Transformation of a Planned Neighborhood: Jayanagar, Bengaluru

Illustration of the famous Jayanagar BDA complex

Introduction

The article aims to study a one square kilometer area of Jayanagar in different aspects. It is intended to be a comprehensive essay of the area for planners, designers, sociologists and residents. The document analyses the current scenario of Jayanagar through four different aspects that include setting up historical and spatial context with the city, evolution, street network and land and built use. The article provides analyses and inferences to comprehend the growing demand and redevelopment of Jayanagar and how it would further evolve in the coming years. The article draws information from primary surveys, documentation and secondary data collection from relevant journals, reports and government websites. The first chapter pertains to Jayanagar’s spatial context in the city of Bengaluru. In addition to that, the satellite image of the study area was observed to analyze the structure and pattern of Jayanagar. The strong influence of the city’s evolutions on the study area subsequently led to the next chapter on the transition of Jayanagar over the period of twenty years. The gridiron street network was an incite to the third chapter that contains a detailed quantitative analysis of the street network in terms of connectivity, accessibility and walkability. Road elements and conditions were carefully documented to support the analyses. Finally, the transformation of Jayanagar was studied by understanding the changes in building typologies and land use that play a key role in the market.

Decoding the Neighborhood: Contextual Setting and Interpretation of Aerial Imagery

Jayanagar is a popularly known neighborhood in the 5th largest megalopolis of the country, Bengaluru. Figure 1.1 locates Bengaluru, the capital city of Karnataka, a perfect example of rapid urban agglomeration in India. Until the 1980’s, Bengaluru was a comfortable middleclass town with secure union jobs in the large public sector research and manufacturing firms. The city’s urban scape was shaped by the housing colonies for these large plants with English medium schools, parks, dense tree cover & community centers. Jayanagar was one of the early planned neighborhoods in the city, right after independence. The IT explosion led to massive migration to Bengaluru, which has changed the landscape of the neighborhood of Jayanagar over the past decade.

Figure 1.1 Bengaluru the Capital City of Karnataka. The area highlighted in green represents the city of Bengaluru within the state of Karnataka that is shown in grey.

Jayanagar, an affluent residential and commercial neighborhood in the southern part of Bengaluru, starts from the southern peripherals of Lalbagh and “South End Circle”. The Ashoka Pillar marks the beginning of Jayanagar territory and progresses towards the south. The entire locality is subdivided into 9 areas referred to as blocks. Figure 1.2 demarcates the 1kmsq chosen for the study with respect to its surroundings. It lies mostly within the 4th block and partly contains the 7th block of Jayanagar. It falls under the Pattabhi Ram Nagar Ward, numbered 168.

Figure 1.2 Locating the study area. The dotted square demarcates the study area. Other popular locations in the surroundings are highlighted by road connections and labelled.

Spatial Interpretation

Figure 1.3 is largely dominated by a gridiron road network. A concrete line is visible running through a densely forested area along the west edge. A huge building footprint on the north indicates a large shopping complex, and the road running along the east edge speckled with a number of cars in Figure 1.3 indicates a busy commercial spine. The pattern of the plots look like a homogeneous grain throughout. However, the presence of few large pockets reflects public spaces. Another important observation is the fabric which is dominated largely by a grid iron pattern. Figure 1.3 also shows the largest footprint that is a bus terminal of 2830 sqm and the smallest footprint in the bottom right corner of 20sqm.

Figure 1.3 Satellite imagery of Jayanagar. The footprints highlighted in green are the largest and the smallest footprints in the northeast and southeast corner of the study area.

Road Network

Jayanagar shopping complex and the commercial spine, the 11th Main road, are the most active zones. These areas receive a high foot fall and form the nodes of this region. These commercial spaces are the commercial magnet to the 9 blocks of Jayanagar and the surrounding neighborhoods like Bhanashankari, BTM layout and JP Nagar. Figure 1.4 shows various important nodes of Jayanagar.

Figure 1.4 Conceptual Diagram Of Important Roads And Nodes. The red arrows represent the important roads that facilitate the nodes which are represented in green concentric circles. The satellite images on the left are thumbnails of these nodes.

Green Cover

The satellite imagery is also dominated by vegetation with full grown trees along the roads in the study area. Figure 1.5 shows how the trees form boulevards and shaded streets in Jayanagar.

Figure 1.5 Conceptual Diagram Of Green Boulevards. The green dots represent the trees of the study area and the green zones are the major boulevards. The satellite images on the left are thumbnails of these boulevards.

