WORKING GROUPR ADHA CHANCH AN I , U rban De s igne r/ P lan ne r

FAGUN R AJKOT I A , U rban P lan ne r

MaDePro 2012 – 28 TH FEBRUARY 2012

CiSTUPI nd ian Ins t i t u t e o f S c i ence

- significance of micro-level planning/design -Case Study

MANTRI SQUARE MALL, MALLESHWARAM

CONTEXTUrban Fabric

MALLESHWARAM~ One of Bangalore's early residentialextensions (laid out in 1900-01)

~ Well-planned area

~ Densified and transformed over time

~ Growing population, growing vehicles andtraffic congestion

~ Retains charm, remains a prime, uppermiddle-high income neighbourhood

Bangalore Map 1935-36Source: Reproduced from Survey of India Bangalore Guide Map 1935-36

~ Plotted residential development; mix ofindividual, multi-family units, flats/ apartments

~ Interspersed by public/semi-public facilities

~ Commercial uses strung along main roads –Sampige Road, the main commercial spine- typified by small-scaletrade/businesses/comm. est. offices & services

~ Average population and built densities inneighbourhood – higher side

Bangalore Master Plan 2015: Malleshwaram PlanningDistrict comprising of 9 wards has:

- gross density 160pph < 200pph in BMP area

- net density quite high of 522 pph

~ Urban fabric: fine grain- smaller building footprints- low to mid-rise buildings- higher ground coverage

IISc

RRISt. Peter's Seminary

K. C. Gen.

Malleshwaram

Sadashivnagar

RMV Extn

Palace Orchards

Vyalikaval

Palace Gutahalli

Sheshadripuram

Guttahalli

Kumara ParkMantri

Mall

Gayatrinagar

Subramanyanagar

Lakshminarayanapuram

Land use map of Malleshwaram Planning DistrictSource: Planning District Report, Bangalore Master Plan 2015

CONTEXTUrban Fabric

~ Sampige Road - connections at northern,southern ends, and branches to the west

~ Carries local, and heavy through traffictowards north/north-west from all other partsof the city – via Nagappa and Platform Rds

~ Serving as connectors at the city level -usually very congested during peak hours

~ Heavy bus traffic (BMTC/private travels)

~ ‘Swastik or Central‘ – at the junction of the 3roads is a major bus stop

Study Area, Major Roads and Linkages

CONTEXTRoads, Traffic & Transportation

Study Area

~ Mantri Square, India's largest mall opens inMarch 2010- close to 2 million sq. ft. with over 250 outlets- 10,000 int./national and local brands, 5department stores, country's largest Sparhypermarket, 6-screen multiplex, 12-lanebowling alley with a gaming center, city'slargest food court with 39 f&b outlets and finedining restaurants- served by a 2-tiered 'puzzle parking' systemfor 2000 cars and surface parking for 450 2-wheelers

~ Abutted by Mantri Greens, 18-storiedresidential towers, total 410 flats withequivalent car parking

Mantri Square Mall (above) & Mantri Greens

CONTEXTMantri Greens & Mantri Mall

Form and scale of new development in clear contrast to the urban grain/fabric of the surrounding neighbourhoods

~ Insert of this nature and magnitude bound tohave associated impacts, positive & otherwise- impact on already strained traffic situation

~ Largest shopping–dining–entertainmentdevelopment of its kind in Bangalore~ Competitive edge - strategically placed tocapture and cater entire north-western market~ Popular destination

CONTEXTMantri Square Mall

Where Are The Shoppers Coming From?Source: Mantri Square Shopper Feedback March 2010 – June 2011

Primary 76%

Tertiary13%

Secondary 11%

Source: http://www.skyscrapercity.com/showthread.php?t=1147163

~ Average monthly footfall over a 16-month period from March2010-June 2011 has been 1.415 million

~ Pedestrian and vehicular traffic volumes

~ Traffic situation: gone from bad to worse; snarlsespecially acute on weekends, during peak hours

CONTEXTTraffic Situation @ Mall

Commute to Mall – Modes, March 2010 – June 2011

"No doubt, the traffic problem on that stretch has escalated atleast five times after the mall came up. We have to deploy allthe staff of Malleswaram Traffic Police Station to control thesituation” Praveen Sood, Add. Commissioner of Police (Traffic andSecurity) told Bangalore Mirror

