valuation tp scheme

VALUATION

TOWN PLANNING SCHEME: RANIP 1, 2, 3

DIPTANSHU MISTRY (1505) RAHUL SOMPURA (2905) ARTH VIN (3105) KENAN VIRAMGAMI (3205) KARTIK MEHTA (5206)

SCHOOL OF BUILDING SCIENCE & TECHNOLOGY, CEPT UNIVERSITY, AHMEDABAD

Town Planning Scheme: IntroductionAhmedabad has 2 Administrative Divisions i.e. Ahmedabad Municipal Corporation (AMC) and Ahmedabad Urban Development Authority (AUDA). They are further delineated into different Town Planning Schemes (T.P. Schemes). AMC has about 120 T.P. Schemes while there are 137 T.P. Schemes under AUDA.Ranip 1, 2, 3 Town planning Scheme is under AUDA.

Introduction about the Town Planning Scheme - RanipLocation of study area

Ranip village is in close proximity of Ahmedabad and on the way to Gandhinagar. It is situated outside Ahmedabad Municipal Corporation limit and one of the preferred areas for residential development.

Figure 1: Location Map: Ranip

Description of scheme area

Ranip was selected for preparing Town Planning Scheme because of its accessibility and its location from Ahmedabad Municipal Corporation area. There are three Town Planning Schemes in Ranip. The total area ofthese three TP scheme is around 292 hectares. Certain part of these Town Planning Schemes was already developed before the planning of the scheme. The physical boundary of the Town Planning Scheme Ranip is bounded on north partly by road leading to Chandlodia, southern side and western side is bounded by the administrative boundary of Town Planning Scheme Wadaj no. 28. Western side of scheme is bounded by administrative boundary of Chandlodia village panchayat and road leading to Chandlodia. Eastern side is bounded by road leading to Gamtal of panchayat Vihar.

Accessibility

T.P. Scheme situated at Railway Station – 12 km State Transport Depot – 0 km Airport – 12 km Is in the vicinity of Bus Rapid Transit System (BRTS)

Area Characteristics

The area is a mixed activity centre consisting ofResidential

o Load Bearing Bungalows & Frame Structures for MIG.o Slums LIG.o EWS Housing for LIG

Commercialo Officeso Restaurants

Government offices and institutionso Navnirman Schoolo Railway Yardo City Civic Centero BSNL Telephone Exchangeo State Transport Office

Existing infrastructureo The area has a good network of roads having widths of 9m to 24 m.o Bus Stops- State Transport and AMTS o Overhead Water Tanko Banks- Central Bank, Bank of Baroda, State Bank of India

Religious places included temples of Hindu religion

Methodology for Identification of Value Zones

Literature Review

· Prevailing Rates· History· Current Zoning

Field Work

· Plot Based Survey· Information collection through

Observation· Delineation of Identical Area· Positive/Negative Factors · Market Survey for Rates

Study area characteristics

Population Characteristics

Majority of the households in Ranip TP 2 are nuclear families. People are working in the formal section employment having relatively lower income and lower middle income. The mode of travelling used mainly two-wheelers and walking. The population of Ranip is 92.000 (as per census 2001) with gross density 400 persons per ha and net residential density 625 per

for Identification of Value Zones

Data Analysis

· Plot Based Survey· Information collection through

Observation· Delineation of Identical Area· Positive/Negative Factors · Market Survey for Rates

Delineation of New Zoning

· Forecasting Method· Developing Estimates· Focus Group · Concept Development

Rates Calculation for

Rates Finalization

Figure 2: Research Methodology

Population 2001 92000Density / hectare Gross

Residential Density400 625

No. of dwelling units 15000 (approx.)Average size of dwelling units (sq. m.) 80

Majority of the households in Ranip TP 2 are nuclear families. People are working in the formal section employment having relatively lower income and lower middle income. The mode of travelling used mainly

wheelers and walking. The population of Ranip is 92.000 (as per census 2001) with gross density 400 persons per ha and net residential density 625 persons per ha.

