CERTIFICATE

INTEGRATED TOWNSHIPS AS A MEANS FOR

SUSTAINABLE URBAN DEVELOPMENT

Thesis Submitted to Symbiosis International University

For award of the degree of

DOCTOR OF PHILOSOPHY

(Faculty of Humanities & Social Sciences)

PALLAVI TAK

Under the Guidance of

Dr. Sunayini Parchure (Guide) Dr. Manju Singh (Co Guide)

Prof., Vice Principal, Prof. & Director Humanities
SCAC, Pune &Social Sciences, MU, Jaipur

SYMBIOSIS INTERNATIONAL UNIVERSITY, PUNE - 412115

2016

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 THESIS CERTIFICATE

1. The thesis entitled “Integrated Townships as a Means for Sustainable Urban

Development” submitted to the Symbiosis International University, Pune for the
award of PhD Degree under the Faculty of Humanities & Social Sciences is based on
my original work carried out under the guidance of Dr. Sunayini Parchure and Dr.
Manju Singh from May 2011 to March 2016. The research work has not been
submitted elsewhere for award of any degree.

2. The material borrowed from other source and incorporated in the Thesis has been
duly acknowledged and/or referenced.

3. I understand that I myself could be held responsible and accountable for plagiarism, if
any, detected later on.

4. Research papers published based on the research conducted out of and in the course of
the study leading to PhD are appended.

Date:

Pallavi Tak (Research Scholar)

Dr. Sunayini Parchure (Guide)

Dr. Manju Singh (Co-Guide)

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 EXECUTIVE SUMMARY

Suburbanization is a special category of urbanization, that affects the urban canvas

enormously. The city peripheries and cores are different in nature and cannot be put to a
similar treatment or evaluated with identical sustainability parameters. Hence, acknowledging
this marked difference, that helps suburbs to be considered a special case of urbanization that
incorporates Greenfield land developments rather than infill or ribbon ones, this piece of
research takes up the challenge to study suburban development and review its one form of
Greenfield development with specially constructed sustainability model.

The study starts with explaining the suburb as a phenomenon beyond an urban
epiphenomenon, which effectively brings to light the suburb as a special case of urbanization,
hence demanding a different treatment than city core. Further, carefully selected Greenfield
utopian models and experiments of the twentieth century are studied, to finally boil down to a
form of suburban development called ‘Integrated township’, which reflects convergence of
two utopian models namely, ‘Garden city’ and ‘New urbanism’. Such Greenfield
developments are also a part of ‘Smart city’ movement in India, therefore a link is established
between the two.

The research further takes up the opportunity to construct an urban sustainability model /
framework based on Architect C.C. Benninger’s ‘Principles of Intelligent Urbanism’. Based
on the model built, an integrated township is reviewed as a case study, culminating into a
critical analysis of the township on the basis of various principles of intelligent urbanism
which eventually fall under some or the other sustainability ingredient – social,
environmental and economic. The study gives a fair picture of where such integrated
townships score high, medium or low; to give shape to an effective urban sustainability via
intelligently urbanised integrated townships.

Hence, integrated township which is a form of suburban land development, may lead to a
holistic urban sustainability, provided they are intelligently urbanised and well integrated
with the city core. Though integrated township is not being prescribed as a prototype for all
suburban developments, but it may indeed be an effective tool to bring about urban
sustainability.

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 ACKNOWLEDGEMENTS

I wish to convey my heartfelt gratitude towards my research guides Dr. Sunayini Parchure
and Dr. Manju Singh, for their invaluable guidance and mentorship, without which this work
would not have been possible.

A sincere thanks to Dr. Jyoti Chandiramani for her support and valuable inputs. I appreciate
contributions of various experts who helped this piece of research get its shape and essence –
Ar. C.C. Benninger, Mr. David Zaharchuk, Dr. Ravikant Joshi, Dr. Harimohan Pillai, Dr.
Balkrishna V. Doshi, Mr. Chitturi Venugopalan, Mr. Kedarnath Rao Ghorpade, Dr. Rajas
Parchure, Dr. Abhay Pethe and Mr. Rajiv Nehru.

I am thankful to Magarpatta City management for their support and special thanks to
Mr. Satish Magar and residents of Magarpatta City for their enthusiastic and candid
participation in the survey.

I am indebted to my parents, husband, sister, brother and friends who have had immense faith
in me, their unflinching support is what made this work possible for me. A very special
thanks to Dr. S.B. Mujumdar who has been my inspiration as a person and as an entrepreneur.

