Impacts of Bangalore Metro Stations

Impacts of Metro Stations in their
Immediate Urban Neighbourhood

- A case study of Bangalore Metro stations
Guided by : Submitted by:

Dr. Anil Kumar Roy Arunkumar KR
Associate Professor PG190193
Faculty of Planning MUP | FP
CEPT University CEPT University
TABLE OF CONTENTS
1. Background
- Background and Need of the study
- Bangalore metro- Introduction
- Metro Project stages
- Aim, Objectives
- Conceptual framework
- Methodology and data sources
2. Literature Review
- Existing literature on the topic
- land value theories and determinants
- Case study
3. Analysis Framework
- Urban zones
- Multimodal Integration
- Ecological Network
- Existing Land use
4. Transit User Analysis - Survey

- Impact of Metro Operations on other mode
- Level of Accessibility
5. Analysis
- Land use Change (2000 - 2020)
- Increment in Land Value (2000 – 2020)
- Built form Densification (2000 – 2020)
6. Conclusions
Source : Mahesh Bhat
Impacts of Metro Stations in their Immediate Urban Neighbourhood Iteration 4 | DRP 2021 | Masters of Urban Planning | CEPT University
STUDY BACKGROUND & NEED OF THE STUDY
• The Public transportation system does not only carry citizens from one
destination to another, but the transportation project plays an essential
role in promoting and developing urban growth.
Study Background
• Rapid Transit systems or Mega transportation projects are often related to

better accessibility and infrastructure facilities which have direct and
indirect benefits in the urban neighborhood.
• The direct transit user benefits such as Reducing travel time, reducing the
air and noise levels of the city, cost-efficient mode of transport, similarly
the indirect benefits such as an increase in land value, land use and built
form densification etc.
• The benefits of transportation investments get land-use changes or
readjustments over the longer term while these transportation
investments get benefited in real estate in the short term.
• This potential to provide social and economic benefits has become crucial
in the decision-making process of mega transport investment.
Need of the Study
• Accessibility benefits are achieved by improvement in public transport

incentive to development and thus the public transport projects should be
considered as an opportunity to develop the city.
• This research study tries to build a relation among the impact of proximate
land use and land value gains and the accessibility benefits of the Metro
system.
• The value appreciation varies from across station areas influenced by
various parameters. This study identifies the main key parameters that
influence the scale of increment in land values.
Bangalore city Land use map with Metro Route Source: Embarq, 2014
BANGALORE : CITY CONTEXT
1206 8.4 2nd

Sq km
M
Developed City Population Rank for IT Industries

Area across the world
3rd 1.5M 4th

Most Populous Employees in Largest fast moving
city in India IT industry consumer goods market
• Bangalore city has witnessed an uncontrollable urban sprawl with the combination of
economic sectors and population growth rate.
• The city has expanded from 160 sq.km. (1991) to 1206 sq.km. (2020).
Spatial Evolution
Bangalore city Road Network
BANGALORE METRO : INITIATION
Narrow Roads with heavy traffic Bangalore experiences traffic congestion, air & noise Need for rapid rail system was
Stage 1: Project Inception / Speculation stage
and low scope of expansion pollution, high travel time & increase in accident rate. essential for Bangalore city
1983 1994 1995 1997 2002
Study of Rail Rapid Transit & GoK appointed IL&FS to do GoK decides to GoK , BMRTL & UBGC sign initial DMRC commissioned
suburban services by Metropolitan Feasibility Study Establishment implement ELRTS agreement to prepare Detailed Feasibility to prepare DPR
Transport Project, Madras of BMRTL Study Report & project Cost estimate.
Stage 2: Project formulation Stage 3: Project Construction Stage 4: Post Completion
2005 2006 2007 2011 2014
GoK approves to GoI approves the project Civil construction on In Oct 2011, In Feb 2014, Reach: 3 of
implement Metro Notification for the land Phase 1 commenced on Reach: 1 of six stations green and purple line
Rail project Board reconstituted 15 April 2007 was opened to public started to operate
MoU with JBIC signed
Source: Website of BMRCL, Wikipedia
BANGALORE METRO : INTRODUCTION
Namma Metro
• Bengaluru Metro Rail Corporation Limited (BMRCL) is the Special Purpose
Vehicle (SPV) created in a joint venture by the Government of Karnataka and
Government of India, which is responsible for the implementation of the
Namma Metro project .
• Design and implementation of the Namma Metro Project was initially
envisioned in two phases. Phase 1 has a total of 46 stations along a total length
of 48.1 kms and was completed by 2017. It active routes are:
a. The Green Line (running North- South from Nagasandra to Silk Institute
stations) with 29 stations
b. The Purple Line (running East- West from Byappanahalli to Mysore Road
stations) with 17 stations.
Phase 1 + 2
BIEC – Anjanapura 40.01 km
Whitefield – Kengeri 34.3 km
RV road – Bommasandra 18.8 km
Gottigere – Nagawara 21.2 km
Phase 2 A
K.R. Puram – Silk board 17 km
Bangalore Metro Route Map
BANGALORE METRO : PHASE 1
Airport rd Phase Line Stations Total Elevated Under

Length(k Length ground
m) (km) length (km)
Phase 1 41 42.3 33.4 8.88

Purple Line 17 18.1 13.2 4.88
Green Line 24 24.2 20.2 4
Hoskote Phase 2 61 72.1 58.3 13.79
Nagasandra N-S 5 6.2 6.2 0

Extension
E-W 22 25.7 25.7 0
Extension
Red 18 21.2 7.4 13.7
Yellow 16 18.8 18.8 0
Byapanahalli
Operational Corridor
Operational length – 48 kms with 46 Stations
North – South line
Mysore rd
Nagasandra – Silk Institute 30.49 km
29 Stations – Avg. travel time 1 hour 8 min
Kempegowda Interchange Station

LEGEND
BBMP Boundary East – West line
Green Line : North-South Byapanahalli – Mysore RD 18.22 km
Silk Institute
Purple Line : West-East 17 Stations – Avg. travel time 45 min
Hosur rd
Proposed Metro Lines Metro Daily Ridership: 4.15 lakh/day (February 2020)
INTRODUCTION
Research Question
What is the relationship between land use, built form densification, land value increments and accessibility benefits around the metro
station areas of Bangalore?
Hypothesis
Accessibility improvement leads to proximate land value increment and built form densification with change in land use.
Aim
The aim of the study is to assess the impacts of accessibility improvement on proximate land use and land values around the station areas.
Objectives
1. To assess the potential impact of Metro system in the overall mobility of the city of Bangalore.
2. To assess change in land use and land value increment and built form along the Bangalore metro corridor at different points of time (i.e.,
Initial speculation period, During construction and post-completion).
Scope & Limitations

