COMMERCIAL AREAS IN CHANDIGARH

56 Pages·2015·2.24 MB·English

Chandigarh Master Plan – 2031
7. COMMERCIAL AREAS IN CHANDIGARH
7.1 INTRODUCTION
Commercial areas in Chandigarh were planned to provide
adequate, organized retail and wholesale trading activity for the
city residents. The city has however emerged as a important
commercial hub.
A concept of hierarchical distribution of commercial centers was
introduced into the city plan as a departure from the organic
developments of the traditional towns. To provide a continuum of
commercial areas, the three major city level centres, planned as
precincts were interconnected through linear commercial belts
along the major arteries.
Similarly, while neighbourhood centres were planned within the
residential sectors, these centres were also planned to be
connected through underpasses across intercepting V3s to form
continuous neighborhood shopping streets running across the
width of the city in the East West direction. This concept has SHOP CUM OFFICES, CITY CENTRE SECTOR 17
however not been implemented.
With the exception of the City Centre, the entire hierarchy of
shopping centres were designed on the traditional Indian concept
as Shop Cum Flats (SCFs) with commercial activity on the ground
floor and residential unit above. The concept was however
modified in the second phase wherein flats were replaced by offices
thereby introducing the Shop Cum Office (SCO) concept.
The privately owned commercial properties built on standardised
plot sizes are governed by architectural controls to ensure
uniformity of architectural expression, streamline pedestrian
movement through mandatory corridors at ground floor level and
have organised advertisement space. While the city centre four
storeyed blocks are in concrete, the neighborhood centers have
brick and plastered surfaces, jalies and similar orientation.
NIGHT VIEW - SHOP CUM OFFICES, CITY CENTRE, SECTOR 17
79
Chandigarh Master Plan – 2031
The shopping centers of the city have undergone internal and
external transformations across the years, nonetheless the overall
character remains the same.
The commercial centres today pulsate with life and activity
throughout the day. Commercial activity has now spread to the
upper floors and the prosperous traders have moved out to the
main residential area.
Neighborhood shopping centers today no longer serve the
residents of the sector alone but also serve other sector residents
due to their transformation into specialized shopping centers.
Keeping pace with the city’s expansion and to meet modern day
requirements of the burgeoning population, new commercial
centers/areas have also been added.
However, some of the existing commercial centers are not yet
fully developed leaving some areas of the city devoid of facilities.
NEIGHBORHOOD SHOPPING CENTERS , SECTOR 19
The city also has a substantial amount of unorganized and
haphazard commercial outlets especially in the villages which
however addresses certain gaps in the planned commercial
centers.
The planning for the future requires a keen look at the existing
ground realities to gauge the adequacy and inadequacy of the
shopping centers in terms of stipulated norms to fulfill their role
as socio-economic and cultural centers. The gaps in infrastructure
thus need to be plugged in at each level in the hierarchy.
The existing shopping centers also need to respond to the modern
day trends and expectations and thus would need to be suitably
retrofitted.
The chapter thus presents a detailed stock taking of the present
status of the commercial areas in the city and the policy guidelines
and specific recommendations to enable them to meet the
aspirations of the people.
80
Chandigarh Master Plan – 2031
7.2 HIERARCHICAL ORDER OF COMMERCIAL AREAS
The details of commercial areas as per original plan and the
PLAN 1 : SHOWING COMMERCIAL AREAS
subsequent additions to the commercial areas is as under:
7.2 .1 COMMERCIAL AREAS AS PER ORIGINAL PLAN
Commercial areas were planned in a well organized
hierarchical order to cater to the requirements of the 5 lakh
population of the city.
Wholesale trade
- Grain, Fruit & Vegetable Market, Sector 26 on Madhya
Marg.
- Timber Market, Sector 26 on Madhya Marg.
- Bulk Material Market, Sector 7 & 26 along the commercial
belt onMadhya Marg.
City level shopping centre
- City Centre, Sector 17 at the junction of Madhya Marg &
Jan Marg.
Sub city level shopping centres
- Sub City Centre, Sector 34 at the junction of Dakshin Marg
& Himalaya Marg.
- Sub City Centre, Sector 43 at the junction of Himalaya Marg
& Vikas Marg .