Besides I thank all my colleagues and acquaintances for their contributions and
encouragement. Last but not the least I thank the Almighty for all good and tough times that
could make this thesis a reality for me.

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 TABLE OF CONTENT

S.No. Chapter Page No.

CHAPTER ONE : THE PRELUDE

1.1 Introduction 2
1.2 Suburbanization – Literature Review and Gaps 4
1.3 Sustainable Cities – Indicators, Principles and Indices 15
1.4 Sustainability Framework based on Ar. C.C. Benninger’s Principles 21
of Intelligent Urbanism (PIU)
1.4.1 Reflection of F.L. Wright and L. Corbusier in Benninger’s PIU 23
1.4.2 Principles of Intelligent Urbanism (PIU) as prescribed 25
by C.C. Benninger
1.5 Summary 31

CHAPTER TWO : RESEARCH DESIGN AND FRAMEWORK

2.1 Research Objectives 34

2.2 Proposed Framework 34

2.2.1 Principles of Intelligent Urbanism : Tripod of Sustainability 34
2.2.2 Construction of Model with PIU 36
2.3 Hypothesis Formulation 41
2.4 Research Approach 41
2.4.1 Philosophical Perspectives 41
2.4.2 Research Design 42
2.4.3 Reckoning Survey 42
2.4.4 Instrument Development 43
2.4.5 Questionnaire Design 44
2.4.6 Pre-Testing and Pilot Study 44
2.4.7 Sample Size, Sample Sufficiency and Study Area 44
2.4.8 Rationale for the Case Study Selection 47
2.4.9 Data Collection and Analysis 48
2.4.10 Chapter Plan 48

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CHAPTER THREE : PUTTING URBAN UTOPIA ON THE AGENDA : VIRTUAL
AND REAL SUSTAINABLE CITY MODELS

3.1 An Introduction 50

3.2 Cities, Urbanization, and the Craft of City Making 50

3.2.1 Cities 51
3.2.2 Urbanization 52
3.2.3 Suburbanization 54
3.2.4 The Craft of City Making 55
3.3 Prominent City Alternatives of the 19th Century 61
3.4 The Utopian Models of the Twentieth Century 63
3.4.1 Ebenezer Howard’s Garden City 64
3.4.2 Le Corbusier’s Radiant City 69
3.4.3 Frank Lloyd Wright’s Broadacre City 72
3.4.4 Rise of ‘New Urbanism’ 74
3.5 Sustainable Urban Canvas – Experiments with Truth 77
3.5.1 Experiment with Truth in United Kingdom – “Letchworth City” 78
3.5.2 Experiment with Truth in U.S.A. – “Disney Celebration” 81
3.5.3 Experiment with Truth in Abu Dhabi – “Masdar City” 84
3.5.4 City Plan – Thimpu, Bhutan 86
3.5.5 Experiment with Truth– India – “Magarpatta City” 89
3.5.6 Amanora Parktown 92
3.5.7 GIFT City 93
3.5.8 Chandigarh City Plan 95
3.6 Summary 97

CHAPTER FOUR: INTEGRATED TOWNSHIPS FOR INDIAN URBAN

SUSTAINABILITY IN THE WAKE OF ‘SMART CITY’ MOVEMENT

4.1 An Introduction 99
4.2 ‘Smart City’ – Perceptions and Definitions 100

4.2.1 City, Automobile and Sprawl 100

4.2.2 ‘Smart City’ – An Introduction to History 101

4.2.3 ‘Smart City’ – A Word from City Architects 102

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 4.2.4 ‘Smart City’ – A Word from Literary Forums and 106

Corporate Houses

4.2.5 ‘Smart City’ Concept – An Interpretation 110

4.3 Smart Cities for Urbanizing India – Perception and Precipitation 115
4.4 Integrated Townships : Fitting the Smart City Model for India 120
4.4.1 Premise and Prospect 120
4.4.2 Importance of Townships – A Case in Favour of 127
Integrated Townships
4.4.3 Policy Discussion 130
4.4.4 Objectives of the Umbrella Policy 134
4.5 Conclusion 136