Observations from Site Visit

The precinct is experiencing a transformation with respect to building typologies and its usage due to the change in land dynamics in the neighborhood. The land parcels that were once meant for residential single-family buildings, are largely being dominated by the commercial spaces soaring up to 4–5 floors. Figure 1.6 is an example of the commercial transformation around the single family buildings which was once much more predominant in the neighborhood.

Figure 1.6 Residences in Jayanagar. The image is centered on a single family house with tall buildings around.

The scale, grain, open spaces, and road network reflect that the area was planned, with lush green vegetation cover along the streets. The area of study contains some important nodes that receive footfall from not only the immediate localities but also from surrounding neighborhoods. Further attention to the aspect of the commercial take over in the region seems to have scope.

Glimpses of the neighborhood.

Transformation of a Quaint Neighborhood to Bustling Commercial Zone: Evolution and Redevelopments in the Past Couple of Decades

Origin and Development

Bengaluru was a bi-nucleated city consisting of the urban settlement and the military cantonment. The boards merged in 1948 to form the Bengaluru city corporation for the new unified Bengaluru city. The city witnessed large scale public industries through the following decades in the fields of telephonic communication, machinery, electronic goods, etc., it also witnessed the formation of a large number of residential layouts which made it a pensioner’s paradise. One such locality was the Jayanagar neighborhood was laid out in 1949. With numerous art deco bungalows, backed with abundant parks — playgrounds, accessible schooling system and a neighborhood commercial complex in modern architecture, Jayanagar quickly became an affluent neighborhood in comparison to the then surrounding neighborhoods. In the last two decades, the precinct has seen transformation largely in two aspects. One is along various sub-arterial streets and the other is the redevelopment of the commercial block. Figure 2.1 demarcates all the redevelopments and transformations that have been observed in Jayanagar.

Figure 2.1 Transformation pockets. The double line towards the left indicates the metro line. The broad arrowed lines are the important roads in the precinct that have been affected due to the transformation. The red zones are the buildings that have been developed.

Transformation

Towards the end of the 20th century, Bengaluru had already seen large investments and migration into the city. To cope with the infrastructure, the city maximized its funding opportunities by a national scheme JNNURM and built new bus terminals, Bengaluru also proposed a new metro line and also. Jayanagar benefited from both these developments which changed the land dynamics of the neighborhood. Figure 2.2 shows the overhead metro line that was developed along one of the most popular boulevards of Bengaluru with dense vegetation. Over the last decade the most noticeable change was the construction of the metro line corridor passing through the Jayanagar locality. In 2017, the metro rail opened to the public. This changed the appearance of the boulevard into a deforested, infrastructure loaded corridor.

Figure 2.2 Transformation Zones Transformation Zones. The leftmost image shows the 4th main road that had the metro line built post 2010. The other two images show the transformation of the boulevard over the last decade.

The proposal of the metro rail along with the construction of the bus terminal led to the secondary roads exploding with high density commercial activity as a spillover of the BDA commercial complex due to property price surge in the locality. Since long, Jayanagar’s commercial complex had been a nucleus and attracted residents from surrounding neighborhoods for recreation and shopping. This encouraged further development along other streets to capture the land value. Figure 2.3 highlights the roads with commercial penetration in the residential areas over the last two decades. The quiet residential roads transformed into the busy commercial streets catering to the whole of Jayanagar and the surrounding localities.

Figure 2.3 The Commercial Take Over. The leftmost image highlights the roads that have growing commercial development. The center image is an archival image of the commercial street before it became a retail hub by 2020 in the right.

The Government buildings and complexes were redeveloped to medium to high rise structures. One such example is the theater in the BDA commercial complex shown in Figure 2.4 that was redeveloped to a 7 floor shopping and office complex in 2012. The surge in land value in this locality had given a reason for the development authority to begin redeveloping and constructing such structures.

Figure 2.5 The Deterioration of the Janta Bazaar. The leftmost image shows the BDA complex in its prime just after 4 years of opening. The center image shows the busy complex corridors even in its rundown circumstances. The rightmost image shows the sealed out BDA complex.

Jayanagar 4th block was a planned residential layout that had developed into a calm and peaceful place for the residents to live with necessities right around the corner. The IT boom in Bengaluru set off a domino effect of events that led to the development of the locality into a bustling commercial zone over the last two decades and would see more developments in the coming future.

