MALAVIYA NATIONAL INSTITUTE OF TECHNOLOGY JAIPUR

DEPARTMENT OF ARCHITECTURE AND PLANNING

Dissertation Report - 2023-24

Critical Assessment of Land Pooling Strategy

through Town Planning Scheme Urban
Development – A Case of Ahmedabad City

Dissertation Submitted in Partial Fulfilment of the Requirements for the Degree of

Master’s in Planning (Urban Planning)

Submitted by
Rupa Singh
2022PAR5360

Under the guidance of

Prof. Rajeev Shringi
Professor

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CERTIFICATE

This is to certify that the Dissertation Report titled "Critical Assessment of Land Pooling
Strategy through Town Planning Scheme on Urban Development – A Case of
Ahmedabad City" is the bonafide work Rupa Singh, 2022par5360, submitted towards
partial fulfilment of the requirement for the award of the degree of Master’s in Planning
(Urban Planning) in the Department of Architecture and Planning.

This student’s work has been done under my supervision, and to the best of my knowledge, it
is his original work.

Prof. Rajeev Shringi

Supervisor

Dr.Tarush Chandra

Dissertation Coordinator

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DECLARATION

I, Rupa Singh, hereby declare that the work done in this report titled "Critical Assessment of
Land Pooling Strategy through Town Planning Scheme on Urban Development – A
Case of Ahmedabad City" is my original work. I have adequately cited and referenced the
original sources. I also declare that I have adhered to all principles of academic honesty and
integrity and have not misinterpreted fabricated or falsified any idea/ data/ fact/ source in my
submission. Due reference and acknowledgment have been given explicitly in the text where
the other works have been referred to.

Rupa Singh

2022par5360

M.Plan IInd year, 3rd Semester

Department of Architecture and Planning

Malaviya National Institute of Technology, Jaipur

Date:

Place: Jaipur

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 ACKNOWLEDGEMENT

I would like to thank Prof. Rajeev Shringi (supervisor) for his efforts and constant support
in successfully completing my dissertation.

I would also like to thank Dr. Satish Pipralia (Head of Department, Department of
Architecture & Planning, MNIT Jaipur) and Dr. Tarush Chandra (Course Coordinator) for
their efforts to ensure the smooth completion of my dissertation.

I would also like to thank my family, friends and research Scholars for their constant
motivation.

Rupa Singh
2022PAR5360

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TABLE OF CONTENTS

LIST OF FIGURES 8
LIST OF TABLES 9

1. INTRODUCTION
1.1. Definition 10
1.2. Background of the study 10
1.3. Need of study 12
1.4. Research Questions 13
1.5. Aim 13
1.6. Objective 14
1.7. Scope 14
1.8. Research methodology 15

2. REVIEW OF LITERATURE
2.1. Neighbourhood concept 15
2.2. Concept of transformation 17
2.3. Types of transformation 18
2.4. Types of Land use transformation 20
2.5. Parameter of Residential Transformation 21
2.6. Model Building Bye Laws Analysis 22
2.7. Land use definition as per MBBL 24

3. STUDY AREA
3.1. Introduction 25
3.2. Location 25
3.3. History 26
3.4. Geography 27
3.5. Demographic Profile 27

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 3.6. Master Development Plan
3.6.1. MDP 1971 28
3.6.2.MDP 1991 28
3.6.3.MDP 2011 29
3.6.4.MDP 2025 29
3.7. Ward Map of Bapu Nagar 29
3.8. Scheme Map of Bapu Nagar (Gandhi Nagar 1965) 33

4. GIS GENRATED MAP

4.1. Gandhi Nagar scheme map 1965 35
4.2. Road Hierarchy of Bapu Nagar 36
4.3. Plot size map of year 1965 37
4.4. Plot size map of year 2023 37
4.5. Building height map 2002 38
4.6. Building height map 2023 39
4.7. Analysis of plots as per objective
4.7.1. Scope of transformation in plots of Bapu Nagar 42
4.7.2. Zero Setback plots in Bapu Nagar 43

5. SITE SURVEY
5.1. Sampling Method 44
5.2. Sample Size 44
5.3. Survey Data collection 45
5.4. Survey Data Analysis 50
5.5. Problem identification in the Bapu Nagar by Survey Analysis 50

6. INFERENCES 51
7. PROPOSAL AND RECOMMENDATION 52
7.1. Parking Space 53

8. REFERENCES 54
9. ANNEXURE
9.1. Survey questionnaire 55

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7|Page
LIST OF FIGURES

Figure 1: Bapu Nagar Location Map.......................................................................................................25