Commercial belts along major avenues are as under :
- MadhyaMarg stretch between sector 9 and Sector 26
- DakshinMarg stretch between sector 20 and 22
- HimalayaMarg stretch between Sector 22 and Sector 43
- Udyog Path stretching across Sector 17/22
- Vikas Marg (North Side) stretch between Sector 40 and
Sector 47.
Neighbourhood Shopping Centres
Neighborhood shopping centres have been provided in
each residential sector with the exception of the small
sized, low density northern sectors i.e. sectors 2, 3, 4, 5, 6
and sectors 25 and 43.
81
Chandigarh Master Plan – 2031
7.2.2 SUBSEQUENT ADDITIONS TO THE COMMERCIAL AREAS
7.2.2.1 Additional commercial areas planned within the sectoral 7.2.2.3 SPECIALISED COMMERCIAL MARKETS
- Auto repair markets in Sector 28, West of Sector 38, Sector
grid:
48 and as part of the Commercial belt along Himalaya Marg
in Sector 43 and Sector 52
Wholesale markets
- Furniture Market as part of Neighbourhood Shopping Centre,
- Second grain, fruit & vegetable market, Sector 39 West
Sector 34
- Modern Terminal Market, Sector 56
- Meat Market as part of Neighbourhood Shopping Centre,
Sector 41 .
Commercial belts
- Commercial belt along Vikas Marg (south side) stretching
7.2.2.4 DAY MARKETS
between Sector 48 and Sector 56
- Sectors 7 to 11, 15D, 18, 19C, 20C/D, 22 C/D, 23C, 24, 26,
27D, 37, 38, West of 39, 40, 41, 42 43, 46, 47C.
- Additional Neighborhood shopping centres
Area for neighborhood shopping centres have been
earmarked in the layout plans of sectors 48 to 53 of the
Phase III sectors. For sectors 54 to 56 and 61 & 63 which
are only part sectors , the neighborhood shopping centres
fall in the SAS Nagar portion of the sector. In these sectors
convenient level shopping centres have been planned.
- Convenient Shopping
- Convenient shopping centers have been provided as clusters
of 10 to 15 shops at sub sector level in Phase II and III.
This category is the lowest in the hierarchy of commercial
centres.
7.2.2.2 ADDITIONAL COMMERCIAL AREAS PLANNED OUTSIDE THE
SECTORAL GRID:
- Commercial belts in Pockets 2, 3, 4,. 5, and 6 Manimajra
along the Madhya Marg (Refer Development Plan Manimajra
1990).
82
Chandigarh Master Plan – 2031
7.3 PRESENT DAY STATUS OF COMMERCIAL AREAS
Quantum Trading
7.3.1 Regional Wholesale Trading-Whole sale commercial outlets Unhealthy mix of heavy freight vehicles with inter city and intra
city level vehicles adversely impacts the smooth flow of traffic
Grain, Fruit and Vegetable Market, Sector 26 alongMadhya Marg
The Wholesale Market for Grain, Fruit and Vegetables is located in
Sector 26 along Madhya Marg and in close proximity to regional
roads, railway station and the industrial area. The wholesale Timber
Market Sector 26 and Bulk Material Market Sector 7 & 26 have also
been planned adjacent to it. The site has been planned with SCF’s /
booths, auction platform, parking areas for trucks and public,
loading unloading platforms and office of the Marketing Board.
The facilities in the market include 72 grain shops, 40 fruit and
vegetable shops, 69 godowns, 36 general shops, 82 booths and
3 chakki shops. The mandi also has two banks and a post office.
PLAN 2 : GRAIN FRUIT AND VEGETABLE MARKET, SECTOR 26
83
Chandigarh Master Plan – 2031
7.3.1.2 PROBLEMS OF WHOLESALE GRAIN, FRUIT AND VEGETABLE
MARKET
The planned location of the Wholesale Grain ,Fruit and Vegetable
Market at one end of the city was ideal till the emergence of the
township of Panchkula and extensive development in and around
Manimajra on its eastern end. Today, this area is no longer on the
fringe of the city.