“sometimes spend nearly three-quarters of an hour to traversethat short distance of ½ km”

~ By and large, affected citizens have felt thattraffic congestion, chaos, parking and pollutionproblems have escalated in the area

~ Swastik Metro Station

~ BMRCL-Mantri Developers - on PPP basis (1st

such project in city)- station designed by BMRCL, built by Mantri on5 acres land provided free to Government- Mantri to also develop surrounding land -8 lakh sqft of commercial space under lease- BMRCL entitled to revenue share of 1%initially to 5% in later stages

~ Metro station directly connected to mall -expected additional footfall: 20,000 takingtotal to 1,00,000/day once operational

CONTEXTFuture Plans / Proposals

Rendering / Artists Impression of the two towersSource: http://www.skyscrapercity.com/showthread.php?t=1147163

~ License granted for two high rise towersadjoining metro station (4 FAR) – but lack ofclarity on proposed developments- 19-floor comm. 35-floor resi. + 3 basements- 37-floor comm. 51-floor resi. + parking 2500

~ These proposed and underwaydevelopments have raised serious alarmsamong affected citizens

- Questions?- Demands!

CONTEXTIssues / Concerns

SURVEYS

ANALYSIS

ASSESSMENT OF ALTERNATETRAFFIC MANAGEMENT OPTIONS

SCHEMATIC ROAD DESIGN PROPOSALS

Traffic Flow Characteristics

Road Network Characteristics

Traffic Volume Counts

STUDYObjectives & Methodology

~ Assess existing vehicular traffic flows and volumes around MantriMall and identify issues~ Appraise traffic decongestion proposals by BBMP, Praja, andsuggest additional/alternate traffic management strategies alongwith schematic road infrastructure designs

North

SURVEYS & ANALYSISTraffic Flows & Volumes

Road NameTraffic

Flow

Existing peak

hr PCU -survey

Tentative carrying

capacities (IRC)

% Over

Saturation

Platform 2-way 4640 3250* 42%

Nagappa 1-way 4936 2500 97%

Sampige 1-way 5690 2400 137%

Mill Corner 2-way 3393 1350* 151%

SURVEYS & ANALYSISTraffic Flows & Volumes

~ All roads have crossed theirprovisional traffic carrying capacitiesand have oversaturated flows

Comparison and estimation of % oversaturation on major roadsNOTE: The Indian Road Congress standards stipulated for urban roadsdate back a few decades – need to update as per current contexts, theories

TOTAL VEHICLES - ACROSS SAMPIGE ROAD (10th Sept 2011 Saturday – 5:30 to 8:30pm)

CyclesTwo-

wheelerAutos

Tempos

/ LCVCars Buses Mini Buses Trucks TOTAL

39 3556 1787 172 2236 429 83 91 8354

0.5% 42.5% 21.5% 2% 26.5% 5% 1% 1% 100%

VEHICLES ENTERING/ EXITING MANTRI MALL (10th Sept 2011 Saturday – 5:30 to 8:30pm)

411 / 467 667 / 66911.5% of all 2-wheelers and 5% oftotal vehicles over a 3-hr period

29.8% of all cars and 8% of total vehicles over a 3-hr period

Traffic volume counts across Sampige Road in front of Mantri Mall

Mantri Mall parked13% of total vehicles

~ Good number oftwo-wheeler userspark on nearbystreets - either due toinsufficient parkingavailability at mall orto avoid paid parkingfees (Rs 20/hr - 2W,Rs 30/hr - 4W)

~ Bi-monthly traffic counts across Sampige RdApril 2010-July 2011 (mall management):1. Traffic loads maximum-- weekends (Fri-Sat-Sun)-- festival/holiday seasons (Oct & Dec)

2. Average peak values- buses - 3,300-3,500/ day- cars - 14,500-16,500/ day-autos - 14,300-15,300/ day

3. Cars entering mall- 3,280 over Sat-Sun- 1,608 over Wed-Thu-Fri

4. On avg. mall parks about 8.1% of totalvehicles (counts include buses, cars and autos)

SURVEYS & ANALYSISTraffic Flows & Volumes

~ Area also has very heavy volumes of pedestrian traffic, givenpresence of multiple bus stops, office/commercial establishments