• The study is being limited to the delineated study area. The land value is assessed through market guidance value gazettes and also by
direct interaction with developers, real estate agents and other secondary sources such as 99 acres, magic bricks etc.
• The development around stations has various aspects which include planning, implementation, evaluation. This research looks at
evaluating the Station areas of metro in Bangalore.
• This research looks at the transport impacts of developments and the scope of this research is limited to station area evaluation from
transport and land use point of view.
CONCEPTUAL FRAMEWORK
Land value Database
• The guidance value is the minimum published value by Government • The guidance value gazettes for the time period of 2010-2021.
below which the transaction cannot happen. • Survey of real estate brokers, property agents and online sources such as
• The Market value is the actual price in which the transaction takes place. 99 acres, magic bricks to identify real market values.
• The Registration value is the price at which the sale is registered
Land use Changes
• 1998 land use by CDP.

• Land use changes can be defined as increase in land use mix at various • 2015 land use by RMP-2015
scales, mixed development/buildings, along the prominent land use • Existing land use plan (2021)- MP-2031
around the station area. • Land use details based on property tax department 2010 & 2020 (BBMP)
• Proposed Land use 2031.
Built form Densification
• Changes in building heights, ability to use higher FAR. • 2010-2020 heights based on property tax database (BBMP)
• Primary survey for existing building Heights.
Accessibility Benefits
• Shift in transit mode to reduce travel time, reduce congestion and • Transit user perceptions on real estate market, existing regulations,
pollution. Incentives for areas around metro stations, quality of pedestrian/NMT
infrastructure around the station.
LITERATURE REVIEW
LAND USE & LAND VALUE THEORIES LITERATURE REVIEW
Land use and Transport - Integration Authors perceptive of land value increment and development
• Transportation and Land use interactions are a
dynamic process that includes spatial and temporal • Cervero (2011) states that Transit system is very necessary,
changes. and it is directly associated with the influencing factors such
• Development of transportation and transit network as land use development and increase in land values around
improves accessibility, which provides an opportunity the station and corridor.
to changes in land use pattern and increment in land
values (Aravantinos, 2000 & Zhao et al., 2003).
• The offices, firms adjust their locations to take
• Coleman (1993), Finds that the most important factor of
advantage of improved accessibility, as the development around station is market forces with local
households prioritize their location to maximize economic centres and in turn metro system encourages high
opportunities of employment, to reduce commuting mixed compact development which is a cyclic process.
time and cost. Source: Land Use Transport Integration and Density of
Urban Growth, MoUD & UNDP Publication
• Hurst N (2001) states that change in land use from low
Schema of structural relationship between transport density housing to high density use can be observed only up
Increased travel demand
investment and Land value to 90’ from station area and Industrial land use up to 1-mile
from stations were likely to change in land use.
Investment in Public Potential for development • Jun (2011), finds that BRT services have a major contribution
transport Infrastructure
Land & Property to the increase in development density in CBD/ core city,
Markets which attracted more population from suburbs.
Increment in land value
Accessibility Benefits
• The ridership indicator along with density, diversity, and
design quality and pedestrian, NMT indicators along with
Land use changes &
Increased Demand parking metrics and job centres are important indicators for
densification
accessing mobility impacts. (Renne, J., & Wells, J, 2005).
TECHNIQUES USED TO EVALUATE THE TRANSIT IMPACTS LITERATURE REVIEW
System details Method used in studies
GIS Mapping
Transactiona
Accessibility
Assessment
able Values
Descriptive
Techniques
Qualitative
Regression
Proximity
Source
Projected
Statistics
Mode of
Hedonic
Analysis
Analysis
location
Surveys
Growth
Pricing
Transit
Rate
&
l
Cervero & Duncan (2002) Santa Clara LRT      
Hillier Parker (2002) London Crossrail Rail      
Chesterton (2002) London JLE Metro     
Pharoah (2002) London JLE Metro   
Hennebury (2002) Sheffield Supertram LRT  
RICS (2004) Croydon Tram      

Cervero & Kang (2011) Seoul BRTS       
PWC (2013) Delhi Metro   
This Research Bangalore Metro    
• Accessibility and Proximity levels- Travel time thresholds with the use of a distance decay function is used to calculate for the improvement in the accessibility levels in
terms of reduction in the travel time.
• Transactional analysis- Monitors changes in land values from actual transactions & requires time-series analysis of land values.
• GIS mapping Techniques- Create maps representing the level of accessibility both before and after the introduction of the public transport facility and calculates the
relative change in accessibility and its impact on land values.
ANALYSIS – FRAMEWORK
SR. NO OBJECTIVE METHOD INFORMATION REQUIRED SOURCE

Document Analysis, Primary, Secondary data,
To assess the potential impact of Metro system in the overall Research report, Transit users, BDA,
1 Transit User survey, Qualitative and quantitative
mobility of the city of Bangalore. Developers.
Observations data
To Assess land-use and land value change, as well as built form Primary, Secondary data, Government records, master
Document Analysis, Interviews,
2 changes along the Bangalore metro corridor at different stages Qualitative and quantitative development plan – 2015,2031, End
Observation
of the metro project. data users, BBMP,BDA
The Analysis has been carried out at 2 Levels:

1) For all active metro stations - To access the impact of Metro on overall mobility of the city.
2) Detail Study for Three stations - To access the change in land use, land value and built form densification.
For all active metro Stations Detail Study for three stations
1. Classification of urban Zones 1. Impact of Land use

2. Accessing the Level of Multimodal integration at Metro a. Land use changes over a period of Time
stations b. Plot Amalgamation/ Land Consolidation
3. Land Use profile 2. Built form Densification
4. Accessing the Ecological Network 3. Impact on Land value
5. Accessing the impact of metro over other public modes a. Land values as a function of distance from metro station
of transport - Transit user survey b. Land value increment as a function of time from project
initiation.
STUDY AREA CHARACTERISTICS
1. Objective: To assess the potential impact of Metro system in the overall mobility of the city of Bangalore.
URBAN ZONES STUDY AREA CHARACTERISTICS
Namma Metro – 2 Line with active 46 metro stations

