TOWN PLANNING BASICS

1. LANDUSELANDUSE

2. Land use is the human use of land. Land use involves the
management and modification of natural environment or
wilderness into built environment such as settlements and
semi-natural habitats such as arable fields, pastures, and
managed woods
DEFINATION

3. RESIDENTIAL LANDUSE RESIDENTIAL LANDUSE
• Most important section or zone where the people of the town live
together in large number.
• This zone covers an area of 40% to 50% of the total land.
• It should be located in peaceful surroundings away from the
industrial zone.
• It includes detached single family houses,semi detached
houses,group housing,flats,sky scrapers etc.
• To maintain the privacy from other zones,residential zone should be
seperated by a wide strip of green belt which should contain
parks,parkways

4. COMMERCIAL LANDUSECOMMERCIAL LANDUSE
• Covers an area of 2% to 5% .
• Consists of markets, ware houses,godowns,business offices, banks.
• Should be located along the road sides.

5. INDUSTRIAL LANDUSEINDUSTRIAL LANDUSE
• Covers an area of 5% to 20% .
• Care should be taken in locating the industries.
• Planned on the leeward side of the town,so that no dangerous gases
pass over it.
• Further divided into minor,light,medium and heavy industries.
• Minor industries- bakeries,dairies.
• Light industries-glass,ice.
• Medium industries-cotton mills,oil mills
• Heavy industries – cement ,steel.

6. CIVIC LANDUSECIVIC LANDUSE
• Covers an area of 2% to 3%.
• Contains all public buildings like townhall,court,public libraries,post
offices,museums ,auditoriums,banks show rooms,stores.
INSTITUTIONAL LANDUSE
• Covers an area of 1% to 2%.
• Zone contains schools, colleges,institutions etc.

7. RECREATIONAL LANDUSERECREATIONAL LANDUSE
• Planned in the remaining area of the town ,usually 15% to 20%.
• Includes mainly parks,playgrounds.Also includes stadiums,town
halls,cinemas,theatres and community centres.

8. F.A.R/F.S.IF.A.R/F.S.I

9. FLOOR AREA RATIO (FAR)/FLOOR SPACE INDEX(FSI):-
• It is also known as ‘Floor Space Index (FSI). It is the quotient
obtained by dividing the total covered area on all floors by the area of
the plot.
FAR(FSI) = total covered area of all floors/Plot area.
• It is also related to building height regulations.
• FAR controls the density of built-up area on a given plot.

10. DENSITYDENSITY

11. DENSITY OF POPULATION :-
• For calculation density in the residential zones, one dwelling
unit is presumed to have 5 persons in India.
• Density can be :-
• Gross density
• Net density
• Gross density is average density of population per unit area
of whole residential unit. Incidental open spaces left around
and in between two buildings should be included in gross
density.
• Net density is average density of population per unit of
housing area including local roads only.
• A variation up to 15 percent of the gross densities may be
allowed.

12. ZONINGZONING

13. DEFINATION
• Zoning is defined as the creation of by
law, of the Sections or Zones such as
residential, commercial, industrial, civic,
institutional and recreational in which the
regulations prevent misuse of land and
buildings and limit their height and
densities of population differing in different
zones.

14. Importance of ZoningImportance of Zoning
• Zoning is an important adjunct of any town planning.
• Zoning sets apart different areas in the town for specific purposes.
• It prevents encroachment of one zone upon another adjacent to it.
• For instance, the industrial area is located away from the residential
area so it is not affected by dangerous gases, smoke etc.
• Business or commercial areas are also separately located with their
garages and service stations at a distance from the residential
areas.
• The population is distributed throughout the town by zoning
regulation so that there is no concentration of population in any one
particular zone.

15. Importance of ZoningImportance of Zoning
• Height Zoning regulates the height of the
buildings. Hence high rise buildings will
not be allowed to construct near small
houses.
• A land in the form of recreational area is
also set aside providing therein the
playgrounds, parks, stadiums, theatres
etc. in pleasing surroundings.
• Zoning helps proper co-ordination of
various public amenities like water
supply, drainage, electricity, transport
etc.
• In short, zoning secures orderly growth
of the town, promotes health, safety,
order.

16. CLASSIFICATION OF ZONINGCLASSIFICATION OF ZONING
• Use zoning
• Height zoning
• Density zoning

17. USE ZONINGUSE ZONING
• The main principle of use zoning is to divide the city into different
sections or zones.
• Utilization of each zone to right purpose and in correct location with
respect to other.
• Under use zoning the town is divided into various sections or zones
for specific purposes as given below :-
– Residential zone
– Commercial zone
– Industrial zone
– Civic zone
– Institutional zone
– Recreational zone

18. HEIGHT ZONINGHEIGHT ZONING
• Besides the use of land,there are other factors like height,volume of
the building,which need to be controlled.
• There are two methods used to control the height of buildings:-
– Height regulated according to the width of the abutting road:
• In this no part of the tall building should cut the plane drawn
from the boundryof the plot at an angle either 45 or 63 ½ to
the horizontal.The ratio of height to width of the road will be
1:1 in case of 45 air plane and 2:1 in case of 63 ½ air plane
rule.

19. – Bulk volume method
• In this case volume of the
building is made equal to the
volume of the prism with plinth
area as base and height,equal
to the width of the road.
• Now a days the floor space
index(fsi) is used to limit total
floor areaof the building in
relation to open plot area.

