UNIT - 1

HUMAN SETTLEMENT PLANNING

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 UNIT - 4

Scope and Content of Master plan planning area, land use plan and Zoning
regulations Zonal plan need, linkage to master plan and land use plan
planned unit development (PUD) need, applicability and DCR

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 HUMAN SETTLEMENT PLANNING

MASTER PLAN

A master plan comprises three dimensional images and text describing

how an area will be developed.

It is a plan that describes and maps an overall development concept,

including present and future land use, urban design and landscaping,
built form, infrastructure, circulation and service provision.

It is based upon an understanding of place and it is intended to provide

a structured approach to creating a clear and consistent framework for
development.

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An effective masterplan should explain how a site, or series of sites,
will be developed, describing and illustrating the proposed urban
form in three dimensions.

It should show how that form will achieve the intended vision for the
place, and how a distinct and appropriate character will be
created.

It should also describe how the project will be implemented

through a delivery strategy which sets out phasing, timing and
funding.

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IMPORTANT ASPECTS FOR CONSIDERATION INCLUDE:

Clear brief based on a thorough assessment of the site and its

needs
Client commitment to produce a quality development
Appointment of a multi-disciplinary team who all recognise the
benefit of master planning
Confidence that all parties are clear about what is needed, and
how this should be achieved
Accurate interpretation of the social, environmental and
economic context of the site and its surroundings
Appreciation of planning policies, transport, utility and service
requirements
Awareness of the market and economic realities
Proposals that are appropriate and realistic
Ability to deliver the vision.
The ultimate test of an effective master plan will be how the
outcome benefits the full range of people who use, and chose to
stay in the place, often over decades or generations.
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SCOPE
Its scope can range from strategic planning at a regional scale to small
scale groups of buildings

NEED FOR MASTER PLAN

Master planning can help to raise the general standards of urban design
and create quality places. The alternative approach can result in the
development of buildings and spaces that lack coherence and waste the
potential of the site.
We therefore rely on master plans to:
Provide the appropriate physical environments to support strong
communities;
Support a rich and pleasurable quality of life for inhabitants and visitors;
Connect people and places by providing ease of movement within,
and through, developments; and
Create places of distinction and enduring quality.
Masterplanning can help to achieve these outcomes by providing a
structured approach and framework to a wide range of complex issues. If
done well, master planning can promote sustainability, in its widest sense,
and deliver places where people will want to live.
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CONTENTS OF MASTER PLAN

An installation master plan includes narrative materials and data, maps

and drawings, and presentation materials which describe and illustrate
existing conditions and proposed developments and changes in
conditions on the installation.

LAND-USE PLANNING

Land-use planning is the general term used for a branch of urban planning
encompassing various disciplines which seek to order and regulate land
use in an efficient and ethical way, thus preventing land-use conflicts.

Governments use land-use planning to manage the development of land

within their jurisdictions. In doing so, the governmental unit can plan for the
needs of the community while safeguarding natural resources.

To this end, it is the systematic assessment of land and water potential,

alternatives for land use, and economic and social conditions in order to
select and adopt the best land-use options

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TYPES OF PLANNING
Various types of planning have emerged over the course of the 20th
century.

Below are the six main typologies of planning, as defined by David Walters
in his book, Designing Communities (2007):

Traditional or comprehensive planning: Common in the US after WWII,

characterized by politically neutral experts with a rational view of the
new urban development. Focused on producing clear statements about
the form and content of new development.

Systems planning: 1950s1970s, resulting from the failure of

comprehensive planning to deal with the unforeseen growth of post
WWII America. More analytical view of the planning area as a set of
complex processes, less interested in a physical plan.

Democratic planning: 1960s. Result of societal loosening of class and

race barriers. Gave more citizens a voice in planning for future of
community.

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 Advocacy and equity planning: 1960s & 70s. Strands of democratic
planning that sought specifically to address social issues of inequality
and injustice in community planning.

Strategic planning: 1960s-present. Recognizes small-scale objectives

and pragmatic real-world constraints.

Environmental planning: 1960s-present. Developed as many of the

ecological and social implications of global development were first
widely understood.

