Introducing Theme

Vision Statement

• Regional center

• Strong economy

• Quality of life

To strengthen the economy of Mehsana by building it as a regional center and provide its

people an upgraded quality of life

Regional study & Industrialization

• Theme’s demand..

• Defining region..

• How it is significant?

• And parameters to quantify its significance

• Outcomes – Migration & Role

• Industries in Mehsana

• Logistic facilities• Regional Market• Corporate Hospitality• Healthcare & Education

• Compete• Fill the gaps• Support

Regional study

3 roles for Mehsana in the region:

i.e. Provide service to the region through various sectors

Secondary sector

(Industries)

Study of industrialization in Mehsana

Region Economic Outcome

•Identification of economic activities

City Spatial Outcome

•Connectivity

•Landuse

•Densities

Planning interventions of two types

0.5km 1km 2km 3km

NExisting Image of Mehsana

Existing urban fabric& Evolution

Integrated

Cohesive

City core

Newer developments

Scattered

Disintegrated

Like creeper

Does not have a face

Residual Spaces

Parasite

Need to Stitch

Need for Transformation

To palanpur

To santalpur

To modhera

To bechrajiNeed for Unique fabric

To ahmedabadNeed for Order in Activity Allocation

To himmatnagar

Paths & edges

Lacks its own framework

To visnagar

Radhanpur sq

Modhera sq

Other city studies

• Physical & social infrastructure

• Transport

• Real estate – peri -urban

• Land suitability

• Wind direction & sun path

• Natural drainage

• Residential typology – FSI – Densities

• Commercial & industrial nodes

- Regional center- Efficient use of urban land- Cohesive city – integrated city – well linked- Quality of Life

SPACE

1. Modifying existing urbanstructure by improving theabsorptive capacity of the town.- redevelopment, redistribution of densities

and recycling of urban land- Establishing connectivity for guiding

development

2. Managing & regulating cityoutgrowth considering well beingof peri-urban gamtals.- Landuse & density regulations in peri-urban precincts

PEOPLE & ENVIRONMENT

1. Upgrading the social &physical infrastructure to improvethe quality of life of residents.- Overcoming existing deficits &accommodating demand for futuregrowth

2. Conserving environmentalsensitive areas and water toenhance environmentalsustainability.- Measures and regulations to encourage

rain water harvesting at household level- Conserving and augmenting existing

water bodies- Promoting industries and sectors that

are less water intensive

ECONOMY

1. To support diversified economicsectors to attract regional beneficiaries& investors for maintaining economicsecurity of the city (retail & wholesale,

Healthcare, Education & Corporate Hospitality)- Appropriately locating for regional connectivity- Enabling conditions for a business environment

that attracts investors.- Landuse segregation to minimize conflict.

2. Plan to support industrial activitieswith integrated logistic facilities, alongwith safeguarding residential &environmental sensitive areas.- Locating and interlinking transport nodes for

regional connectivity- Territorial planning to reduce residential –

industrial conflict

p l a n n i n g p r i n c i p l e s

o b j e c t i v e s & s t r a t e g i e s

Vision Statement

To strengthen the economy of Mehsana by building it as a regional center and provide its people an upgraded quality of life

- Regional center- Efficient use of urban land- Cohesive city – integrated city – well linked- Quality of Life

SPACE

1. Modifying existing urbanstructure by improving theabsorptive capacity of the town.- redevelopment, redistribution of densities

and recycling of urban land- Establishing connectivity for guiding

development

2. Managing & regulating cityoutgrowth considering well beingof peri-urban gamtals.- Landuse & density regulations in peri-urban precincts

PEOPLE & ENVIRONMENT

1. Upgrading the social &physical infrastructure to improvethe quality of life of residents.- Overcoming existing deficits &accommodating demand for futuregrowth

2. Conserving environmentalsensitive areas and water toenhance environmentalsustainability.- Measures and regulations to encourage

rain water harvesting at household level- Conserving and augmenting existing

water bodies- Promoting industries and sectors that

are less water intensive

ECONOMY

1. To support diversified economicsectors to attract regional beneficiaries& investors for maintaining economicsecurity of the city (retail & wholesale,

Healthcare, Education & Corporate Hospitality)- Appropriately locating for regional connectivity- Enabling conditions for a business environment

that attracts investors.- Landuse segregation to minimize conflict.

