Assessment of development control tool from the perspective of compactnes

Abstract

Rapid urbanization and migration result in urban sprawl, an increase in housing and infrastructure demand, and cause an increase in the city's overall density. The urban fabric and infrastructure of cities are impacted by variations in population density. Various cities and states have distinct building bye-laws, rules, and organization tools to assure that this process is effective and structured. (Like land use, TOD, RERA, Slum Clearance, Periphery -Control, form-based code, etc.) Together, these rules define the city's urban form, architectural style, and land usage. Municipalities use various tools to control population density and restrict unplanned urban expansion. These tools govern parameters such as ground coverage, building height, building density, land use, amenities, infrastructure, and architectural design and construction features. They define the amount of built-up area that can be created on a piece of land as well as the kinds of uses that are allowed there. Similarly, certain cities limit the supply of built-up areas by restricting tall structures. These tools shape the city's response to urbanization i.e., sprawl or compactness. In developed nations, the concept of the compact city is incorporated into urban planning strategies to make the best use of available space while minimizing sprawl, strengthening reliance on public transportation, improving infrastructure, and fostering a lively urban environment. However, it is uncertain whether an already densely populated city in a developing country like India would benefit from a compact urban fabric. Assessing the urban morphology and compactness of cities has become crucial to understand the spatial urban structure and taking appropriate measures for sustainable urban development. This study examined several criteria and dimensions for measuring compactness and its relationship with development control tools. The research investigated the implementation and effectiveness of various development control tools such as the Local Area Plan, Development Plan, and TOD policy. Specifically focusing on Ahmedabad, this study is critically analyze the specific parameters of development control regulations. To gain insights into the compactness of the city and evaluated its urban morphology, five designated areas measuring 2 km x 2 km each were selected as case study sites. A comprehensive assessment of land use patterns, urban and built forms, as well as public realm, was conducted within these areas. This analysis aimed to provide a deeper understanding of the city's compactness and its impact on urban development. Also, the study has identified the implementation and violation gap in development control tools from the perspective of various stakeholders. Through analysis, this research examined the correlation between compactness and the utilization of development control tools. The study has identified the development control tools that are intended to facilitate compact urban development through the implementation of policies and regulations, including higher FSI, TOZ, TOD, and others. However, the actual development on the ground does not align with the envisioned outcomes outlined in the development plan. Based on this finding, the study proposed policy-level interventions to foster a transformation in the existing urban morphology. The objective is to create a high-density, high-rise urban environment that is well-connected to public transportation, equipped with adequate infrastructure, and characterized by pedestrian-friendly streets and abundant green spaces. These interventions are crucial to accommodate the high population density of the city while ensuring a sustainable and liveable urban environment. Additionally, it emphasized the importance of considering various parameters in the formulation of the upcoming development plan. Keywords- building control tools, compactness, compact city, development control regulation, urban morphology, land use, land cover, the land value.