"The best solution for decongesting cities like Mumbai is to create counter magnet towns nearby these Mega Cities, so that the population burden coming on them can be shifted. These counter magnet towns shall be well equipped in terms of infrastructure facilities, employment opportunities, and shall have all basic necessities for a good living.

Pradeep Misra, Founder and Director, REPL shares his view with Sandeep Sharma about his company, consultancy projects, stages involved in urban planning, flexibility available with regard to urban planning in Tier-I and II cities, solution to de-congest cities like Mumbai, green building concepts and feasibility of self sustaining township. Edited Excerpts…

Could you please tell us about your company, mission and objectives?

REPL is a company set up in 1992 for the professional practice of urban planning, architecture, civic infrastructural planning, structural design, building services and project management and now has the reputation of being one of the leading consultancy companies of India. At the same time REPL has maintained a high level of technical and professional competence and has acquired the status of ISO 9001:2008 Certification.

Could you inform us about the finer points of your scope of work in the proposed Zonal Development Plan for Ghaziabad Development Authority?

Project Name: Preparation of Zonal Development Plan of Zone No. 1 & 2 of Murad Nagar Master Plan 2021. Agreement has been signed between Ghaziabad Development Authority and Rudrabhishek Enterprises Pvt Ltd on 7th July 2011. Zonal Development Plan is a detailed plan for a Zone conceived and prepared within the framework of a Master Plan containing proposals for various land uses, roads and streets, parks and open spaces, community facilities, services & public utilities.

Scope of Work

• Preparation of Base Map showing all buildings, roads, railway lines, water bodies, culverts, bridges, high/low tension lines, drainage lines, layouts, parks, playgrounds, wetlands, etc. using high resolution latest satellite imagery.
• Preparation of existing land use map along with analysis of land uses
• Availability of existing infrastructure facilities
• Delineation of environmentally sensitive, heritage or other important areas
• Proposed landuse plan, circulation plan etc.
• Policy and strategy framework for development of the zone
• Zoning and development regulations

What are the various stages involved in urban planning?

Various stages involved in urban planning are:
Government Projects:
• Conduction of surveys (Socio-Economic Survey, Catchment Area Analysis etc)
• Consultation with Stakeholders, public representatives, members of associations etc.
• Preparation of Base Maps, Inception Report
• Presentations at various level
• Preparation of Analysis Report
• Projections and conceptualization
• Submission of final Report

Private Projects:
• Conduction of surveys (Total Station Survey, Ground Verification, Recon Survey, Inventory Surveys, Traffic Survey etc)
• Preparation & Presentation of DPR document
• Finalization of the Layout Plan and its submission
• Preparation of Financial Plan
• Superimposition of Sajra Map on Layout Plan through GIS (Geographical Information System)
• Preparation of Pre-Feasibility Reports
• Preparation & Finalisation of Development Agreement documents
• Release of working drawings of the approved layout, market drawing etc

Based on your experience in Urban Planning sphere, can you comment on the difference between the flexibility and options available to urban planners in Tier-I v/s Tier-II and III cities?

Tier-I: These are the most developed of all cities and are also known as Metro Cities. Anything build here fetches you great returns. As these cities are normally having land shortage, the type of development seen is more of vertical than horizontal.
Tier-II: These being the second tier cities have a lot of development potential. Land availability offers planners great flexibility to develop new ideas and many new townships have thus emerged in these cities. With numerous end users, these cities offer a wide range of real estate development.
Tier-III: These are relatively unexplored cities where unplanned development is still taking place. Options for development are numerous but due to lack of public and private interventions there is a reservation amongst the planners to enter such cities.

Could you elaborate on your field of expertise?

REPL has promoted specialization in various branches of urban planning, architecture, civic services and construction management. As such specialized departments have been established in these disciplines, which are headed by professionals of long standing experience in their respective fields. REPL uses Project Information System (PIS) with a view to provide the status or information of its under-construction and development works over internet to its client.

Which of your projects has been the most challenging till date and why?

The Preparation of Redevelopment Plan for Special Area as notified in MPD-2021 has been a very challenging project taken up by REPL till now. It was a difficult task to propose a plan keeping in mind the existing features like the heritage buildings etc, ground realities and on top of that the sentiments of the people living there for over 100 years.

What’s the solution to de-congest cities like Mumbai?

The best solution for decongesting cities like Mumbai is to create counter magnet towns nearby these Mega Cities, so that the population burden coming on them can be shifted. These counter magnet towns shall be well equipped in terms of infrastructure facilities, employment opportunities, and shall have all basic necessities for a good living.

How far the concept of self sustaining township feasible in our country?

The introduction and invention of new and modern techniques in the field of planning has actually made the dream concept of Self Sustainable Township, a reality. City are now designed with consideration of environmental impact, dedicated to minimize the required inputs of energy, water and food, and waste output of heat, air pollution, and water pollution. Modern methods for Rainwater Harvesting, Recycling wastewater, Solid Waste Disposal and Treatment, (Vermi-Composting and Recycling) have helped us to make the concept of self sustaining township feasible in our country.

How far the clientele requirement with regard to using green building concepts picking up in the proposed project plans?

Clients now-a-days are vigilant enough to use the green building concept in their proposed project plans. REPL also has such clients which are keen to have their buildings rated as Green Buildings. One of the latest Green Building concepts has been followed by Tulsiani Group in a Commercial Building of Sushant City, one of the finest projects done by REPL at Lucknow. The commercial project designed aims at a Platinum IGBC rating.

Sandeep Sharma,
Executive Editor / Project Reporter