Urban Development Rules-1979".
• To act as a growth engine of South Gujarat Region/ Surat Region. • Efficient, Safe, Sustainable, Affordable and Multi modular public transport. • Promotion of Smart City, Green City and environment friendly development. • The area will be attractive for various sectors such as Diamond, Gems and Jewelry certified testing and also Textile. • To facilitate equitable supply of land and resources.
1.7.2 Principles A set of strategic principles have been envisioned. Khajod Urban Development Authority area will be a top quality Urban Development measured to Indian Standards. These principles are translated in nine main strategic objectives for the area. These principles are drafted to create and sustain the best character for Khajod Urban Development Authority area without losing the original cultural balance. A prosperous and secure future for the city is encapsulated in these principles. Regional Development • The authority area will be appreciated as one of the new urban core around the present city of Surat to cope with the expected massive growth. • This new city will have distinctive profile as a mixed use high quality new urban centres. Regional Transportation • The authority area will be strongly connected with the city of Surat.
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• A minimum of two metro lines will be required to integrate the authority area with the Surat city. • The existing road network needs expansion too. Guided and balanced inclusive development • To have a clear implementation strategy for development that guides development towards the final vision • To support all scales of development so that holistic inclusive development for the benefit of population can take place. Facilitating diversification of economy • To promote economic development beyond diamond, textile and Jari Industries for diversification into various fields like IT, medical, tourism, etc. • Support economic activity of various scales at various levels of economic ladder • Encourage commercial development to increase employment. Emphasis on green development • Connect the gardens and open spaces and roads with a network of “Green Streets” • Provide adequate gardens, parks and public open spaces • Promote green development through Development Control Regulations Preserving water channels/ water bodies/ natural drains • To preserve the water bodies and natural drains by discouraging development around water bodies • To promote agricultural activities surrounding water bodies Improved safety and security environment • To create an environment where safety and security of the population shall be of utmost importance Providing adequate space for recreational activities • There is a lack of recreational activities in Surat. Adequate spaces shall be provided to promote and develop regional level recreational activities in the area • To have spaces for public interactions and informal gatherings for recreation Providing balanced development with environmental protection and adequate green spaces • Promote development that is based on principles and best practices of sustainability • Protect and enhance environmental assets to create development that is environment friendly 1.8. Locational Challenges DREAM City project is around 681 hectare of development located in the southwest of Surat bordering to the 2 x 2 lane Outer Ring Road. The site is flat with elevations ranging between and 2.5 and 6.6 m above Mean Sea Level. The present landscape is a merely derelict area without any large trees and hardly any buildings or other elements. The site is mainly in possession of
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Gujarat Government; parcels of land are in private hands. In the east and south, the project area is bordered by lands protected under the Coastal Regulations Zone (CRZ) regime.
Constraints for urban development are:
• Airport Air Funnel: The site is falling under Air Funnel Zone of Surat Airport. Buildings heights for the entire project area is restricted to less than 53.84 mt above mean sea level (subject to actual clearance from AAI). Every individual plot holders will have to take NOC from Airport Authority of India (AAI) before getting development permission (NOC from AAI- ANNEXURE-3)
• Solid Waste Disposal Site: East of the project site the Surat Solid Waste disposal site is located. Closing and replacing of the site has been announced.
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1.9 Other Major Considerations In regional context, there are other urban development authorities present in South Gujarat. SUDA, Navasari Urban Development Authority, Bardoli Urban Development Authority and Bharuch Urban Development Authority cover almost entire region between Navsari and Bharuch excluding only few villages.
In this sense, the entire authority area could be considered as a highly potential area and therefore, the Development Plan 2038 of Khajod Urban Development Authority should be prepared considering infrastructural needs of this High potential region.
Based on the Existing land use, upcoming DREAM City project and inclusion of Hazira Industrial Area in the development area of SUDA, major 10 growth nodes could be easily identified. These 10 nodes must be considered while framing the land use proposals for the requirement of almost 5 lakhs population by 2038. The ten nodes identified are Olpad, Kathor, Kamrej, Kadodara, Palsana, Sachin, Surat City, DREAM City, Hazira and Tena.
It is pertinent to note that in the first Development Plan of 2038, out of total area of 1639.24 hectare, about 54.84% of land, i.e. 899 hectare is proposed to be urbanized land for the purpose of development. The remaining 45.16% was put under non- urbanized land use.
Total 681 Hectare of land covers DREAM City project area out of total developable land of the authority area. In view of this, the board of Khajod Urban Development Authority has passed the resolution in second board meeting (held on 9th day of August 2018) to consider main proposals as suggested in master plan of DREAM City project with minor changes for preparation of Development Plan-2038.
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Figure 23 Developable and Un-developable land in Khajod Urban Development Authority
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2. Population In the process of Development Plan, the trend of population growth is an important indicator for the assessment of development needs. In order to assess development needs, it is essential to forecast population of the area for the plan period. The population structure will enable to make projection for housing, employment, commercial, recreational and all types of socio- economic needs and therefore an assessment of the quantum of land required to accommodate this population is essential.
2.1. Population Projection for Khajod Urban Development Authority
2.1.1 Population projection for apart from DREAM City area The concepts of population estimates and population projections often are confused even though the distinction between the two is relatively simple and straightforward. Both concepts involve the generation of a number that is intended to indicate the size of the population of a given geographic area at a specific point in time. Both techniques make use of the basic demographic equation: P2 = P1 + B - D + I - O It indicates that the population at any given point in time (P2) is a function of the population at a previous point in time (P1) plus the amount of natural increase (births minus deaths) and the net migration (in-migration minus out-migration) during the interim. As per Census of India, basically there are two types of population projection methods: 1. Component and Non-component methods 2. Mathematical methods
Both methods have different characteristics so that they are used at large scale and small scale respectively. For projecting the population of Khajod Village, different type of methods have been used, they are: 1. Arithmetical increase method (AIM) 2. Incremental increase method (IIM) 3. Geometrical increase method (GIM) All the above methods are applied to village population for past six decades.