CHAPTER FIVE : URBAN SUSTAINABILITY AND PRINCIPLES OF

INTELLIGENT URBANISM – A CASE ANALYSIS

5.1 Magarpatta City Profile 140

5.2 Magarpatta City and PIU – In One Light 141

5.2.1 Principle of Balance with Nature 141
5.2.2 Principle of Balance with Tradition 144
5.2.3 Principle of Appropriate Technology 145
5.2.4 Principle of Conviviality 146
5.2.5 Principle of Efficiency 147
5.2.6 Principle of Human Scale 149
5.2.7 Principle of Opportunity Matrix 150
5.2.8 Principle of Regional Integration 151
5.2.9 Principle of Balanced Movement 153
5.2.10 Principle of Institutional Integrity 154
5.3 Case of Magarpatta City and PIU – a Review 155
5.3.1 Model Reporting and Review 156

5.3.1.1 Environmental Sustainability 157

5.3.1.2 Social Sustainability 163

5.3.1.3 Economic Sustainability 168

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 5.3.1.4 Overall Sustainability 181

5.3.1.5 General Sustainability 183

5.3.1.6 Comparative Sustainability 185

5.3.1.7 Aggregate Sustainability 186

5.4 Sustainability Analysis – A Summary 188
5.5 Concerns and Considerations : From Professionals’ Desk 190
5.6 Conclusion 196

CHAPTER SIX : SUMMARY

6.1 Brief of the Study : Findings and Recommendations 198

6.2 Limitations of the Study 200
6.3 Significance of the Study 201
6.4 Future Scope of the Study 202

REFERENCES

ANNEXURES

Annexure 1 Questionnaire for the Residents

Annexure 2 Questionnaire for the Experts

Annexure 3 Questionnaire for the Magarpatta Management

Annexure 4 List of Publications

Annexure 5 Select Integrated Townships

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 LIST OF TABLES

S.No. Table Page No.

2.1 Sustainability Tripod (Domain) and Principles of Intelligent 35

Urbanism (PIU)

2.2 Framework of Constructing Components of PIU for Urban Sustainability 36

2.3 Operational Definitions of Principle Parameters (PIU) 40

3.1 Sub-Classification of Experiments in Greenfield Land Development 77

Category

5.1 Magarpatta City Profile 140

5.2 PIU Balance with Nature 158

5.3 PIU Regional Integration 160

5.4 PIU Balanced Movement 162

5.5 PIU Conviviality 164

5.6 PIU Human Scale 166

5.7 PIU Balance with tradition 167

5.8 PIU Efficiency 169

5.9 PIU Opportunity 172

5.10 PIU Appropriate Technology 175

5.11 PIU Institutional Integrity 177

5.12 Overall Sustainability 181

5.13 General Sustainability 184

5.14 Comparative Sustainability 185

5.15 Aggregate Sustainability 186

5.16 Sustainability Domain and Pressure Direction 190

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 LIST OF FIGURES

S.No. Figure Page No.

1.1 Elamite City of Madaktu 5

1.2 Le Modular, the Golden Ration by Le Corbusier 25
1.3 Ten Principles of Intelligent Urbanism by C.C. Benninger 27

2.1 Principles of Intelligent Urbanism (PIU) 35

2.2 Maps of India and Maharashtra 45

2.3 Map of Pune 45

2.4 Direction Map of Magarpatta City 46

2.5 Map of Magarpatta 46

3.1 Garden City Plan 66

3.2 Ville Radieuse ‘Radiant City’ 71

3.3 Broadacre City 73

3.4 Three Magnets Diagram by Ebenezer Howard 79

3.5 Letchworth Garden City 80

3.6 Celebration Community 82

3.7 Masdar City 84

3.8 New Capital Plan of Bhutan, Thimphu 87

3.9 Magarpatta City 90

3.10 Amanora Parktown 92

3.11 GIFT City 94

3.12 Chandigarh Plan 95

4.1 Definition of ‘Smart City’ in Literature as a Combination of 112

Various Aspects

5.1 Percentage of Respondents as per age group 155

5.2 Magarpatta city is environment friendly 158

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5.3 Magarpatta’s open and green spaces are attractive 158