Figure 2: Bapu Nagar showing Shivad Area...........................................................................................25
Figure 3: Master Development Plan 1971.............................................................................................28
Figure 4: Master Development Plan 1991.............................................................................................28
Figure 5: Master Development Plan 2011.............................................................................................29
Figure 6: Master Development Plan 2025.............................................................................................29
Figure 7: Ward 45 Map..........................................................................................................................30
Figure 8: Ward 59 Map After Reconstitution.........................................................................................32
Figure 9: Gandhi Nagar scheme Map 1965............................................................................................33
Figure 10: Lal Kothi Village Scheme Map...............................................................................................34
Figure 11: GIS Generated Gandhi Nagar scheme Map 1965.................................................................35
Figure 12: Road Hierarchy Map of Bapu Nagar.....................................................................................36
Figure 13: Plot size Map 2023................................................................................................................37
Figure 14: Building Height map 2002.....................................................................................................38
Figure 15: Building Height Map 2023.....................................................................................................39
Figure 16: Zonal Development Plan 2018..............................................................................................41
Figure 17: Scope Of Transformation......................................................................................................42
Figure 18: Zero Setback plots on Tonk Road..........................................................................................43
Figure 19: Bapu Nagar Map showing Grid for survey............................................................................44
Figure 20: Survey Pie Chart....................................................................................................................45
Figure 21: Row Housing in bapu nagar..................................................................................................46
Figure 22: Rajender Marg Showing Parking Problem............................................................................50
Figure 23: Janta Store Parking Problem.................................................................................................51

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LIST OF TABLES
Table 1: Hierarchy of Infrastructure Development................................................................................15
Table 2: Hierarchy of Green Space.........................................................................................................16
Table 3: Hierarchy of Commercial center..............................................................................................17
Table 4: Analysis of model Bulding Bye laws.........................................................................................22
Table 5: Construction Height as per MBBL............................................................................................24
Table 6: Demographic Profile.................................................................................................................27
Table 7: Bapu Nagar Population.............................................................................................................30
Table 8: Building Height analysis............................................................................................................40
Table 9: Survey findings.........................................................................................................................45

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1. INTRODUCTION

1.1. Definition
1.1.1. Unconducive transformation" is not a recognized or widely used term in any
specific context. However, based on the individual meanings of the words, it
could refer to a transformation or change that is not favorable, advantageous, or
supportive of desired outcomes.

1.1.2. "Unconducive" means not providing the right conditions or circumstances for
something to happen or be successful. It suggests an unfavorable or inhibiting
environment.

1.1.3. "Transformation" generally refers to a significant change or conversion from

one form, state, or condition to another. It can apply to various domains such as
personal growth, organizational change, technological advancements, or societal
shifts.

1.1.4. Combining these definitions, "unconducive transformation" could imply a

change or process that hinders progress, restricts positive development, or
undermines desired outcomes. However, without a specific context or further
information, it is difficult to provide a more precise interpretation.

1.2. Background of the study

The transformation of a residential neighborhood involves significant changes in its

physical, social, and cultural aspects over time. This can be driven by factors like urban
development, shifting demographics, evolving housing preferences, and changing
community needs.

The transformation of a residential neighborhood can occur in various ways:

• Physical Changes: This includes modifications to the neighborhood's

infrastructure and built environment, such as constructing new buildings,

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 renovating existing structures, altering architectural styles, and developing
amenities and public spaces.

• Demographic and Socioeconomic Shifts: Neighborhoods experience changes in

population and socioeconomic characteristics over time. Factors like migration,
aging populations, and shifts in income levels can influence the composition,
diversity, and social dynamics of the neighborhood.

• Housing Transformations: The housing options within a residential

neighborhood may change, including the construction of new units, conversions
between housing types (e.g., single-family homes to multi-family complexes), and
adjustments in housing density.

• Gentrification: Gentrification occurs when higher-income residents move into a

neighborhood, leading to increased property values, changes in the neighborhood's
character, and potential displacement of lower-income residents.

• Amenities and Services: The availability of amenities and services can evolve to
meet the changing needs and preferences of residents. This may involve the
introduction of new retail stores, restaurants, schools, healthcare facilities, parks,
and recreational spaces.

• Community and Social Dynamics: The social fabric of a neighborhood can

transform through increased community engagement, changes in social networks,
and cultural activities. This can be influenced by factors such as community
involvement, the establishment of neighborhood organizations, and shifts in
cultural events.

