VISION

Making a Business District and promoting inter-site pedestrian connections and

greens.

POLICIES

1. AMALGAMATION OF PLOTS
1.1. Zone D1: All the plots of size 1600m
2
will be combined to form a
single plot which will be used for commercial activities. The
guidelines and byelaws for this plot are provided.
1.2. Zone D2: All the plots of size 3400m
2
will be combined to form a
single plot which will be used for commercial activities. The
guidelines and byelaws for this plot are provided.
1.3. Zone C: All plots falling in this zone can be combined to form a
bigger plot. Maximum number of plots that are allowed to
amalgamate is 3.

2. CONVERSION OF ALL INDUSTRIAL PLOTS IN TO MIXED LAND USE
2.1. All the plots on the site which were under industrial land use will be
converted into mixed land use to promote the vision of business
district.

3. CONVERSION OF INDUSTRIAL PLOTS ON 24M ROAD INTO PURELY
COMMERCIAL
3.1. All the industrial plots on 24m road will be converted into purely
commercial to promote commercial activities on the main roads.

4. PROVIDING REHABILITATION HOUSING FOR THE CAMPS WHICH ARE
RESIDING IN THE VACANT PLOTS OF THE SITE
4.1. Rehabilitation housing is provided on an area of 11 hectares which
includes a school of 1 hectare. All the camps will be rehabilitated in
that housing.

5. CONVERSION OF BACK LANES INTO GREEN ALLEYS
5.1. All the back lanes on the site will be converted into green alleys
and it will be connected to the pedestrian walkways. The area that
is taken from the plots will also be integrated with the back alleys.

6. CONVERSION OF VACANT PLOTS INTO GREEN
6.1. All the vacant plots on the site will be converted into green areas
because there is no designated green area in the site. These green
areas will be joined with the green alleys.














DESIGN AND DEVELOPMENT GUIDELINES

1. SITE CHARACTER AND CONTEXT

1.1. Land Use

1.1.1. Maximum number of plots that can be combined should not be
more than 3.

PLOT SIZES FAR
Less than 400m
2
1.5
More than or equal to 400m
2
4

1.2. Green Areas

1.2.1. A minimum of 12% at the rear side of the plot should be provided
to combine with the back alleys. All the back alleys should be
designed so that they are accessible for pedestrians.
1.2.2. Entry of cars should be restricted in the back alleys and in
pedestrian walkways.

2. SIZE, SCALE AND MASSING

2.1. Block Size

2.1.1. No building block should be more than 20m in width. If the
building is more than 20m in width light shafts should be
provided.
2.1.2. Size of the light shaft should be depending on the height of the
building. The ratio of height of building to the longer side of the
shaft should be 2:1 and the shorter side should be minimum 3m.

2.2. Building Heights

2.2.1. In the buildings under mixed land use, the maximum habitable
floors should not exceed 5 in number.
2.2.2. In the buildings under commercial land use, the maximum
habitable floors should not exceed 3 in number.
2.2.3. If stilt parking is provided then an extra height can be provided
in the building that should not exceed 2.4m.
2.2.4. The adjacent buildings to the walkways should be designed such
that sunlight can reach the walkways and green back alleys for
at least 2 hours a day.

2.3. Basement

2.3.1. Basement should be built to accommodate parking required for
the building and ramps should lie inside the plot line.
2.3.2. The ramps to the basement should only be accessible from the
main road and not from the green alleys.
2.3.3. The height of the basement should be maximum 2.5m and
basement should not be used as store room or for other
commercial activities.




2.4. Building Setbacks

2.4.1. Front Setbacks: Buildings should generally be built up to the
edge of the sidewalk.
2.4.2. Rear Setback: An area equivalent to 12% of the total plot size
should be left as rear setback on the rear side of the plot. This
area should be provided to combine with the back alleys.
2.4.3. Side Setback: An area equivalent to 12% of the total plot size
should be left as side setbacks on either side of the plot.
2.4.4. The side setbacks of two adjacent plots should be combined to
provide a wider pedestrian alley that connects green area at
the back and adds to the integrations of the whole site.

2.5. Entry to the Plot

2.5.1. Entry for the commercialized floors i.e. the lower floors in the
buildings under mixed land use and buildings under commercial
land use should be from the front side whereas, the entry to the
residential floors should be from rear side of the building.

2.6. Transparency

2.6.1. In the floors under commercial use, front facades must have a
minimum of 30% transparency up to a depth of minimum 5m. All
windows and glass doors may be included in the calculation of
transparency.
2.6.2. Blank or un-fenestrated walls are not permitted along public
streets, but may be placed along service lanes.

3. STREETS AND SIDEWALKS

3.1. Sidewalks of a minimum of 1m in width are constructed to provide a
continuous pedestrian walkway throughout the site.
3.2. The walkways with trees on them are at least 2.5m in width so that a
planter of 1m width is provided for the plantation of a tree. Trees are
planted at a distance ranging from 3.5m-10m center to center.


Figure 1 Figure 2


3.3. Lampposts of 12m height are provided on main roads center to
center at a distance of 20-25m and lampposts of 5m height with
center to center at a distance of 10-15m to light up the pedestrian
walkways.
3.4. Sidewalks are designed so that they provide easy, barrier free and
direct access to public destinations.
3.5. Moveable chairs and sidewalk cafes are encouraged.