Airport Rd
29 Metro 17 Metro
stations stations
Urban Zones
Core Urban area is identified in the city center,

where the cities major transit node is located
9 stations
Urban High is the area that is located inside

the outer ring road
25 stations
Suburban is identified as the area that is 11 stations

located inside Nice Ring Road
LEGEND Peri-urban is identified as the area located on Proposed

Active
Active Metro
Metro the outskirts of the city
Proposed
Proposed routes
routes
Core
Core Urban
Urban
Urban
Urban High
High
Sub-urban
Sub-urban
Peri-urban
Urban Zones
Source: Author
MULTIMODAL INTEGRATION STUDY AREA CHARACTERISTICS
Airport Rd Namma Metro – 2 Line with active 46 metro stations
29 Metro 17 Metro
stations stations
Key map
Public Transport Proximity to Metro stations

Regional Level Connectivity
MMI 1 - Kempegowda Metro Station – Inter- Intra city/state
bus terminal, Railway station, Interchange station
MMI 2- Yeshwanthpura, Baiyapanahalli & KSR city Metro

Station – Intra city bus terminal, Railway station
LEGEND
National Highway
Station Highway
City Level Connectivity
Ring road
Active Metro line MMI 3 - Deepanjali nagar, Banashankari & Vijayanagar
500m Radius Metro Station – Inter city bus terminal
Railway station
Intra city Terminal
MMI 4 – Intra city and interchange stations.
Inter city Terminal
Interchange Station
Multimodal Integration
Source: Author
ECOLOGICAL NETWORK STUDY AREA CHARACTERISTICS
Airport rd Namma Metro – 2 Line with active 46 metro stations
29 Metro 17 Metro
stations stations
Key map
Ecological Network
Water bodies
5 Stations have water bodies with proximity to metro stations

Trinity, Halsuru, Dasarahalli, Puttenhalli,
& Mysore road Metro station
Green Areas
6 Stations have green open areas with proximity to metro

LEGEND stations
Roads Vidhana soudha, Cubbon park, MG road, Kuvempu rd,
Phase 1 Srirampur, & Lalbagh Metro station
Phase 2
Catchment area
Lake
Green Area
Source: Author
EXISTING LAND USE – GREEN LINE STUDY AREA CHARACTERISTICS
0% 20% 40% 60% 80% 100%
1 Nagasandra
1 Airport rd
2 2 Dasarahalli
3
4 3 Jalahalli
5
4 Peenya Ind
6
7 5 Peenya
6 Yeshwanthpura Ind
8
9 7 Yeshwanthpura
8 Sandal soap factory
10 11
12 9 Mahalakshmi
13 10 Rajajinagar
11 Kuvempu Road
14 12 Sri Rampura
13 Sampige Road
15
16 14 Majestic (Interchange)
15 Chickpet
17
18 LEGEND 16 K R Market
Metro Green Line 17 National College
19
Metro Purple Line 18 Lalbagh
20 500m radius 19 Southend Circle
21 Residential 20 Jayanagar
22
Commercial 21 RV Road
23 Industrial 22 Banashankari
Public/Semi-public 23 JP Nagar
24 Open green 24 Yelachenahalli
Map: Land use map - BDA
Source: Embarq 2018
EXISTING LAND USE – PURPLE LINE STUDY AREA CHARACTERISTICS
0% 20% 40% 60% 80% 100%
1 Mysore Road
Airport rd
2 Deepanjali Nagar
3 Attiguppe
4 Vijaynagar
5 Hoshalli
6 Magadi Rd
16 7 City Railway St
15
10 8 Sir MV Metro St
9 14
6 7 14 8 11 13
5 12
4 9 Vidhana Soudha
3 10 Cubbon Park
2
11 MG Road
1 LEGEND
Metro Green Line 12 Trinity
Metro Purple Line
500m radius 13 Halasuru
Residential 14 Indranagar
Commercial
15 Swami Vivekanada Rd
Industrial
Public/Semi-public 16 Byappanahalli
Open green
Map: Land use map - BDA Source: Embarq 2018
EXISTING LAND USE - 2020 STUDY AREA CHARACTERISTICS
0% 20% 40% 60% 80% 100% 0% 20% 40% 60% 80% 100%
1 Nagasandra Mysore Road 1
1 Airport rd
2 2 Dasarahalli
3 Deepanjali Nagar 2
4 3 Jalahalli
5
4 Peenya Ind Attiguppe 3
6
7 5 Peenya
Vijaynagar 4
6 Yeshwanthpura Ind
8
7 Yeshwanthpura Hoshalli 5
9
8 Sandal soap factory
10 11 Magadi Rd 6
12 9 Mahalakshmi
13 16 10 Rajajinagar City Railway St 7
15
11 Kuvempu Road
10 Sir MV Metro St 8
9 14
6 7 14 8 11 13 12 Sri Rampura
5 12
4 Vidhana Soudha 9
13 Sampige Road
15
3 16 14 Majestic (Interchange) Cubbon Park 10
15 Chickpet
2 17 MG Road 11
1 18 LEGEND 16 K R Market
Metro Green Line 17 National College
19 Trinity 12
Metro Purple Line 18 Lalbagh
20 500m radius Halasuru 13
19 Southend Circle
21 Residential 20 Jayanagar Indranagar 14
22
Commercial 21 RV Road
Swami Vivekanada Rd 15
23 Industrial 22 Banashankari
Public/Semi-public 23 JP Nagar Byappanahalli 16
24 Open green 24 Yelachenahalli
Source: Embarq 2018
METRO STATION TYPOLOGIES STUDY AREA CHARACTERISTICS
Metro Purple Line Metro Green Line