• Safety and Security Enhancements: Neighborhood transformations may also

involve improvements in safety and security measures, such as increased street
lighting, installation of security systems, and implementation of neighborhood
watch programs.

• The transformation of a residential neighborhood can have positive and negative

impacts. It is essential for community members, local authorities, and urban

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 planners to consider residents' needs, promote inclusivity, and ensure sustainable
development practices for the creation of a thriving and livable neighborhood.

1.3. Need of study

The study of the transformation of residential neighborhoods is important for several
reasons:
1.3.1.Urban Planning and Development: Understanding the transformation of
residential neighborhoods helps urban planners and policymakers make
informed decisions about land use, zoning, and infrastructure development. It
allows them to assess the impact of new developments, transportation systems,
and community facilities on the existing fabric of neighborhoods.

1.3.2. Socioeconomic Analysis: Studying the transformation of residential

neighborhoods provides insights into the socioeconomic changes within
communities. It helps identify trends such as gentrification, urban decay, or
shifts in population demographics. This information is valuable for
policymakers, social scientists, and community organizations to address issues
related to housing affordability, social equity, and community well-being.

1.3.3.Community Engagement: Examining the transformation of residential

neighborhoods involves engaging with local communities and residents. It
provides an opportunity for participatory planning processes where residents can
voice their concerns, aspirations, and needs. Such engagement helps foster a
sense of ownership and empowers communities to actively shape the future of
their neighborhoods.

1.3.4.Preservation of Heritage and Cultural Identity: Residential neighborhoods

often have historical and cultural significance. Studying their transformation
helps identify and preserve architectural heritage, landmarks, and unique cultural
elements that contribute to the identity of a community. It allows for the
integration of conservation strategies to maintain the character and charm of the
neighborhood while accommodating necessary changes. Environmental

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 1.3.5.Sustainability: The study of residential neighborhood transformation can also
focus on environmental aspects, such as promoting sustainable practices,
reducing energy consumption, improving green spaces, and encouraging
alternative transportation options. Understanding how neighborhoods evolve and
adapt to environmental challenges is essential for creating more sustainable and
resilient communities. Overall, studying the transformation of residential
neighborhoods is crucial for effective urban planning, promoting social
inclusion, preserving cultural heritage, ensuring environmental sustainability,
and enhancing the overall quality of life for residents.

1.4. Research Question

What are the key factors and strategies for successful transformation of residential
neighborhoods in enhancing livability and quality of life for residents?

• This research question aims to explore the factors and strategies that contribute to
the successful transformation of residential neighborhoods, specifically focusing
on how these transformations can improve the livability and overall quality of life
for the residents.

• By investigating this question, researchers can identify and analyze various

aspects such as urban planning, housing, infrastructure, green spaces, safety
measures, environmental sustainability, and community engagement that play a
crucial role in the transformation process.

• The research findings can provide valuable insights for policymakers, urban
planners, and community stakeholders to guide future neighborhood
transformations effectively.

1.5. Aim
Formulation of preventive Strategies for unconducive transformation of residential
neighbourhood in Bapu Nagar, Jaipur.

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 1.6. Objective
• To study and understand the concept of Land use transformation specific to
residential neighbourhood.
• To examine the Background & spatio-temporal growth of Bapu Nagar, Jaipur.
• To identify parameter of land use transformation in residential neighbourhood Bapu
Nagar.
• To identify various issues related to transformation of residential neighbourhood in
study area.

1.7. Scope

The scope of transforming residential neighborhoods involves making improvements to

enhance the quality of life for residents. This includes various aspects such as urban
planning to optimize land use and connectivity, improving housing affordability and
quality, upgrading infrastructure and utilities, creating and enhancing green spaces and
public facilities, ensuring safety and security measures, promoting environmental
sustainability, and engaging the community in decision-making processes. The specific
scope may vary depending on the goals, resources, and regulations of the community

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 1.8. Research methodology

Identification of problem

Selection of Study Area

Data Collection

Literature Study Secondary Data

Primary Data
Existing Land Activity Map
Existing Plot Area Map
Building Height Map 2001 & 2022
Road Map
Master Development Plan 1971, 1991, & 2011
Landuse Map 1971, 1991, & 2011 Zonal
Development Plan
Satellite Images of Different Timeline
Model Building Byelaws

Comparitive Analysis Case Study

Spot the Properties which are violating the Model Building Bye laws

Identify the plots which are capable for Transformation & Vulnerable to violet Model Building Byelaws.