2. Plan to support industrial activitieswith integrated logistic facilities, alongwith safeguarding residential &environmental sensitive areas.- Locating and interlinking transport nodes for

regional connectivity- Territorial planning to reduce residential –

industrial conflict

p l a n n i n g p r i n c i p l e s

o b j e c t i v e s & s t r a t e g i e s

Planning area delineation

• Municipality boundary

• Planning boundary

• Village by village

– Peri-urban study

– Spatial growth (observational)

– No go areas (liability)

– Preliminary activity allocations (eg. Industries at NW)

• Area statement

Program brief

Structure plan

• Connectivity

• Activity allocation

– Newly identified activities

• Densities

Structure plan Development

0.5km 1km 2km 3km

N

• City core• River edge• Sectoral developments – SW-NE• Confined by Radials, Railway lines

& River

0.5km 1km 2km 3km

N • Establishing inter-connection between sectors & within sectors

Structure plan Development

0.5km 1km 2km 3km

N • Predominant landuse segregation sectorally

Structure plan Development

0.5km 1km 2km 3km

N

• Graduating landuse• Appropriate location along with

inter-linkages amongst landuses

Structure plan Development

`

Road connectivity

To guide development & increase efficiency in use of land

Sector level roads

Inner rings

Fills voids

Outer ring

Connects all important

radials

Integrates city

0.5km 1km 2km 3km

N

Structure plan – Connectivity

Radhanpursq..

To Modhera

To Bechraji

To Ahmedabad

To Palanpur

To Himmatnagar

Modhera sq.

Outer ring

Inner ring

Sector roads

Existing major roads

Municipality boundary

Planning boundary

LEGEND

Corporate Hospitality

Existing major roads

Municipality boundary

Planning boundary

`

0

0.5km 1km 2km 3km

4kmN

Structure plan

Radhanpursq..

To Modhera

To Bechraji

To Ahmedabad

To Palanpur

To Himmatnagar

Modhera sq.

Industrial

Residential Zone 1

Residential Zone 2

Agricultur ezone

RAH Zone

Gamtal

Gamtal extension

PSP

Commercial

Knowledge Zone

Recreational

Conservation zone

Water body

Outer ring

Inner ring

Sector roads

LEGEND

Corporate Hospitality

Existing major roads

Municipality boundary

Planning boundary

`

0

0.5km 1km 2km 3km

4kmN

Structure plan

Radhanpursq..

To Modhera

To Bechraji

To Ahmedabad

To Palanpur

To Himmatnagar

Modhera sq.

Industrial

Residential Zone 1

Residential Zone 2

Agricultur ezone

RAH Zone

Gamtal

Gamtal extension

PSP

Commercial

Knowledge Zone

Recreational

Conservation zone

Water body

Outer ring

Inner ring

Sector roads

LEGEND

Air polluting industries:• Wind direction – SW• Low land prices• Regional connectivity• Min. landuse conflicts• Access to transport modes

Logistic facilities:• Palanpur – Mehsana DFC• Multi-modal opportunities• Low land prices• Extended outer ring• Road connectivity to

region & ports• Green field requirement

Corporate Hospitality

Existing major roads

Municipality boundary

Planning boundary

`

0

0.5km 1km 2km 3km

4kmN

Structure plan

Radhanpursq..

To Modhera

To Bechraji

To Ahmedabad

To Palanpur

To Himmatnagar

Modhera sq.

Industrial

Residential Zone 1

Residential Zone 2

Agricultur ezone

RAH Zone

Gamtal

Gamtal extension

PSP

Commercial

Knowledge Zone

Recreational

Conservation zone

Water body

Outer ring

Inner ring

Sector roads

LEGEND

Water polluting industries:• Downstream of khari river• Existing infra. – GIDC

estate• Least landuse conflicts• Buffer along khari supports• Connectivity to bypass• Isolated sector from city• Provisions for worker

housing

Corporate Hospitality

Existing major roads

Municipality boundary

Planning boundary

`

0

0.5km 1km 2km 3km

4kmN

Structure plan

Radhanpursq..

To Modhera

To Bechraji

To Ahmedabad

To Palanpur

To Himmatnagar

Modhera sq.

Industrial

Residential Zone 1

Residential Zone 2

Agricultur ezone

RAH Zone

Gamtal

Gamtal extension

PSP

Commercial

Knowledge Zone

Recreational

Conservation zone

Water body

Outer ring

Inner ring

Sector roads

LEGEND

New Residential hub west:• Existing spatial growth• Sector development• Linear recreational spaces• Neighborhoods

Corporate Hospitality

Existing major roads

Municipality boundary

Planning boundary

`

0

0.5km 1km 2km 3km

4kmN

Structure plan

Radhanpursq..

To Modhera

To Bechraji

To Ahmedabad

To Palanpur

To Himmatnagar

Modhera sq.