House-hold size 4 to 6Occupation (%)

ServiceBusiness

Others

78715

Average House-hold income Rs. 3500 to Rs. 110Per Capita Income Rs.600 to Rs. 900

DIPTANSHU

Delineation of New Zoning Pattern

Forecasting MethodDeveloping EstimatesFocus Group ( HIG,MIG,LIG)Concept Development

Rates Calculation for Different Zones

92000400 62515000 (approx.)80- 100

Majority of the households in Ranip TP 2 are nuclear families. People are working in the formal section employment having relatively lower income and lower middle income. The mode of travelling used mainly

wheelers and walking. The population of Ranip is 92.000 (as per census 2001) with gross density 400

4 to 6

78

15Rs. 3500 to Rs. 11000Rs.600 to Rs. 900

Total Land Use

Ranip Gamtal2%

EWS housing

Civic centre0%

Garden and open

Panchayat0%

DIPTANSHU MISTRY (1505) RAHUL SOMPURA (2905) ARTH

SCHOOL OF BUILDING SCIENCE &

Land Use Distribution

Figure 3: Land Use Distribution Pattern

EWS housing4%

Roads10%

Ranip Gamtal2%

EWS housing3%

School1%

Civic centre0%

Garden and open space

9%

Commercial1%

Hospital0%

Panchayat0%

Fire station0%

Water works0%

Slums11%

General EWS housing

EWS housing School

Commercial Hospital

Water works Slums


(2905) ARTH VIN (3105) KENAN VIRAMGAMI (3205) KARTIK


Land use Area (ha)Residential /General 173.04

EWS housing 10.05Roads 28.01

Ranip Gamtal 5.65EWS housing 10.05

School 1.82Civic centre 0.61

Garden and open space 25.05Commercial 3.82

Hospital 0.36Panchayat 0.21

Fire station 0.3Water works 0.88

Slums 32.6Total 292.45

: Land Use Distribution Pattern

General59%

Slums11%

Roads Ranip Gamtal

Civic centre Garden and open space

Panchayat Fire station

VALUATION


(3205) KARTIK MEHTA (5206)

TECHNOLOGY, CEPT UNIVERSITY, AHMEDABAD

%59.17

3.449.58

1.933.440.62

0.218.571.310.12

0.070.100.30

11.15100


Zone wise Land Use Distribution

Land useResidential / General

EWS housingPure commercial

Undermined land useGamtal

RoadsSlums

Civic centreGarden

Open spaceSchool

Play groundPanchayat

Water worksTotal

Details regarding land use

The details regarding different types of existing land use characteristics are asOpen spaces

Area: 12.2 ha Purpose of present use: solid waste, open

Gardens Area: 8.5 ha Purpose of present use: green space

Playground Area: 1.5 ha

Ranip1 Ranip 2 Ranip 365.17 55.00 52.87

10.050.62 0.8 0.421.12 0.7 0.165.65

12.98 5.78 9.341.5 0.6 300.20 0.22 0.4.3 3.2 1.08.0 1.2 3.01.0 0.70 1.720.5 1.00.210.2 0.2 0.48100 78.45 99.78

The details regarding different types of existing land use characteristics are as under:

Purpose of present use: solid waste, open

Purpose of present use: green space- garden

DIPTANSHU

Ranip 3 Total52.87 173.04

10.050.42 1.840.16 1.98

5.659.34 28.0130.5 32.6.19 0.61

1.0 8.53.0 12.2

1.72 3.421.0 1.5

0.210.48 0.889.78 292.45

under:

ResidentialResidential area in Ranip can be broadly divided into four

Low Rise Buildings include G, G+1 and G+2Medium Rise Buildings Include G+3, G+4 and G +5



ResidentialResidential area in Ranip can be broadly divided into four

Type Area (ha)High rise —

Medium rise 34.57G+5 6.30G+4 24.25G+3 4.02

Low rise 138.47G+2 18.12G+1 40.14

G 80.21Total 173.04

Figure 4: Land Use Pattern for Residential Area

Low Rise Buildings include G, G+1 and G+2Medium Rise Buildings Include G+3, G+4 and G +5

G46%

G+5 G+4




Residential area in Ranip can be broadly divided into four major categories viz.:

% Residential area % Total land-- --

12.28 6.354

142

87.72 52.82112346100 59.17

: Land Use Pattern for Residential Area

Medium Rise Buildings Include G+3, G+4 and G +5

G+54% G+4

14%G+32%G+2

11%

G+123%

G+3 G+2 G+1 G

VALUATION




otal land use--

6.35

52.82

59.17

Commercial

Type AreaComplete comm. 1.84

Partial comm. 1.98Total 3.82

Figure

Schools No. of schools: 17 Private schools: 15

Civic center No. of civic centers: 3 Area under civic centers: 0.61

Library No. of libraries: 1 Area under libraries: 0.01 ha

Mixed land use No. of plots under mixed land use: 60 Area under mixed land use: 28.45 ha % of total area: 12.37 Proportion of Commercial to Residential in a mixed land use building: 9%

Partial comm., 52%

Area % Commercial area1.84 471.98 533.82 100

Figure 5: Land Use Pattern for Commercial Area

ha

No. of plots under mixed land use: 60Area under mixed land use: 28.45 ha

Proportion of Commercial to Residential in a mixed land use building: 9%

Complete comm., 48%

Complete comm. Partial comm.