Planning Interventions to Avoid Unconducive Transformation in Bapu Nagar.

2. REVIEW OF LITERATURE

2.1. Neighbourhood concept

As per URDPFI guidelines neighborhood is a cluster of living, learning and working

space for a population of 5000-15000 population.

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 A neighbourhood should have 3-4 local parks and playground.

As per URDPFI guidelines park area required for a neighbourhood is 1 Ha.

Special Requirements for Gender Sensitive Planning

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 Women’s travel is characterized by trip chaining i.e. combining multiple destinations wit
hin one trip. Given women’s higher domestic and caretaking responsibilities, they tend to
seek employment opportunities closer to home with more flexible hours than their male c
ounterparts. This translates into a higher sensitivity to distance.
At the regional and city levels, decentralized economic opportunities should be con
sidered to reduce travel distances.
At the neighbourhood or planning sector levels, single land use zones should be dis
couraged, as they tend to be “dead” or inactive as with business districts in the night or re
sidential areas. Mixed land uses (such as mixed residential and mixed commercial uses) s
hould be encouraged which will generate street activity throughout the day and also reduc
e walking distances.

2.2. Concept of transformation

The transformation of a city refers to making significant and purposeful changes in
various aspects of the city's physical, social, economic, and cultural characteristics. It
involves deliberate efforts to improve and shape the urban environment to meet evolving
needs, challenges, and aspirations.

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 Factors such as population growth, urbanization, technological advancements, economic
shifts, environmental concerns, and social and cultural changes can drive city
transformations. The specific goals and outcomes of a city transformation depend on the
unique circumstances and priorities of the city.

City transformations typically involve urban planning and design to enhance

infrastructure, land use, transportation, and public spaces. Economic development focuses
on fostering growth, attracting investment, and creating job opportunities. Social and
community development aims to improve quality of life, inclusivity, and access to
services. Environmental sustainability is emphasized through initiatives like renewable
energy and climate change mitigation. Cultural preservation and enhancement involve
preserving heritage, supporting local arts, and celebrating diversity.

City transformations require collaboration among government, planners, community

organizations, private sector, and residents. The ultimate objective is to create sustainable,
inclusive, and resilient cities that provide a high quality of life for their inhabitants.

2.3. Types of transformation

The types of transformations that can occur in a city include:

• Physical Transformation: This involves changing the city's physical

infrastructure, such as constructing new buildings, renovating existing structures,
improving transportation systems, and creating public spaces.

• Economic Transformation: This focuses on developing and diversifying the

city's economy, attracting industries, promoting entrepreneurship and innovation,
and creating job opportunities.

• Social Transformation: This aims to enhance residents' quality of life by

improving education and healthcare facilities, promoting social services and
support networks, fostering inclusivity and social equity, and addressing social
issues like poverty and homelessness.

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 • Environmental Transformation: This prioritizes sustainability and addresses
environmental concerns by implementing green infrastructure, promoting
renewable energy, improving waste management systems, enhancing green
spaces, and addressing climate change.

• Cultural Transformation: This centers around preserving and promoting the

city's cultural heritage and identity, including restoring historical sites,
revitalizing cultural districts, supporting local arts and cultural initiatives, and
promoting cultural tourism.

• Technological Transformation: This involves integrating new technologies and

digital innovations into the city's infrastructure, such as implementing smart city
initiatives, developing digital infrastructure, deploying IoT devices, and
leveraging data for improved urban services.

• Land use Transformation: Land use transformation refers to changing the

purpose or function of land to accommodate different activities or meet evolving
needs. It involves converting land from one use to another, such as turning
agricultural land into residential or commercial areas. Factors like urbanization,
population growth, and economic shifts drive land use transformation. Examples
include urban expansion, agricultural to urban conversion, industrialization,
conservation and protected areas, infrastructure development, and brownfield
transformation. Land use transformation requires thoughtful planning to ensure
sustainable and efficient use of land resources while considering environmental,
social, and economic factors.

Successful city transformations require careful planning, collaboration among

stakeholders, and active engagement of residents to align the changes with their
needs and aspirations.

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e
 2.4. Types of Land use transformation

Land use transformations can take various forms, including:

• Urbanization: Converting rural land into urban areas to accommodate population

growth and city expansion.

• Agricultural to Urban Conversion: Transforming agricultural land into urban or

suburban areas to meet the demand for housing, commercial developments, or
infrastructure projects.