Arithmetical Increase Method • Arithmetic increase method Pn= P + n.C Where, Pn= population after n decades n = decades C = average increment
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Incremental increase method • Incremental increase method Pn = P+ n.X + {n (n+1)/2}.Y Where, Pn = Population after nth decade X = Average increase Y = Incremental increase
Geometrical increase method • Geometrical increase method Pn= P (1+Ig) n
Table 7 Population Projection for Khajod area (Apart from DREAM City area)
Methods Population Projection-2038 Arithmetic Increase Method 2357 Incremental Increase Method 2432 Geometrical Increase Method 3138 Average of All Methods 2642 (Approx. 2700) Source: Preliminary data source
2.1.2 Population projection for DREAM City Project area Around 4.80 lakhs of population has been projected in Master Plan for DREAM City project for year 2038 including floating population of around 2.20 lakh.
Table 8 Population projection for DREAM City project area
Area (ha.) Total Population Floating Population Residing Population 681.00 4.80 lakh 2.20 lakh 2.60 lakh Source: DREAM City Master Plan Report
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3. Proposed Land Use
3.1 Zoning The Zoning Plan is based on the idea that DREAM City will be a new urban core in Surat South West. In the future the city will grow all around DREAM City. DREAM City will contain its urban central precinct and some first residential quarters around it. To control the development in the newly planned area of Khajod Urban Development Authority comprising of village Khajod; which is not part of the Surat Urban Development Authority (DP-2035 SUDA) and Surat Municipal Corporation, Board of Khajod Urban Development Authority has resolved in its 2nd board meeting (held on 9th day of August 2018) that for DP-2038, land use proposed in master plan of DREAM City project area shall be applicable for DP-2038 with minor changes. And proposed land use suggested in draft DP-2035 SUDA which had been submitted under section 9 and published under section 13 of the Gujarat Town Planning and Urban Development Act-1976 shall be adopted for the rest part of Khajod Urban Development Authority area (i.e. Only developable area except DREAM City project area).
3.1.1 Residential Zone In development plan, 13.94 Ha of area adjacent to Gamtal area has been proposed as residential zone as suggested in the DP of SUDA 2035, submitted under section 9 & published under section 13 of Gujarat Town Planning and Urban Development Act-1976.
According to census 2011, total population of village Khajod is around 1700 including master plan area of DREAM City. The population projected for the year 2038 (20 years span) is around 4.8 lakhs in master plan of DREAM City. While planning for the residential areas, residential zone suggested in master plan of DREAM City has been adopted with some changes.
Zone adjacent to Gamtal as proposed in DP-2035 SUDA have been kept intact and continued to be as it is. For the natural growth of the village, the Village Extension Zone has been proposed up to 200 m from the boundary of the existing Gamtal depending upon the population of the villages as per Census 2011 i.e. population is less than 5000.
Total area proposed under Residential zone for authority area is 216.96 hectare which is 13.24% of the total urbanized area proposed in DP-2038, Khajod Urban Development Authority.
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Figure 24 Residential Zone in Khajod Urban Development Authority area
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3.1.2 Commercial Zone More than 90% diamonds are manufactured/ processed in the form of cutting, polishing at Surat along with Navsari, Bhavnagar and Amreli. Therefore the establishment of DREAM City at Surat would provide a global trading platform to the Surat Diamond traders as well as the international trading community. The DREAM City will be developed as a smart city which would help in developing skills in the diamond sector and the city may be developed as an International Diamond Manufacturing and Trading Hub in an integrated manner. The vast expertise in the sector is already latent in Surat which the State Government needs to take advantage of. Considering the vision of preparing smart city for Khajod Urban Development Authority to be growth engine of trading industry dedicated commercial zone has been proposed as suggested in DP-2035 SUDA, submitted under section 9 and published under section 13 of Gujarat Town Planning and Urban Development Act-1976. New commercial zone has been proposed adjacent to 60 metre wide road, 40 metre wide road and 90 metre DP road as suggested in master plan of DREAM City. The area has potential to develop as commercial centre (CBD).
Total area proposed under Commercial zone (including master plan of DREAM City Proposal) is 104.51 hectare which is 6.38% of total urbanized area proposed in Khajod Urban Development Authority DP-2038.
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Figure 25 Commercial Zone in Khajod Urban Development Authority area
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3.1.3 Mixed Use Zone Mixed use zone is proposed to promote inclusive development and having multipurpose zone. The purpose of this zone is to establish urban scale and character high density mixed use buildings along the main pedestrian and shopping streets of DREAM City. The intention is to create vibrant 24-hour activity streets which provide a diversity of activity in close proximity to residential areas and employment zones. Total area of mixed zone is 26.33 Hectare, which is 1.61% of Khajod Urban Development Authority Development Plan area. Figure 26 Mixed Use Zone in Khajod Urban Development Authority area
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3.1.4 Agriculture Zone Agriculture zone has been proposed on North-West part as well as south part as shown in map below. Total area of agriculture zone is 573.58 Hectare, which is 34.99% of Khajod Urban Development Authority Development Plan area. Figure 27 Agriculture Zone in Khajod Urban Development Authority area
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3.1.5 Recreational Zone Large area of green is planned which includes the neighborhood parks/playgrounds and other open green area. Apart from Two Large City Level Recreational Spaces Area are designed i.e. The Surat Park and Sport Park. These green elements area formally outside the planned area and should be seen as regional or even metropolitan amenities.
Recreational spaces are indispensable part of any urban area. The most livable places to live are those where there are equal opportunities to live, work and play. Open spaces, Parks and Gardens play a very significant role in the landscape of the city. They are important input for generating quality of life that people value and enjoy in the city. Garden and open spaces at the neighborhood level can be obtained. Considering the large area and future population of Khajod Urban Development Authority, total 114.64 hectares of recreational spaces are proposed in DP-2038. Which is 6.99% of Khajod Urban Development Authority Development Plan area. The major portion of recreational spaces is proposed on eastern part of Khajod Urban Development Authority.
