The New Indian Express 07.12.2010
Operation planning
The Kochi Master Plan, in its planning approach, has divided the Kochi City Region into 11 planning divisions. The planning divisions one, two and three are Fort Kochi and Mattanchery, Willingdon Island and Ernakulam. The other divisions include Chellanam, Kumbalangi, Maradu and Kumabalam, Tripunithura and Thiruvankulam, Vadavukode-Puthenkurissu, Kalamassery and Thrikkakara, Eloor, Cheranallur and Varappuzha.
The eleventh planning division includes Elamkunnappuzha, Mulavukadu, Njarakkal and Kadamakkudy. The master plan further says that a strategy for these 11 divisions has to be planned and developed to make them ‘self-contained.’ Considering the population size and intensity of development, each area can be further divided into sub-divisions.
Tasks ahead
Experts say that the Plan employs planning divisions and planning sub-divisions as major planning tools which is a good move. This brings in some sort of flexibility into the Plan. The strategy of bringing in inclusive land-use categories is also welcome. These initiatives and the departure from regular rigid, exclusive land-use zoning are also appreciable, they pointed out.
Each planning sub-division is around 5 sq km area of intense urban development. Hence, preparation of detailed town planning schemes are essential. The challenge lies in implementing the urban renewal projects in a participatory mode involving all stakeholders.
“Within the 13 planning sub-divisions of Planning Division 3 in Ernakulam Mainland, it is noted that almost all major roads have been marked for widening. Along with the widening, as a fallout of the same, the Development Control Regulations (DCR) allows higher intensity of development on its immediate sides of varying widths ranging from 75 m to 150 m each,” said urban designer Ajith Vyas.
He said that the DCR also limits the total built up area of non-residential buildings under regular R1, R2 and C1 zones within 150, 300 and 500 sq m. “This would mean that all large projects will be implemented within the 75 m or 150 m boundary.
The impact of this decision needs to be explored in detail on a sample area and the final urban form derived for a horizon year of 2031 would show dramatic congestion in the 3D form generated.
It is suggested that this approach may be reconsidered while the planning sub-divisions are being designed in detail,” said Ajith Vyas.