To prevent heavy freight vehicles from impacting the smooth flow
of traffic along Madhya Marg the movement of heavy vehicles into
the city has been restricted between late night to early morning
hours. However, the heavy vehicular traffic on the internal streets
feeding the Grain Market and adjoining areas disrupts the
ENCROACHMENT OF ROADS BY STREET VENDORS AND
functioning of the Police Lines located across it.
HAPHAZARD/EMERGENCE OF PARKING OF VEHICLES ALONG ROADSIDE.
The existing infrastructure is unable to meet the current day
requirements as a result of which there are building violations,
encroachment of public corridors /pavements /stacking of goods on
rooftops by shopkeepers. There is an absence of facilities for the
labour too who are left to manage in make shift unhealthy
arrangements.
Other issues include inadequate and poorly maintained public
conveniences resulting in insanitary and unhygienic conditions and
poor management of garbage disposal which is in sharp
contradiction of the image of the City Beautiful’.
INADEQUATE INFRASTRUCTURE TENTS PITCHED ALONG V3 ROAD
RESULTS IN VIOLATIONS AND SIDE ARE INCOMPATIBLE WITH THE
ENCROACHMENTS ON PUBLIC LAND CITY’S ORDERLY AND PLANNED
CHARACTER
To decongest the market, it has been planned to shift the wholesale
grain component etc to Sector 39 leaving only retail trade in the
Wholesale Grain, Fruit & Vegetable Market Sector 26. The Second
Grain Market in Sector 39 is however partially developed as such
there is no relief from the problems so far.
84
Chandigarh Master Plan – 2031
7.3.2 TIMBER MARKET
An area of 21.39 acres along Madhya Marg adjacent to the Grain
Market in Sector 26E has been earmarked as the Wholesale Timber
Market with facilities of timber sites, booths, seasoning sites,
parking and green areas. A community centre and fire station have
also been planned in the area. An area of 2.63 acres has been kept
as ‘Reserve’.
7.3.2.1 ISSUES
- An area of 9.31 acres has not been developed due to
existing structures of the Public Works Department.
- Poor upkeep and maintenance of open areas and green
spaces. Spillover of timber sites onto public land.
- Of the two seasoning sites, one is being used for parking of VIEW OF TIMBER MARKET FROM MADHYA MARG
trucks etc.
TIMBER SITES AND BOOTHS
PLAN 3: TIMBER MARKET, SECTOR 26E, CHANDIGARH
85
RESERVE AREA
Chandigarh Master Plan – 2031
7.3.3 WHOLESALE / BULK MATERIAL AND RETAIL SHOPS IN 7.3.3.2 ISSUES AND PROBLEMS
COMMERCIAL BELTS ALONG V2S AND V3S
Due to economic compulsions, while most of the SCF’s have
7.3.3.1 The Bulk Material Markets of sectors 7 and 26 provide the
availed conversion to more profitable and much in demand uses
largest show rooms of the city with large courtyards and storage
such as hotels requiring large plot sizes – on the other hand
space on the ground floor at the rear of the building. While the
marble dealers have squatted on private agricultural land on the
public parking and public corridor face the Madhya Marg, the
peripheral area on the city eg the Dhanas – Mullanpur road.
loading and unloading activity goes on behind the showrooms
where extensive parking has been provided. To minimize
The existence of the wholesale and the new emerging hotels and
disturbance to the adjoining residential areas, the markets are
commercial activity in the show rooms of sector 7 and 26 creates
sufficiently set back from the areas .
an unhealthy mix of high end commercial and heavy traffic and
noise generating service activity. The problem of parking is acute
towards the front of the commercial areas and space for fire
tender movement is also obstructed.
Additional covered area has been allowed to the showrooms
through partial coverage of rear courtyard, construction of
basements, however, there is persistent demand for permitting
coverage of entire courtyard and ‘Box Type Structure’ on the
pattern of SCO’s of the second phase sectors as well as change in
architectural expression.
SCOs, SECTOR 26
SCOs, SECTOR 7
WHOLESALE SHOWROOMS ALONG MADHYA MARG
LOADING AND UNLOADING TOWARDS THE REAR OF THE SHOWROOMS
WHERE EXTENSIVE PARKING HAS BEEN PROVIDED
86
Chandigarh Master Plan – 2031
7.3.4 CITY CENTRE, SECTOR 17
Subdivision of shops and constant remodeling of interiors with rich
specifications to accommodate national and international brands
7.3.4.1 PLANNING CONCEPT
and change of trades is witnessed.
