TERMS OF REFERENCE

For reinvigorating Sitabuldi commercial precinct

1. Introduction 1.1 Background Market places in the city develop over a period of time based on the needs of the people. These market places thus develop certain specific characteristic unique to it. Thus Market places have always been the mirror that reflects the transformation in the city due to rapid urbanization and globalization. However certain markets within the city remain static over a certain period of time and but when these markets gain locational advantages due to transformation in the city; they feel the pressure to change. It is this pressure to change that initiates the process of transfiguration (of such market places) because of its newer linkages with the altering trends in the city. Newer typologies get added in the fabric which may destroy the inherent character of the market place, with the pressure to change to meet the pace of city transformation these degenerated market places also has to face issues related with insufficient infrastructure, parking, congestion and services It has been observed in many transforming market places (especially in case of Sitabuldi market) that the approach to this change is not holistic because of various reason like ownership etc; and there is a need to foresee the future of such vulnerable places in the city to channelize the pressure of change to generate positive transformation. Therefore the project which shall be initiated by NIT (Nagpur Improvement Trust) intends to look at the various issues faced by the degenerated and transforming market place i.e. Sitabuldi commercial precinct or CBD- situated at the heart of the city of Nagpur and provide solutions for the same by preparing a Renewal Master Plan along with urban design guidelines which is further elucidated in the scope of work. 1.2 Project Area The project area is a part of West Nagpur and is approximately 50 ha of commercial and residential precinct as shown in map (Fig-1) on pg 8. and the detailed account of the context and issues is as explained in the section below: Context and Issues Being located in the heart of the city of Nagpur, Sitabuldi market area was once upon a time a social node and a community precinct for the Sitabuldi fort, Mahajan Wada, Buty Wada and other residential areas surrounding it. The market was eventually developed by old city
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business men, the major portion of which was held by Buty (who worked under Bhosle Raja) and others. The area gradually transformed from residential/mixed use precinct to one of the largest and oldest commercial precinct of the city with a distinct character of its own which has been so evident in Modi No.1, 2 and 3 of the market. With the recent transformation in city, Sitabuldi market has found itself in the location where it is under tremendous pressure to change. However (with many commercial and residential buildings which have almost reached their full life) the transformation is just skin deep to cope up with changing face of the city as the majority of the properties are privately owned and thus a piecemeal approach was used till recently not ony by the private developers but also by the authorities to balance the altering trends in the city. However with the recent proposal for metro rail the Sitabuldi precinct is all set to have a major interchange metro station which shall further accelerate the growth in the surrounding area, but looking at the markets present conditions one can predict that the market shall not be able to cater to the changes brought in by this major intervention. Looking at the pace of growth and transformations in the city if Sitabuldi Market area continues to develop in a haphazard and fragmented way and no action is taken to control the piecemeal approach and skin deep transformation, the marketplace may lose its potential value further. Therefore it is unavoidable to keep it in its present condition and expect positive transformation. The recent project Glocal Square proposed on the Buty Mahal site is a witness to the above stated approach of development in the market, where the project intends to accommodate the street vendors and few other shops in a controlled environment which would eventually destroy the soul of market. The proposal for demolition Supermarket Area in the precinct to build a mall on BOT basis is another example of the piecemeal approach for changing the face of the market place to keep up with the need of the citizens. Today there is a small portion of the precinct that has residential typology and mixed used typology (with commercial on ground floor and residential on top floors). However the residents of this area are devoid of any public facilities and open spaces for recreation, thus degrading the neighborhood quality in this area. The commercial activities have taken over the residential activities and the remaining residences are also threatened by the haphazard commercialization of the area. It is evident from the above few transformation examples that without any transformation guideline the transformation done by the private owners may degenerate the precinct further because of the piecemeal approach. Thus it is necessary that this market transforms to tap its potential and there is a need to identify the capacity for change and investment within the context that majority of the land in Sitabuldi Commercial Precinct is privately owned and a very small part is owned by the Govt. For this purpose the project to revitalize the precinct which shall be undertaken by NIT has to be holistic in nature so that it rejuvenates the whole market precinct by:

Strengthening the economic opportunities for the businessman, Providing a good and safe neighbourhood environment to the residents, and Reinforces the inherent character of the market

2. Objectives The project aims to regenerate the Sitabuldi Market Precinct to face the pressure for transformation in the city while retaining the inherent character of the market place by1. 2. 3. 4. Restructuring the exiting fabric of the market through typo morphological changes. Retrieving the social life of the neighbourhood. Retrofitting social life in the commercial precinct Enhancing the imagibility of the area and reinforcing the inherent character of the market place. 5. Strengthening the capability of the area so that it adapts to the transformation likely to come up as a result of the proposed metro station.