DIPTANSHU

% Total Land use0.350.791.14

Proportion of Commercial to Residential in a mixed land use building: 9%

Vegetable mNo. of vegetable No. of vegetable market: 3Hourly variation in no. of

Age of Buildings

The total no of properties are than 30 yr. Old ; 13% properties are 11Complete comm., 48%



Vegetable marketNo. of vegetable Lorries: 90-110No. of vegetable market: 3Hourly variation in no. of Lorries:

Time9 am to 12 pm12 pm to 3 pm3 pm to 6 pm6 am to 9 pm

Age of Buildings

The total no of properties are 350 and about 22 % properties are 26 than 30 yr. Old ; 13% properties are 11-15 & 20-25 years old and 12% properties are 6

Age of Building ( Yrs )0

1-56-1011-1516-2021-2526-3031-3536-40

More than 40

Figure 6: Percentage

21--13%

26--3023%

31--357%

36--406%

More than 404%

0 1--5 6--10 11--15 16--20




Number / hour2025-3032-75100-110

and about 22 % properties are 26 –30 yr age old , 18% properties are more 25 years old and 12% properties are 6-10 & 16-20 years old

No. of Property7264244424681262213

: Percentage Property Age in Ranip

02%

1--58% 6--10

12%

11--1513%

16--2012%25

13%

More than 404%

21--25 26--30 31--35 36--40 More than 40

VALUATION




30 yr age old , 18% properties are more 20 years old.

More than 40

VALUATION




New buildings and utilized FSI

The recent development in the AUDA limits indicates that all the commercial and corporate houses have fully utilized the FSI. The residential units like flats and apartments have also utilized the available FSI. In areas consisting of low rise buildings due to height restrictions of 16 m, the builders have utilized an extra FSI of 0.45 by making impact fee and built using FSI of 2.25. The bungalows have utilized FSI ranging from 1-1.2.There are certain areas where there is over-use of FSI.Roads

Roads constitute around 28 ha of the Land Use of 292.5 ha. Thus roads occupy 10 % of the total scheme area.

Tp no. Area under roads % of road network % of land use1 9.34 ha 33.24 3.752 5.78 ha 20.57 2.003 12.98 ha 46.2 4.25

Total 28.1 ha ------ 10

Total road area : 28 .1 ha Existing road area : 23.56 ha % of land use: 10% Road area encroached: 4.54 ha

Water supply

The water supply network connects all the three Town Planning Schemes of Ranip.The Water Supply network has divided the area into nine water supply zones. The water is supplied to all the households of Ranip of these zones. The water supply scheme supplies water by 9 bore wells, one located in each zone. Two other bore wells in operational condition are lying passive. Details regarding the water supply scheme are as follows:Source of water supply:

Water supply network: connects whole area Source of water supply: 9 bore wells No. of sump wells: 9 Passive bore wells: 2 Passive sump wells: 2 Total no of water tanks: 9 Passive water tanks: 2

Town planning scheme - 1

Bore well no Water Tank Capacity Sump WellCapacity

Height Lpcd

Bore well no 1 2.5 lac lit 5.0 lac lit 15 m 97Bore well no 2 1.0 lac lit — 15 m 100Bore well no 3 1.5 lac lit 2.0 lac lit 15 m 85Bore well no 2 lac lit 5.0 lac lit 12 mTown planning scheme - 2Bore well no 5 2.0 lac lit 4.0 lac lit 20 m 103Bore well no 6 1.0 lac lit 3.0 lac lit 20 m 92Town planning scheme - 3

Bore well no 7 1.0 lac lit 3.0 lac lit 15 m 89Bore well no 8 1.0 lac lit 15 m 98Bore well no 9 0.75 lac lit 12 m 100Bore well no 10 1.0 lac lit 15 m 107Bore well no 11 2 lac lit 4.9 lac lit 20 mTotal 15.75 lac lit 26.9 lac lit

Hours of supply: 0.45 minutes daily Total quantity of water supply per day (in lac lit): 11.75 lac lit Treatment: Only chlorination No. of households supplied: 15.000 Present per head water availability (in lit): 75 lit (average)

TOTAL OUANITITYOF WATERSUPPLIED PER DAY(in lit.)