The main commercial and business hub of the city planned and
designed by Le Corbusier as the ‘heart’ of the city has been centrally
located at the junction of two major roads the Jan Marg and the
Madhya Marg. The City Centre has distinct, institutional, commercial
and civic zones .
The commercial area offering the highest order of commercial activity,
the Bank Square, the Town Hall, and the State Library are located
towards the north and form the core area of the City Centre, while the
civic area with the Police Station and its housing, the Fire Station,
Parade Ground, Treasury, District Courts, Inter State Bus Terminus, INSTITUTIONAL PERIPHERAL BLOCKS
Football Stadium, Exhibition Area is located towards the south of the
PLAZA NEAR THE BIRD FOUNTAIN
sector. Institutional/commercial belts have been planned along the
City Centre flanking the main roads wherein major hotels, banks,
local and central offices have come up.
The core area has been planned as a pedestrian paradise of
seamlessly interlinked spaces of varying scales offering a variety of
spatial experiences. The plaza is surrounded by four storied concrete
buildings that lend scale and also provide a buffer segregating
vehicular and pedestrian movement within the sector.
THREE STOREYED ARCHITECTURAL
The Neelam Plaza is a vibrant hub of the city centre. The area pulsates
CONTROLLED BRICK BUILDINGS
with activity and people especially during the weekly carnivals, and
FOUR STOREYED RCC BUILDING
seasonal fairs. The multidimensional use of the space is witnessed
through the outdoor exhibitions, street plays, awareness drives by
various social and cultural organizations of the city.
7.3.4.2 PROBLEMS AND ISSUES
The City Centre has not been fully realized as per the original plan.
The plaza near the State Library was meant to be the main Chowk of
the commercial hub however due to predominance of government
offices, the area gets deserted after office hours. During working
hours also, the plaza and the double height public corridor of the
Town Hall is taken over by the spill over of office activity. NIGHT VIEW OF THE CITY CENTRE
87
Chandigarh Master Plan – 2031
282 acres of the City Centre are nearly fully developed but for
2 pockets (2.7 acres and 7 acres) on north of City Centre along
Madhya Marg. The area has been shown as ‘reserved for
commercial buildings’. Two plots along Jan Marg, one approved for
multilevel-cum-commercial use and another plot allotted to a hotel VISUAL POLLUTION DUE TO
SIGNAGE,
have also not been constructed. The office of the Municipal
BLACKENING AND WEATHERING
Corporation is also incomplete. The City Centre presents an
OF FACADES
uninviting and poor streetscape along the Madhya Marg and Jan
ACUTE SHORTAGE OF PARKING
Marg, due to non development of the area abutting the main roads.
Non-execution of the Eleven Storied Building of Post and Telegraph
Office makes the skyline of the city centre monotonous diluting its
intended urban design. The building planned near the main Chowk
was intended as the focal point of the City Centre scaling in height
and volume over the four storeyed buildings of the complex.
The City Centre has witnessed intensified commercial activity
BROKEN PLAZA FLOORS WITH
resulting in the extensive commercial use of upper floors of SCOs.
UNEVEN SLOPE DIRECTIONS
The vertical movement is however not clearly defined and
CAUSING STAGNATION OF WATER
interconnected since the SCOs were not designed for commercial
use.
Mezzanine floors are being carved out within the built volumes at
the expense of making large portion of the ground floor inaccessible
to the differently abled .
Extensive use of basements for commercial activity without
adequate safety provisions. With the advent of global brands landing
in the city, need for larger floor plates to cater to the new trends of
shopping are being felt which however cannot be addressed within
UNORGANIZED STREET
the stipulated architectural controls.
HAWKING ACTIVITIES AND
There is an acute shortage of parking. VENDORMOVEMENT
There is congestion in the surface parking areas while there is non
utilization of basement parking. The Comprehensive Mobility Plan
report prepared by RITES has projected a shortfall of parking space
for 3000 vehicles in the centre.
88