Until now, transport and transit facilities chased residential and commercial growth. Now, however, transport and land use may be integrated in a manner that could redefine work-to-home and, indeed, home-to-shopping relationships, courtesy transit-oriented development (TOD) corridors.
Draft TOD master plans are being prepared for five cities in Madhya Pradesh - Indore, Bhopal, Gwalior, Jabalpur and Ujjain - after the urban development department cleared an interim report submitted by consultants Mehta and Associates.
The plans will identify potential corridor sites based on growth patterns, traffic volumes and demand.
It will also list suggestions to promote greater density along the corridors including mixed land use (permitting both commercial and residential activities), greater ground coverage, increase in permissible height and greater floor-area ratio (FAR).
In a civic first, the TOD plan will list not only the maximum but the minimum permissible FAR "so that land abutting the corridor is not under-utilised." "It will also permit purchase of FAR and the funds raised through this will be used to provide the necessary infrastructure on the corridors and also to make it sustainable," said a source.
Once it is notified, a chapter on the TOD master plan will be appended to the development plans as also the Bhumi Vikas Niyam, 2012.
"Only the provisions listed on the master plan will be applicable on TOD corridors," said the source and added that it would require amendments in, among others, the MP Nagar Tatha Gram Nivesh Adhiniyam and the MP Municipal Corporation Act, 1956.
The plans will be prepared keeping in view objectives listed in the National Urban Transport Policy (NUTP), 2006. "It will focus not just on mobility but also flexibility (lesser travel distance), accessibility, i.e. access to various human needs, land use, in other words.
The preparation of the five master plans will be fully funded by the Centre under a roughly Rs 3-crore grant to the MP government for parking, public transport, advertising and TOD policies.
TOD neighbourhoods typically centre on a transit station or stop (train station, metro station or bus stop), surrounded by relatively high-density development that thins as one moves away from the centre.
TOD master plans will suggest the following on or along the corridors
Mixed land use, greater ground coverage, increase in permissible height, greater floor-area ratio (FAR), purchase of FAR
Key strategies related to TOD that can help realise the objectives of NUTP, 2006
Integrating land use and transport planning
Priority to public transport
Priority to non-motorized transport
Need for parking policy
Innovative financing mechanisms using land as a resource.