• Industrialization: Converting land for industrial purposes, such as constructing

factories, warehouses, or industrial parks, to support manufacturing and production
activities.

• Conservation and Protected Areas: Preserving natural habitats and biodiversity by

designating land as conservation areas, national parks, wildlife reserves, or nature
preserves.
• Transportation and Infrastructure Development: Allocating land for transportation
projects (roads, highways, railways, etc.) and infrastructure development (airports,
ports, utilities) to improve connectivity and access.

• Redevelopment and Brownfield Transformation: Repurposing previously

developed or underutilized land, often contaminated, into new residential,
commercial, or mixed-use developments through environmental remediation.

• Recreational and Open Space Conversion: Transforming land into recreational areas,
parks, sports fields, and open spaces for public enjoyment and community activities.

• Rural to Suburban Conversion: Converting rural land into suburban areas to

accommodate residential expansion driven by population growth and the desire for a
suburban lifestyle.
It is essential to consider sustainability, environmental protection, social equity, and
long-term planning to ensure responsible and balanced land use transformations.

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 2.5. Parameter of Residential Transformation
The parameters of residential transformation can vary depending on the specific context and
goals of the transformation. However, there are several common parameters that are often
considered when undertaking residential transformations:

 Housing Stock: This parameter refers to the type, size, and quality of housing units
within the residential area. It includes factors such as the mix of housing types (e.g.,
single-family homes, apartments, townhouses), affordability, and the condition of the
housing stock.

 Density and Intensity: Density refers to the number of housing units or residents per
unit of land area, while intensity relates to the level of development and activity
within the residential area. Parameters related to density and intensity include building
height restrictions, floor area ratios, setbacks, and open space requirements.

 Infrastructure and Utilities: This parameter encompasses the availability and

quality of essential infrastructure and utilities in the residential area. It includes
factors such as access to water, electricity, sewerage, roads, sidewalks, street lighting,
and public transportation.

 Mixed Land Use: The mixed land use parameter relates to the diversity and balance
of different land uses within the residential area. It includes considerations such as the
presence of commercial and retail establishments, schools, healthcare facilities, parks,
and community spaces.

 Accessibility and Connectivity: This parameter focuses on the ease of movement

and connectivity within and outside the residential area. It includes factors such as
transportation networks, pedestrian and cycling infrastructure, proximity to amenities
and services, and access to major roads or public transportation hubs.

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  Environmental Considerations: Environmental parameters involve the protection and
integration of natural elements and sustainable practices within the residential area. It
includes factors such as green spaces, parks, tree cover, stormwater management,
energy efficiency measures, and waste management systems.

 Social and Community Factors: Parameters related to social and community aspects
include the promotion of social interaction, community engagement, inclusivity, and
the provision of social amenities and services. It involves factors such as the
availability of community centers, schools, healthcare facilities, recreational spaces,
and opportunities for social cohesion.

 Historic and Cultural Preservation: This parameter involves the preservation and
integration of historic and cultural elements within the residential area. It includes
considerations for the protection of heritage buildings, cultural landmarks, and the
promotion of local cultural identity.

These parameters serve as guidelines and considerations for residential transformations,

helping to shape the planning, design, and implementation of projects that aim to improve
and enhance residential neighborhoods.

2.6. Model Building Bye Laws Analysis

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 2.7. Land use definition as per MBBL
• To build a flats in 2017 minimum plot size was 1000 sq. m. and road width was
12 m and now in 2020, it is 750 sq m. & road width is same.
• To build a multi storey building in 2017 minimum plot size was 1000 sq. m. and
now in 2020, it is 750 sq m.
• To build commercial multi storeyed building minimum road width was 24 m in
2017 and in 2020 it is 2018 (as we do not have 18 m road so not affecting Bapu
Nagar).

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3. STUDY AREA
3.1. Introduction
Bapu Nagar, located in Jaipur, Rajasthan, India, is a residential neighborhood known for
its lively atmosphere and cultural heritage. Over the years, it has experienced significant
development and change.

Bapu Nagar offers a diverse range of residential properties, catering to individuals from
various socio-economic backgrounds. Housing options include independent houses,
apartments, residential colonies, and gated communities, accommodating different
preferences and budgets.

The neighborhood holds commercial significance, with numerous shops, markets, and
commercial establishments.

In recent years, Bapu Nagar has undergone significant infrastructural development, with
the establishment of modern amenities and facilities. Well-maintained roads, public
parks, and recreational spaces contribute to a pleasant living environment for residents.

