Dehradun Redevelopment
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The document outlines a redevelopment project for the Ghantaghar area in Dehradun, focusing on addressing traffic congestion and urban issues related to existing nazul land ownership. Through a participatory approach, the project aims to reconstitute land into well-defined plots while improving the economic potential of properties and beautifying streetscapes. The proposal includes optimally utilizing the floor space index (FSI) to enhance the area while respecting its traditional character.
Dehradun Redevelopment
- 1. The precinct consisted of land held both by freehold and under a certain lease scheme called ‘Nazul Niti’, which meant that the land was originally ‘given away’ to certain loyal officers at the time of the British Imperial rule, but turned into Government Lease after Independence. More than 50% of the properties were on Nazul Land. The Existing Land Titling Data precinct was an important market of the city, and like most traditional Indian settlements, it had a mixed use character with typically commercial use at the ground floor and residential at the upper floors. The dense urban fabric (as shown in the 3D images) of the precinct was the root of most problems within the area and had repercussions across the city. Existing Built Use Data Proposed Plot Grouping Dehradun City Centre, popularly known as the Ghantaghar area holds a Though most of these roads have inadequate widths in the central area, significant identity due to its location, character and activities since the Chakrata road specifically has been a major bottleneck for traffic growth of the town. Earlier known to be part of the military cantonment, movement. the area is now a bustling commercial hub. The city centre is linked This redevelopment project is an attempt to improve and refurbish the directly to the major growth centres within and outside Dehradun. Its Chakrata road and its adjoining area. The project will have multi-fold recent status of a capital city has added new dimensions of development advantages. Apart from opening the bottlenecks along the Chakrata road, to the entire city as well as this central area. it will provide opportunity to maximise the economic potential of Over the years, there has been an increasing problem of traffic properties, rehabilitate substandard buildings, improve parking, congestion, haphazard parking and irregular traffic movement around beautify streetscape and promote new development. the Ghantahar area. The city level radial roads converge in this central The project will also help to develop the Nazul land around GPO area leading to concentration of through and the locally generated (General Post Office) and resolve the tenure issues in a mutually traffic. beneficial manner. This project will be a unique step in developing a well planned and vibrant city centre. C I T Y C E N T R E R E D E V E LO P M E N T p l a n CHAKRATA ROAD, mussoorie dehradun development authority View of Central Clock Tower Documentation & Analysis S u d h i r Vo h ra C o n s u l t a n t s professional academic personal
- 2. Existing Section through Chakrata Road Proposed Chakrata Road Section with G+3 Floors Proposed Plot Reconstitution The participatory approach of Land Pooling would be adopted over the traditional Land Acquisition method. In this process the land will be under a provisional take over by the govt. for a fixed period of time and shall be given back to the stakeholders in the form of well de- fined, buildable plots after providing for open spaces and access roads. Each pocket has a number of properties, with multiple owners. Therefore it was proposed that each pocket will form a co-operative with all owners/ occupants within that pocket being shareholders. The shareholding pattern will be based on valuation of each building/ property.Various options were evaluated on the basis of size of plot, practicable setbacks, primary and internal access, to arrive at the option selected (shown on previous page). These pockets are distinct and have The proposal involved generation of a practicable plot been defined on the basis of location/ geographic proximity, building use and judgment of reconstitution scheme, effective street design that build able plot size and present land status. incorporates parking as well as pedestrian movement and It was seen that 20% deduction in original plot area is sufficient to provide for roads and open formulation of minimalistic yet cohesive design controls. spaces. At present, the existing FSI for the entire project area is 1.38. The development con- The elevational controls were also designed keeping in trol regulations permit a FSI of 2.0 here which shows underutilization. The solution required mind the modest resources that the people of the an optimal balance between permitted FSI, Building Height, Ground Coverage, and community could afford, while maintaining the quaint the resulting IRR (Internal Rate of Return) for such an occupant led development. character of a hill station. C I T Y C E N T R E R E D E V E LO P M E N T p l a n Proposed Elevation Controls CHAKRATA ROAD, mussoorie dehradun development authority Design Proposal S u d h i r Vo h ra C o n s u l t a n t s professional academic personal