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Figure 28 Recreational Zone in Khajod urban Development Authority area
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3.1.6 Public Amenities and Utilities The Public amenities and utilities zone proposed in master plan of DREAM City has been continued in Khajod Urban Development Authority DP-2038. It includes around 48 Hectare of area for Metro yard which is located southern side of DREAM City Mater Plan area. About 72.17 hectare of land proposed in public amenities and utilities in the DP-2038. Which is 4.40% of the total Khajod Urban Development Authority area proposed in DP-2038. Figure 29 Public Amenities and Utilities Zone in Khajod Urban Development Authority area
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3.1.7 Institutional Zone DREAM City project is being developed in the Khajod Urban Development Authority area. To supplement this Development Plan as well as DREAM City project, it is important to have institutional zone in the DREAM City project and having access from the Metro line and proposed arterial road in DREAM City Master plan. Total area of Institutional zone is 4.36 Hectare, which is 0.27% of Khajod Urban Development Authority Development Plan area. Figure 30 Institutional Zone in Khajod urban Development Authority area
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3.1.8 Traffic and Transportation Zone DREAM City Project is proposed in Khajod area having access from 90 m ORR. The activities proposed in the DREAM city will generate huge traffic volume. Moreover, the construction of Ubharat Bridge in future will also add traffic volume on the 90 m ORR. Hazira now being included in the SUDA area having huge volume of goods movement, there is a need to increase road width between the Khajod and Ichchapor junctions. The design of these two junctions needs to be prepared by the traffic and transportation experts. Accordingly, the part of 90 m ORRT between these two junctions has been widened to 120 m width in DP-2035 SUDA. Total area of traffic and transportation zone including D.P. road and DREAM City roads is 255.04 Hectare which is 15.56% of Khajod Urban Development Authority Development Plan area.
Lack of efficient public transportation system, parking issues, etc. has been taken care of while framing the proposals. Hierarchy of road system has been properly established for the efficient, safe, sustainable, affordable and multi- modal public transportation system.
A high quality well connected and integrated transportation network is essential to ensure healthy growth, thriving economy and high livability standard for a city. To avoid traffic congestion problems in future and allow easy movement of goods and people, a comprehensive road network comprising of Rings and Radials has been proposed in the Khajod Development Plan 2038.
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Figure 31 Traffic and Transportation Zone in Khajod Urban Development Authority area
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Table 9 Comparison of Existing and Proposed Land Use of Khajod Urban Development Authority
Percentage Percentage Existing Proposed Sr.No Uses of Existing of Proposed Area (Ha) Area (ha) Land Use Land Use 1 Residential 6.40 0.39 216.96 13.24 2 Commercial 0.87 0.05 104.51 6.38 3 Mixed Use - - 26.32 1.61 4 Institutional - - 4.36 0.27 Public Amenities & 5 Utilities 88.30 5.39 72.17 4.40 6 Recreational 4.64 0.28 114.64 6.99 7 Industrial 0.95 0.06 - - 8 DP Road - - 82.37 5.02 9 Transportation 13.76 0.84 172.68 10.53 10 Gamtal 7.20 0.44 7.20 0.44 11 Agriculture 115.99 7.08 573.58 34.99 12 Aquaculture 575.13 35.09 - - 13 Vacant land 553.76 33.78 - - 14 Water bodies 272.24 16.61 264.45 16.13 Total 1639.24 100% 1639.24 100%
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Figure 32 Proposed Draft Development Map of Khajod Urban Development Authority
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Table 10 Proposed Land use break-up for Khajod Urban Development Authority
Land Area % of D.P Legend Uses (sq.mt) area R-Residential Zone 139407 0.85 R1-Residential 1857938 11.33 R2-Residential 117022 0.71 R3-Residential 55295 0.34 C-Commercial Zone 266629 1.63 C1-Commercial 433783 2.65 C2-Commercial 60160 0.37 C3-Commercial 284562 1.74 M1-Mixed use 76157 0.46 M2-Mixed use 102757 0.63 M3-Mixed use 84363 0.51 Agriculture Zone 5735853 34.99 I-Institutional 43611 0.27 P1-Public Amenities 122415 0.75 P2-Public Utilities 599274 3.66 G1-Playgrounds, Parks & Open Plazas 377911 2.31 G2-Open Greens & Buffers 77612 0.47 G3-Surat Park 341518 2.08 G4-Sports Park 349337 2.13 Proposed D.P. Road 823675 5.02 Transportation 1726769 10.53 Village Boundary - - CRZ Boundary - - Metro Line - - 0 Block Boundary - - 101 Block Number - - River / Water Body 2644346 16.13 Gamtal 72005 0.44 Total 16392400 100
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4. Proposed Transportation System
4.1 Transportation framework
Two Metro Lines Consist of the two metro lines and the road system. The location of the metro lines is chosen in such a way that they optimally serve the city centre. The lines are deliberately designed parallel to the main arterial roads to prevent traffic congestion around the stations and problems with pedestrians crossing these wide roads. The north south metro line connects Khajod Urban Development Authority area with the centre of Surat, the railway station and the future high- speed rail station east of Surat. The east west metro line connects southern part of Surat with Authority area, airport and possibly the port area. Four metro stations will be served in the Authority area. The two metro lines cross in the heart of the Authority area where a transfer station is planned for optimal accessibility.
Road Network The road network is composed of three types of roads:
❖ The Main Corridors: The north-south and east-west corridor, connect authority area with the present and future highways in the north and west. Beyond that, they will connect with the airport, Surat city and future urban expansions around authority area. These corridors will 60 m wide, will have 2 x 4 lanes with service roads, bicycle tracks and sidewalks.
❖ The Avenues: the avenues are urban access roads, typically 40 m wide with 2 x 2 lanes, bicycle paths and sidewalks. Some of these avenues have the metro line in the median or a reservation for a bus line.
❖ Local roads, Residential roads: these are the roads that create the finest grid and give access to buildings blocks. They are typically 16 m wide, will have two lanes, parallel parking and sidewalks.
