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


Towards new heights


Ahmedabad, 6 February 2013

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

-Discouraging use of farmland for other purposes outside city limits

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

-No heavy vehicles including, state transport buses inside city

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

-Separate GDCR for walled city

-Water harvesting mandatory for new buildings

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

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

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

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

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

-High-density residential dwellings and offices along transport corridors

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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


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Comments

  1. nitin p patel says:

    good for study new regularation.

  2. Nilesh Brahmbhatt says:

    The government should notify all concerned government authority in Gujarat about final Draft on Affordable housing schems rules and regulations.

  3. Roy says:

    This is not fair to individuals who bought plots in society with NA/NOC certificate from the developers in Nandoli a decade before. If the AUDA suddenly decides in its 10 years plan on new policies it should take in to confidence the victims. I know individuals who bought plots in Anil Bakeri and Vadilal’s Society scheme decade before. Why was NA/NOC issued at the time. The government/auda suddenly decides that the Lands behind Rajpath club should get NA certificated and the prices go sky rocketing. Now they decided no one can build houses more than 5% on pots with NA/NOC. Is this justified?? whre willthe individuals residing there, build houses go? demolish their houses??

  4. Manoj Gajjar says:

    Auda ane state government ek sathe 68 gamo ne auda ma samave chhe ane have aava anagadh decision laine praja ni narajgi vohri chhe aa plan 2021 nahi 2051 ma pan puro na thay santej gota rakanpur motibhoyan vadsar khatraj ma agricultur zone thoda hoy

  5. ckpatel says:

    many small bunglows scheme are there at shela area where people invested and are living now because shela; bopal are the only area people can buy houses at affordable rate. up to s g high way rate are beyond onces capacity.here developers has got n.a.and other permission before starting construction and we have papers.now auda declares 68 villages agriculture -no construction zone.
    PEOPLE FILL CHETAED BY DEVELOPERS AND GOVERNMENT.I APPEAL TO ALL IF AUDA NOT SOLVE THIS PROBLEM 68 VILLAGERS WILL NOT VOTE FOR BJP IN COMING ELECTION.AUDA AUTHORITY SHOULD REGULARISE ALL CONSTRUCTED SCHEME IN THIS AREA .AS AHMEDABAD NOW METRO CITY IF YOU ARE NOT WIST TO DEVELOP THIS AREA WHERE PUBLIC WILL FIND THEIR HOME .

  6. pkvyas says:

    aapane 8 crore gujarati nu hit jovanu chee. as our chief minister says.mr.auda chairman think and do not play with peoples feelings

  7. patelck says:

    people who have invested or residing in this area like shela, bopal had given their valuable earnings to developers at the time of buying.now auda wish to demolish their houses.we have n.a. and other papers .i appeal all 68 villagers not vote BJP if auda not solve this prpblem .shela ,bopal are area where people can by house at affordable rate. up to s.g. high way rate of houses are beyond once capacity .that is the reasion people have invested in this area for their house.now auda instead of developing they wants to demolish peoples hard earnings.be ware of peoples aggrasion.

    • P C Chacko says:

      When Auda merged 68 villages around Ahmedabad people thought AUDA will develop these villages and all infra structure will be provided. However though 5 years are over AUDA has not proposed or finalised any TP scheme in many of these villages . People have purchased plots in NA land and waiting for construction of houses. AUDA should bring TP schemes immediately and allow to use the Land which have been declared /permitted as NA for construction of Houses

      • hardikpandya says:

        As now even the high court of gujara has cleared the way for state of gujarat for removing restrictions of implementation of TP schemes in such adjoining villages to AMC area, the urban development and urban housing department is not sanctioning any TP schmes ? why ?? before the court order, they were giving objection of pending court mattter, but now when court has given them green signal, and already 5 monthe passed , no there is complete silence from state of gujarat regarding the implementation of TP schmes. Don’t know where is going wrong from these people ? what actual game is there in mind of Our ministers ?

  8. Trekon Patel says:

    Great Foresight! Yeah it seems to be harsh one well knowledge person of Urban Planning can understand these strategy…..controlling Horizontal Development and endorsing vertical development of a city. This will certainly help residents of Ahmadabad region with basic amenities of water supply , sewage, electricity etc. Affordable housing scheme near S P Ring road will help in reducing land prices in Ahmedabad thereby helping the middle class people…..gud luck for its implementation. Jay hind!! Jay Gujarat!

  9. P C Chacko says:

    Once a particular survey number has been declared and allowed as NA use, subsequently it should not be reverted . People spend lot of money for getting NA Permission and developing the plots by providing necessary infrastructure like internal roads, gates, security club house, gardens play grounds etc. Many people spent their life time earnings to acquire a residential plot in an NA plots scheme

  10. kuldeep patel says:

    new rule are hopeful for city development b’t i dont lik that, the authority is permission for sell of heritage buildings

  11. UMESH SHARMA says:

    I AGREE WITH LOTS OF PEOPLE WHO TRUSTED THE EARLIER GOVERNMENT IN PROVIDING N.A TO SOME SCHEMES BASED ON WHICH WE HAVE INVESTED OUR HARD EARNED MONEY TO MAKE OUR HOUSE SOME DAY.

    THIS IS NOT RIGHT TO CANCEL SUCH N.A ONE FINE DAY AND THAT TOO AFTER SO MANY YEARS. WHERE IS THE CHIEF MINISTER THINKING OF COMMON MAN LIKE US WHOSE PLANS ARE READY TO BUILT THE HOUSE AND IS NOW HOLD BACK BECAUSE OF THIS ONE SIDED APPROACH OF GOVERNMENT. WHO WILL VOTE FOR BJP THEN.
    WE HAVE ONLY VOTED FOR HIM IN PAST.

    HOPE AT LEAST THE SCHEMES WHICH ALREADY HAVE N.A ARE NOT REVERSED AND ALLOW US TO BUILD OUR DREAM HOUSE.

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