TOD Naya Raipur: A Proactive

Approach

By- Rohit Khandelwal

DGM (Planning)

Naya Raipur Development Authority

 Location and connectivity

NAYA RAIPUR
 Naya Raipur Planning Area
The Development Plan-2031 consists of three
layers-
Sr. Area Villages
Layer
No. Included included

80.13 10 fully and 22

1 Layer-I
sq.km. partly

Layer- II
(Naya Raipur 130.28 9 fully and 19
2
Peripheral sq.km. partly
Region )

Layer- III
11.92 2 fully and 1
3 (Airport
sq.km. partly
Zone)

• 13 Abadi areas have been included in layer -I

• Naya Raipur is to be developed in three phases
within a period of 30 years for a population of
5.60 lakh
Land Use Distribution
• Conservation of existing water bodies
• Conservation of existing plantation
• Recreation area 26 %

• Distributed employment centers across the

city with centrally located CBD and central
facility corridor to reduce the traffic.
• Green connectivity across the city to
promote pedestrian and NMT movement.
• Grid pattern streets
1. To promote high speed roads on
arterial roads
2. Alternative roads for every
destinations
3. Ease in providing infrastructure.
4. Suitable for public transport system
 Transportation
The transport system plan of Naya Raipur has been developed with the following Vision:

‘Mobility of all, affordable,

equitable and safe’

Public Mass Transport System

Corridor III

•Bus rapid transit system (BRTS)

• Light rail Transit system (LRTS)

•Railways

• NMT- Pedestrian walkways and

cycle tracks
Source: Bus Service Plan Report by EMBARQ
 Redefining Naya Raipur for TOD
• Data collection AND ANYLYSIS
•BASE LINE • Critical analysis of NRDP wrt TOD
STUDY • Study national and international cases

•Formulation of Draft TOD principles,

policies, implementation strategy

• International planning Workshop

•EVALUATION • Charrette with the experts
• Visiting the successful examples

•FINAL POLICY •Refining the Draft TOD policy

•Capacity building for implementation.

• Modification in Development plan

•Implementation • Revising the Road sections
• Sector planning with TOD concept
 Modification for TOD
• Modification in Development Plan for Non compatible
uses in TOD areas.
• Development code has been modified to permit the
TOD. The main changes are:
– Higher Density
– Higher heights
– Compact Development.
– Mixed land use
– Street facing buildings
– NMT movement
• The modifications have been sanctioned on 4th December
2015 by State Govt through statutory process.
Demarcation of TOD Station
 • TOD zones
identified in
Naya Raipur

Total Number Of TOD Zone: 17

Approach for Transformation
Case study:
TOD zones Sector 31,33,34
Naya Raipur
 Approach
Approach forfor
TODTransformation
Implementation

BRT station
BRT station
High density
High density Mixed use
Mixed use

Medium density
Residentia

Lowdensity
Residentia

TOD planning
 Inputs From Experts
• INTERNATIONAL • CHARRETTE
Inputs From Experts
 Sectors 7, 15 and 16 & TOD Principles

Interconnected Street Pattern

Compact Development Mixed Use

Flatted

Group housing

Street Facing Buildings

Sectors 7, 15 and 16 & TOD Principles

Urban Place-Making

Mixed Use

Flatted

Group housing

Streetscape Design

Urban Plaza & Parks

 Sectors 7, 15 and 16 & TOD Principles

Mixed use Development

Mixed Use

Flatted

Group housing

Architectural Variety
Bicycle Friendly Streets

Well designed Transit station for Multimodal Transit

high quality user experience
 SECTOR 31
• Designed in principles of TOD in partnership with EMBARQ India

Planning
Development
along the Feeder
corridor

Key Plan

3D View
 Reserve Premium Calculation at Sector Level
1. Recover entire cost with in the same sector.
2. Those who use more land should pay more.
3. Incentivize High Density Development.
4. Subsidize the social facilities and utilities.

City Level Reserve Premium for Sector Infra Salable Area

Residential Land Use Development Cost Factor

Differential Pricing Factor for various activities and uses

Applied over the average rate
 Sector Level Cost Comparison
Non TOD Sector (30) TOD Sector (7,15 &16)
Gross Sector Area 58 Ha Gross Sector Area 327 Ha
Net Developable Area 54 Ha Net Developable Area 233.64 Ha

Uses Distribution % Uses Distribution %

Residential 57 Residential 63.5

Facilities 10 Facilities 11.5

Open Green 16 Open Green 13

Circulation 17 Circulation 12

Total 100 Total 100

 Sector Level Cost Comparison
Non TOD Sector (30) TOD Sector (7,15 &16)
Average per Sq mt cost 5471 Average Per Sq mt cost 4979.45
Weighted rate 7423 Weighted rate 5643.73

Proposed Propose
Differential Differenc
Uses Rates per Uses d Rates
Factor ial Factor
Sqmt per Sqmt
Plotted 1 5650
Incremental 0.5 3715 Flatted (1.0) 0.7 3960
Flatted (1.3)-(LIG) 0.3 1700
Plotted 1 7425 Flatted (1.3)-(Lower MIG) 0.35 1980
Flatted (1.5) 0.75 4240
Flatted FAR 1.8 0.8 5940 Flatted (1.6) 0.8 4520
Flatted (1.7) 0.9 5080
Flatted FAR 1.5 0.75 5570 Flatted (2.6) 1.15 6500
Mixed use Residential (1.7) 1 5650
Plotted & Flatted 0.9 6880 Mixed use Residential (2.7) 1.3 7340
Mixed use Residential (2.8) 1.35 7620
EWS 0.15 1115 EWS 0.15 850
 Positive Outcome

1. More than 100 % population within walking distance

2. More Pedestrian Friendly and sustainable
environment
3. Multiple choice of Travel Modes
4. Safe, Attractive and vibrant living environment
5. Dense and compact development
6. More financial returns thus easy to find partner for
development
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