4. TREES AND LANDSCAPE BUFFER

4.1. Proper soil and planting practices will help urban trees succeed
along roads, pathways, parking areas and on rooftops. Trees
provide shade and comfort to pedestrians, enhance the visual and
environmental qualities of the street and help bring a human-scale
to streets that are not framed by buildings.
4.2. Trees should be incorporated into public street design which will
frame all streets and pathways.
4.3. Trees with dense foliage below eye level (1.5m-2m) should not be
used.
4.4. Tree types that are able to withstand an urban setting with minimal
maintenance must be selected. Tree planting trenches must be
adequate for root growth.
4.5. Spaces between structures not occupied by parking, streets or
walkways should be landscaped as usable open space, and
accessible to pedestrians.

5. PARKING

5.1. No parking is permitted on any street or drive, or any place other
than approved parking spaces. Each owner and occupant shall be
responsible for compliance by its employees and visitors.
5.2. Each site is responsible for providing adequate parking for its users
according to 2 ECS per 100m
2
for commercial use.




5.3. For residential use-
SIZE OF DWELLING UNIT NO. OF CARS NO. OF TWO
WHEELERS
100M
2
AND BELOW 1 1
100M
2
AND ABOVE 2 2

5.4. Parking lots in front of the principal building are provided
perpendicular to front faade in order to maximize the number of
parking bays.
5.5. Permeable paving is used for parking areas.
5.6. To provide more parking on the site a multilevel car park is
constructed that can cater to at least 1500 cars.

6. TRANSIT STOPS AND SHELTERS

6.1. Transit stops should be conveniently located for pedestrian access
and should be located near major intersections and building
entrances.
6.2. Transit stops should provide for weather protection, with
shelters/enclosures.
6.3. Transit shelters should include seating, dustbins, lighting and route
information.
6.4. Transit shelters should be located in a way that does not interfere
with pedestrian circulation and provide barrier-free access.





7. SUSTAINABILITY AND ENVIRONMENTAL ASPECTS

7.1. A minimum of 30% area of the total area of buildings terrace
should be provided as green terraces to slower down the Storm
Water Surface Runoff.
7.2. All the pavements are porous to manage Storm Water Surface
Runoff.

8. UTILITIES

8.1. Utilities, including dhalaos, public toilets and substations are properly
screened using trees or any other design features.












GUIDELINES FOR ZONE D

Designing of open spaces and plazas in zone D is encouraged that should be
located in relationship to other compatible and supportive activities and land
uses such as retail, entertainment venues.

1.1. Division of total built up area

1.1.1. Minimum 10% of the total built up should be provided for retail,
leisure and entertainment related activities, preferably on the
lower floors.
1.1.2. Minimum 10% of the total built up should be provided for
business centers.
1.1.3. Minimum 65% of the total built up should be provided for office
areas.
1.1.4. Minimum 10% of the total built up should be provided for service
apartments.
1.1.5. The remaining 5% of the total built up should be used for any of
the above mentioned activities.

1.2. Basic Statistics

FAR Max. 4
Ground Coverage Max. 40%
Area under greens Min. 30%
Parking* 2ECS/100m
2


*At least 5% of the total parking should be provided on grade.
1.2.1. Landscaped green areas should be provided in integration with
the green alleys (of the adjacent plots) on the assigned areas
and their connections should be designed that they do not end
into dead facades.
1.2.2. For basement, at least 2 entry and 2 exit ramps should be
provided and that should be located on opposite sides of the
plot.
1.2.3. Minimum 2 drop offs should be provided, at the closest distance
to the buildings.
1.2.4. A tower of minimum 100m height should be provided as a
signature building on the asigned location.

1.3. Urban Elevation

1.3.1. Minimum 70% of the marked plot edges (Zone D3) should be
built.
1.3.2. The permitted heights of each plot should be according to
the following figures.

Zone D3
Percentage of plot edge Permitted height
50% 32m
30% 56m
20% 16m

Zone D4
Maximum permitted height is 32m.

1.3.3. Minimum clear height for building to building overhead
connections should be 10m from ground.

1.4. Green and landscaped areas

1.4.1. Minimum area of any green landscaped area should not be
less than 150m
2
and more than 3600m
2
.
1.4.2. The green areas are divided into three types.
Type Percentage of perimeter
abutting built mass
Maximum
area of
greens
Minimum
dimension of the
smaller side of
green
1 70%-100% 900 m
2
20m
2 30%-70% 3600 m
2
40m
3 30% or less 600 m
2
10m


1.5. Circulation

1.5.1. Minimum 10% and maximum 30% of the ground coverage
should be used for ramps, parking on grade, plaza, drop-offs
at entrance of the plots and internal circulation.







Zone D1 and D2

2.1. Division of total built up area

2.1.1. 20% of the total built up should be provided for retail, leisure
and entertainment related activities on the lower floors.
2.1.2. 80% of the total built up should be for office areas.

2.2. Basic Statistics

FAR Max. 4
Ground Coverage Max. 35%
Area under greens Min. 25%
Parking 2ECS/100m
2*


*At least 5% of the total parking should be provided on grade.

2.2.1. For basement, at least 1 entry and 1 exit ramps should be
provided and that should be located on opposite sides of the
plot.
2.2.2. Minimum 1 drop offs should be provided, at the closest
distance to the buildings.