tod naya raipur: a proactive approach - world bank · naya raipur planning area sr. no. layer area...

TOD Naya Raipur: A Proactive Approach

Location and connectivity

NAYA RAIPUR

Naya Raipur Planning Area

Sr. No. LayerArea

IncludedVillages included

1 Layer-I80.13

sq.km.

10 fully and 22

partly

2

Layer- II

(Naya Raipur

Peripheral

Region )

130.28

sq.km.

9 fully and 19

partly

3

Layer- III

(Airport

Zone)

11.92

sq.km.

2 fully and 1

partly

The Development Plan-2031 consists of three layers-

• 13 Abadi areas have been included in layer -I

• Naya Raipur is to be developed in three phases

within a period of 30 years for a population of

5.60 lakh

Land Use Distribution• Conservation of existing water bodies

• Conservation of existing plantation

• Recreation area 26 %

• Distributed employment centers across the city with centrally located CBD and central facility corridor to reduce the traffic.

• Green connectivity across the city to promote pedestrian and NMT movement.

• Grid pattern streets

1. To promote high speed roads on arterial roads

2. Alternative roads for every destinations

3. Ease in providing infrastructure.

4. Suitable for public transport system

Transportation

Public Mass Transport System

•Bus rapid transit system (BRTS)

• Light rail Transit system (LRTS)

•Railways

• NMT- Pedestrian walkways and cycle

tracks

Corridor III

Source: Bus Service Plan Report by EMBARQ

The transport system plan of Naya Raipur has been developed with the following Vision:

‘Mobility of all, affordable, equitable

and safe’

Redefining Naya Raipur for TOD

• Data collection AND ANYLYSIS• Critical analysis of NRDP wrt TOD• Study national and international cases

•Formulation of Draft TOD principles, policies, implementation strategy

• International planning Workshop• Charrette with the experts• Visiting the successful examples

•BASE LINE STUDY

•EVALUATION

•FINAL POLICY •Refining the Draft TOD policy•Capacity building for implementation.

•Implementation• Modification in Development plan• Revising the Road sections• Sector planning with TOD concept

Modification for TOD

• Modification in Development Plan for Non compatible uses in TOD areas.

• Development code has been modified to permit the TOD. The main changes are:– Higher Density – Higher heights– Compact Development. – Mixed land use– Street facing buildings– NMT movement• The modifications have been sanctioned on 4th December

2015 by State Govt through statutory process.

Demarcation of TOD Station

• TOD zones identified in Naya Raipur

Total Number Of TOD Zone: 17

Case study:

TOD zones Sector 31,33,34

Naya Raipur

Approach for Transformation

Approach for Transformation

TOD planning

BRT stationBRT station

High densityMixed use

High densityMixed use

Medium densityResidentia

LowdensityResidentia

• INTERNATIONAL

Inputs From Experts• CHARRETTE

Inputs From Experts

Compact Development

Interconnected Street Pattern

Sectors 7, 15 and 16 & TOD Principles

Street Facing Buildings

Mixed Use

Flatted

Group housing

Sectors 7, 15 and 16 & TOD Principles

Urban Place-Making

Streetscape Design

Urban Plaza & Parks

Mixed Use

Flatted

Group housing

Well designed Transit station for

high quality user experience

Bicycle Friendly Streets

Mixed use Development

Architectural Variety

Multimodal Transit

Sectors 7, 15 and 16 & TOD Principles

Mixed Use

Flatted

Group housing

SECTOR 31•

3D View

Reserve Premium Calculation at Sector Level

City Level Reserve Premium for Residential Land Use

Sector Infra Development Cost

Salable Area Factor

Differential Pricing Factor for various activities and usesApplied over the average rate

1. Recover entire cost with in the same sector.2. Those who use more land should pay more.3. Incentivize High Density Development.4. Subsidize the social facilities and utilities.

Sector Level Cost Comparison

Non TOD Sector (30) TOD Sector (7,15 &16)

Gross Sector Area 58 HaNet Developable Area 54 Ha

Gross Sector Area 327 HaNet Developable Area 233.64 Ha

Uses Distribution %

Residential 57

Facilities 10

Open Green 16

Circulation 17

Total 100

Uses Distribution %

Residential 63.5

Facilities 11.5

Open Green 13

Circulation 12

Total 100

Sector Level Cost Comparison

Non TOD Sector (30) TOD Sector (7,15 &16)

Average per Sq mt cost 5471Weighted rate 7423

Average Per Sq mt cost 4979.45Weighted rate 5643.73

UsesDifferencial Factor

Proposed Ratesper Sqmt

Plotted 1 5650

Flatted (1.0) 0.7 3960

Flatted (1.3)-(LIG) 0.3 1700

Flatted (1.3)-(Lower MIG) 0.35 1980

Flatted (1.5) 0.75 4240

Flatted (1.6) 0.8 4520

Flatted (1.7) 0.9 5080

Flatted (2.6) 1.15 6500

Mixed use Residential (1.7) 1 5650

Mixed use Residential (2.7) 1.3 7340

Mixed use Residential (2.8) 1.35 7620

EWS 0.15 850

UsesDifferentialFactor

Proposed Rates per Sqmt

Incremental 0.5 3715

Plotted 1 7425

Flatted FAR 1.8 0.8 5940

Flatted FAR 1.5 0.75 5570

Plotted & Flatted 0.9 6880

EWS 0.15 1115

Positive Outcome

1. More than 100 % population within walking distance2. More Pedestrian Friendly and sustainable

environment3. Multiple choice of Travel Modes4. Safe, Attractive and vibrant living environment5. Dense and compact development6. More financial returns thus easy to find partner for

development

visit us at - www.nayaraipur.com