Today, successful planning involves a balanced mix of analysis of the

existing conditions and constraints; extensive public engagement;
practical planning and design; and financially and politically feasible
strategies for implementation.

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ZONING REGULATIONS

In order to promote public health, safety and the general social welfare
of the community, it is necessary to apply control and reasonable
limitation on the development of land and buildings.

This is to ensure that most appropriate, economical and healthy

development of the town takes place in accordance with the land use
plan, and its continued maintenance over the years.

For this purpose, the town is divided in to a number of use zones, such as
residential, commercial, industrial, public and semi public etc.
Each zone has its own regulations, as the same set of regulations cannot
be applied to the entire town.

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ZONING REGULATIONS

Zonal Regulations protects residential areas from the harmful invasions of

commercial and industrial uses and at the same time promotes the orderly
development of industrial and commercial areas, by suitable regulations on
spacing of buildings to provide adequate light, air, protection from fire, etc.
Prevents over crowding in buildings and on land to ensure adequate facilities
and services.

If these uses are contrary to the newly proposed uses, they are termed non-
conforming uses and are gradually eliminated over years without inflicting
unreasonable hardship upon the property owner.

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ZONAL PLAN

The Zonal Plan (Divisional Plan) details out the policy of the Master Plan and
acts as a link between the layout and the Master Plan.

The development schemes/layout plans indicating use premises should

conform to the Master Plan/Zonal (Divisional) Plan.

The Zonal Development Plan contains the detailed land use plan for the
purposes of Roads, Housing, School, Recreation, Hospitals, Industry, Markets,
Business, public Utilities and other categories.

Zonal development plans are the next level hierarchical policy plans after
the Master plans which detail out the broad objectives of the Master plan at
comparatively smaller regions while incorporating the guidelines and
proposals by the Master plan without deviating far from the primary goal of
development set by Master plan.

Unlike Master plans here these zonal plans are prepared for shorter terms with
more focus on detailing.

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For the purpose of these regulations, the planning area of the town is
divided into following use zones.

1. Residential
2. Commercial
3. Industrial
4. Public and Semi-Public
5. Public Utilities
6. Open Spaces, Parks, Playgrounds, Buffer along River and Burial Ground
7. Transport and Communication
8. Agricultural Use.
MASTER PLAN AND LAND USE PLAN

The Master Plan is a policy document adopted by the Planning Board.

The Zoning Ordinance is a regulatory tool adopted by City Council to
implement the Master Plan.

The Master Plan contains recommendations for revisions to the zoning

ordinances that will not take effect unless and until they are adopted by City
Council.

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Master Plan and Zoning Ordinance

The relationship between the Master Plan and Zoning

Ordinance is often misunderstood.

The Master Plan is a guide for land use for the future.
the Zoning Ordinance regulates the use of land in the present.

The Master Plan is not a binding, legal document; the Zoning

Ordinance is a law that must be followed by the communitys
residents and others wishing to develop or do business in the
community.
The Master Plan contains a future land use plan and map; this is
often mistaken for zoning. A future land use map is a planning
tool used to determine what development should occur and
where over the next 20 years. The zoning map shows where the
current restrictions are. A future land use map does not mean a
property is re-zoned or will be re-zoned. It is a planning tool
only.
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PLANNED UNIT DEVELOPMENT (PUD)

The term Planned Unit Development (PUD) is used to describe a type of

development and the regulatory process that permits a developer to meet
overall community density and land use goals without being bound by
existing zoning requirements.

PUD is a special type of floating overlay district which generally does not
appear on the municipal zoning map until a designation is requested. This is
applied at the time a project is approved and may include provisions to
encourage clustering of buildings, designation of common open space, and
incorporation of a variety of building types and mixed land uses.

A PUD is planned and built as a unit thus fixing the type and location of uses
and buildings over the entire project.

Potential benefits of a PUD include:

Efficient site design,
Preservation of amenities such as open space
Lower costs for street construction
Utility extension for the developer
Lower maintenance costs for the municipality.
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 URBAN REDEVELOPMENT

Redesigns for older urban areas face

many challenges.

Traditional zoning does not have the

flexibility to address the need for mixed
uses for buildings, changes in building
setbacks, non motorized transportation,
environmental protection and possible
brown field regulations all within a
confined space.