Urban Multimodal Predominant Land
Station Name Multimodal Integration Predominant Land use Ecological Network Station Name Urban Zones Ecological Network
Zones Integration use
1 Mysore Road Urban High Intra City Commercial Blue Network 1 Nagasandra Sub-urban Intra City Residential
2 Deepanjali Nagar Urban High Inter City Residential Blue Network 2 Dasarahalli Sub-urban Intra City Residential Blue Network
3 Attigupe Urban High Intra City Residential 3 Jalahalli Sub-urban Intra City Commercial
4 Peenya Ind Sub-urban Intra City Commercial
4 Vijaynagar Urban High Inter City Residential
5 Peenya Urban high Inter City Industrial
5 Hoshalli Urban High Intra City Residential
6 Yeswanthpura Ind Urban high Inter City Commercial
6 Magadi Rd Urban High Intra City Residential
7 Yeshwanthpura Urban high Regional Commercial
7 City Railway St Core Urban Regional Residential
8 Sandal Soap Factory Urban high Regional Industrial
8 Majestic Core Urban Regional Public/semi-public
9 Mahalakshmi Urban high Intra City Residential
9 Sir MV Metro St Core Urban Intra City Public/Semi-public
10 Rajajinagar Urban high Intra City Residential
10 Vidhana Soudha Core Urban Intra City Public/semi-public Green Network
11 Kuvempu Road Urban high Intra City Residential Green Network
11 Cubbon Park Core Urban Intra City Green Space Green Network
12 Sri Rampura Urban high Intra City Residential Green Network
12 MG Road Core Urban Intra City Commercial Green Network
13 Sampige Road Urban high Intra City Mixed use
13 Trinity Core Urban Intra City Residential Blue Network
14 Majestic Core Urban Regional Public/semi-public
14 Halasuru Urban High Intra City Residential Blue Network
15 Chickpet Core Urban Regional Commercial
15 Indranagar Urban High Intra City Residential
16 K R Market Core Urban Regional Residential
Swami
16 Urban High Intra City Public/semi-public 17 National College Urban high Intra City Residential
Vivekananda Rd
17 Byappanahalli Urban High Regional Public/semi-public 18 Lalbagh Urban high Intra City Residential + Green Green Network
19 Southend circle Urban high Intra City Residential
20 Jayanagar Urban high Intra City Residential

LEGEND
Residential Core Urban zone Regional Blue Network 21 RV Road Urban high Intra City Residential
Commercial Urban High zone Intra city Green network 22 Banashankari Urban high Intra City Residential
Public/Semi-public Sub-urban zone Inter city 23 JP Nagar Urban high Intra City Residential
Green space Peri-urban zone 24 Puttenahalli Sub-urban Intra City Residential Blue Network
Mixed use
ANALYSIS FRAMEWORK
Study for Three stations - To access the change in land use, land value and
built form densification.
Detail Study for three stations
1. Transit User Survey

2. Impact of Land use
a. Land use changes over a period of Time
b. Plot Amalgamation/ Land Consolidation
2. Built form Densification
3. Impact on Land value
a. Land values as a function of distance from metro station
b. Land value increment as a function of time from project
initiation.
Detail analysis - Three stations

LEGEND
Active Metro
Proposed routes Line Station Name Ecological Network
Core Urban
MG road Metro St Core Urban Intra city Commercial Green Network
Urban High
Sub-urban Sandal soap Metro St Urban High Regional Industrial
Peri-urban Puttenahalli Metro St Sub-urban Intra City Residential Blue Network
Transit User Analysis - Survey
Objective 1 (a): Assess the impact of Metro Operations on other modes of Public transport
SURVEY - FRAMEWORK TRANSIT USER SURVEY
Purpose: Target Groups for Survey

To assess the potential impact of Metro operations on other mode of public transport.
To assess the Level of service and accessibility offered around station area for metro Bangalore Population Distribution (Projected based on 2011 census)
commuters.
Survey Methodology 52.4% Male 47.6% Female
Working Population
Scan and Fill 71.2% Male 28.5% Female
Target population
60% Male 40% Female
Target age group
At Metro 60% 15-25 age 30% 25-60 age 10% >60 age
The Survey Form Fill and submit
Entrance
while you move
Target Employment group
Step 1: Step 2: Step 3:

Three Metro stations are Transit user can scan access Form can be filled and 40% Students 60% Employees
selected & circulated QR the form with the QR code submitted while people
code for survey. commute to work or home.
IMPACT OF METRO OPERATION - ANALYSIS TRANSIT USER SURVEY
Gender Purpose of Travel Usage of Metro

30 28 20 19
18 17
25
16
20 14
17 11 11
12
44% 56% 15 10
8 7
10 8
6 7 7 6
4 3 3
5 2
2
0 0
32 Female Respondents 41 Male Respondents Education Leisure Work < 6 months < one year 1-3 years > 3 years
41 Male and 32 Female responses were recorded on three Greater portion about 53% of the Metro trip were Work related as 35 % of the riders are utilising the Metro transport system
stations based on the population trends in the city. the metro route is aligned along the Business district of the City. from more than 3 years and 34% are utilising for more than 2 years.
Age group Frequency of utilising Metro transport system Previous mode of Travel to Work place
30 20 19
35
31 18
30 24 16
25 16
26 14
25 14
20
16 12
20 9
15 10
15 10 8
10 9 6
10 7 7 6 5
10 4
6 4
5
5 2
0 0
0
daily Monthly Weekly Auto-Rickshaw Cab/Taxi Own Vehicle BMTC
15-25 years 25-60 years
80% of responses were between the age group of 15-30 50% of the Metro users were daily commuters, who travel There is 44% rider shift from public mode of transport to
and 20% were between 30-60 years. daily to work place, and the rest commuters use metro on monthly/ Metro and 28% shift from own vehicle users.
weekly basis for leisure.
Source: Primary survey at Metro stations
IMPACT OF METRO OPERATION - ANALYSIS TRANSIT USER SURVEY
Previous mode of Transport What Promoted to Metro? Profile of bus to Metro shift
49% 39%
65%
Shift to Metro Travel Time Avoid Traffic & Pollution
From other public
modes of transport
8% 4%
Source: CSTEP,2018 Total metro users Shift from bus to metro
Comfort Reasonable Metro Fare
There is 65% shift to Metro from other public Based on the Research by CSTEP, there is and average of 55% shift to Metro from BMTC among all
modes of transport in the city. the metro stations in the city.
Travel time in metro Vs others Cost of the travel High passenger shift to Metro
65% shift from public modes of transport 35% shift from Own vehicle
95% 5% 93% 7% Inferences

• With the implementation of Metro system in the city, there is a 65% shift to the
metro system from other public modes of system and 35% from own vehicle users.
< Other Same as Reasonable Expensive • Travel time, comfort and to avoid the traffic and pollution are the main reasons for
Modes others modes the transit shift in the city.
Transit User Analysis - Survey
Objective 1 (b) : Assess the LOS and accessibility around the station area
LEVEL OF ACCESSIBILITY - ANALYSIS TRANSIT USER SURVEY
Gender Mode of travel to Metro station Availability of Pedestrian Footpath