Moving Through the Neighborhood: Understanding Streets Networks

Connecting Jayanagar to the Rest of the City

Figure 3.1, shows roads that connect Bengaluru to other cities. These roads are called the arterial roads, which in case of Bengaluru form a radiating pattern known as the ring radial network. All the 9 blocks of Jayanagar which the precinct is part of, lie on either side of the road that emerges from the center of the city and eventually merges with National highway 209 to connect to Coimbatore in the south. Figure 3.1, also contains other forms of transit networks in the city like the railway and metro lines. The green metro line passes along the eastern edge of the precinct, encouraging the residents of Jayanagar to use the available public transit to beat the traffic. Jayanagar is a residential area, this means the locality consists of daily commuters working in the service sector traveling to work. A visual analysis of Figure 3.1, Jayanagar can be inferred to be in an area with a developed street network. However, the map also reflects the sparsity of any kind of transit network in some areas of Bengaluru. These can be referred to as transit deserts that overlap with regions of the city that contain a large number of tech parks and offices. As a result residents of Jayanagar face difficulties commuting to their workspace located in these transit deserts.

Figure 3.1 The Transportation Network of Bengaluru and Indicating Transit Deserts. . The arterial roads connect to other cities i.e., Bellary, Tumkur, Coimbatore, Mysore and the Old Madras Road. The transit networks also run along these prominent roads forming a radiating network with concentric roads for internal movement.

Road Hierarchy within Jayanagar

Roads are categorized according to their function and capacity. The basic hierarchy of roads consists of arterial roads that connect cities, sub-arterial roads are meant for through traffic within the city, collector roads that manage traffic mobility by distributing traffic and finally local roads that provide access to the buildings. The network in Jayanagar is an iron grid network as roads intersect at right angles. The precinct includes two important sub-arterial roads that form a transit and a commercial corridor each that run parallelly. The 4th main has developed into the transit corridor since the overhead metro line began to function in 2017 and the 11th main road, which partially abuts the BDA commercial complex has grown into the commercial corridor as response to the surge in land prices due to Metro. The rest of the roads are either local roads that provide direct residential approach or collector roads that move the traffic from the main roads to local roads. Figure 3.2 depicts this road hierarchy throughout the precinct and a graphical representation of the data.

Figure 3.2 Distribution of Types of Roads. (L) The darker roads on the map highlight the sub arterial roads (4th main and 11th main) have the important corridors along these areas. (R) The conceptual chart is split into rectangles sized by their order of roads by length and area. In terms of length, Local roads take up a large percentage of the road network as it provides interior access. With respect to area, Collector roads form the major segment, reflecting a proper hierarchy.

Network Connectivity

To further analyze the road network, different concepts to measure connectivity have been used. Link-node ratio is an index to indicate the connectivity. More the number of roads (referred to as links) connected at an intersection (referred to as nodes), better the connectivity. As mentioned by Dill (2004) a perfect iron grid pattern has a ratio of 2.5. The precinct holds a 1.8 link node ratio, reflecting a good connectivity, but not a perfect iron grid network. Another measure is the connected node ratio which is an index to represent the number of nodes with only one link, which are commonly known as dead ends. Lesser number of dead ends lowers the hindrance to move around. The value of the connected node ratio is 0.98, indicating that the precinct has negligible number of dead ends. An important observation to be made is the node density value in Figure 3.3. This value is high due to the design of junctions in the precinct, where 4 road intersections are replaced by having a couple of 3 road junctions in immediate vicinity. This increases the connectivity and decreases the vehicular conflict that otherwise emerges.

Figure 3.3 Analyzing the Connectivity with Respect to its Road Crossings. (L) Indicates all the road junctions, the map suggests a larger number of intersections with 3 roads. (BR) The statistical values imply good network connectivity according to the standards.

Network Accessibility

Another driving measure to examine the road networks is accessibility. This depends essentially on the size of land parcels enclosed by immediate streets, called blocks. The two aspects of blocks that in turn reflect accessibility for the residents are block perimeter and block area. The smaller the perimeter and the area, easier movement of pedestrians or vehicles. The average area of a block in the precinct is 8000 square km. However, the number of blocks with areas higher than the average block in the precinct are only a few. Blocks with higher areas in the precinct are the ones that contain continuous public parks known as the green buffer, between 3rd to 4th & 4th to 5th Main road, an intentional decision taken by the governing bodies to decrease direct entry to the sub-arterial road due to high pedestrian movement around these public spaces. A similar pattern is observed with block perimeter, the average of 422m of block perimeter lies on the higher side of a majority of the blocks. However there is a gradual decrease in the number of blocks with perimeter above the average value. Nonetheless these average values lie significantly higher than the standard block size stated in the report by Handy, Butler, Paterson (2003). Figure 3.4, includes a map with areas and perimeters of respective blocks. An example of poor accessibility is annotated in Figure 3.4. Two points are chosen across the green buffer, one a very popular high school of the neighborhood and another a residential block. The current scenario would take a student to travel 575m to the institution which could have drastically decreased by a direct connectivity that would encourage pedestrian and bicycle traffic to their school.

