Assessing and planning for airport induced land uses: a case of Cochin

Abstract

Tremendous boom in the aviation industry has resulted in establishment of numerous airports catering to the needs of millions of air travellers. Majority of these airports are getting located far from the urban areas resulting in induction of airport centric uses around them. Absence of spatial regulations governing airport induced land uses has resulted in haphazard development around airports and the large scale economic impacts are not well captured. The area around Cochin International Airport has been chosen as the site to conduct this study considering the fact that, Cochin is one of the top ten airports in India and stands atop in Kerala for its International passenger and cargo share. This airport and its surrounding area falls under multiple local bodies having different regulatory control rules, it comprises of panchayat and municipal areas having huge variations in development pattern. Many airports across our country faces similar problems and do not have a comprehensive airport centric spatial plan to tackle this unorganised development. This study aims to provide a framework for airport compatible and economically viable spatial development around Cochin International airport by studying the concept of aerotropolis and its functions with respect to Cochin, make necessary projections and analyse the development potential for identified uses through demand supply gap analysis with the help of various primary and secondary data. Propose enabling land use for both vacant and re-developable land, considering airport compatibility and demand for specific use and prepare an implementation and regulatory framework for the same. In this study, all the necessary forecasts are made for the target year and various relevant surveys have been conducted to anticipate the cargo and passenger amenity requirements. The aeronautical and non-aeronautical service provisions by the Cochin International Airport Limited have also been accounted. Industrial, Lodging and Commercial uses have been recognised as potential uses and demand supply gap has been quantified for the same. Allocation of best use considering airport compatibility and locational advantages for each of the derived uses, is done for both vacant land parcels and for areas with redevelopment potential. The proposed framework will provide the land owner with an option to choose the best suitable use based on the real estate returns and fiscal incentives that it offers. The redevelopment options will provide the land owner with an opportunity to consume or make best use of the differential FAR, which in turn would be favourable for the local body in terms of the fiscal gains. The emergence of incompatible uses around the airport is avoided through consideration of airport impact zones that looks into the impacts of various uses on the airport operations and also the impact of airport operations on different uses. The restrictions on conversion of paddy and wetlands as per the Kerala Conservation of Paddy and Wetland Acts and Rules 2008, has been taken into account. Finally, the study addresses the problem by proposing an airport centric land use pan, keeping in mind the demand for airport induced activities. This plan will also restrict hazardous and incompatible development around the airport. Proposed policy interventions at both state and zonal level, institutional framework for a proposed development authority and regulatory provisions will ensure effective implementation of this plan.