Industrial

Residential Zone 1

Residential Zone 2

Agricultur ezone

RAH Zone

Gamtal

Gamtal extension

PSP

Commercial

Knowledge Zone

Recreational

Conservation zone

Water body

Outer ring

Inner ring

Sector roads

LEGEND

Regional market:• Retail, wholesale, offices• Green field requirement• Regular chunk of land• For urban designers and

architects to create the business environments that attract investors

• Connection with CBD• Connection with outer ring• Inner ring connects to city• Coupled with recreational

zones to achieve the env.• Huge residential base in

the neighborhood• Graduates from SW-NE

Corporate Hospitality

Existing major roads

Municipality boundary

Planning boundary

`

0

0.5km 1km 2km 3km

4kmN

Structure plan

Radhanpursq..

To Modhera

To Bechraji

To Ahmedabad

To Palanpur

To Himmatnagar

Modhera sq.

Industrial

Residential Zone 1

Residential Zone 2

Agricultur ezone

RAH Zone

Gamtal

Gamtal extension

PSP

Commercial

Knowledge Zone

Recreational

Conservation zone

Water body

Outer ring

Inner ring

Sector roads

LEGEND

Corporate hospitality:• Hotels, convention centers,

exhibition halls, expos, trade fair, art galleries etc

• Graduates from regional market to form a business center as a whole

• Green field• Proximity to air strip &

industrial zone• Bypass connectivity• Existing hotels on palanpur

highway

Corporate Hospitality

Existing major roads

Municipality boundary

Planning boundary

`

0

0.5km 1km 2km 3km

4kmN

Structure plan

Radhanpursq..

To Modhera

To Bechraji

To Ahmedabad

To Palanpur

To Himmatnagar

Modhera sq.

Industrial

Residential Zone 1

Residential Zone 2

Agricultur ezone

RAH Zone

Gamtal

Gamtal extension

PSP

Commercial

Knowledge Zone

Recreational

Conservation zone

Water body

Outer ring

Inner ring

Sector roads

LEGEND

Relocating Air strip:• Single ownership• Conflicting landuse• No inter-relation with

context• Imposes height restrictions• As an airport could serve

rising demands in region • Palodar:• Air-funnel falls out of

developable areas• SW location supports

recommended alignment & idea of expansion

• Compliments logistic facilities for cargo services

• Mehsana provides corporate hospitality regionally

Corporate Hospitality

Existing major roads

Municipality boundary

Planning boundary

`

0

0.5km 1km 2km 3km

4kmN

Structure plan

Radhanpursq..

To Modhera

To Bechraji

To Ahmedabad

To Palanpur

To Himmatnagar

Modhera sq.

Industrial

Residential Zone 1

Residential Zone 2

Agricultur ezone

RAH Zone

Gamtal

Gamtal extension

PSP

Commercial

Knowledge Zone

Recreational

Conservation zone

Water body

Outer ring

Inner ring

Sector roads

LEGEND

CBD:• Economy survey shows

highest employment• Highway - Catalyst for

growth• Linear expansion along

highway• 200mtrs on both sides of

the highway• Abutting 54 mtr state

highway

Corporate Hospitality

Existing major roads

Municipality boundary

Planning boundary

`

0

0.5km 1km 2km 3km

4kmN

Structure plan

Radhanpursq..

To Modhera

To Bechraji

To Ahmedabad

To Palanpur

To Himmatnagar

Modhera sq.

Industrial

Residential Zone 1

Residential Zone 2

Agricultur ezone

RAH Zone

Gamtal

Gamtal extension

PSP

Commercial

Knowledge Zone

Recreational

Conservation zone

Water body

Outer ring

Inner ring

Sector roads

LEGEND

New Residential hub east:• Latest residential

developments at Visnagarhighway.

• High rate of NA conversions

Corporate Hospitality

Existing major roads

Municipality boundary

Planning boundary

`

0

0.5km 1km 2km 3km

4kmN

Structure plan

Radhanpursq..

To Modhera

To Bechraji

To Ahmedabad

To Palanpur

To Himmatnagar

Modhera sq.

Industrial

Residential Zone 1

Residential Zone 2

Agricultur ezone

RAH Zone

Gamtal

Gamtal extension

PSP

Commercial

Knowledge Zone

Recreational

Conservation zone

Water body

Outer ring

Inner ring

Sector roads

LEGEND

New commercial node east:• Linear development along

inner ring & visnagarhighway

• Serve the new resi. Zone east

• Multi nuclie• Foster development

around

Corporate Hospitality

Existing major roads

Municipality boundary

Planning boundary

`

0

0.5km 1km 2km 3km

4kmN

Structure plan

Radhanpursq..