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Figure 33 Proposed transportation network in Khajod Urban Development Authority area
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4.2 Future Planning Traffic generation In the year 2025, as per Master Plan of DREAM City and with the implementation of the DREAM city in Khajod, land area of 69.7 lakh sq. km will result into about 4.8 lakh employees and residents generating 5.6 lakh trips from employees, residents and visitors. The assumptions on inhabitants/staff and visitors have been estimated on the basis of empirical studies. An average modal distribution of public to private vehicles (56%:44%) is taken as per existing travel characteristics, and resulting evening peak hour traffic per direction is expected to be 75-80,000 per-hour per direction (phpd).
Road Layout Considering that the capacity of existing road based transportation system to reach Khajod is very limited about 11,000 – 15,000 passengers per hour per direction (phpd), a Metro based transportation is essential for the city to cater to the required demand of passengers generated from DREAM City (75-80,000 passengers per hour per direction). A Metro system is to be supported with an adequate Road based system to support the bus based, vehicular and Non- motorized traffic. An adequate and safe transportation system for internal circulation is also essential within Khajod Urban Development Authority area. The proposed transport plan as per Master Plan of DREAM City is as follows:
❖ Metro Line: Two Metro Lines (a) connecting Surat Rail station and Khajod Urban Development Authority area passing through the District city Centre and (b) connecting Airport are proposed with 5 stations (including one transfer station in Khajod Urban Development Authority area and one transfer station on ORR with proposed BRT system) are proposed. A six coach Standard Gauge Metro system is proposed; it can carry up to 45,000 passengers per hour per direction.
❖ BRT: Outer Ring road is planned to be widened to 90 m and existing BRT system with NMT facilities is proposed to be extended on the outer Ring road from Surat Dumas Road to Udhna Navsari Road. An interchange is to be provided at the junction of Althan Bhatar road and outer Ring road for transferring the passengers. The BRT extensions through DREAM City area are also proposed in the short term.
❖ Roads: It is proposed that outer Ring road is widened to include 2X4 lane with service lanes on both sides. This is required as it is a major road to carry freight traffic to Magdalla Port and truck traffic on this road is significant.
❖ Internal Roads: The internal circulation is planned through a Central Back Bone road which is 60 m wide. The Back Bone road will provide smooth access from both Eastern and Western side of the city. It has two interchange (a) one with Outer Ring Road and the other with DP Road. A 60 m north -south road from the outer ring road is also proposed. Internal circulation is proposed through other roads of varying cross section.
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❖ Pedestrian and Bicycle Path: Authority area will have an extraordinary complete network of bicycle paths and footpaths. All streets will have sidewalks of sufficient width for a comfortable walk and free of obstacles. This network creates a fine maze over the entire area and will encourage people to walk over short distances to work, to school, to the shops or just for fun in the evening. Dedicated Bicycle paths are integrated in the cross sections of all arterial roads and avenues at both sides of the road.
Special attention is required for the intersections of bicycle and pedestrians paths with arterial roads and avenues. Regulated intersections will be designed in such a way that crossing will be safe and comfortable. Enforcement of traffic regulations, especially running the red lights will be strict and will be supported by modern ICT facilities such as cameras and fining by mail. With these measures Authority area will include the conditions for a really green mobility; when implemented well the number of trips by foot or bicycle could grow up to 20 and even 30 % of the total number of trips in the Authority area.
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5. Utilities
5.1 Power Power Demand Forecasting Power demand for various consumers i.e. residential, commercial and Diamond bourse is estimated on 150 mega volt amp (MVA). The assessment of this power demand was made for the design period of 25 years (2041) and based on diversified load distribution.
Power Supply As per the statistics of Gujarat, nearly 95% of the households in urban areas have access to electricity. Simultaneously, power distribution network operator is facing growing number of challenges and demands to maintain the power quality and reliability. Authority area needs to have universal access to electricity 24x7. For that the existing network needs upgrading to cater for the growing demand.
Smart technologies However, new technologies enable a decrease in power demand; ‘Green’ buildings can generate a considerable share of energy demand by solar energy or other renewable sources and reduce the energy consumption in the same time by smart lighting and air conditioning techniques. For the implementation of these new technologies authority area will establish a ‘Smart Grid’ and ‘Smart Metering’ which will also enable a ‘Smart Billing’ system.
Renewable Energy Resources The use of natural resources such as solar power generation shall be promoted to achieve 24x7 power sustainability, to reduce power grid energy stresses and to reduce CO2 emission. A minimum of 20% of roofs should be reserved for solar energy units on all residential, commercial and institutional buildings. These solar energy units shall be stand alone, thus ‘Off Grid’ and shall back up the power consumption in the buildings during the power outage and peak demand of the grid.
5.2. Water Supply Water Supply and Water Demand Estimation The development within the project area will be laid down based on the Gujarat Water supply system and the Manual on Water supply and Treatment by CPHEEO, Ministry of Urban Development, 1999 and the National Building Code (NBC) 2016. The quality of treated water shall meet the standard set out in the manual on “Water Supply and Treatment” based on the Central Public Health and Environmental Engineering Organization (CPHEEO). Water demand for the authority area for next 20 year will around 60 MLD (million litre per day).
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Proposed Water Supply Schemes Authority area is majorly a high rise development with a minimum storey height of 2.5 envisaged for villas and rest all development hovering over 5 storey height to 18 stories. Thus it is envisaged that potable and recycled/ reclaimed water will be supplied at ground level to the end users from a centralized reservoir and there on the end user will pump it to overhead tanks placed over buildings. Horticultural and Non-potable demand within the buildings will be met through recycled/ reclaimed /rooftop rain harvested water whereas potable demand will be met from Fresh water supply.