With treatment 11.75 lac lit

Without treament 0 lac litLPCD 65 - 80

Lac lit. 15.75

Source of water supply:

No. of water works: 9 No. of hand pumps: 0 Residential connections: around 15.000 households

DrainageThe existing drainage system connects the whole of Ranip Town Planning Scheme. And as such not much of the problems related to lack of drainage service is noted or experienced by the people. Only certain numbers of households of Gamtal do not have proper drainage facilities.The wastewater is collected from household through pipelines and it goes to main waste water line of the city. Thus waste water treatment of any kind does not exist in the area.

Type of system: underground drainage No. of houses with connections: all 3 Disposed of at AUDA line Waste water generated (MLD) Waste water generated (per capita)

VALUATION




Field Survey SummaryArea wise rates from Annual Statement of Rates 2006

Unit Rate - T. P. Scheme 1 : Zone 1 : Primary School , GardenSr. No. Type of Property Unit Rate/ Sq. mtr. In Rs.RATE OF DEVELOPED LAND1 Open land 5000RATE OF LAND AND CONSTRUCTION3 Residential 55004 Office 80005 Shop 20000RATE OF OPEN LAND OF INDUSTRIES 4000RATE OF AGRICULTURAL LAND 4000

Unit Rate - T. P. Scheme 1 : Zone 2 : Vidya Mandir , Navnirman SchoolSr. No. Type of Property Unit Rate/ Sq. mtr. In Rs.RATE OF DEVELOPED LAND1 Open land 7000RATE OF LAND AND CONSTRUCTION3 Residential 65004 Office 100005 Shop 30000RATE OF OPEN LAND OF INDUSTRIES 5500RATE OF AGRICULTURAL LAND 5500

Unit Rate - T. P. Scheme 2 : Zone 1: Swami Temple, Jaina HospitalSr. No. Type of Property Unit Rate/ Sq. mtr. In Rs.RATE OF DEVELOPED LAND1 Open land 6500

RATE OF LAND AND CONSTRUCTION3 Residential 60004 Office 90005 Shop 25000RATE OF OPEN LAND OF INDUSTRIES 5200RATE OF AGRICULTURAL LAND 5200

Unit Rate - T. P. Scheme 2 : Zone 2 : Kadi Nagrik Bank,AMTS StandSr. No. Type of Property Unit Rate/ Sq. mtr. In Rs.RATE OF DEVELOPED LAND1 Open land 7000RATE OF LAND AND CONSTRUCTION3 Residential 65004 Office 100005 Shop 30000RATE OF OPEN LAND OF INDUSTRIES 5600RATE OF AGRICULTURAL LAND 5600

Unit Rate - T. P. Scheme 2 : Zone 3 : Central Jail, P&T ColonySr. No. Type of Property Unit Rate/ Sq. mtr. In Rs.RATE OF DEVELOPED LAND1 Open land 7000RATE OF LAND AND CONSTRUCTION3 Residential 65004 Office 100005 Shop 30000RATE OF OPEN LAND OF INDUSTRIES 5600RATE OF AGRICULTURAL LAND 5600

0

5000

10000

15000

20000

25000

30000

35000

Zone 1 Zone 2

Land

Residential

Commercial

0

5000

10000

15000

20000

25000

30000

35000

Zone 1 Zone 2 Zone 3

Land

Residential

Commercial

VALUATION




Unit Rate - T. P. Scheme 3 : Zone 1:Area on the North-East of the Ranip GamtalSr. No. Type of Property Unit Rate/ Sq. mtr. In Rs.RATE OF DEVELOPED LAND1 Open land 4000RATE OF LAND AND CONSTRUCTION3 Residential 50004 Office 70005 Shop 20000RATE OF OPEN LAND OF INDUSTRIES 3200RATE OF AGRICULTURAL LAND 3200

Unit Rate - T. P. Scheme 3 : Zone 2 : Area on the east side of 24mt roadSr. No. Type of Property Unit Rate/ Sq. mtr. In Rs.RATE OF DEVELOPED LAND1 Open land 5000RATE OF LAND AND CONSTRUCTION3 Residential 50004 Office 80005 Shop 20000RATE OF OPEN LAND OF INDUSTRIES 4000RATE OF AGRICULTURAL LAND 4000

Unit Rate - T. P. Scheme 3 : Zone 3: Area on the West Side and surrounding area of 24mt roadSr. No. Type of Property Unit Rate/ Sq. mtr. In Rs.RATE OF DEVELOPED LAND1 Open land 6000RATE OF LAND AND CONSTRUCTION3 Residential 55004 Office 80005 Shop 25000RATE OF OPEN LAND OF INDUSTRIES 4800RATE OF AGRICULTURAL LAND 4800