Figure 3.4 Analyzing the Accessibility with Respect to its Block Sizes. (L) Represents the block areas in categories of area. (R) Represents the block areas in categories of perimeter, with an example explained in the main text.

Road Inventory

This section consists of the parameters of the roads that enable good traffic movement. Different types of roads by its function follow different road widths. The distance between the land parcels on either side of the road is called the right of way (ROW). Figure 3.5 is a detailed section through the 4th main, sub arterial road with its adjacent collector roads that contain the green buffer of parks along these streets. The access to park areas are from collector roads on either side of the 4th main and the trees provides a large canopy over the sub arterial road in between. These collector roads have a lot of public activity in the morning hours.

Figure 3.5 Activities and Street Elements of the Roads Passing Through the Green Buffer. Detailed section through the sub — arterial road with overhead metro line: 4th main and the collector roads on either side: 3rd main and 5th main.

Overall, the distribution of road areas seems to align with hierarchy by their function. The medians in the precinct are limited to the sub-arterial and collector roads. There is 73% of footpath availability within the study area. The governing bodies have taken extra measures to stop two wheeler traffic by adding bollards on the footpaths. Despite a high percentage of footpath provision, it is inconsistent and is disrupted by other infrastructure facilities. Figure 3.6 summarizes these provisions through maps. A discrepancy is noted in the 10th main road. This one is as wide as the sub-arterial road. Developed with tree planters, special street lights and extremely wide footpaths.

Figure 3.6 Examining the Right of Way and Provision of Medians and Footpaths. (L) Map of road network in Jayanagar color coded according to the right of way. (TR) color coded on the basis of divided roads by provision of median. (BR) color coded according to the provision of footpaths and their widths.

With the city center right within the study area, the street activity, spillovers and encroachments are the highest around the commercial block. Figure 3.7, shows the spillovers of commercial activity, a common practice on narrow streets that have been redeveloped to medium rise buildings for commercial purposes. Religious centers also have a high public bustle.

Figure 3.7 Documenting the Street Public Activity. Dense on-street activity around commercial and religious zones. The cross streets take in important cross traffic that street vendors find opportunity in.

The streets of Jayanagar are one of the few exceptions in a country dominated with organic street networks. The road network tries to be a consistent grid iron pattern with good connectivity. Furthermore, the neighborhood has accepted organic development along these roads over a period of time and reflects the vibrancy of Indian streets.

The Changing Built Form: Analyzing the Built Form and Land Use

Context

According to Bangalore Development Authority’s Revised Master Plan of 2015 (2007) , Bengaluru has been divided into 3 rings as illustrated in Figure 4.1. Jayanagar falls in Ring II which is moderately developed. However the locality has witnessed a lot of development since, owing to its proximity to the core of the city, well developed street network and availability of working metro lines. This concept of rings has been removed from the Proposed draft of BDA RMP 2031 (2018), and is only used to position the precinct in relatively within the city and its amenities.

Figure 4.1 The Precinct in Context to the City. The local planning area is conceptually divided into 3 concentric rings of development. Jayanagar, represented in a red square, lies in the second ring.

This development reflects in the property prices. In comparison with other localities in the surroundings as located in Figure 4.2, Basavanagudi and Jayanagar have high property prices. Both these areas are also similar in other ways, the neighborhoods have a planned grid iron layout, accessible metro line and are the city’s commercial nodes. However, further observations indicate that Jayanagar has a higher commercial demand due to more retail chain outlets due to difference in demographics.

Figure 4.2 Residential Property Prices in Bengaluru. Comparison of residential property prices in Jaynagar and the localities in vicinity: Basvanagudi and Banashankari.