Fresh water saving of the order of 16-25 MLD can be achieved by adopting rooftop rainwater harvesting and recycle/re-use of treated sewage for non-potable uses. Rooftop water captured will be supplied to the recycle water storage thus releasing load on the recycle water supply and thus promoting on source utilization of thus captured rainwater reducing distribution and centralized storage costs. The Surplus recycle water thus obtained possess a certain opportunity in form of utilization as make up water for cooling towers and can also be sold as industrial process water, which is presently in practice at existing sewage treatment plant at Khajod. Recycle /Reuse of treated sewage results in freeing up fresh water demand in tune of 20-31 MLD per day and also contributing surplus recycled water for industrial usage in tune of 5-11 MLD. Figure 34 Water Supply Network
Source: Master Plan of DREAM City
24/7 Water Supply Strategy Approach 24x7 supply is achieved when water is delivered continuously to every consumer of the city service 24 hours a day, every day of the year, through a transmission and distribution system that is continuously full and under positive pressure. A four step approach is proposed for a 24/7 water supply
Step 1: Involves - collection of data, defining service levels, preparing hydraulic models, choosing pilot zones, preparing and estimating the costs, preparing tariff plan, carry out customer awareness programme and training the staff in operating the new system.
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Step 2: Involves legitimizing unauthorized connections, convert and operate the system for 12 months, introduce volumetric charging, collect collection and operation data and monitor the changes in customer’s attitude and behavior.
Step 3: Involves using pilot trial data to refine designs and strategy, re-visit key decisions in the strategy and check costs and financing plan based on tested consumption patterns and willingness-to-pay.
Step 4: Involves rolling out full-scale 24/7 conversion program
5.3. Sewerage System The sewerage network is planned to collect the waste water from the farthest locations of the project area and transport it to the Sewage Treatment Plant (STP) which is proposed in the area occupied for the landfill site. The transport of waste water is planned either by gravity or by making use of pumps in the network. The sewage flow has been generated based upon a return factor of 80% of the water supply. The sewerage network is divided into various zones based on the best utilization of topography, natural boundaries and highways and economics of operation and maintenance.
Sewage Treatment Scheme One major STP is proposed to treat the waste water generated from different user groups at a centralized location so as to best utilize the treated effluent. The Plant is based on Sequential Batch Reactor (SBR) Technology based on popularity. Unlike various processes of treatments the raw sewage as obtained for the treatment undergoes Physio-Chemical & Biological treatments. The plant is designed in accordance with the characteristics of influent and effluent as provided and according to the guidelines set up by the ‘Manual on Sewerage and Sewage Treatment Systems’, 2013, CPHEEO, published by the Govt. of India. A number of intermediate sewage pumping stations will be required to boost the wastewater flows because of the topography of the area and the high water table. Each intermediate pumping station would require an approximate area of 0.5 ha of land.
5.4. Storm Water Drainage System Storm water drainage planning is to manage the quantity of surface storm water drained into the system on account of urbanization, and monitor its quality to reduce downstream environmental impacts. The proposed drainage strategy takes into account the size of the project area, drainage behavior, rainfall and flood patterns and the volume of water entering in the project area. The proposed storm water drainage system is conceptualized to cater for surface runoff within the project area by gravity flow. Trunk storm water drains are proposed on both the sides of the roads and laterals and main drains are proposed on one side of the roads for reasons of economy.
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The surface runoff collected from the catchment areas would be discharged by major outfalls into the natural streams, rivers and open land/low lying areas. This approach will help to minimize the length of drains and to reduce the depth of the water channels. To avoid flooding in the area, sluice gates and boosting system will be provided at the outlets of the drains. When the natural streams and nallas are full and cannot flow by gravity from drains, the water then need to be pumped out.
5.5 Solid Waste Management System As per the CPHEEO norms, the waste generation rate in commercial areas is estimated on 200 grams per capita per day. However waste generation rate in the residential areas in year 2016 is estimated on the same as in SMC area at present (350 grams per capita per day). Waste generation for year 2041 was calculated assuming 1.4 % increment per annum in the waste generation rate. Thus, total waste generation in DREAM City is estimated to be 92 TPD (Tonnes per day) in 2016 and 131 TPD in 2041.
Proposed Plan for SWM The proposed SWM system in its entirety is in accordance with the Municipal Solid Waste Rules, 2016. Central to this plan is the concept of segregation thus, maximizing the resource potential of waste generated and integration of 4R’s (reduce, recycle, reuse and recover materials) at all stages of the waste management system.
Figure 35 Process of Solid Waste Management System
Source: Master Plan of DREAM City
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5.6 Information Communication Technology (ICT) Authority area will incorporate several smart technologies and services. The performance of these smart facilities will mainly rely on the ICT/ Telecommunication systems that will continue to evolve rapidly in the years to come. It is therefore important to integrate the Information Communication Technology and Telecommunication lines into the Development plan of Khajod Urban Development Authority. Examples of useful ICT technology which will be integrated into DREAM City planning are:
Mobile & Wireless Internet Services: With substantial encouragement and support from Government policies, it is reasonable to assume that economical fibre optic network will be developed in the project area. The network will carry all the signals for telephone, broadband internet, Video on demand, entertainment channels, etc. More technical possibilities emerge very fast with 5G wireless services coming up. The following assumptions have been made to project the ICT requirements for DREAM City: • Every building/plot to have a fiber optic connection • Cellular phone tele-density of 100%
CCTV system or Closed Circuit Television System: Smart cities tend to deploy integrated public safety and security solutions, resulting in safe and secure settings for their citizen. A security policy needs to be developed to determine the level of CCTV and access control required in authority area. Connected with a central control room, CCTV can be a very effective instrument to manage high level of security in the city. CCTV is also often used to survey private properties, which can also be connected to the central control room by means of alarm systems. The level of surveillance needs to be first established through a policy.
Integrated Management and command centre: A holistic and integrated Command Control Centre will include Video surveillance system, Video Management Software, Video Analytics and Operation Command Control Center. Geographic Information System (GIS) based Command & Control Decision Support System plays a vital role in assisting Public Safety and Law Enforcement organizations to monitor, manage, plan and execute the real-time management tasks effectively. This system offers sustainable solutions to Departments for planning safe areas. The GIS based Decision Support System solves the functional requirements to build the end-to-end solutions and enhances the operational efficiency.