Unit Rate - T. P. Scheme 3 : GamtalSr. No. Type of Property Unit Rate/ Sq. mtr. In Rs.RATE OF DEVELOPED LAND1 Open land 4000RATE OF LAND AND CONSTRUCTION3 Residential 50004 Office 70005 Shop 20000RATE OF OPEN LAND OF INDUSTRIES 3200

Area wise rates from Survey taken

Unit Rate - T. P. Scheme 1 : Zone 1 : Primary School , GardenSr. No. Type of Property Unit Rate/ Sq. mtr. In Rs.RATE OF DEVELOPED LAND1 Open land 7000RATE OF LAND AND CONSTRUCTION3 Residential 77004 Office 112005 Shop 28000RATE OF OPEN LAND OF INDUSTRIES 5600RATE OF AGRICULTURAL LAND 5600

Unit Rate - T. P. Scheme 1 : Zone 2 : Vidya Mandir , Navnirman SchoolSr. No. Type of Property Unit Rate/ Sq. mtr. In Rs.RATE OF DEVELOPED LAND1 Open land 9800RATE OF LAND AND CONSTRUCTION3 Residential 91004 Office 140005 Shop 42000RATE OF OPEN LAND OF INDUSTRIES 7700RATE OF AGRICULTURAL LAND 7700

0

5000

10000

15000

20000

25000

30000

Zone 1 Zone 2 Zone 3 Gamtal

Land

Residential

Commercial

VALUATION




Unit Rate - T. P. Scheme 2 : Zone 1: Swami Temple, Jaina HospitalSr. No. Type of Property Unit Rate/ Sq. mtr. In Rs.RATE OF DEVELOPED LAND1 Open land 9100RATE OF LAND AND CONSTRUCTION3 Residential 84004 Office 126005 Shop 35000RATE OF OPEN LAND OF INDUSTRIES 7280RATE OF AGRICULTURAL LAND 7280

Unit Rate - T. P. Scheme 2 : Zone 2 : Kadi Nagrik Bank,AMTS StandSr. No. Type of Property Unit Rate/ Sq. mtr. In Rs.RATE OF DEVELOPED LAND1 Open land 9800RATE OF LAND AND CONSTRUCTION3 Residential 91004 Office 140005 Shop 42000RATE OF OPEN LAND OF INDUSTRIES 7840RATE OF AGRICULTURAL LAND 7840

Unit Rate - T. P. Scheme 2 : Zone 3 : Central Jail, P&T ColonySr. No. Type of Property Unit Rate/ Sq. mtr. In Rs.RATE OF DEVELOPED LAND1 Open land 9800RATE OF LAND AND CONSTRUCTION3 Residential 91004 Office 14000

5 Shop 42000RATE OF OPEN LAND OF INDUSTRIES 7840RATE OF AGRICULTURAL LAND 5600

Unit Rate - T. P. Scheme 3 : Zone 1:Area on the North-East of the Ranip GamtalSr. No. Type of Property Unit Rate/ Sq. mtr. In Rs.RATE OF DEVELOPED LAND1 Open land 7840RATE OF LAND AND CONSTRUCTION3 Residential 98004 Office 137205 Shop 39200RATE OF OPEN LAND OF INDUSTRIES 6270RATE OF AGRICULTURAL LAND 6270

Unit Rate - T. P. Scheme 3 : Zone 2 : Area on the east side of 24mt roadSr. No. Type of Property Unit Rate/ Sq. mtr. In Rs.RATE OF DEVELOPED LAND1 Open land 9800RATE OF LAND AND CONSTRUCTION3 Residential 98004 Office 156805 Shop 39200RATE OF OPEN LAND OF INDUSTRIES 7840RATE OF AGRICULTURAL LAND 7840

Unit Rate - T. P. Scheme 3 : Zone 3: Area on the West Side and surrounding area of 24mt roadSr. No. Type of Property Unit Rate/ Sq. mtr. In Rs.RATE OF DEVELOPED LAND

0

5000

10000

15000

20000

25000

30000

35000

Zone 1 Zone 2

Land

Residential

Commercial

0

5000

10000

15000

20000

25000

30000

35000

40000

45000


Land

Residential

Commercial

VALUATION




1 Open land 11760RATE OF LAND AND CONSTRUCTION3 Residential 107804 Office 156805 Shop 35000RATE OF OPEN LAND OF INDUSTRIES 6720RATE OF AGRICULTURAL LAND 6720

Unit Rate - T. P. Scheme 3 : GamtalSr. No. Type of Property Unit Rate/ Sq. mtr. In Rs.RATE OF DEVELOPED LAND1 Open land 5600RATE OF LAND AND CONSTRUCTION3 Residential 70004 Office 98005 Shop 28000RATE OF OPEN LAND OF INDUSTRIES 4480

Physical SurveyTP Scheme 1

This scheme is on the northern side of Ranip. This scheme is the best developed as compared to the other two schemes of Ranip. Its main landmarks are fire station, Navnirman School and a Library for public use. There are various shops surrounding these landmarks forming the market region. There are also garden and hospitals in this scheme. Mostly the scheme includes residential areas. The majority of the population over here falls under Medium Income Group with small tenements.