20
18
18
16
14
12 47% 53%
44% 56% 12
10
10 9
8 7
6
6
4 No, Lacks in Yes, there are
4
2 Pedestrian footpaths Pedestrian footpaths
2
32 Female Respondents 41 Male Respondents 0
Auto Bus Own vehicle Walking Activities on Existing Footpaths
41 Male and 32 Female responses were recorded on three 35% of the metro users walk to metro stations from their
stations based on the population trends in the city. residences and 30% travel to metro stations on their own vehicle.
Distance from Residence to Metro station Travel time (walking) to Metro stations 53% 47%
18 30
16
16
14 25 24
14 13
Undedicated space Parking & vending
19 Encroachment
12 20 for walking
10 9
8 15
12
8
6 6 % of commuters prefer to walk to station
6 10
4 5 5
5 3
2 1
0
< 500m 500m - 2km 2 - 4 km > 4 km
0
1 - 5 min 5 - 10 min More than 10 min
76% 24%
A larger group of residents 44% were situated within a Since a greater portion of commuters are residing around metro
radius of 500-2km around the metro station and 30% users were stations the average walking time is more than 10 min.
situated 4 km away from the station. Yes NO
Change in land use, land value increment and built form
Objective 2 : To assess change in land use and land value increment and built form along the Bangalore metro corridor
at different points of time (i.e., Initial speculation period, During construction and post-completion).
ANALYSIS FRAMEWORK
Investment in major transport projects such as Metro Rail system leads to change in land
use, change in land value, in built form densification and in transit accessibility.
Built form
Change in Land use Impact on Land values
Densification
Metro project cycle

Stages of Metro Project Year Land use
Project Inception/
Stage 1 (1998 - 2002) 2000
Speculation stage
Stage 2 Project formulation (2003 - 2007) 2005
Stage 3 Project Construction (2007 – 2014) 2010
Stage 4 Post Completion (2014 – 2020) 2020
Detail analysis - Three stations

LEGEND
Active Metro
Proposed routes Line Station Name Ecological Network
Core Urban
MG road Metro St Core Urban Intra city Commercial Green Network
Urban High
Sub-urban Sandal soap Metro St Urban High Intra City Industrial
Peri-urban Puttenahalli Metro St Sub-urban Regional Residential Blue Network
MG ROAD METRO STATION
Key map
Source: Wikipedia
MG ROAD - HISTORY MG ROAD METRO STATION
1812 • The low density colonial city had a strong European character with public life and thus public space centred on and
around South parade (MG Road).
Early 19th Century

• During British Era, it was purely a military road due to the presence of the Parade Ground and the army barracks.
Post Independence • Development around MG road created market pressures for commercial and entertainment uses. It responded
and evolved into a fashionable main street or a colonial street mall.
• Overall the years it became the heart of the Central Business District.
Post 1990 • Bangalore projected as a global city and large amount of capital was channelled into and MG road became the
obvious choice as the business and entertainment hub for the affluent.
Presently-2021 • Primary road of Bangalore connecting Old Madras road on one side and the State Legislature complex and the
older city on the other.
• MG road and its surrounding are still the shopping and entertainment hub of Bangalore. The area consists of the
most prestigious offices.
Source: Wikipedia
LAND USE CHANGE MG ROAD METRO STATION
2005
Land Use – 2020
2010 Project
2000 – Post Construction
Construction Stage
Stage
Inception Stage Land use changes over period of time (2000 – 2020)
100%
26% 29% 31% 40%
90%
80%
70% 18% 18%

18%
17%
17%
60%
14%
50% 20% 19%

Inferences 19%
40% 19%
• A large extent of the area is dedicated to the Public /Semi
public uses and Defence uses, which restricts development LEGEND
30% 15% 14%
opportunities. Commercial
• Major land use impact started during the construction stage 14%
Green Open 14%
and post construction. Military 20%
• Considerable increase in demand for retail and office spaces 18% 18%
Public/semi public
around the existing metro station areas. 16%
• There is a larger conversion of plots from residential to Residential 10% 11%
mixed and commercial and newer development on Industrial
open/vacant plots. Transportation
0% 3% 2% 2% 1%
Vacant 2000 2005 2010 2020
Source: BBMP, Property tax database, CDP, RMP 2015,2031, Google maps, Primary survey
LAND VALUE MG ROAD METRO STATION
Guidance Value – 2000 - Project Inception stage Guidance Value - 2010 – Project Formulation stage Guidance Value- 2020 – Post construction stage
LEGEND
Guidance value 2000 Guidance value 2010 Guidance value 2020
7,500 – 10,000
Land value increment 24% Land value increment 52%
< 1000 5,000 – 6,500
1000 – 2500 6,500 – 8,000 10,000 – 12,500
Inferences
2500 - 5000 12,500 – 15,000
8,000 – 9,500 • Areas abutting to MG Road and Trinity, have the highest rise due to increased demand of commercial spaces.
9,500 – 11,000 15,000 – 17,500 • Residential properties have obtained a higher growth in land prices when matched to commercial properties
17,500 – 20,000 due to proximity to metro station.
11,000 – 12,500
12,500 – 15,000 20,000 – 25,000 Source: BBMP, Property tax database 2000 – 2020, Karnataka guidance value report -2000 -2020, Primary survey
LAND VALUE INCREMENT MG ROAD METRO STATION
Land Value Increment as function of Time (2000- 2020) Land Guidance Value- 2020
25,000
Southern Northern
20,000
Land Guidance Value per Sqft
15,000
10,000
5,000
800m 600m 400m 200m 0 200m 400m 600m 800m
Distance from Metro Station