There are a list of key determinants that have driven the property prices of the precinct Jayanagar as mapped in Figure 4.3 for spatial understanding. The BDA complex, Bangalore Development Authority has developed commercial complexes in many localities in Bengaluru. Jayanagar BDA shopping complex, built in the 80’s, is one of the most popular in the city. The neighborhood in the last decade saw the proposal and opening of the metro rail through it. Several empirical studies have shown high capacity transit leads to increased land values in the vicinity (for example; Mathur., 2008; Gibbons & Machin., 2005). Another mass transit addition to the locality is the Bus Terminal , a popular mode of transportation in Indian cities, offering last mile connectivity to residents and visitors. The green buffer along the 4th main road (Also known as the Rashtriya Vidyalaya Rd): is a long strip of parks and open spaces that adds to the quality of life and therefore reflects in the demand of the area. The numerous institutions at an accessible distance including multiple higher secondary schools coupled with a few primary and undergraduate schools, makes it accessible to the younger demographics within the residents.

Figure 4.3 Spatial Relationship Diagram. The thick red line is the transit corridor with the overhead metro line running along it. The thin red line on the west represents the commercial corridor. Other blue lines show commercial influence. The dashed green lines are the green and open spaces within the precinct. The light pink circles represent the transit stations and 500m walkable access around it.

Analysis of Jayanagar’s Response to the Market Demand Building

Footprint

To begin analyzing the precinct’s response to the demand, the first method chosen to analyze is the figure ground. A Figure ground map is a map that shows the relationship between built and unbuilt in a binary color code. Figure 4.4 displays 67% of the precinct is unbuilt. The proportion is better understood when the solids representing the built area and voids representing the open unbuilt spaces are segregated as shown on the right side of Figure 4.4. The predominant use of the unbuilt area is used for road transportation. Number of large open spaces fall within the private plots. The available public open spaces is 7.5 sqm per person, which is lower than the minimum standards of 12sqm per person stated by the URDPFI guidelines (2015).The built fabric and urban grain are terminologies to explain the pattern of plots by their figure ground. The footprint in Figure 4.4 shows the built fabric is fine grain and homogenous, suggesting detached independent housing, i.e. villas and bungalows . Only 2% vacant plots in the precinct imply a saturated footprint.

Figure 4.4 The Footprint of Built Environment in Contrast to the Open Spaces. On the left is the figure ground map of building footprints, plot lines and unbuilt spaces. One the right is a Categorical representation, when the built and unbuilt area are segregated.

Floor Space Index

With a meagre number of vacant plots, the market demand is met by an increase in FSI. FSI or Floor Space Index is defined by BBMP Building Bye-laws (2003) as a quotient obtained by dividing the total covered area of all floors by the area of the plot. A higher Floor Space Index fetches more floor area or higher coverage of the building on the ground or both. The newer developments in the locality use higher FSI by increase in number of floors and ground coverage. Figure 4.5 illustrates an example of the changing FSI in Jayanagar which has 2 floored independent houses closer to the green buffer and 4 floored apartments, commercial spaces as it nears the commercial spine of 11th main road.

Figure 4.5 Changing Building Heights and Usage. The red dot moves on 33rd Cross Road, a street that has witnessed a transformation under the influence of close proximity to the BDA complex, Metro Station and Bus Terminal. On the bottom are the building heights at each point of the red spot, indicating the number of floors and color coded by its building use. Yellow represents residential, Blue for commercial and red for institutional.

The net FSI, the ratio of total built area to the total plot area of the precinct is 1.4 which is a low value, however, the highest FSI in the area is 5.5. To understand what plot-use has a higher range of FSI, dwelling units per plot, FSI mapping, and non-residential plots in Figure 4.6. The Plots with higher FSI do not fall under the residential plots therefore residential plots are not the ones with a comparatively higher FSI and it is the commercial spaces that are exploiting the higher range of FSIs in the neighborhood.

Figure 4.6 Identification of Plot Use That Have High FSI. On the left is the map representing the number of dwelling units (DU) per plot for all residential plots. The increase in DUs on each plot is represented by a graduating color. On the center is the map representing FSI for each plot. Increase in FSI is represented by a graduating color. On the right is the map representing plots used for non-residential purposes. The increase in area of each plot is represented by a graduating color.

Analyzing what is a high FSI in context to Jayanagar, a statistical tool called frequency distribution has been used to understand the number of plots that fall under a particular range of FSI. A graphical representation of the frequency distribution in Figure 4.7, shows that newer developments are exceeding the permissible FSI 3.25, stated by the Revised Master Plan 2015 Bangalore (2007).

Figure 4.7 FSI in the Precinct. A graphical representation of the number of plots within a range of increasing FSI. The Dark green denotes the permissible FSI in 2004 and the light green denotes the permissible FSI in 2015.