There is also a vegetable market situated on the eastern end of the scheme and a bank on the southern end.

There are no major slums located in this area.

TP Scheme 2

This scheme is located on the southern side of the TP Scheme 1 and western side of the TP Scheme 2. Even this scheme is substantially developed. There are various landmarks like Ranip AMTS & ST Bus stand, K R Rawal School, EWS Housing

scheme, Ranip Police station, Water works, Swaminarayan temple and Town Hall open air theatre. These factors add-up to the infrastructure facilities for the people. There are 4 AMC/AUDA gardens in this scheme. There is also a commercial complex at the southern side of the scheme which seems to be a commercial

hub for the scheme. Because of these there are various shops surrounding it. There is a variety of population residing as in Middle Income Group and Low income group. There are tenements, apartments as well as slums scattered throughout the scheme.

TP Scheme 3

This scheme is located on the eastern side of the TP Scheme 1 & TP Scheme 2. This scheme is less developed as compared to the other two with reference to the popularity. The main factors affecting this are the Central Jail and large number slums. Still there are various places which are increases the potential of the scheme. The main landmarks are Fire station, Cemetery and EWS housing. The majority of the population here falls under Low Income group residing in slums. There is also a long open channel drain passing through this scheme surrounded by large number of

slums. Apart from this, there are also various tenements and apartments located in this scheme.

Factors Affecting Valuation of PropertiesPositive Factors

Factor Observations Impact on Valuation

Proximity to AMTS Terminaland State Transport Depot

Connectivity to all the near by locations. Centre for the development of markets, hotels and other commercial activities. This makes the place preferable for people who frequently use public transport.

Many people travel regularly to their place of work and this facilitates the location of offices, markets shopping complexes etc

BRTS connectivity

Faster connectivity to all the destinations in BRTS route

Making it easier for working class to travel faster and reach their destination

Proximity to Sabarmati Railway Station and Chandlodiya Railway Station

Due to the presence of railway station, it is very encouraging to the residents of the location.Being close to station, it facilitates easy transport.

Businessmen prefer to come to the city and leave as early as possible. This place gives an opportunity to them to utilize their time to the fullest.

Recreational Facilities

GardensMany gardens and open spaces are available for recreational purposes

It gradually makes the surroundings pleasant

Public Services like hotels, hospitals,

People would like to stay where there is easy access to all public services.The religious sentiments of the people are also

Presence of hospitals like Jainy Hospital and many other dispensaries serve as added facilities for the given area.

0

5000

10000

15000

20000

25000

30000

35000

40000

45000

Zone 1 Zone 2 Zone 3 Gamtal

Land

Residential

Commercial

VALUATION




community halls, schools etc

taken care by numerous religious places. School like Navnirman High School, Nisan Primary School and Commerce College will add to the value for residents of the nearby area. Presence of Community halls for various religions.

Easy access to basic amenities like water, electricity, telephone etc.

Basic infrastructure without any disruptions is required for the successful commissioning of any activity.

The place also houses several public service offices like Telephone Exchange, Post Office, important Banks etc.

Temples There are many places of worship seen in thisarea, majorly Hindu Community.

Places of worship add to the value of a property.

Percentage contribution in value

TP Scheme – 1

Positive Factor Effect on Zone Effect on ValueProximity to AMTS Terminal and State Transport Depot

