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Lavasa
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Lavasas Claims
A vision to build new cities Most forward looking Hill Station Path breaking direction in establishing new towns Hill station Live, learn, work & Play philosophy. 15,000 Ha. 2,00,000 Population. 90,000 jobs. 2 million annual visitors.
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Work barring personal work, (writing a book, painting or any activity involving self expression) means congregation.
Congregation, even that of mere Residences beyond a certain limit result in traffic movement, air, sound and water pollution and degradation of earth.
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Masoori.
Learning in residential schools away from undesirable influences of urban life and in tune with the nature.
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in a Hill Station.
With many luxury hotels, Lavasa would wean away from Pune a substantial number of patrons from Pune and Hinjewadi
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Geologically table lesser intervention in drainage pattern Except for access roads the slopes are not disturbed.
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Optimum size
Hill station topography implies narrow winding and steep roads with a very limited traffic carrying capacity. Predominance of personal auto vehicles, especially by the served. Hill Station also have limited approach roads connecting them to them to nearest urban centers.
This compels city managers to provide for in city accommodation to all the servants . Larger the size of Hill Station more complex is the problem.
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Optimum size
With high cost of living in a hill stations even the servants are not
is must.
To uncomplicate the matters the number of the served has to be limited.
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Gymkhana.
Prescribed FSI is generally 0.30. Does it have flavor of Hill Station? Is the plot big enough to accommodate an outhouse for servants. This would have reduced travel trips by care takers and consequentially the under belly.
Computation of FSI
Firstly, unlike TDR,FSI per say is not calculated with ref. to
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TDR Philosophy
Any plot to be surrendered for claiming TDR is to be leveled, fenced,
The term Global FSI changes the whole complexion and results in
granting hidden extra FSI.
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Traditional method
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SPECIAL REGULATIONS FOR DEVELOPMENT OF TOURIST RESORTS / HOLIDAY HOMES / TOWNSHIP IN HILL STATION TYPE AREAS
1.
Any suitable area at appropriate height and suitable topographical features can be
declared by Government in Urban Development. Department for purpose of development as Hill Station. (What Criteria?) 2. The area under the development complex shall not be less than 400 hectares and not
6.
The complex shall also provide 33% of the total area under development as Garden /
Open space / Parks excluding the forest area if any included in the project. ( How to reckon total area?) 22. The Development contemplated shall in no case will involve the cutting of mountains. The
Development contemplated as far as possible shall not involve the cutting of the mountains, however the construction on slopes having gradient between 1:3 to 1:5 shall be allowed preferably by using the stilts.
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27. The minimum width of any layout road in this area shall be 9 m.
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Any of the Rules except Floor Space Index in the Special Regulations for
development of Tourist Resort/Holiday Homes / Townships in Hill Station type areas may be relaxed by Govt. with or without conditions. Provided that the relaxation sought does not violate health safety, public safety and fire safety
Relaxations granted
1) Town Center is allowed with predominantly Commercial user. 25% of the
developable area is allowed to be developed for Town Center subject to conditions that : b) Town Centre shall be permissible in the valley o flat lower portion and shall not
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Global F.S.I. of development shall be considered sector wise and shall be used in the same sector.
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D-1 D-2
D-1 D-2
D-8
D-1 D-2
D-8
D-3
D-8
NDZ
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Global FSI
1.00 FSI of R Zone (Plots +15 % RG+ Roads*) + 0 20 FSI of NDZ + 0 FSI of Hill top Hill slope Zone.
Townships from Pune District Region 1.00 FSI of R Zone (Plots +15 % RG+ Roads*) + 0 50 FSI of NDZ + 0.30 FSI of NDZ against and within Mun. Corporation limits
premium + 0 FSI of Hill top Hill slope Zone
Townships from Pune District region and outside Mun. Corporation limits
1.00 FSI of R Zone (Plots +15 % RG+ Roads) + 0 .50 FSI of Agricultural Zone + 0.50 FSI of Agricultural Zone against premium + 0 FSI of Hill top Hill slope Zone
0.30 FSI for Plots from predominant (R) Zone + 0 FSI of 1:3 Slope 26
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The thinking
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Sedimentation control
Construction practices in hilly region
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