Building Typologies

To understand building typologies using their FSI, Figure 4.8 consists of a built form matrix. The detached independent housing was a standard typology in Jayanagar until a decade ago. However newer typologies have emerged in response to the growing demand. Row houses, built on the smallest plot size in the precinct use up to 92% of ground coverage and go up to 4 floors high. Larger plots have redeveloped higher multi-dwellings using the same ground coverage as the independent houses. Plots with a commercial influence in the surroundings have redeveloped into retail or non-retail spaces. The smallest plots that have a commercial usage are generally used for retail purposes. These plots use 100% of their ground spaces and are 4 floors high. The larger plots use up to 75–77% of the ground space and are 6 floors tall. The BDA shopping complex is an exception and has developed a large building with 8 floors of commercial space.

Figure 4.8 Building Typologies. The first column includes the details of each typology, their ground coverage and FSI. The second column includes a plan to understand how the building typologies use their ground floor. The third shows renders of typologies to relate the building height with the plot boundary.

Land Use

Another important aspect in the precinct’s response to the demand is the spatial spread of commercial use. The BDA complex being one of the most popular has made the area a hub for commercial spaces. The land use mapping on the right side in Figure 4.9 shows that the commercial activity has precipitated into the local/access roads. On comparing it with BDA’s proposed land use master plan 2031 on the left side in Figure 9 we can see that the governing bodies want the commercial activity strictly towards the main roads to maintain the residential character of the precinct.

Figure 4.9 Identification of Plots with Commercial Buildings that are not as per the Master Plan’s Plot use. On the left is the proposed land use BDA Master Plan 2031 to compare with the existing land use shown on the right.

Building Use

To analyze whether this commercial spread is evident a graphical analysis through pixel distribution is done in Figure 4.10. The pixel distribution diagram was done by dividing the study area into 50sqm squares and was assigned with the color representing the predominant building use in it. On rearranging these pixel units, it shows that the growing secondary predominant building use of commercial is noteworthy.

Figure 4.10 Analysis of Building Use. Leftmost is the map of existing building use. In the center is the 50 sqm pixel representation of building use. On the right is a rearranged diagram of the same pixels to understand the dominance of commercial use in buildings.

With only 15% of public land as shown in Figure 4.11, meant for public utilities and open spaces, exception being the BDA commercial complex, the private land will be left to the owners to respond and cope to the market demand. Therefore, the transformation seems to be contagious. The building typology map shows the increasing apartments in the precinct along with the commercial spread that has been analyzed until now.

Figure 4.11 Analysis of Building Use Correlation of Residential Buildings to their Plot Ownership. On the left is the map of residential building typologies. Yellow represents the independent houses, apartments are brown and row houses in orange. The greyed out building footprints are used for non-residential purposes. On the right is the map of plots, coded in red and orange for public and private ownership respectively.

Figure 4.12 shows a meagre 3% of parking spaces on ground floors. This deficiency of parking in the precinct’s residential and commercial buildings is a hindrance to there development of Jayanagar. Multi-level parking in the bus — terminal for the commercial area has been provided. However, it fails to encourage the pedestrian movement from there. The growing number of apartments also need to be self-sufficient for their residents’ vehicular requirements to curtail street parking.

Figure 4.12 Deficit Parking. The map represents how the precinct uses its ground floor. Yellow represents residential, blue for nonresidential and dark grey for parking.

Jayanagar is an old neighborhood with high demand, and in response it is undergoing a redevelopment. The redevelopment ensues change in building typology, building use and its ground coverage and building height. With most of the plots owned privately, this reaction is inevitable. The trend of commercial spread will lead it to higher surge in property prices. The natural progression for the built form in the precinct is to amalgamate to form larger apartments or commercial spaces. The precinct is going through a redevelopment as shown in the pictures of Figure 4.13. A fair understanding of the street network from previous exercise, helps us realize that proactive interventions for parking would facilitate efficient street network for denser built form in the future.

Figure 4.13 Photographs Around the Precinct. (L) Redevelopment from detached housing to medium rise commercial. (C-R) Amalgamation of plots to build larger commercial spaces.

Conclusion

Jayanagar is a well planned, affluent, residential neighborhood being redeveloped as a response to Bengaluru’s transformation since the boom of information technology. The locality has been known for its structured interwoven road network and accommodating provisions for the residents like open spaces, footpaths, schools and essential commercial. The increase in accessibility to transit stations over the last decade has enhanced the popularity of the commercial zones of Jayanagar and has resulted in an upsurge of land prices and has changed the dynamics of the residential area.

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