LEGEND
7,500 – 10,000 12,500 – 15,000 17,500 – 20,000
LEGEND Year 2000 Year 2010 Year 2020
10,000 – 12,500 15,000 – 17,500 20,000 – 25,000
Inferences
• Areas abutting to MG Road and Trinity, have the highest rise due to increased demand of commercial spaces.
• Residential properties have obtained a higher growth in land prices when matched to commercial properties due Higher Land value on Southern Side of Station
to proximity to metro station.
Source: BBMP, Property tax database 2000 – 2020, Karnataka guidance value report -2000 -2020, Primary survey
BUILT FORM MG ROAD METRO STATION
Built Form – 2000 - Project Inception stage Change in Built form over period of time (2000 – 2020)
1000
900 859
800
700
600
500 454 438
400
300
LEGEND 200
No of Floors 100 56 24
20 13 1
0
1–3 Vacant plots 1 -- 4 5 -- 12 > 13
4–5 No of Floors
LEGEND
6–7 Year 2000 Year 2020
7 – 35
Population Density
Built Form – 2020 - Post Construction stage
Year 2000 209 person / Ha Year 2020 434 Persons / Ha
LEGEND Inferences
No of Floors • Land is scarce as there are minimal vacant plots for development and have very less
2–4 scope for horizontal expansion.
• Due to the advantage of CBD, increased demand for office and retail spaces.
4–6 • Most of the buildings with 1-5 storied are converted to > 6 stories by 2020.
6–9 • Additional FAR of 0.25 and 0.50 within the core ring road promoted vertical
densification.
9 – 12 • Revised master plan 2015 encouraged with an 4 FAR for the plots within the buffer
12 – 25 area of Metro station.
25 – 35
Source: BBMP, Property tax database 2000, 2020, F4 Maps, Primary survey
SANDAL SOAP FACTORY METRO STATION
Key map
Source: Wikipedia
SANDAL SOAP FACTORY - HISTORY SANDAL SOAP FACTORY METRO STATION
1812 • The suburb established with a Implementation of Railway station commissioned due to its close proximity to
Bangalore Palace.
Early 19th Century • The land of Sandalwood, Mysore Sandal soap factory was established with other industrial setup around the area
which were HAL, Bharat Electronic Ltd and Telephone Industries.
• With the established of sandal soap factory, sandal wood saplings were rooted in the periphery.
Post Independence • APMC market and yard was established in 1970, which is the largest wholesale market for the agricultural products
in South India.
• This encouraged and promoted more commercial setup around the vicinity.
• Largest Iskcon temple in the world was established in the area in 1997 and the inception of metro project
Post 1990 escalated the market price in the area.
• As result, Bangalore largest mixed development, which includes shopping mall, High rise apartments, Hospital, 5-
star hotel are the key locations in the area
Presently-2021 • At present, with proximity to railway station and metro stations, the area is a hub for retail commercial, business,
shopping and offices.
• It is also known for its high rise structures which includes world trade centre, Orion mall and Vaishnavi sapphire
mall.
Source: Wikipedia
LAND USE CHANGE SANDAL SOAP FACTORY METRO STATION
2005
Land Use – 2020
2010
2000 – Post
Project Formulation
Construction
Construction Stage
Stage
Stage
100%
5% 10% 15% 18%
90%
80% 52% 45% 30%
70% 22%
60%
Source: Shuttershock,2018
50%
Inferences 21%
14%
• A large extent of the area is dedicated to the Industrial and 40%
public/semi public spaces which restricts development 14% 14%
opportunities. LEGEND
30% 25%
• In 2005, 15% of the industrial land in the eastern side of the Commercial 20%
station was converted to residential & commercial use, due Green Open
to the proximity to city centre & availability of land area. Military 20% 9% 12%
• Due to the presence of industrial land use along the western Public/semi public 4%
part of the station, the development is restricted for other Residential 10%
6% 6%
types of land uses. 6%
Industrial 13% 9%
• Railway track and connectivity is one of barrier for the 10%
Transportation
slower development in the eastern side of the station. 0%
Vacant 2000 2005 2010 2020
LAND VALUE SANDAL SOAP FACTORY METRO STATION
Guidance value 2000 Guidance value 2010 Guidance value 2020

Land value increment 34% Land value increment 64%
< 500 < 1,200 <3,000
500 – 900 1,200 – 2,000 3,000 – 5,000
Inferences
900 – 1,200 2,000 – 2,800 5,000 – 6,000 • Areas abutting the Tumkur highway have highest land values to due increase demand for commercial and
1,200 – 1,700 2,800 – 3,600 6,000 – 7,500 residential purposes.
7,500 – 9,000 • South Eastern part have highest land value due to large plot area and private land ownership.
1,700 – 2,000 3,600 – 4,200
9,000 – 10,500 Source: BBMP, Property tax database 2000 – 2020, Karnataka guidance value report -2000 -2020, Primary survey
LAND VALUE INCREMENT SANDAL SOAP FACTORY METRO STATION
12,000
Western Eastern
10,000
8,000
6,000
4,000
2,000
800m 600m 400m 200m 0 200m 400m 600m 800m

LEGEND
Distance from Metro Station
<3,000 5,000 – 6,000 7,500 – 9,000
LEGEND Year 2000 Year 2010 Year 2020
3,000 – 5,000 6,000 – 7,500 9,000 – 10,500
Inferences
• Areas abutting the Tumkur highway have highest land values to due increase demand for commercial and
residential purposes. Higher Land value on Eastern Side of Station
• South Eastern part have highest land value due to large plot area and private land ownership.
BUILT FORM SANDAL SOAP FACTORY METRO STATION
1400 1322 1296
1200
1000
800
600
400 312 287