Commute to Mall - ModesSource: Mantri Square Shopper Feedback March 2010 – June 2011

~ Commute to Mall – Modes:- private vehicles from 55% to 50%- bus from 25% to 31%

- pedestrians 7% + bus/auto/taxi users 40%

SURVEYS & ANALYSISTraffic Flows & Volumes

~ Pedestrian and vehicular exit/entry onSampige Road

~ Number of merge and conflict pointsturns the stretch into a huge bottleneck

~ Unorganised parking on nearby streets

~ Central traffic island bus stop – a problem

~ Lack of proper drop-off/pick-up zonesand dedicated space for auto stands –abrupt stopping and unorganizedparking a great friction factor

~ Narrow rail underpass choking flows

PROPOSALS & ASSESSMENTBBMP & Praja’s Proposals

4

Source: Traffic Decongestion Plan, MantriSquare Mall, Malleshwaram; prepared by Praja

~ Widen 100 m stretch of Sampige Rd in front ofmall, from 45 to 60 ft - axing 36 trees, includingreduction of sidewalk space~ Widen stretch of Mill Corner Rd (from 2–4 lanes)

~ Just widening these roads does not adequatelyaddress traffic issues in the area~ Trees don’t have to, and should not go!

Praja’s Short-term Traffic Management Strategies~ Create a separate 'mall traffic lane’ with signal control~ Mall traffic to be segregated ahead of time~ Close Sirur Park Road as its too close to intersection

Ongoing expansion works on Sampige & Mill Corner Roads

Suggested Locations for Direction SignsSuggested Traffic Management and Improvements around Junction

~ Traffic island reduced and re-engineered to createan additional mall traffic lane~ Banner signs with lane-wise directions~ Signalize junction and synchronise with other signals~ Shift existing bus stop on Platform Rd behind signal~ Prohibit truck movement on Sampige Rd in peak hrs

~ Close certain roads, re-route traffic~ Clear, bold, well-positioned direction signs to helpseparate traffic streams ahead of time

~ People come by different modes – walk, bus,auto/taxis, two-wheelers and cars – all need tobe accommodated in a systematic manner

PROPOSALS & ASSESSMENTAssessment & Add. Suggestions

~ Central traffic island bus stop – undesirable!~ Necessary to shift to a suitable curbsidelocation – identified based on bus user needsand road/traffic engineering assessments

Suggested Location for Shifting Bus Stop

Suggested Schematic Road Section Design

~ Widened stretch in front of mall canbe used as buffer space; existing treeline already functioning beautifully asa natural physical / visual separator

PROPOSALS & ASSESSMENTAssessment & Add. Suggestions

~ Provision for sidewalk, designatedpre-paid/regular auto stand, drop-off/pick-up zones, service lane andraised median along tree line

~ Explore possibility of demarcating aregulated hawking zone to organizesuch informal activity

~ Opposite side - create a properservice lane, or use for 2-w parking iffeasible

~ Talks of building a pedestrian over-bridge across road connecting directlyto the mall

~ Better to provide good pedestrianfacilities at-grade - and motoristssimply have to respect that!

~ Well-designed crossings andwalkways that are convenient,universally accessible and safehave to be integrated into theroad section design

~ Pedestrians should beprovided shortest, direct routes;footpaths should be broad,continuous, of good-quality

~ Organise parking on surroundingstreets by identifying stretches suitablefor public parking and officially notifyingthem with clear signage

~ Based on feasibility, stormwater/sewage drain can be covered -used for pedestrian movement andadditional space for two-wheeler parking

~ Public parking fees should be levied

PROPOSALS & ASSESSMENTAssessment & Add. Suggestions

Praja’s Medium and Long-term Strategies

~ Dispersal Strategy: create more entry and exitsto disperse traffic in different directions –augment capacity of railway underpass

BBMP-approved plan to build a new road looping the development at the rear

PROPOSALS & ASSESSMENTAssessment & Add. Suggestions

~ Mitigation Strategy: Mantri developers could invest in adedicated underpass leading directly to the mall parking –will free up lane at signal

~ Reduction Strategy: information dissemination on parkingavailability on internet, phone/sms, direction signs and LEDdisplay boards at mall- bus/train ticket validation options to be explored by mallauthorities to encourage use of public transport to commuteto mall- bicycle stands prominently provided to encourage cycling

Essential - should in fact be a considered as a short-

term/immediate strategy!