3. Scope of work The primary goal of the proposed redevelopment/renewal project is to revitalize approximately 50 ha of the residential cum commercial precinct of Sitabuldi. In doing so the project intends to enhance the commercial activity and encourage residential housing within the delineated area as shown in the map (Fig-1) on pg 8. For this purpose the scope of work involves preparing a detailed urban renewal master plan along with a vision for the future use and development of the project area with an understanding of how currently the precinct functions, its use pattern, ownership, aspirations and preference of all stakeholders. The scope of work also involves framing of Urban Design Guidelines to supplement and support the Renewal master plan taking into considerations landuse and density analysis, transportation analysis and streetscape improvements needed to be undertaken etc. to create a vibrant mixed used- residential and commercial precinct. The scope of work also includes identifying areas within the precinct which contributes to the distinct character of the market place and to make proposals as to how they may be enhanced. The proposal can be implemented on PPP basis or sole by the Govt. where necessary. The renewal master plan will also identify opportunities for improvement and development of the commercial area within the precinct /CBD by providing development guidelines and make proposal for the same to be implemented on PPP model to provide investors in the area certainty over next few years.

4. Methodology The following methodology shall be adopted in the process of preparation of the Urban Renewal master plan, urban design guideline and proposal for projects identified in the area. A. Documentation of the present scenario To achieve the aim of holistic development of the area there has to be through understanding of the present scenario. For this purpose documentation of the whole precinct has to be done which shall be in form of maps. The documentation would involve spatial and visual mapping of the following: 1. Building Use 2. Typology 3. Condition, height and age of buildings 4. No. of commercial and residential properties 5. Revenue generated in past 5 years (both residential and commercial) 6. Land rates for past 5 years (both residential and commercial) 7. Transport and movement network (Modes of transport, city level linkages, location of proposed metro stations, metro routes passing through the area, pedestrian network, parking plazas, major routes and nodes, proposed FOB and subways) 8. Activity mapping (vendors, social spaces if any etc.) 9. Social infrastructure 10. Open space structure (type of open spaces, parks, parking grounds, stadiums etc) 11. Heritage structures 12. Inherent character and image of the place. The documentation stage also involves on site survey through questionnaires and interviews of the retailer, vendors, users and residents of the area about their needs and aspirations from the proposed project. B. Analysis and interpretation The documented information shall be studied by overlaying all the mapped layers and the SWOT analysis would be done by the team of experts to understand the potentials of the area. The interviews, aspirations of the people and survey results shall play a major role in the interpretation of analysed data and documents. C. Draft Renewal Master Plan, urban design guidelines and Public Participation Based on the analysis and interpretation a draft Renewal Master plan along with urban design guideline shall be formulated which shall be presented to the public and their recommendations and suggestions shall play a vital role in improvising and preparation of final master plan and guidelines.
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The draft master plan shall contain details about the 1. Vision for the area for next 20 years 2. Recommended proposal for the area 3. Finance and budgeting for the projects to be done based on PPP model 4. Scheduling of the activities that shall be required to implement the proposals 5. Recommendations of team of experts 6. Project Feasibility analysis 7. Urban management details for the regenerated area 8. Social Impact assessment The draft UD guidelines shall contain details about: 1. Streetscape 2. Detailing of pedestrian oriented streets and corridors, lighting etc 3. Special details for identified heritage zones and projects 4. Special guideline for existing landmarks and gateways as a part of renewal scheme 5. Regulations regarding landscaping elements 6. Signages and facade treatments of the commercial areas - Materials, sizes etc. 7. MOS requirements 8. Placemaking strategies The Draft master plan along with UD guidelines would in form of drawings, maps and report. D. Preparation of Final Master plan and public awareness The draft master plan shall be reviewed and the suggestions obtained through the public participation and stakeholder workshop shall be analysed and necessary amendments shall be made. The final master plan along with urban design guidelines shall be made available to public for final approval. After the final appraisal the Master plan and guidelines in the form of Maps, Plans, drawings and report shall be made available to public, developers and governing bodies to be referred and followed strictly for carrying out any development and transformation from the date of publication of the master plan and guidelines. E. Review and Implementation The guideline and master plan shall be reviewed periodically and shall be made mandatory to be followed for any developments and transformations to be carried out from the date of publication of the master plan and guidelines. 5. Stakeholders Involved Being a predominantly commercial and a mixed use precincts various stakeholders are involved like: Traders, retailers and the associations established by them eg. Sitabuldi Merchants Association
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Vendors, Hawkers and the associations established by them Residents and RWA Governing bodies- NMC (Nagpur Municipal Corporation) and NIT (Nagpur Improvement trust) The buyers or shoppers Involving these stakeholders in the whole process is of utmost importance for understanding their needs and aspirations. 6. Duration of the project and Scheduling of the activities The vision as stated in the Renewal Master Plan is envisaged for 20 years from the date of publication of the Master plan and UD guidelines. However the duration for the preparation of the Final Renewal Master Plan and UD guideline should be done within a period of 6 months from the date of award of contract. For this purpose the various activities are to be scheduled as follows: 1. Phase I Duration: 1 month Detailed project review and documentation a) Preliminary Ideas workshop with the project team. b) Complete documentation and mapping as explained in Sec 4A. c) Conduct on site surveys and interviews. 2. Phase II Duration: 1.5 months Detailed analysis and interpretation a) Workshop with project team to conduct SWOT analysis based on the documentation and interviews. b) Prepare preliminary finance and budgeting schedule with the team of experts. 3. Phase III Duration: 2 months Draft Renewal master plan, urban design guidelines and public participation a) Prepare conceptual/ preliminary Urban design plans. b) Prepare conceptual / preliminary development, servicing, implementation and financing plans. c) Public meeting to present conceptual / preliminary plans to the community. 4. Phase IV Duration: 1.5 months Preparation of Final Master plan and public awareness