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Figure 36 Central Command Centre
Smart Buildings
Smart Smart Urban Landscape Infrastructure
Central Control Centre Smart Street Smart Desk
Smart Smart Security and Transport Surveillance
Source: Master Plan of DREAM City
Smart utilities: ICT plays an increasingly important role in planning, management and use of urban physical infrastructure like power supply, water supply, sewerage and waste treatment. There are several underground facilities management systems that are ICT based. The following Smart technologies are proposed for physical infrastructure of Khajod Urban Development Authority area.
Table 11 ICT based smart utilities
Utility Smart Technology Power Smart Grid that includes a variety of operational and energy measures including smart meters, smart appliances, renewable energy resources, and energy efficient resources. By the use of ICT enabled switchgears, smart monitoring and controlling, the fault can be quickly identified and power supply is restored with self-healing configurations and schemes.
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Smart metering that enables a two way communication between meter and central power system. It is an integral part of the electrical smart grid. Water Supply Smart Water Management System based on ICT to operate the water infrastructure more efficiently. The water supply network is integrated with a set of products and systems that enable to monitor remotely and continuously, diagnose problems and manage maintenance issues in all aspects of water distribution. Smart Water Metering enables measuring water consumption or abstraction and communicates that information in an automated fashion for monitoring and billing purposes Waste management Smart waste management system would include monitoring and controlling the waste collection in efficient ways and speedy transportation of waste to recycling units via optimised routes using ICT. Maintenance and facility management of recycling units to maintain hygiene and prevent spread of epidemics Source: Master Plan of DREAM City
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6. Cost Estimates
6.1 Infrastructure Estimates for DREAM City The cost estimates for the area encompassed within the Master Plan of DREAM City have been calculated assuming construction period of 20 years up to 2036 with an escalation of 5% per annum. All the infrastructure cost estimation is listed in the table below. The estimation shown below is directly adopted from the DREAM City Master Plan.
Table 12 Infrastructure Cost Estimates for DREAM City
Particulars INR (Cr) Land Improvement 836.4 Earth Work 153.34 Road Network 240 Water Supply and distribution 100.61 Strom Water Management 90 Sewerage 129.62 Solid Waste Management 21.93 Landscaping & Signage 11.15 Gas Grid 56.28 Telecommunication 9.38 Power Infrastructure 100 Public Facility Buildings 45 Flood Protection Measures 100 Total Base Cost 1893.71 Total cost of Infrastructure development in Rs. (Crore) 2913.65 (escalated price) Source: DREAM City Master Plan
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6.2 Infrastructure Estimates for Rest Part of Khajod Area
6.2.1 Water Supply Cost Estimates For year 2038 Water demand for urban area under Khajod Urban Development Authority (apart from DREAM City) is estimated under different heads using CPHEEO norms.
Table 13 Water Demand Projection Category Water Demand Demand for Demand for (per day) 2028 (MLD) 2038 (MLD) Household 160 per capita 0.352 0.432 (Source: CPHEEO manual) Total capital cost of additional water supply infrastructure during (2018-2038) are given below.
Table 14 Water supply cost estimates Category Unit Cost 2018-2038 (Cr. INR) Network costs 12 Cr/sq.km. 60 Cost of water meters 2000/ unit 0.135 Total 60.135 Consider average inflation rate of 5% every year (Source: Surat Municipal Corporation records)
6.2.2 Sewerage Estimates For year 2038 Four major components of any drainage system are Sewage Treatment Plant, Sewage Pumping Stations, Underground Network and Rising Mains. To estimate the future cost requirements, cost for unit area for each of these four components is considered. The unit costs for these components are provided in table given below.
Table 15 Sewerage Estimates Sr. No. Component Unit Cost (Cr. INR/ km2) 1 Sewage Treatment Plant 2.98 2 Pumping Stations 2.91 3 Network 3.98 4 Rising Mains 1.38 Total 11.25 The total area to be covered with sewerage by 2038 comes out to be 4.79 sq.km.
Table 16 Sewerage cost estimates Investment Area to be Covered (excluding CRZ) Investment at present value (Cr. Year INR) 2038 479 hectares 55 Consider average inflation rate of 5% every year
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6.2.3 Solid Waste Management Estimates For year 2038 Door-to-door collection of waste is done from households, commercial users by Surat Municipal Corporation for rest part. Collected waste is then taken to transfer stations, from where it is transported to the dumping site. For more efficient solid waste management system, the ‘segregation of waste at source’ is essential. Collection of segregated (dry and wet) will be done for the amount projected in the table below.
Table 17 SWM estimation Category 2028 2038 Projected population within rest part of KHAJOD area 2200 2700 (Apart from DREAM City Project area) Approximate Approximate Per capita of waste generation estimated 450 450 gm Total waste generation estimated 0.99 TPD 1.215 TPD Dry component of total waste generated 0.3465 TPD ~0.425 TPD Wet component of total waste generated 0.6435 TPD ~ 79 TPD
The collected waste will be processed at decentralized facilities. Decentralized processing is recommended for saving fuel costs and avoiding unnecessary transportation of waste over long distances. Overall processing cost of waste is around 400 Rs. / per capita/ year for large cities. The investment estimates are given in the table below.
Table 18 SWM Cost estimates Category Unit cost (Present value) 2017-2038 (Cr. INR) Door-to-door collection of waste and - Outsourcing transportation of waste Processing of dry+wet waste and INR 1000/ capita/ 2-3 years 1.89 treatment Cost of secondary collection bins - - Cost of engineered landfill INR 176.5/ ton 0.16 Total 2.05 Consider average inflation rate of 5% every year
Table 19 Total infrastructure estimates Sector Total Investment Requirements For 2038 (Cr. INR) Water Supply 60.135 Sewerage 55 Solid Waste Management 2.06 Total 120 Cr. Consider average inflation rate of 5% every year
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6.3.1 Cost Estimates for Roads for Rest Part of Khajod area
Table 20 DP-2038 Proposed road cost estimates Sr. Road Width Unit Cost of Road Road Total Cost No. (m) Development (Rs. in crore/ km) Length (crore) 1 120 3.00 2.200(km) 6.6 2 90 (N.S) 2.00 4.800 9.6 3 90 m ORR 1 1.500 1.5 (partial-45 m) Total 8.5 17.7 Thus, total cost for development of road will be around Rs. 18 crore.