5.4 Urban agriculture is important 160

5.5 More integration with rest of the city 160

5.6 Changes in transport liked 161

5.7 Support extra fees for public transport to run 161

5.8 Wage earners travel each day a distance of how many kilometres 163

5.9 Use of automobile inside the town is how frequent 163

5.10 Rate Magarpatta’s attribute of being socially vibrant 165

5.11 Change in Magarpatta in favour of becoming more well connected 165

community

5.12 Magarpatta’s attribute of Mixed and balanced land use attractive 166

5.13 Physical planning of town better than the parent city for outdoor living 166

5.14 Magarpatta’s residents more culturally bonded than Pune 168

5.15 Magarpatta pride of Pune 168

5.16 Best land parcel size for township development 169

5.17 Population density at Magarpatta 169

5.18 Magarpatta best suited for monthly income group 173

5.19 Magarpatta is economically rewarding 173

5.20 Urban farming is important for projects like Magarpatta city 174

5.21 Changes in favour of better medical and emergency service 174

5.22 Magarpatta uses environmentally responsible technology 175

5.23 Magarpatta uses better technology for its management and utility systems 175
than Pune

5.24 Rate Magarpatta’s attribute of trustworthy leadership 178

5.25 Magarpatta management communicates effectively with the citizens 178

5.26 Efficient fund utilization 178

5.27 Transparency and community participation in management called for 178

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5.28 Conservative Ratings for Magarpatta City under each PIU 179

5.29 Liberal Ratings for Magarpatta City under each PIU 179

5.30 Conservative and Liberal Scores depicting different scores but same 180
direction of the ratings

5.31 Conservative and Liberal Ratings for Magarpatta City under each PIU 180

5.32 The average score for Magarpatta City under each PIU 181

5.33 Liberal & Conservative scores on Sustainability Tripod 182

5.34 Relative scores of sustainability with conservative and liberal scores 182

in descending orders - social, environmental and economic sustainability

5.35 The average sustainability tripod score for Magarpatta City 183

5.36 Overall living experience at Magarpatta 184

5.37 More townships like Magarpatta will bring more urban sustainability 184

5.38 Comparative Sustainability scores at a glance for Magarpatta City 187

5.39 Average Sustainability scores at a glance for Magarpatta City 187

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 LIST OF ABBREVIATIONS

ADB Asian Development Bank

AMRUT Atal Mission for Rejuvenation and Urban Transformation
APA American Planning Association
ASHRAE American Society of Heating, Refrigerating & Air-Conditioning
Engineers
ATM Automated Teller Machine
BCE Before the Common Era
BHK Bedroom Hall Kitchen
CBD Central Business District
CCBA Charles Christopher Benninger Architects
CCR Corporate Corporate Responsibility
CCTV Closed Circuit Television
CEC Commission of European Committees
CEO Chief Executive Officer
CIAM International Congress of Modern Architecture
CIMI Cities in Motion Index
CO2 Carbon Di Oxide
CRISIL Credit Rating and Information Services of India Litmited
CSP Concentrated Solar Power
CSTEP Centre for Study of Science, Technology and Policy
DC District of Colombia
DETR Department of Environment, Transport and the Regions
EWS Economically Weaker Section
FDI Foreign Direct Investment
FMS Facility Management Services
FSI Floor Space Index
GCP Government Corporate Responsibility
GHG Green House Emission
GIFT Gujarat International Tech-Finance City
GRIHA Green Rating for Integrated Habitat
HRIDAY Heritage City Development and Augmentation Yojna
ICT Information and Communications Technology
IWMS Integrated Waste Management services

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IESE Instituto de Estudios Superiores de la Empresa
IEEE Institute of Electrical and Electronics Engineers
IGBC Indian Green Building Council
IIM Indian Institute of Management
IIT Indian Institute of Technology
ISO International Organisation for Standardization
IT Information Technology
ITES Information Technology Enabled Services
JnNURM Jawaharlal Nehru National Urban Renewal Mission
KEM King Edward Memorial
LED Light Emitting Diode
LIG Lower Income Group
MACED Mountain Association for Community Economic Development
MIT Massachusetts Institute of Technology
MLD Million of Litres a Day
MVA Mega Volt Ampere
NCR National Capital Region
NRDC Natural Resource Defence Council
NRI Non Resident Indian
NYC New York City
PIU Principles of Intelligent Urbanism
PM Post Meridiem
PMS Property Management Services
PPP Public Private Partnership
PPS Project of Public Spaces
R&D Research & Development
RO Research Objective
RTS Rapid Transport System
SDG Sustainable Development Goals
SCMs Supplementary Cementing Materials
SEZ Special Economic Zone
SOS Save Our Souls
STPP Surface Transport Policy Project
SUDA Sustainable Urban Development Association
TED Technology, Entertainment, Design

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TDR Transfer of Development Right
UAE United Arab Emirates
U.K. United Kingdom
ULB Urban Local Body
U.N. United Nations
UNCED United Nations Conference on Environment and Development
UNCHS United Nations Center for Human Settlements
U.S. United States
U.S.A. United States of America
WCED World Commission on Environment and Development

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