a) Prepare final Master plan along with final development, servicing, implementation and financing plans. b) Public meetings to present final plans to the community. 7. Team of Experts 1. Urban designer and planner To promote holistic development of the area and to understand the areas potential and future growth it is important that urban designers and planners are involved at every stage of analysis so that comprehensive renewal strategies can be formulated for the area in context with the city. To develop urban design guidelines to retain the character of the market while it is transforming the inputs by urban designers shall play a vital role. 2. Conservation and Landscape Architects To prepare design guidelines for the on-site heritage structure and areas around it inputs from Conservation architects shall be necessary. The role of landscape architect would be to provide inputs in the guideline for the landscape elements like pavements, tree cover as well as prepare general guideline for the landscaping of parking plazas, landscape of Open spaces etc. 3. Transport and infrastructure planners Inputs from transport and infrastructure planners would be required at every stage of preparation of the master plan regarding the movement network, pedestrian streets and corridors, services, and urban management strategies etc. 4. Architects Architects shall be involved with the documentation and preparation of master plan and their inputs shall be necessary at all stages of work. 5. Financial consultant and retail analyst To understand the changes in the economic scenario in the city and it considerable impact on the retail and whole sale markets, expertise of economist/retail analyst has to be involved for the analysis and to predict the future of the economy of market places in Nagpur. To develop the project as a public private partnership venture it is necessary that private financial institutes and developers are also a part of the entire process. 6. Governing bodies- NIT and NMC Member of the governing bodies should be consulted to develop the project on PPP basis.

7. Project manager and other staff A team of well qualified professional headed by the project manager would be required to co-ordinate all the activities and the team of experts A part of the team shall also be involved in conducting on site surveys, interviews and documentation The team shall also be involved in conducting public meetings and co-ordinating between the team of experts and community.

Map of the area:

Figure 1