The area for redevelopment is

planned all at once so land uses
complement each other. Using a PUD
allows for innovative uses of spaces
and structures to achieve planning
goals.

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A Planned Unit Development (PUD) is a community of homes that could
look like single family residences, townhomes or condos, and can
include both residential and commercial units, but on paper, theyre
most similar to condos.

When youre shopping for homes and see the type of ownership listed
as condominium, even though the home looks like a typical house or
townhome, then its most likely a PUD.

A PUD includes ownership of a lot, with common areas either owned

by a homeowners association (HOA) or collectively by all invested
parties.
If you buy a home within a planned unit development, youll have to
pay homeowners association dues. PUDs often have amenities beyond
the scope of most condos, like private tennis courts and outdoor
playgrounds that are maintained by HOA fees and only open to
homeowners. The monthly dues can be very high in some communities,
so its important to include them in your monthly budget when deciding
whether or not to buy a PUD.

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Urban Development : Initiatives

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Urban Development : Initiatives
Slum rehabilitation of Slum Dwellers with participation of private
developers using land as a resource

Promotion of affordable housing through credit linked subsidy and

affordable housing in partnership with public and private sectors
Subsidy for beneficiary-led individual house construction or
enhancement ; Central grant of Rs. 1lakh per house

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 Subsidy of 6.5 % on housing loans availed upto a tenure of 15 years
forEWS/LIG categories

Housing for All by 2022 for economically weaker sections ; Affordable

housing in partnership with Public & Private sectors; Cover the entire urban
area consisting of 4041 statutory towns with initial focus on 500 Class I cities

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Pradhan Mantri Awas Yojana

Pradhan Mantri Gramin Awaas Yojana (PMGAY), previously Indira Awaas

Yojana (IAY), is a social welfare flagship programme, created by the
Indian Government, to provide housing for the rural poor in India.

A similar scheme for urban poor was launched in 2015 as Housing for
All by 2022. Indira Awaas Yojana was launched by Rajiv Gandhi, the
then Prime Minister of India, as one of the major flagship programs of
the Ministry of Rural Development to construct houses for BPL population in
the villages.

Under the scheme, financial assistance worth 70,000(US$1,100) in plain

areas and 75,000(US$1,200) in difficult areas (high land area) is provided
for construction of houses.[1]

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Swachh Bharat mission

To make India a open defecation free country in five years, to

construct community and public toilets in rural and urban areas, to
provide running water supply, to treat waste water, to keep roads,
pavements and localities clean.

Real Estate (Regulation and Development) Act, 2016

State Real Estate Regulatory Authority (RERA) to govern both

residential and commercial real estate transactions.

The law ensures that any delay in project completion will make the
developer liable to pay the same interest as the EMI being paid by the
consumer to the bank back to the consumer, decreases risk for
developer .

70% of the project funds to be parked in a dedicated bank account

by the developer to ensure timely completion of projects by the
developers.

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EXAMPLE - South Pier District, City of Sheboygan

The 42-acre brownfield site, at the convergence of the Sheboygan

River and Lake Michigan was previously used for storage of coal, salt,
fertilizer, and petroleum. The land was critical to the economy of
Sheboygan as it was the last significant piece of municipal
land on the citys waterfront that remained available for development.
After receiving a considerable amount of public input, concept plan
design guidelines were created for the mixed-use development (i.e.,
family resort development, riverfront promenade, lakefront eco park and
trails, retail and office development, live/work development, etc.) and
construction started
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DCR (DEVELOPMENT CONTROL RULES)

Development controls have been defined as the mechanism through

which entire process of urban development is regulated to achieve the
objective of promoting overall benefit of the society and creating a distinct
image of the city.

It includes guiding the development and use of land, curbing misuse of

land and promoting rational and orderly development of built environment

Development controls are required to meet situations and contexts which

are generally static.

In this context they tend to become to rigid and complex. Looking at the
far reaching impact and implications of the development controls on the
growth and development, character, fabric and personality of a city, they
need to be framed with great care and abundant caution. Considering the
larger public interest and general welfare of the community, formulation of
the development control should satisfy the basic requirements of the
health, safety convenience, economy and amenity

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