LEGEND 133
200
32 0 12
No of Floors 0
1 Vacant plots 1 -- 4 5 -- 12 > 13

No of Floors
2–3
LEGEND
4–5
Year 2000 Year 2020
5–6
Population Density
LEGEND
Inferences
No of Floors
1–3 • Land is scarce as there are minimal vacant plots for development and have very less
scope for horizontal expansion.
4–7 • Due to the advantage of railway station and TTMC and land availability, increased
8 – 12 demand for commercial, Residential.
• Most of the buildings with 1-2 storied are converted to > 4 stories by 2020.
13 – 33 • Revised master plan 2015 encouraged with an 4 FAR for the plots within the buffer
• Due to large plots and lower ground coverage, the buildings were taller utilising the
maximum FAR benefits.
PUTTENAHALLI METRO STATION
Key map
Source: Wikipedia
PUTTENAHALLI - HISTORY PUTTENAHALLI METRO STATION
Early 18th century • A High density green space with water bodies which was a suburb to witness the nature in South Bangalore.
Early 19th century • With proximity to commercial hub (Basavangundi) encouraged this area to expand within the Bangalore urban
limits.
• Puttenahalli remained as a rural area until 1970 with surrounding developed areas such as JP nagar, Banashankari.
Post Independence • With the large migration and development of the city with Industries and employment centres, Puttenahalli
developed as upmarket residential area located in the south of the city.
• Only high end bungalows and independent Villas were situated during early 1990’s.
• This area is one of the well planned residential neighbourhood in the entire of the city. Due to large plots sizes ,
Post 1990 wide roads and proximity to CBD incremented the land prices where only higher income groups could afford.
• The area gradually transformed into cosmopolitan area with opportunity for both commercial and residential
projects.
Presently-2021 • This transformation led to boom of colleges and IT industries setup in the vicinity as the locality has good road
network connectivity to other parts of the city.
• Today, the area is semi-commercial area with wide roads and is one of the areas accommodating higher income
groups of the city.
Source: Wikipedia
LAND USE CHANGE PUTTENAHALLI METRO STATION
2005
Land Use – 2020
2010
2000 – Post
Project Formulation
Construction
Construction Stage
Stage
Stage
100% 3%
10% 7% 3%
8% 9%
90% 6%
4%
80%
21% 21%
20% 19%
70%
4% 4%
2% 4%
60%
50% 22% 22% 39% 42%
40%
LEGEND
Inferences Commercial
Green Open 30%
• A large extent of the area is dedicated to the Agriculture
land and vacant land which promoted for the future Agriculture Land
34% 27%
development. Public/semi public 20%
• Since the area lies within the suburban region of Bangalore Residential 19%
with minimal commercial promoted a greater portion of Industrial 16%
10%
residential land use to establish on the agricultural and
Transportation
vacant lands.
Water body 6% 6% 5% 5%
0%
Vacant 2000 2005 2010 2020
LAND VALUE CHANGE PUTTENAHALLI METRO STATION
Guidance value 2000 Guidance value 2010 Guidance value 2020 Land value increment 22% Land value increment 68%
< 500 < 1,000 < 2,500
500 – 1,000 1,000 – 1,500 2,500 – 5,000 Inferences
• Areas abutting to Kanakpura road have higher land value since 2000, but being a residential suburb the
1,000 – 1,500 1,500 – 2,500 5,000 – 7,500
highway have higher land value compared to other parts of the station area.
1,500 – 2,000 2,500 – 4,000 7,500 – 9,000 • Water bodies are the main obstacles which delayed the trends in the development in the area.
9,000 – 12,000
LAND VALUE INCREMENT PUTTENAHALLI METRO STATION
10,000
Western Eastern
8,000
6,000
4,000
2,000
800m 600m 400m 200m 0 200m 400m 600m 800m

Distance from Metro Station LEGEND
LEGEND Year 2000 Year 2010 Year 2020 < 2,500 5,000 – 7,500 9,000 – 12,000
2,500 – 5,000 7,500 – 9,000
Inferences
• Areas abutting to Kanakpura road have higher land value since 2000, but being a residential suburb the highway have higher land
value compared to other parts of the station area. Higher Land value on Western Side of Station
• Water bodies are the main obstacles which delayed the trends in the development in the area.
BUILT FORM DENSIFICATION PUTTENAHALLI METRO STATION
2500
2167
2000
1648
1500
1000
LEGEND 500 368

90 170
No of Floors 0 0 4
0
1 Vacant plots 1--4 5--12 <13
No of Floors
2
LEGEND
3
Year 2000 Year 2020
4
Population Density
LEGEND
Inferences
No of Floors
1–2 • Number of vacant plots during 2000-2010 and the area witnessed a horizontal
development.
3–4 • Due to narrow roads and smaller plots sizes the buildings are 1-3 storied.
5 – 12 • Most of the buildings with 1-2 storied are converted to > 4 stories by 2020.
• Revised master plan 2015 encouraged with an 4 FAR for the plots within the buffer
• Due to large plots and lower ground coverage, the buildings were taller utilising the
maximum FAR benefits in later 2016.
SUMMARY
Land use Population density

Station Urban Zone Multimodal Integration Land value increment
2000 2020 2000 2020
MG road Metro Station Urban core Intracity Commercial (26%) Commercial (40%) 209 people/Ha 434 people/Ha 52%
Sandal Soap Factory Metro station Urban High Regional Industrial (52%) Residential (25%) 123 people/Ha 398 people/Ha 64%
Puttenahalli Metro Station Sub-urban Intracity Residential (22%) Residential (42%) 117 people/Ha 330 people/Ha 68%
Inception Stage - 2000
209 person / Ha 123 person / Ha 117 person / Ha

Post Construction Stage - 2020
₹ 52% ₹ 64% ₹ 68%
434 Persons / Ha 398 Persons / Ha 330 Persons / Ha
LEGEND Commercial Green open Military Public/semi public Residential Industrial Transportation Vacant
Conclusion and Recommendations
CONCLUSION - IMPACT OF DEVELOPMENT PATTERN
• Limited influence on land use changes due to the Land ownership profile and natural characteristics.
• Land use impact have occurred after 2005. Metro’s impact in terms of conversion of residential to
apartments, to mixed use and residential or mixed to commercial and new development on open/ vacant
Land use Changes land.
• Land parcels have amalgamated to take leverage of permissible higher development opportunities in
terms of FSI and building heights.
• Metro have a positive impact on land values in nearby areas land along the metro corridor.
• Partial benefits are leveraged due to the existing land ownership/use profile.
• The land value in all the metro station areas are increased at a minimum of 50% by post completion
Land value Increment period.
• Absolute increment in land prices is higher in immediate vicinity. Highest rise has been seen in between
the buffer of 150m- 500m of the station area.
• Land use densification has emerged in terms of increased building heights.