20. DENSITY ZONING
• The population per unit area is defined as density of population.
• To control the population,following points should be considered:-
• The minimum size of the plot for each house is fixed.
• The number of houses per unit area is fixed.
• The ratio of the total plot area to the total built-up area is
fixed.
• The front,side and rear margins from the boundaries are
specified.

21. ZONING REGULATIONS :-
• The zoning regulations and their administration is a
major tool in carrying out the land use part of the Master
plan
• This is to ensure that the most appropriate, economical,
and healthy Master of the city takes place as per the land
use plan.
• For this purposes, the city is divided into a number of
“use zones” such as residential, commercial, industrial,
recreations etc. Each use-zone has its special
regulations because a single set of regulations cannot be
applied to the entire city because each zone varies in
character and functions. In this respect, zoning
regulations differ from building codes.

22. • The preparation of zonal Master plans for new areas is
comparatively easy than old and built-up areas of the
city, because in built-up areas detailed study and data
collection are required.
• Zoning protects residential areas from the harmful
effects of commercial and industrial uses while
promoting business and industry by ensuring planned
and orderly Master.
• The pen spaces around the building provide adequate
light, air, fire protection etc.
• It prevents over-crowding in buildings and continued
adequacy of water, sewerage, transportation, schools,
parks, and other facilities.
• It does not prohibit uses of lands and building which
were legally established before the zoning regulations
are enforced.

23. SUB-DIVISONALSUB-DIVISONAL
REGULATIONSREGULATIONS

24. SUB-DIVISION REGULATIONS :-
• The sub-division regulations will be confined to standards for
street width and community facilities which are laid down as a
sliding scale according to the density.
• The purpose of these regulations is to guide the Master of the
new areas in accordance with the Land use Plan.
• This will avoid the necessity of costly corrective measures
needed if sub-standard growth is allowed to take place.
• The sub-division of land refers to the division of land into two or
more parcels for the purpose of sale or building Master.

25. • It is essentially a process of converting raw land into
building sites.
• Sub-division or selling of lots in an unapproved scheme
renders the developer liable to civil and criminal
penalties. In this way, sub-division regulations can exert
a significant influence on the location, manner, and
timing. Sub-division regulations are a useful legal tool
for taxation, registration of plans, accurate land records
etc.

26. MASTER PLANMASTER PLAN

27. DEFINATION
• Master plan or a Master plan or a town plan is defined as future
layout of the city showing both the existing and proposed streets or
roads, open spaces, public buildings etc.
• Master plan is prepared either for improvement of the old city or for
a new town to be developed on virgin soil.
• It is an ideal plan showing the full Master of town for some future
date but it should be sufficiently elastic therefore it is not a fixed
plan. It is possible to amend it from time to time to keep it in pace
with and to accommodate the new Masters of future growth and
requirement of the city.

28. OBJECTIVES
• It aims at intelligent and economical spending of the
public funds for achieving welfare of the inhabitant in
respect of amenities convenience and health.
• It arrange the pattern of town in such a way so as to
satisfy the present requirement without introduction of
future improvement by the coming generations
• It places various functions which a town has to
perform in physical relationship of each other so as to
avoid chances of mutual conflicts.
• It serves as a guide to the planning body for making
any recommendations for public improvement.

29. • To serves as a policy framework to fulfill the
needs and aspiration of the community.
• To co-ordinate the physical, economical, social
and political forces that govern the structure of
the community and the technical means to
regulate it.
• To promote the larger interest of community as a
whole.
• To create an environment which is functional,
efficient, healthy and aesthetically satisfying for
human activities.

30. NECESSITY
• To control the Master of various industries in a
systematic way.
• To discourage the growth of town in unplanned and
unscientific way.
• To avoid over-crowding and congestion on the roads
resulting road accidents.
• For the general welfare of citizens in respect of health
convenience and comfort.
• To give a perspective picture of a fully developed
town.

31. ELEMENTS OF MASTER PLAN
• LANDUSE -The Master should indicate areas
designated for residential , commercial , industrial ,
socio-cultural , recreational administrative and other
uses.
• CIRCULATION- The roads , streets , railways ,
waterways , airways ,terminal facilities ,transit system
etc. for the movement of people , goods & services.
• CIVIC DESIGN- The Master plan should depict the
design of important element of the city such as Civic
centre, the central business districts, shopping centers
and cultural areas.

32. • UTILITIES , SERVICES AND FACILITIES- The Master
plan indicates the desirable location , size and other
particulars regarding public utilities like water supply
,sewerage and power , municipal services like transport
and fire-fighting and community facilities like education ,
health and recreation.
• OPEN SPACES- The Master plan indicates the location
and extent of desirable open spaces for parks ,play
grounds , stadiums, gardens, crematoria etc.
• SPECIAL PROBLEMS- Cities do not have identical
problem by virtue of its location , size, structure and form.
each community has some special problems and unique
characteristics of its own. Master plan should highlight the
distinctive features and suggest solutions to the special
problems.

33. FACTORS TO BE CONSIDERED IN
MASTER PLAN
• Urban population growth must be planned and
accommodated.
• The form of cities is determined by individuals and
organizations rather than by governments. Private
sector will continue to play dominant role in city
Master.
• There are certain limitations on the abilities of
governments to intervene effectively in the urban
Master. Government interventions have produced
unintended and undesirable results in many cases.
A more realistic approach would be to distinguish
between the need for government intervention and
private sector encouragement in the Master of cities.