To Modhera

To Bechraji

To Ahmedabad

To Palanpur

To Himmatnagar

Modhera sq.

Industrial

Residential Zone 1

Residential Zone 2

Agricultur ezone

RAH Zone

Gamtal

Gamtal extension

PSP

Commercial

Knowledge Zone

Recreational

Conservation zone

Water body

Outer ring

Inner ring

Sector roads

LEGEND

Green networking:• Large regular chunks

connected with liner space along stream

• Increases perimeter and hence accessibility

Corporate Hospitality

Existing major roads

Municipality boundary

Planning boundary

`

0

0.5km 1km 2km 3km

4kmN

Structure plan

Radhanpursq..

To Modhera

To Bechraji

To Ahmedabad

To Palanpur

To Himmatnagar

Modhera sq.

Industrial

Residential Zone 1

Residential Zone 2

Agricultur ezone

RAH Zone

Gamtal

Gamtal extension

PSP

Commercial

Knowledge Zone

Recreational

Conservation zone

Water body

Outer ring

Inner ring

Sector roads

LEGEND

City wide recreation:• Backyard of city center• Utilizing water body• River front road coupled

with it that connects eastern and western city to the space

Corporate Hospitality

Existing major roads

Municipality boundary

Planning boundary

`

0

0.5km 1km 2km 3km

4kmN

Structure plan

Radhanpursq..

To Modhera

To Bechraji

To Ahmedabad

To Palanpur

To Himmatnagar

Modhera sq.

Industrial

Residential Zone 1

Residential Zone 2

Agricultur ezone

RAH Zone

Gamtal

Gamtal extension

PSP

Commercial

Knowledge Zone

Recreational

Conservation zone

Water body

Outer ring

Inner ring

Sector roads

LEGEND

Knowledge zone:• Libraries, research centers,

universities, schools, colleges, healthcare

• Proximity to city center• Silent zone – less

developments around• Coupled with city wide

recreational space• Proposed road network to

connect to the city• Can be accessed through

inner ring

Corporate Hospitality

Existing major roads

Municipality boundary

Planning boundary

`

0

0.5km 1km 2km 3km

4kmN

Structure plan

Radhanpursq..

To Modhera

To Bechraji

To Ahmedabad

To Palanpur

To Himmatnagar

Modhera sq.

Industrial

Residential Zone 1

Residential Zone 2

Agricultur ezone

RAH Zone

Gamtal

Gamtal extension

PSP

Commercial

Knowledge Zone

Recreational

Conservation zone

Water body

Outer ring

Inner ring

Sector roads

LEGEND

Residential Affordable housing:• To serve labor demand for

industries around

Corporate Hospitality

Existing major roads

Municipality boundary

Planning boundary

`

0

0.5km 1km 2km 3km

4kmN

Structure plan

Radhanpursq..

To Modhera

To Bechraji

To Ahmedabad

To Palanpur

To Himmatnagar

Modhera sq.

Industrial

Residential Zone 1

Residential Zone 2

Agricultur ezone

RAH Zone

Gamtal

Gamtal extension

PSP

Commercial

Knowledge Zone

Recreational

Conservation zone

Water body

Outer ring

Inner ring

Sector roads

LEGEND

Conservation zone along khaririver:• Compulsory vegetation

buffer• No development zone• Private property• Owners compensated by

TDR

Corporate Hospitality

Existing major roads

Municipality boundary

Planning boundary

`

0

0.5km 1km 2km 3km

4kmN

Structure plan

Radhanpursq..

To Modhera

To Bechraji

To Ahmedabad

To Palanpur

To Himmatnagar

Modhera sq.

Industrial

Residential Zone 1

Residential Zone 2

Agricultur ezone

RAH Zone

Gamtal

Gamtal extension

PSP

Commercial

Knowledge Zone

Recreational

Conservation zone

Water body

Outer ring

Inner ring

Sector roads

LEGEND

Peri-urban buffers:• To safeguard periurban

villages from ill effects of development.

• Measures- gamtal buffer, R2 zone (low density residential with only neighborhood level commercial)

Agriculture zone:• To promote agriculture as

the predominant activity• Farmhouse development• Safeguard villages

Detailed land use zoning

Estimation & costing (capital)

• Land (assuming all by land acquisition)

• Infrastructure

Land management & Financing Mechanisms

• DP projects through TP Schemes to the extent possible

• Infrastructure development from Betterment charges collected from TP schemes

• Land banks

• Grants from center & State

• Compensating through TDR

Thank you…