In summary, Bapu Nagar in Jaipur is a dynamic residential neighborhood that blends

residential, commercial, and cultural elements. Its strategic location, diverse housing
options, thriving commercial activities, and community involvement make it an appealing
destination for both residents and visitors, contributing to its charm and allure.

3.2. Location

Bapu Nagar is positioned in the heart of Jaipur, it enjoys excellent connectivity to other
parts of the city, thanks to its proximity to major roads like Tonk Road on its southern
side, Bhawani singh Road on its northern side, Jawahar Lal Nehru Road on its
Eastern side and Mahatma Gandhi road on its southern side which is 36 M, 24 M, 60
M and 30 M wide road respectively. This convenient transportation access allows
residents to easily reach different areas of Jaipur.

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 3.3. History

Bapu Nagar is an elite residential

colony comprising large-sized plots.
It was developed as part of the
Gandhi Nagar scheme in 1965,
encompassing 598 plots. However,
it is worth mentioning that people
had been residing in the area even
before 1958.

The development of Bapu Nagar

occurred in two phases. The first
phase included the Shivad Area (Lal
Kothi Village), where local residents
were already living. The second phase involved the implementation of the Gandhi Nagar
scheme, which took place in 1965.

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 3.4. Geography

Bapu Nagar is a residential neighborhood located in the city of Jaipur, Rajasthan, India.
The neighborhood is part of the larger urban fabric of Jaipur, which is situated on the
plains of Rajasthan. The region is characterized by a semi-arid climate, with hot summers
and mild winters. Jaipur, being located in the western part of India, experiences a dry
monsoon season, with most of its rainfall occurring between July and September.
In terms of topography, Bapu Nagar and Jaipur, in general, are relatively flat, with no
significant natural features such as mountains or rivers within close proximity. The area is
predominantly characterized by urban development, with residential and commercial
properties occupying the landscape.

3.5. Demographic Profile

According to the census conducted in 2001, Bapu Nagar had a population density of 59, with
a total population of 4,416. In the subsequent census conducted in 2011, the population of
Bapu Nagar was recorded as 8,008. A survey conducted in 2022 indicates a significant
increase in population, with a recorded population of 23,755.

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 3.6. Master Development Plan
3.6.1. MDP 1971

3.6.2.MDP 1991

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 3.6.3. MDP 2011

3.6.4. MDP 2025

3.7. Ward Map of Bapu Nagar

Bapu Nagar falls under Ward 45, which later came under Ward 59 after 2013. Its
population was 15341 in year 2001 as per census data. Later in year 2011 population of
ward 45 became 27780.

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 WARD 45 MAP

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 Take Kendriya Vidhyalya running east from Tonk Road Railway Over Bridge (Tonk
Phatak) taking Kendriya Vidyalaya covering the northern side of Kendriya Vidyalaya till
Jawahar Lal Nehru Marg covering the western side from Jawahar Lal Nehru Marg From
here passing in front of Ganesh Mandir up to Dadu Circle, from here running east
covering northern side till Acharya Kriplani Marg corner from here running north
covering western side from here up to Anandpuri Mode Covering the southern side up to
Moti Dungri Road running towards the north covering the western side up to Sanganeri
Gate. From Sanganeri Gate running west till Panch Batti running south from here
covering eastern side till Ambedkar Circle from Ambedkar Circle towards western side
till corner of Life Insurance Corporation Office on Bhawani Singh Road Corner of Life
Insurance Corporation Office From here running south connecting eastern side till the
road in front of Vidhansabha (Pankaj Singh Marg) connecting northern side connecting
northern side from here running south till Tonk Road near Municipal Corporation office
covering eastern side While doing Tonk Road Railway Over Bridge (Tonk Phatak)

2001 CENSUS DATA OF WARD 45

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 POPULATION LITERACY RATE SEX RATIO

2011 CENSUS DATA OF WARD 45

WARD 59 AFTER RECONSTITUTION AFTER 2013

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 3.8. Scheme Map of Bapu Nagar (Gandhi Nagar 1965)
The Gandhi Nagar Scheme in Bapu Nagar, Jaipur is a residential development project
aimed at providing housing and improving the overall living conditions in the area. The
scheme was proposed in year 1965. Before 1965 local people were residing in Lal Kothi
village (shivad area). As per the survey of local people of Bapu Nagar there were 10-12
houses in Bapu nagar (other than Lal Kothi Village) and people were living before 1958.
In Gandhi nagar scheme various sizes of plots were divided in Bapu Nagar. Other than
residential unit Bapu Nagar has a Prakartik chikitsalia, Arts college, open air theatre,
vegetable market and small shops and parks 8 parks.
As per Gandhi nagar scheme bapu nagar is surrounded by 4 roads Sawai Man Singh (JLN
Road), Gandhi Nagar Marg, Bhawani Singh Marg and Tonk Marg.