Concluding Remarks & Suggestions

~ Upcoming metro station + proposednew development = more traffic! Needto find sustainable solutions, in the shortand long terms

BANGALORE MASTER PLAN'S RECOMMENDATIONS for theMALLESHWARAM PLANNING DISTRICT include: Promote higher densities in a regulated way - allow commercial,offices and services by zoning Malleshwaram, Ranganathpura,Srirampuram and Kumara Park (West) as Transformation Areasand strengthen the Sub-Center in Malleshwaram

Promote development along Sampige, Margosa,Sheshadripuram, Ramana Maharishi and Sankey Roads bydesignating then as Development Streets

Develop the Raja Mills land through a Co-ordinated PlanningScheme as industries are no longer functioning and the areaundergoing transformation Implement traffic management and parking plans to reducetraffic and relieve congestion on Sampige and Margosa Roads

Blanket notification for changing permissible built-up in the metroinfluence zone to a FAR of 4

Locality will further densify over time – smaller buildings willredevelop into taller structures, most likely commercial – more trafficand congestion ?WHAT ARE THE IMPLICATIONS IN THE GIVEN CONTEXT??

~ Change is inevitable – renewal,rebuilding, redevelopment …

~ Sustainable Urban Form Concepts- Compact Dev. v/s Urban Sprawl- Smart Growth-Transit-Oriented Dev.

~ Density does not have to meanCongestion and Poor Quality of Life!

~ But, Density is not a Stand-Alonefactor – has to be supplemented byPlanning and Design!

~ Can support higher densities bybringing more area into and improvingthe Public Realm!

Concluding Remarks & Suggestions~ Master Plan level too broad brush and removed fromspecific neighbourhood contexts~ Strong case for a tiered planning process, with ‘Local

Area Planning’ an integral part of it

urban planning/ design &

city building processes

responsive to citizen

needs

directly address

quality of life & env. issues

in city

MASTER PLAN – ZONAL/ DISTRICT PLANS

LOCAL AREA PLAN

~ The question of ‘development thresholds’ for anarea – nature and volumes ? Just Notional?

~ Would differ for ‘greenfield’ & ‘brownfield’ contexts– based on potentials and constraints

~ Recognition crucial for maintaining the livability andenvironment of the neighbourhood

Where would you allow ‘India’s Largest Mall’ to come up in the city? Considerations/ Pre-requisites?

Large-scale, large-impact projects (inserts);redevelopment/densification proposals withinexisting urban fabric

LOCAL AREA PLAN~ Define development/planning agendas and area-specific regulations in tune with community vision andgoals, local context, ground realities and pertinentissues particular to the neighbourhood~ Public/stakeholder participation and consultationfundamental to this process

Concluding Remarks & SuggestionsImportant Considerations~ Socio-Economic-Environmental Implications~ Carrying Capacities of Infrastructure

STRATEGIC ENVIRONMENTAL ASSESSMENT(EIA a component)

MITIGATION & MANAGEMENT PLAN~ Supporting Infrastructure;~ Effective Environmental & Traffic Magt.Strategies

DETAILED PROJECT REPORT OF BANGALORE METRO (PH. I): Projected daily boarding at Swastik Station (2021) - 74,177 General Assumptions:• 70% passengers will come by walk at all integration stations• Of vehicular feeder trips, 80% performed by buses, rest by cars,two-wheelers and cycles Private vehicle parking provided only at stations whereintegration facilities are available. Mode-wise parkingrequirements based on station loads. Total parking requirement for cycles, two-wheelers and cars atSwastik Metro Station estimated to be 250 sq. m

Assumptions/Estimations should be empirically tested andcarefully considered Pedestrian and Vehicular ACCESSIBILITY,CIRCULATION AND PARKING PLANS prepared

Delhi Master Plan stipulates it for all Metro Influence Zones

Mode-integration facilities - good footpaths, cycle lanes,appropriately located bus stops and auto stands, drop-off/pick-up zones and private vehicle parking facilities to be put in place

PUBLIC PARTICIPATION- major development decisions should betaken in consultation with public, particularlyaffected citizens- public reviews inviting objections/suggestions

Thank You