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6.3 Phasing
6.3.1 Phasing for Dream City Project area The project will be developed in phases to optimize infrastructure cost. Phasing is also an important instrument in creating flexibility; the phasing proposal will leave space on the ground to be able to react properly on changes in the market situation in the future.
Phase 1 The ambition is to start on short term with developing DREAM City with the development will cover Diamond Bourse and related Infrastructure.
Table 21 Land Uses in Phase 1 of DREAM City Project area Legend Use Land Area (sqm) Percentage Commercial Business C1- Commercial (Diamond Bourse) 148419 46.74% Transportation Transportation 169135 53.26% Total 317554 100% Source: Master Plan of DREAM City
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Figure 37 Land Uses in Phase 1 of DREAM City Project area
Source: Master Plan of DREAM City
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Phase 2 The Second Phase will be located in the north eastern corner of the DREAM City roughly between the Outer Ring Road and Diamond Bourse. This area will be visible from the Outer Ring and will be easily accessible from it. The main concentration of commercial retail and leisure development is located in this area generating profits in early stages. It will produce massive employment which will generate the demand for residential in close proximity. The first metro line will open up this area effectively. This first phase constitutes 15.7% of the total project area.
Table 22 Land Uses in Phase 2 of DREAM City Project area
Legend Use Land Area (sqm) Percentage Commercial Business C1- Commercial (Offices/Hospitality) 71854 3.86% C3- Peripheral Commercial 79346 4.26% Mixed Uses M1- Mixed offices 76157 4.09% M2- Mixed retails 87139 4.68% M3- Mixed peripheral commercial 84364 4.53% Residential R1- Perimeter residential blocks 266559 14.32% R2- Villas 45987 2.47% Public Amenities and Utilities Public Amenities 548604 29.47% Public Utilities Recreational G1- Gardens and playgrounds/open plazas 104725 5.63% G2- Open greens 4093 0.22% G4- Surat Park 86715 4.66% Transportation Transportation 405992 21.81% Total 1861535 100% Source: Master Plan of DREAM City
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Figure 38 Land Uses in Phase 2 of DREAM City Project area
Source: Master Plan of DREAM City
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Phase 3 The Third Phase (Phase 3) development will take place on south eastern area of the project area. Major focus will be on residential development.
Table 23 Land Uses in Phase 3 of DREAM City Project area
Legend Use Land Area (sqm) Percentage Commercial Business C1- Commercial (Offices/Hospitality) 87502 5.65% C2- Retail 22210 1.43% Mixed Uses M2- Mixed retails 15618 1.01% Residential R1- Perimeter residential blocks 216601 13.99% R2- Villas 71035 4.59% R3- Affordable Housing 55295 3.57% Public Amenities and Utilities Public Amenities 73083 4.72% Public Utilities Institutional Institutional 43611 2.82% Recreational G1- Gardens and playgrounds/open plazas 41394 2.67% G2- Open greens 13580 0.88% G3- Sport Park 341518 22.06% G4- Surat Park 262839 16.98% Transportation Transportation 303593 19.61% Total 1547879 100% Source: Master Plan of DREAM City
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Figure 39 Land Uses in Phase 3 of DREAM City Project area
Source: Master Plan of DREAM City
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Phase 4 The fourth phase development will take place in the western part of the project area. It will require connectivity from the western boundary of the project area. The in the Surat Development Plan 2035 proposed 90 meter road along the western boundary should be constructed before implementation of this phase. This commercial and other functions in the programme accordingly; commercial can be converted in residential or vice versa.
Table 24 Land Uses in Phase 4 of DREAM City Project area
legend Use Land Area (sqm) Percentage Commercial Business C1- Commercial (Offices/Hospitality) 126008 9.63% C2- Retail 17849 1.36% C3- Peripheral Commercial 37925 2.90% Residential R1- Perimeter residential blocks 432703 33.07% Public Amenities and Utilities Public Amenities 56252 4.30% Public Utilities Recreational G1- Gardens and playgrounds/open plazas 137892 10.54% Transportation Transportation 438310 33.50% DP Road 61320 4.69% Total 1308259 100% Source: Master Plan of DREAM City
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Figure 40 Land Uses in Phase 4 of DREAM City Project area
Source: Master Plan of DREAM City
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Phase 5 The fifth phase of development is proposed on the south- western side of the project area. There are many issues which need to be settled down before Implementation of any development activity. This includes encroachment on land by prawn farmers, presence of high tension line which bisects project area on the southern side
Table 25 Land Uses in Phase 5 of DREAM City Project area
Legend Use Land Area (sqm) Percentage Commercial C2- Retail 20101 1.13% C3- Peripheral Commercial 167291 9.43% Residential R1- Perimeter residential blocks 942075 53.08% Public Amenities and Utilities Public Amenities 44546 2.51% Public Utilities Recreational G1- Gardens and playgrounds/open plazas 93900 5.29% G2- Open greens 59948 3.38% Transportation Transportation 385587 21.73% DP Road 61320 3.46% Total 1774768 100% Source: Master Plan of DREAM City
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Figure 41 Land Uses in Phase 5 of DREAM City Project area
Source: Master Plan of DREAM City
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6.3.2 Phasing for Rest Part of Khajod Area It is expected that the development projects envisaged in the development plan shall commence after the development plan gets sanctioned. Therefore, it is anticipated that the plan implementation programs can be worked out by 2018. The phasing of all individual proposals included and proposed in this report will be spread over 20 years with some buffer period for time over runs. The authority has considered advance actions in the direction to undertake specific projects which of primary importance to achieve the objectives of the development plan, which includes for the town planning schemes and other development projects, however it is hoped that the implementation of the development plan shall gather momentum with the progress of the time and shall continue to accelerate further.
6.4 Finance & Resource Mobilization
6.4.1 DREAM City Project A financial assessment of Master Plan of DREAM City has been conducted to evaluate financial feasibility of the project. The financial analysis is based on pre-tax cash flows. Both Project IRR (the internal rate of return generated by cash flows of the project) and the Net Present Value (NPV) of the project cash flows (based on Discounting Rate of 12% pa) have been calculated.