Built Form Densification • Due to increased demand of commercial & retails spaces, land scarcity for horizontal expansion and
favorable development opportunities, buildings have grown vertically.
• Higher usage of FSI in the immediate vicinity of metro station.
RECOMMENDATIONS
The Recommendations are planned at 2 Levels:
For three metro stations - To Improve the transit For City Level Interventions – The develop and
oriented development with the specific station bridge the gap between authorities and the
character. planning Mechanism of the city development.
RECOMMENDATIONS MG ROAD METRO STATION
Vision To enhance the identity of the area as a city level commercial center as well as an attractive neighborhood for all sections of the society by ensuring good living and
working conditions for all with achieving optimum growth around the metro station which responds to and capitalizes on the demand of real estate market.
Incentive for
Station Urban Zone Road width Plot size (sq.m) Proposed Land use FAR Ground coverage Setbacks Parking
AHU
Up to 12m Up to 360 As per RMP-2015, primary 75% 1
4 All parking included in FAR
12-18m 360-1000 survey 65% Up to 12m Ht - 1.5m 1
Up to 30m Ht - 3m
MG road Metro
Urban core 18-24m 1000-2000 60% Above 30m Ht, increment of 1m per two 1
Station 4+0.5 floors All parking are not included in
24-30m 2000-4000 Mutation corridor (Additional FAR for 55% (built to line for mutation corridor) 1
FAR
plots within 250m)
Above 30m Above 4000 50% 1
Compact Mixed Development Approach
LEGEND
Mutation corridor
Existing Land use Envisioned Land use As per RMP - 2015 Envisioned Urban form
RECOMMENDATIONS SANDAL SOAP FACTORY METRO STATION
Vision To enhance the existing transit nodes that provide regional connectivity, which would help decongest the city core as well as provide people alternative transit choice
and to strengthen the existing economic activities with a compact development that has a safe walkable street network.”
Incentive for
AHU
3 All parking included in FAR
12-18m 360-1000 survey 65% Up to 12m Ht - 2m 1
Up to 30m Ht - 4m
Sandal Soap Factory
Urban High 18-24m 1000-2000 60% Above 30m Ht, increment of 1m per two 1
Metro Station 4+0.5 floors All parking are not included in
24-30m 2000-4000 Mutation corridor (Additional FAR for plots 55% (built to line for mutation corridor) 1
FAR
within 250m)
Multi-modal Transit centre with business oriented

commercial development
LEGEND
Mutation corridor
RECOMMENDATIONS PUTTENAHALLI METRO STATION
Vision To improve the quality of streets and public spaces and create a safe and comfortable environment for pedestrians and bicyclists around the metro station by
revitalizing the scattered area.
Incentive for
AHU
3
12-18m 360-1000 survey 65% Up to 12m Ht - 2m 1
Up to 30m Ht - 4m
Puttenahalli Metro
Sub-urban 18-24m 1000-2000 60% Above 30m Ht, increment of 1m per two All parking included in FAR 1
Station 4+0.5 floors
24-30m 2000-4000 Mutation corridor (Additional FAR for plots 55% (built to line for mutation corridor) 1
within 250m)
Revitalisation of scatter area – Amalgamation / Gentrification
LEGEND
Mutation corridor
RECOMMENDATIONS MUTATION CORRIDOR
Improving Walkability and accessibility Infrastructure facilities
• Pedestrian priority Streets
• NMT Priority Streets
• Active buffer at the front/

Arcades
• Dedicated Vending Spaces

6.5m(4+2.5) 2m 2.5m 3m 5m 8m 1.5 8m 5m 2.5m 3m 6.5m(4+2.5)
• Dedicated Parking Spaces m
Green Service Road NH47-Three Lane road

High Intensity Zone Footpath Parking NH47-Three Lane road Service Road NMT Vending Footpath High Intensity Zone
way NMT
Mixed Use Mixed Use
Seatin
g
Source: Author
RECOMMENDATIONS
City Level Recommendations

Framing and Implementation of TOD Policy
Development Master Plan towards Liberal market Approach Area based Development
Project Based Interventions

Free Market Bangalore Controlled (Metro Project)
Approach Development Plan Market Approach
Existing Approach Existing Planning Interventions
Micro level Planning (LAP/

Free Market Regulated Liberal Controlled
Approach market Approach Market Approach SAP)
Envisioned Approach Envisioned Planning Interventions
Sandal Soap Metro Station
Envisioned Urban form – Sandal soap Factory

Metro Station
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Impacts of Bangalore Metro Stations

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Impacts of Bangalore Metro Stations

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Impacts of Metro Stations in their

Immediate Urban Neighbourhood

Guided by : Submitted by:

4. Transit User Analysis - Survey

• Rapid Transit systems or Mega transportation projects are often related to

• Accessibility benefits are achieved by improvement in public transport

1206 8.4 2nd

Developed City Population Rank for IT Industries

3rd 1.5M 4th

Bangalore city Road Network

1983 1994 1995 1997 2002

Stage 2: Project formulation Stage 3: Project Construction Stage 4: Post Completion

2005 2006 2007 2011 2014

Source: Website of BMRCL, Wikipedia

Airport rd Phase Line Stations Total Elevated Under

Phase 1 41 42.3 33.4 8.88

Nagasandra N-S 5 6.2 6.2 0

Kempegowda Interchange Station

Scope & Limitations

Land value Database

Land use Changes

• 1998 land use by CDP.

Built form Densification

System details Method used in studies

Hillier Parker (2002) London Crossrail Rail      

Chesterton (2002) London JLE Metro     

Pharoah (2002) London JLE Metro   

Hennebury (2002) Sheffield Supertram LRT  

RICS (2004) Croydon Tram      

SR. NO OBJECTIVE METHOD INFORMATION REQUIRED SOURCE

The Analysis has been carried out at 2 Levels:

1. Classification of urban Zones 1. Impact of Land use

Namma Metro – 2 Line with active 46 metro stations

Core Urban area is identified in the city center,

Urban High is the area that is located inside

Suburban is identified as the area that is 11 stations

LEGEND Peri-urban is identified as the area located on Proposed

Airport Rd Namma Metro – 2 Line with active 46 metro stations

Public Transport Proximity to Metro stations

MMI 2- Yeshwanthpura, Baiyapanahalli & KSR city Metro

Airport rd Namma Metro – 2 Line with active 46 metro stations

5 Stations have water bodies with proximity to metro stations

6 Stations have green open areas with proximity to metro

Map: Land use map - BDA Source: Embarq 2018

Metro Purple Line Metro Green Line

19 Southend circle Urban high Intra City Residential

20 Jayanagar Urban high Intra City Residential

Detail Study for three stations

1. Transit User Survey

Detail analysis - Three stations

Peri-urban Puttenahalli Metro St Sub-urban Intra City Residential Blue Network

Map: Land use map - BDA

Purpose: Target Groups for Survey

Survey Methodology 52.4% Male 47.6% Female

Scan and Fill 71.2% Male 28.5% Female

60% Male 40% Female

Target age group

Step 1: Step 2: Step 3:

Gender Purpose of Travel Usage of Metro

95% 5% 93% 7% Inferences

Gender Mode of travel to Metro station Availability of Pedestrian Footpath

Metro project cycle

Stage 2 Project formulation (2003 - 2007) 2005