GANDHI NAGAR SCHEME MAP 1965 (BAPU NAGAR)

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 3.8.1. Lal kothi Village Scheme
Lal kothi village scheme was proposed parallel to Gandhi nagar scheme because of
existing construction and this part has residential units one park and a restaurant. It is
proposed on the tonk road. Other than Tonk Road it is surrounded by three 60 feet wide
road and internal road with the width of 40 feet.

LAL KOTHI VILLAGE (SHIVAD AREA) SCHEME

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4. GIS GENRATED MAP
4.1. Gandhi Nagar scheme map 1965

Bapu Nagar -74.84 Hectare and Lal kothi village- 16.1 Hectare

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 4.2. Road Hierarchy of Bapu Nagar

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 4.3. Plot size map of year 2023

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 4.4. Building height map 2002

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 4.5. Building height map 2023

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 BUILDING HEIGHT
600

519
500
447

400 380

300

200 166
143
119
100
51 56 58
18
0 1 0 1 1 5 0 9 0 6 0 7 1 2
0
0 G G+1G+2G+3G+4G+5G+6G+7G+8G+9G+11

20012022

HOUSING
HEIGHT 2001 2022
STOCK
0 51 56 0
G 380 166 166
G+1 519 447 894
G+2 0 143 429
G+3 1 119 952
G+4 0 58 870
G+5 1 18 324
G+6 1 5 105
G+7 0 9 216
G+8 0 6 81
G+9 0 7 210
G+11 1 2 72
TOTAL PLOTS 904 964 4319

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 4.6. Zonal Development plan 2018

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 4.7. Analysis of plots as per objective
4.7.1.Scope of transformation in plots of Bapu Nagar

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 4.7.2.Zero Setback plots in Bapu Nagar

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5. SITE SURVEY
5.1. Sampling Method
• Site was divided into 2x2 Grid.
• From each grid 15 survey sample has fixed for the collection
• Due to limited response from the residents of Bapu Nagar survey samples were not
completely done.
• Total household survey collected 49 samples.

5.2. Sample Size

Sample which were fixed before survey was 60 plots out of 508 plots as per Gandhi
Nagar Scheme which is more than 10%. Site is divided in to 4 parts by two major internal
road of width 18 m. 15 sample from each Grid.

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 5.3. Survey Data collection

LAND USE
Commercial
4%

Land use Samples

Residential 47

Commercial 2
Residenti
al 96%

• 37 % of residential building in which mixed activity is happening.

BUILDING ACTIVITY

Mixed-Use Building Activity Samples

37%
Residential 28
Institution Commercial 3
al 0%
Commerci al Institutional 0
6% Mixed-Use 18
Residential
57%

In 1960 bapu Nagar had 8-10 Houses in the area constructed. All had Nuclear families.
Due to densification of area multi storey building have taken place.
Multi storey building have 50-50 % ratio of rental and owned properties.

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 • From survey data 26%
area apartment upto G+3,
8 % row housing which is
behind the janta store but
these row houses are under
violation.
• 51% is purchased
property, 8% is rented and
41 % is ancestral.

• 91% of housed are newly constructed and 9% are houses have satisfactory condition
have never been reconstructed or sold.

• 37 % of residential building in which mixed activity is happening.

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 • 67% houses have 4 wheelers, 23
% have both 2 wheeler and 4
wheeler and 8% have only 2
wheeler.
• People who are living in rented
property have 2 wheelers only.

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 • 67% houses have 4 wheelers, 23 % have both 2 wheeler and 4 wheeler and 8% have
only 2 wheeler.
• People who are living in rented property have 2 wheelers only.

• 29 % plots don’t have PHED water supply connection, they are only who have
transformed their plots to apartments.
• With this survey it can be identify that there is scarcity of water in the area.

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 • 71 % have water supply from PHED but only for 1 hour as per survey.
• 57 % of plots have changed their single phase line to 3 phase electric line and area is
under transformation.
• Power cut is zero percent by this survey this we can say that there is no power shortage.

• As per survey 91% of plot saying that sewer line are being clean in rainy season.
• 8% have reported issue about water logging.