Assumptions
• Cost of Land to be paid to GOG: Based on information available, a sum of Rs 22,000 crores is to be paid to GOG by Dream City SPV after 5 years from 2022 in 15 equal installments. • Cost of infrastructure development: Detailed cost of infrastructure development has been calculated. Since some of the infrastructure would be implemented by other agencies (and consequently the project company does not have to spend on such expenditure), and accordingly for the purpose of this analysis, it is considered that investments towards Gas Line, Telecommunication and Power will be made by the concerned agencies. • Construction period for infrastructure development has been assumed at 10 years up to 2026. • Project Overheads in construction have been assumed at 35% over base cost of construction to provide for Administrative Overheads of Dream City Limited including Design and Supervision Consultancy (12%), contingencies including local taxes, insurance (5%) and project risks to cover for interest for negative cash flows (18%). • Cost of operations and marketing costs of land: 2% of Revenues. • Escalation: Based on historical inflation rate escalation in infrastructure cost is considered at 5% per annum. • Land sales period: It is assumed that the entire land would be sold by 2036 • Escalation of sale of price of land: Though, the historic trends show a growth rate of 7% in real estate prices in Surat but for the purpose of analysis growth rate of 5% per annum
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has been considered in first 7 years and during the subsequent period, the growth rate has been considered as 8%. Table 26 Financial Assessment
Construction start Year 2017 Numbers of years for construction of Infrastructure 10 Construction end year 2026 Infrastructure cost escalation per year 5% Operating and selling cost (as a % revenue) 2% Revenue start date 2017 Revenue end date 2036 Cost of land to be paid to GOG from 2022 to 2036 (15 installments) 22000 Cr Sale price of land INR per square meter Diamond Bourse 24218 Commercial (including mixed land use) 28000 Residential 24218 Public Amenities 24218 Institutional 24218 Recreational 10000 Revenue escalation per year (2017-2025) 5% Revenue escalation per year (2026-2042) 8% Source: Master Plan of DREAM City
6.4.2 Revenue Realization Land proposed under Diamond Bourse, Commercial, Residential, Institutional and Public Amenities are considered as saleable land for proposed revenue realization calculation. Land under Recreational will generate revenue on regular basis by developing projects through Public Private Partnership (PPP) or giving leasing/ rental basis for permissible percentage of land for commercial use, however, the revenues from this component have not been included as part of the financial assessment.
Table 27 Revenue Realization
Particulars Sale Period 19 Years Saleable area (sqm) based on proposed FSI 5768484 sqm Total Revenue (Rupees in crore (in constant prices – 2017- Prices) 14779 Cr. Total Revenue (Rupees in crores) in escalated prices 30263 Cr. Source: Master Plan of DREAM City
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6.4.3 Financial Feasibility Assessment The project is found to be financially viable with positive net present values and IRR greater than 12%
Table 28 Financial Feasibility Assessment
Particulars End of project sales 2036 Saleable area (sqm) based on proposed FSI 5768484 Total cost of infrastructure construction (Rupees in crores) (In constant prices) 2332.87sqm Total Revenue (Rupees in crores) (in constant prices-2017 prices) 14779
Total revenue (Rupees in cores) (in escalated prices) 30263 Total cost of infrastructure development in Rs. Crore 2913.65 Total Operating & Marketing Costs in Rs. Crore 569.73 (escalated prices) Land premium to GOG in Rs. Crore 22000 Project IRR 16.78% NPV (@ 12% discount rate) 254.44
Source: Master Plan of DREAM City
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7. Development Control Regulations
The Comprehensive Development Control Regulations-2017 published by the Government of Gujarat vide notification No. GH/V/269 of 2017/EDP-102016629-L, Dated 12/10/2017 (applicable to area under the jurisdiction of Surat Urban Development Authority) shall be applicable to area under the jurisdiction of Khajod Urban Development Authority subject to the following exceptions. 1. For the purpose of decisions regarding zoning, permissible/ not permissible use, FSI, building height restrictions, on lands within the DREAM City Project, the regulations proposed in the DREAM City Master plan. 2. For the purpose of issuing Development Permission on lands within DREAM City project area, a Planning Committee shall be constituted as below. The committee is authorized to give development permission.
Sr. Member Designation No. 1 Managing Director, DREAM City Ltd. Member 2 CEO, Khajod Urban Development Authority Member 3 Dy. Commissioner, Town Development Department, Member Surat Municipal Corporation 4 Senior Town Planner, Surat Urban Development Member Authority 5 General Manager, DREAM City Ltd. Member Secretary
3. For all the lands falling under DREAM City project, the Planning Committee may reason to be recorded in writing, clarify or interpret or relax provisions of the DREAM City Master Plan. Notwithstanding anything contained in the regulations, in case where these regulations cause hardship to the leasers/ owners, the Planning Committee after considering the merits of each individual case may relax or waive, for reasons to be recorded in writing, without causing any adverse effects on the safety requirement of the buildings. The clarification or interpretation or decision for relaxation of the Planning Committee shall be final and binding.
4. For all the lands falling under DREAM City project, the Planning Committee may reason to be recorded in writing, clarify or interpret or relax provisions of the DREAM City Master Plan in the following matters. • wherein there is an alleged error, decision, requirement or determination by Planning Committee. • wherein there is a need to grant relaxation, grant permission to deviate from a specific regulation, and/or need to relax or waive any regulations in interest of the company.
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The clarification or interpretation or decision for relaxation of the Planning Committee shall be final and binding. Notwithstanding anything contained in the regulations, in case where these regulations cause hardship to the leasers/ owners, the Planning Committee after considering the merits of each individual case may relax or waive, for reasons to be recorded in writing, without causing any adverse effects on the safety requirement of the buildings.
Chief Executive Authority Khajod Urban Development Authority Surat
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Annexure 1: GoG Notifications
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Annexure 2: MoM of Stakeholder’s Meeting
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Annexure 3: NOC from Airport Authority
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