A narrow, 300-metre long street in the Khadia area of Ahmedabad, between three and five metres wide at various stretches, has become the subject of a pilot project to integrate heritage preservation with modern urban mobility at the CEPT University.
Sankdi Sheri, meaning “narrow street” located in the busiest part and in the core of the old city, would once be a thriving jewellers’ market, the shops sharing walls with grand havelis dating back hundreds of years — some with gothic windows, carved wooden cornices, columns and beams.
If approved by the Ahmedabad Municipal Corporation (AMC), the model might be replicated in development of other precincts within the walled city. Through the Sankdi Sheri project, the team at CEPT University Ahmedabad has proposed a local area plan (LAP) as a template to develop areas of the old city.
Sankdi Sheri, with its unique pol network that fosters walkability and social interaction, urban fabric that balances commerce and residential life, rich architectural heritage strengthening its cultural identity and heritage assets, is one of the 57 precincts included in Ahmedabad’s UNESCO World Heritage dossier.
The street has 3 Grade IIA heritage structures, besides 7 Grade IIB and 11 Grade III structures. The grading of structures is a policy tool and a conservation strategy as per the Gujarat Gazette, and was made to protect heritage systematically, guide urban development, and manage change in a historic city without losing its outstanding universal value. It is a systematic method to categorise heritage structures based on their historical, architectural, cultural, and townscape value. Each grade comes with different levels of protection and conservation rules.
“We are thinking about considering it as a pilot Local Area Plan for heritage conservation and revitalisation in the old city. The AMC team has visited the site and studied possible solutions,” Ahmedabad Municipal Commissioner Banchhanidhi Pani told The Indian Express.
Some of the reforms suggested include incentivising heritage preservation and maintenance, facade design regulations, building front and facade alignment, cluster TDR (Transfer of Development Rights) and conservation credits among several other measures to improve the precinct.
City-based developer Rajeev Patel who restored the ornate Deewanji ni Haveli in Sankdi Sheri, and co-founded the City Heritage Centre and Ahmedabad Heritage Society there, is a bit concerned about the delay. He said, “Now after 2017 – eight years since UNESCO heritage city tag an intent for a scale up – a mass restoration of precincts – the entire area should have happened. By now TDR is a good help – but more things are to be done. We have so many examples in smaller countries like Nepal, Vietnam”.
Prof Jignesh Mehta, Programme Chair of Master of Urban Planning at CEPT University and Senior Adjunct Associate Professor, said, “How to leverage and conserve what we have. We need to start with what is more feasible as well as visible. That is the reason Sankdi Sheri was chosen rather than other roads like Gandhi Road. LAPs can be prepared precinct by precinct.”
The survey of the site by the team revealed the Graded heritage structures are being neglected due to deteriorating surroundings, overhead electrical wires, wall-mounted AC outdoor units, dilapidated buildings, excessive signages and presence of smaller plots for amalgamation.
“We studied Kyoto (Japan) as a case study from where we drew some of the examples on conservation and revitalization of heritage structures. For Sankdi Sheri, among the recommendations are all street-facing facades shall be constructed along the original built-to-line with no front setback. The horizontal and vertical alignment of openings, cornices, balconies and parapets shall correspond with adjoining facades to maintain a continuous street rhythm. Any architectural replication shall be carried out using authentic traditional materials and craftsmanship consistent with established heritage practices. The use of artificial, imitative, or substitute materials is strictly prohibited,” N Lanchenba M Singh, one of the final year students of Masters of Urban Planning, told The Indian Express.
Similarly, for signages for commercial facades the competent authority may refer facade proposals to the Heritage Committee for review to ensure conformity with these regulations. The precinct-specific facade guideline approved under the Local Area Plan (LAP) shall prevail.
The project prepared by the team further suggests that these shall be mounted within architectural frames and not obscure facade details, maximum signage height not to exceed 15 per cent of facade width, with prohibited materials like plastic, vinyl flex, ACP boxes, back-lit or digital displays. Signage colours and typography shall be in harmony with facade tones and precinct character.
“We have also proposed increasing Transferable Development Rights (TDR) so the owners benefit from the sale of Heritage Transferable Development Rights (HTDR). From an existing 50 per cent of utilised Floor Space Index (FSI) 150-200 per cent is proposed for the highest graded heritage value structure. This increased TDR can benefit the owners by selling the HTDR,” said Joyita Chaterjee, another student from the team. Other final year students of Urban Planning in the team are Kiran Ther, Kshitij Sharma and Samriddhi Jain.
Another incentive which might attract developers is by offering Cluster TDR or (Contributing) TDR to be made available through amalgamation of many contributing structures so as to increase the surface area available for TDR.
Further, incentive for maintenance has also been suggested. For instance, owners will get incentive for maintaining their property every five years. These can also be incentivised through HTDR based on the condition of the structure. This is to motivate owners to utilise the funds for conservation, restoration and maintenance strictly, said Prof Harsh Bhasin,visiting faculty at CEPT University, part of the team for the project.
Also, the concept of ‘Conservation Credits’ is proposed where funds can be acquired faster for conservation, upgradation and maintenance.
“On an online portal, developers provide funds for conservation and renovation works in exchange for subsidised purchasable FSI or credit points. Owner of property does not get immediate benefit but a long-term one through maintenance incentive,” Kshitij Sharma said.
Other suggestions by CEPT:
Congestion Fee – Congestion pricing to make drivers internalise the social costs of their road use, converting road access from a free good to a scarce and managed resource. Track vehicles and fines through smart technology, application cameras and such.
Asset Creation – Redevelop unused or inefficiently used government-owned buildings to enhance their value and use them for tourism or amenities. For instance, AMC School Sankdi Sheri, Redesigning of Mandi building
To solve traffic congestion, on-street parking, informal vending spillover and footpath encroachment that affects pedestrian movement and overall user experience of the streets in this historic core, short loop circuits on minor roads have been proposed.
In the public realm, traffic reconfiguration along Manek Chowk Road and Gandhi Road, managing encroachment into the streets, pedestrian and street revitalisation.
If approved by the Ahmedabad Municipal Corporation (AMC), the model might be replicated in development of other precincts within the walled city. (photo by Bhupendra Rana) 
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