Zone 1: AverageZone 2: Above Average

Zone 1: + 10 to 12 %Zone 2: + 20 to 30 %

BRTS connectivity Zone 1: Minimum to no effectZone 2: Minimum to no effect

Zone 1: + 0 to 1%Zone 2: + 0 to 1%


Zone 1: AverageZone 2: Average

Zone 1: + 7 to 10%Zone 2: + 10 to 12%

Recreational Facilities Zone 1: AverageZone 2: Above Average

Zone 1: + 10 to 15%Zone 2: + 20 to 25%

Public Services like hotels, hospitals, community halls, schools etc

Zone 1: Average Zone 2: Average

Zone 1: + 7 to 10%Zone 2: + 7 to 10%


Zone 1: MaximumZone 2: Maximum

Zone 1: + 20 to 30%Zone 2: + 20 to 30%

Temples Zone 1: AverageZone 2: Average

Zone 1: + 7 to 12%Zone 2: + 7 to 12%

TP Scheme – 2


Zone 1: Above AverageZone 2: MaximumZone 3: Above Average

Zone 1: + 20 to 30 %Zone 2: + 31 to 40 %Zone 3: + 20 to 30 %

BRTS connectivity Zone 1: Below AverageZone 2: Below AverageZone 3: Average

Zone 1: + 1to 3%Zone 2: + 1 to 3%Zone 3 : + 7 to 10 %


Zone 1: AverageZone 2: AverageZone 3: Average

Zone 1: + 7 to 10%Zone 2: + 7 to 10%Zone 3: + 7 to 10 %

Recreational Facilities Zone 1: AverageZone 2: AverageZone 3: Average

Zone 1: + 10 to 15%Zone 2: + 10 to 15%Zone 3 : +10 to 15%


Zone 1: Average Zone 2: AverageZone 3: Average

Zone 1: + 7 to 10%Zone 2: + 7 to 10%Zone 3: +7 to 10%


Zone 1: MaximumZone 2: MaximumZone 3: Maximum

Zone 1: + 20 to 30%Zone 2: + 20 to 30%Zone 3: + 20 to 30%

Temples Zone 1: AverageZone 2: Average Zone 3: Average

Zone 1: + 7 to 12%Zone 2: + 7 to 12%Zone 3: + 7 to 12 %

TP Scheme-3


Zone 1: Above AverageZone 2: Above AverageZone 3: MaximumZone 4: Above Average

Zone 1: + 20 to 30 %Zone 2: + 20 to 30 %Zone 3: + 31 to 40 %Zone 4: + 20 to 30 %

BRTS connectivity Zone 1: Below AverageZone 2: Below AverageZone 3: AverageZone 4 : Average

Zone 1: + 1to 3%Zone 2: + 1 to 3%Zone 3 : + 7 to 10 %Zone 4 : + 7 to 10 %


Zone 1: AverageZone 2: AverageZone 3: AverageZone 4 :Average

Zone 1: + 7 to 10%Zone 2: + 7 to 10%Zone 3: + 7 to 10 %Zone 4 : +7 to 10 %

Recreational Facilities Zone 1: AverageZone 2: AverageZone 3: AverageZone 4 :Average

Zone 1: + 10 to 15%Zone 2: + 10 to 15%Zone 3: + 10 to 15%Zone 4: + 10 to 15%


Zone 1: Average Zone 2: AverageZone 3: AverageZone 4: Average

Zone 1: + 7 to 10%Zone 2: + 7 to 10%Zone 3: + 7 to 10%Zone 4 : +7 to 10%


Zone 1: MaximumZone 2: MaximumZone 3: MaximumZone 4: Maximum

Zone 1: + 20 to 30%Zone 2: + 20 to 30%Zone 3: + 20 to 30%Zone 4 : + 20 to 30%

Temples Zone 1: AverageZone 2: Average Zone 3: AverageZone 4: Average

Zone 1: + 7 to 12%Zone 2: + 7 to 12%Zone 3: + 7 to 12%Zone 4: + 7 to 12%

Negative Factors

Factor Observation/ Fact Impact Very Old Construction

Mainly Brick, RCC and Composite (Brick + RCC) type of construction is prevalent.Nearly 64% of the buildings are more than 15 yrs old. The properties do not fetch any building cost or cost of construction in majority cases with Land cost predominating.

Very old construction reduces the value of a property due to Depreciation and may fetch only Scrap Value.The Reproduction Cost as New does not drastically affect the overall value of the property.

Congested area The area has little open space in terms of public space and easy movement of vehicles

The internal areas are very congested. Even some of the main roads are very narrow.

VALUATION




and pedestrians.The area has been fully explored in terms of construction leaving hardly any scope for further development.

encroachment like slums and chawls has been on a rise.

Environment The increasing pressure of urbanization in the area is visible resulting in failure to provide conditions for a quality life.Improper Solid Waste Management has also resulted in affecting the property value

Polluted environment due to excessive dump zones affects the value of a property as it may lead to various health hazards.

Slums and Chawls

The main roads are encroached upon by the Slum-dwellers.

This has greatly reduced the value of properties in this area to about 10 to 12 times. There have been problems of encumbrances and easement rights in such areas.Even the authorities have been unsuccessful in removing such illegal occupancies.

Haphazard development

The area has undergone an unorganized development in the recent past.

The quality of life of the few residents is not up to mark.There is no prescribed demarcation for commercial and residential land-use as per bye-laws.Also it is difficult to foresee success of any new scheme since there is no uniform development in the past.