• 92% of waste collection is collected from door to door and 8 % are collected from
community bin. People who have community bin near their plots drop waste their.

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 • As per survey 80 % plots area saying that streets area being swept on daily bases.
• 12 % says streets are being swept on alternate days.

5.4. Survey Data Analysis

5.5. Problem identification in the Bapu Nagar by Survey Analysis

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6. INFERENCES
• The Bapu Nagar neighborhood has undergone a significant transformation, primarily
characterized by structural changes. This transformation has resulted in an increase in
population density, which has risen from 59 persons per hectare (PPHh) to 317 PPHh.
However, despite this increase in density, the recreational area has remained the same
as it was in 2001.
• One notable change in Bapu Nagar is the rise in mixed-use development. This means
that there has been an increase in buildings that combine residential and commercial
spaces within the same structure. This trend reflects the growing demand for
convenience and accessibility, as residents can have access to essential services and
amenities in close proximity to their homes.
• However, one challenge faced by multi-storeyed apartment buildings in Bapu Nagar
is the lack of connection to the Public Health Engineering Department (PHED). This
means that these buildings might face difficulties in obtaining a reliable water supply
and other related services from the PHED.
• Another issue associated with multi-storeyed buildings in Bapu Nagar is the potential
obstruction of sunlight to nearby plots. When taller structures are built, they can cast
shadows on neighbouring properties, reducing the amount of natural light they
receive. This can be a concern for residents who value adequate sunlight and its
benefits.

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 • Parking problems are also prevalent in Bapu Nagar, particularly with the increase in
multi-storeyed buildings. The limited availability of parking spaces within these
buildings often leads to vehicles being parked on the road, causing congestion and
inconvenience for both residents and commuters.
• It is worth noting that the ease of constructing multi-storeyed buildings in Bapu Nagar
has been facilitated by changes in building bylaws. These changes have likely relaxed
certain regulations or introduced provisions that make it more convenient and feasible
to build taller structures.
• In summary, the structural transformation in Bapu Nagar has resulted in increased
density, a rise in mixed-use development, challenges related to PHED connections for
multi-storeyed buildings, potential sunlight obstruction, parking problems, and
changes in building bylaws. These changes have shaped the neighborhood's physical
landscape and present both opportunities and challenges for its residents and
stakeholders.

7. PROPOSAL AND RECOMMENDATION

• The transformation of the 48 vulnerable plots in Bapu Nagar should be approached in
a manner that ensures a conducive and sustainable development. It is essential to
prioritize the safety and well-being of the residents while considering the aesthetic
and functional aspects of the neighborhood.
• For the reconstruction of Janta Store, it is important to include proper parking
facilities. This would help alleviate the parking problems in the area, providing
convenience to both shoppers and nearby residents. Designing a well-planned parking
area, considering the size and capacity required, can contribute to a more organized
and efficient flow of traffic in the vicinity.
• To address the issue of PHED water supply for residential multi-storey buildings, it is
crucial to establish a connection between these buildings and the PHED water supply
line. This would ensure a reliable and consistent water supply for the residents.
Coordinating with the PHED department and implementing the necessary
infrastructure to connect the buildings would be essential for meeting the water needs
of the multi- storey structures.

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 • Regarding the reconstitution of commercial plots along Tonk Road, a comprehensive
plan should be developed. This plan should consider factors such as zoning
regulations, commercial viability, and the overall vision for the area. The goal should
be to create a well-designed and vibrant commercial district that caters to the needs of
the local population while maintaining a harmonious integration with the surrounding
residential areas. This may involve updating building bylaws, encouraging mixed-use
development, and ensuring proper infrastructure and amenities are in place to support
commercial activities.
• During the reconstitution process, it is important to involve relevant stakeholders,
including local authorities, urban planners, architects, and community representatives.
Engaging in participatory planning and consulting with experts can help ensure that
the transformation aligns with the long-term vision of the neighborhood and addresses
the needs and aspirations of its residents.
• Overall, a thoughtful and inclusive approach is necessary to carry out the
transformation of vulnerable plots, reconstruct Janta Store with parking facilities,
establish PHED water connections for multi-storey buildings, and reconstitute
commercial plots on Tonk Road. This would contribute to the development of a more
livable and sustainable Bapu Nagar neighborhood.

7.1. Parking Space

Plots that are vulnerable for future transformation some of them may need to be
designated as parking spaces, taking into account the density of the housing stock

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8. REFERENCES

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9. ANNEXURE
9.1. Survey questionnaire

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