AUDA’s 2nd Revised City Draft Development Plan 2021 for Ahmedabad

Towards new heights

Ahmedabad, 6 February 2013

On 1st of February, 2013, The Ahmedabad Urban Development Authority (AUDA) called media persons and gave presentation on the draft prepared about Ahmedabad city’s new development plan 2021. A link to this document has been presented on this page. The main highlights of the City Draft Development Plan are following:

-Affordable housing zone R-AH planned in 76 sq km area encircling SP Ring Road apart from land of 38 closed mills in Ahmedabad. 15 lakh housing units planned. Per unit size will be 36-80 sq m.

-218 ha land of 38 closed mills to be used for institution, education and affordable housing.

-The plan follows the principles of transit-oriented development (TOD)

-The plan proposes to raise floor space index (FSI) to allow high-rise development in a city witnessing unplanned horizontal growth

-An FSI of 4 has been proposed within the 200 metres flanks of BRTS (bus) and MRTS (rail) corridors

-10 sq km area surrounding the Sabarmati riverfront will have the highest possible FSI of 5.4, allowing nearly 22-storey buildings

-FSI of 5.4 permitted between Ellis bridge and Usmanpura crossroads & between Dudheshwar Bridge and Shahpur Darwaza

-Auda proposes to restrict the height of buildings to 70 metres

-Developers will be allowed to buy additional FSInin R1 and R2 residential zones, where the existing permissible construction is 1,800 sq ft and 1,200 sq ft on a plot of 1,000 sq ft, respectively. Auda has allowed developers to buy FSI up to 2.7 in R1 and up to 1.8 in R2 zones

-There will be concessions for those who make affordable houses, especially 36 sq m and 80 sq m dwellings

-There is a separate General Development Control Regulation (GDCR) norm for the walled city and for areas around the Sabarmati riverfront

-No longer one building law for all parts of the city

-Owners of 1,100 heritage properties in the walled city will now be able to sell, transfer or lease out additional FSI to developers in the form of Transfer of Development Rights (TDR) which can be utilized anywhere in the city. The money from the TDR sale has to be used for conservation of the heritage structure. Transfer of development rights (TDR) allowed for heritage property owners FSI of 0.4 will be assigned for every heritage structure of grade-1 category that can be leased or sold to a developer. Proceeds can be used for repairing havelis Heritage conservation plan to be formulated

-Compulsory solar water heaters atop all hotels, hostels, hospitals and public buildings

-Discouraging use of farmland for other purposes outside city limits

-Improvement of green cover from 4% to 15% No reflective material on high-rise buildings

-No heavy vehicles including, state transport buses inside city

-APMC to be shifted out of city Double parking space; promote multilevel parking

-Separate GDCR for walled city

-Water harvesting mandatory for new buildings

-The new General Development Control Regulations (GDCR) has proposed maximum use of a plot of land

-The proposal has allowed up to 51 per cent ground coverage instead of existing 30 per cent.

-The height of the building will automatically get reduced even with a higher FSI i n Re s i d e n t i a l zones R1 and R2.

-Within 200 metre radius along the BRTS/Metro transit corridor one can construct buildings of up to 4 FSI

-Any extra FSI above 1.8 to be purchased at 40 per cent of the prevailing Jantri rate in the BRTS/Metro transit corridor area

-High-density residential dwellings and offices along transport corridors

-Affordable houses will be sold extra 2.2 FSI at highly concessional rates above the FSI of 1.8

-A total of 4,768 hectares on BRTS corridor and 2,409 hectares on Metro corridor will be open to development with FSI up to 4

-The 1 km width along Sardar Patel Ring Road has been declared ‘Affordable Housing Zone’ where the government will allow FSI of 4 Special preference and concessions for builders who construct 36 sq m and 80 square m homes Nearly 1,076 hectares area declared as high density corridor with FSI of 4 Residents here will have access to BRTS or Metro rail within 200 meters

-No building use permission to any scheme without groundwater recharge wells

-Special emphasis on percolation wells in large construction sites Additional provision for treatment of 250 million litres per day sewerage water AUDA-AMC storm water drains to be linked with lakes

-The new GDCR proposes that the present norm of 15 per cent of total utilizable space for parking be increased to 20 per cent for residential areas. For commercial construction, this limit has been raised to 50 per cent of permissible maximum FSI from the existing 30 per cent

-With respect to malls and multiplexes that draw the maximum traffic, the new GDCR proposes that the parking requirement be raised from the existing norm of 1 sq mt for every seat in a multiplex to 60 per cent of the total permissible FSI

-All new school campuses will have to make space for the school buses to stop when the students are alighting

-The new rules propose to make a provision for 15 lakh affordable houses

-Nearly one kilometer radius along the SP ring road has been earmarked as an affordable housing zone.

-About 100 sq km of land, mostly encircling SP Ring Road and 38 closed mills, has been unlocked for this purpose. Here, AUDA proposes to raise floor space index (FSI) to 4 for this belt. This means construction of high rises going up to 15 floors will be allowed here.

-The new changes in the draft development plan if at all will be effective after a decade.

-Conversion of agricultural land for other purposes (NA non agricultural) will happen only in rare cases in 68 villages under the Ahmedabad Urban Development Authority (Auda) jurisdiction which is nearly 880 sq km, out of a total of 1,772 sq km area under Auda. In the cases where NA conversion has already received only 5% construction will be allowed on farmland

-Exceptions for construction on farmland will be made only in case of township projects or large institutions specified under the existing General Development Control Regulations (GDCR)

-A list of 68 villages: Lyunasan, Vansol, Fuletra, Vamaj, Jetpura, Sedfa, Zalod, Ambaliara, Adraj, Merda, Vadavi, Thol, Kanzari, Chandrasan, Yashwantpura, Karsanpura, Khatraj, Hazipur, Piyaj, Ramnagar, Serisa, Usmanabad, Sabaspur, Dantali, Vadsar, Rakanpur, Santej, Sanavad, Jethlaj, Bhimasan, Karoli, Vasjada, Bhoyanmoti, Mulasan, Adhana, Nasmed, Vayna, Ranchhodpura, Rancharda, Unali, Nandoli, Palodia, Vasjada Dhedia, Lapkaman, Ghuma, Bhavanpura, Andej, Rampura, Dodar, Virochannagar, Naranpura, Chharodi, Khoda, Iyava, Vasna iyava, Khoraj, Kalala, Shiyavda, Bol, Vasodara, Rupavati, Chekhla, Nindrad, Kaneti, Shela, Manipur, Godhavi, Garodiya.

The copy of AUDA’s presentation document on city development plan draft 2021

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