Percentage contribution in value

TP Scheme – 1

Negative Factor Effect on Zone Effect on ValueVery Old Construction Zone 1: Average

Zone 2: Average Zone 1: -5 to 10%Zone 2: -5 to 10%

Congested area Zone 1: AverageZone 2: Average

Zone 1: -5 to 10%Zone 2: -5 to 10%

Environment Zone 1: AverageZone 2: Average

Zone 1: -5 to 10%Zone 2: -5 to 10%

Slums and Chawls Zone 1: AverageZone 2: Average

Zone 1: -5 to 10%Zone 2: -5 to 10%

Haphazard development Zone 1: Average Zone 2: Average

Zone 1: -5 to 10%Zone 2: -5 to 10%

TP Scheme – 2

Negative Factor Effect on Zone Effect on ValueVery Old Construction Zone 1: Above Average

Zone 2: MaximumZone 3: Above Average

Zone 1: -10 to 15 %Zone 2: -20 to 25 %Zone 3: -10 to 15 %

Congested area Zone 1: Below AverageZone 2: Below AverageZone 3: Average

Zone 1: - 2to 3%Zone 2: -2 to 3%Zone 3 : -5 to 10%

Environment Zone 1:Above AverageZone 2:Above Average

Zone 1: -10 to 15%Zone 2: -10 to 15%

Zone 3:Above Average Zone 3: -10 to 15 %Slums and Chawls Zone 1: Average

Zone 2: AverageZone 3: Average

Zone 1: -5 to 10%Zone 2: -5 to 10%Zone 3 : -5 to 10%

Haphazard development Zone 1: Below Average Zone 2: Below AverageZone 3: Below Average

Zone 1: -2 to 3 %Zone 2: -2 to 3 %Zone 3: -2 to 3 %

TP Scheme-3

Negative Factor Effect on Zone Effect on ValueVery Old Construction Zone 1: Average

Zone 2: AverageZone 3: AverageZone 4: Above Average

Zone 1: -5 to 10%Zone 2: -5 to 10%Zone 3: -5 to 10%Zone 4: -10 to 15%

Congested area Zone 1: Below AverageZone 2: Below AverageZone 3: AverageZone 4 : Average

Zone 1: - 2to 3%Zone 2: - 2to 3%Zone 3 : -5 to 10%Zone 4 : -5 to 10%

Environment Zone 1: AverageZone 2: AverageZone 3: AverageZone 4 :Average

Zone 1: -5 to 10%Zone 2: -5 to 10%Zone 3: -5 to 10%Zone 4 : -5 to 10%

Slums and Chawls Zone 1: MaximumZone 2: MaximumZone 3: MaximumZone 4 :Maximum

Zone 1: -20 to 25 %Zone 2: -20 to 25 %Zone 3: -20 to 25 %Zone 4: -20 to 25 %

Haphazard development Zone 1: Average Zone 2: AverageZone 3: AverageZone 4: Average

Zone 1: -5 to 10%Zone 2: -5 to 10%Zone 3: -5 to 10%Zone 4 : -5 to 10%

Conclusion

As per the methodology followed, the Ranip is divided into 3 T.P Schemes with each of them having 2, 3 and 4 zones respectively. The methodology consisted of the process as shown in Figure 2, Research Methodology.

Methodology consists of study of Pros and Cons of the prescribed town planning scheme. The study comprised of Physical survey, Literature study, Rates, Asset Value, Forecasting, Focus Group, Concept Development, Developing Estimates, Establishing inter-relationship among the variables, and hence forth.

From the analysis of the above data, we arrived to the rates of the different zones.

0

5000

10000

15000

20000

25000

30000

35000

Zone 1

0

5000

10000

15000

20000

25000

30000

35000

40000

45000

Zone 1

Zone 2

Land

Residential

Commercial

Zone 2 Zone 3

Land

Residential

Commercial

DIPTANSHU

Land

Residential

Commercial

Land

Residential

Commercial

5000

10000

15000

20000

25000

30000

35000

40000

45000

Ranip Gamtal



0

5000

10000

15000

20000

25000

30000

35000

40000

45000


EWS housing4%

Roads10%

Ranip Gamtal2%

EWS housing3%

School1%

Civic centre0%


9%

Commercial1%

Hospital0%

Panchayat0%

Fire station0%

Slums11%

General EWS housing

EWS housing School

Commercial Hospital

Water works Slums




Gamtal

Land

Residential

Commercial

General59%

Fire station Water works

0%Slums11%

Roads Ranip Gamtal

Civic centre Garden and open space

Panchayat Fire station

VALUATION





valuation tp scheme

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