URBAN PLANNING

ASSIGNMENT 03

Presented by,
Nandan M
VIII Sem B.Arch
ISA 2020
INTRODUCTION
Landuse
Particular areas of land can
be utilized by humans in diverse ways.
These can include residential, institutional,
business, industrial, agricultural, forestry,
park, and other relatively natural land uses.
Each of these broader categories can be
further subdivided, based on the nature
and intensity of the activities that are
undertaken.
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. Land use by humans has a long
history, first emerging more than 10,000
years ago. It also has been defined as "the
total of arrangements, activities, and inputs
that people undertake in a certain land
cover type.

Zoning
Zoning is the process of
dividing land in a municipality into zones
(e.g. residential, industrial) in which certain
land uses are permitted or prohibited. In
addition, the sizes, bulk, and placement of
buildings may be regulated. Zoning is the
most common regulatory divider local
governments use to help carry out urban
plans. The type of zone determines
whether planning permission for a given
development is granted. Zoning may specify
a variety of outright and conditional uses of
land. It may also indicate the size and
dimensions of land area as well as the form
and scale of buildings. These guidelines are
set in order to guide urban growth and
development
Classification of Landuse:
1. At Continental Levels, Landuse classification is attempted based on the agro-
climatic conditions, topography and soil types. Another major factor involved in
this classification is the rainfall. Based on meteorological parameters, Agro-
meteorological regions are also classified for analyzing the rainfall intensities
and drought.
2. The pattern of landuse of a country at any time is determined by its physical,
economic and institutional framework.
3. In India, out of the total geographical area of 328.73 million hectares, landuse
statistics is available for roughly 305 million hectares, contributing 93% of the
total land. Till 1950, land area was classified into five broad categories as

a. Forest Area
b. Area not available for cultivation
c. Permanent pastures and other grazing lands
d. Land under miscellaneous tree crops
e. Cultivable wasteland
Later, with the lead role played by the ministry of Food
and Agriculture, and many other ministries, including Science and Technology a nine-
fold classification was introduced as
1. Forestland
2. Land not available for cultivation
a. Non-agricultural uses
b. Barren and uncultivable
3. Other cultivated land
a. Permanent pastures and other grazing land
b. Miscellaneous Tree Crops and Groves
c. Cultivable wasteland
4. Fallow Land
a. Fallow land other than current fallows
b. Current fallows
5. Net Area Sown
6. Gross Cropped Land
7. Area Sown more than once
8. Net irrigated area
9. Gross irrigated area.
Today, Urban Landuse is broadly classified into the following classes
1. BUILT-UP URBAN 2. RURAL BUILT-UP
a. Residential 3. RURAL –AGRICULTURAL
b. Commercial 4. Vegetation-Forests & others
c. Industrial 5. Transportation & Communication
d. Recreational 6. Water bodies
e. Public/Semi Public utility lands 7. Wastelands
8. Open spaces
 MAJOR LANDUSE CATEGORIES
1. Built-Up LandUrban - High rise apartments/Flats Medium
rise apartments/Flats Low rise
a. Residential/ High Density/ Medium apartments/Flats
Density Residential/ Low Density
Low rise row houses Low rise Group
Residential
houses

Slums/Clusters
b. Commercial Retail & General Business
Community Centre
Wholesale & Ware housing
Major Shopping Centres / Malls
Major Hotels
Parking Area
Market Yards
Exhibition halls
Petrol bunks
Banks
c. Industrial Service Industry
Light Industry
Extensive Industry
Heavy Industry
Hazarders Industry
d. Recreational Parks/Gardens
Stadium
Playground
Gold Course/Race Course
Zoo
Botanical Garden
Historical Monument/Fort
 Planetarium
Major Fountain Hall
Swimming Pool
Major Cinema Halls/Theatres
e. Public/and SemiPublic Major Education Institute
Cantonment
Major Hospitals
Cremation/Buried
Ground
Social/cultural Centre
Religious Places
Major Government Offices
Petrol/Gas filling Stations
Police Station
Fire Station
Circuit House
Electric Substation
Jail
Water treatment Plant
Landfill / Dumping Ground
Electric Power Plant
Sewage treatment Plant
2. Rural Built-Up Huts and hamlets
Multistoried buildings
Godowns
Community Halls
Cultural Complex Temples
Library
Schools
3. Rural Agricultural Crop Land
Fallow Land
Plantation
4. Vegetation/Forest and others Dense Forest
Open Forest
Plantations
Mangroves
Grazingland -
5. Transportation and Communication Bus Terminus
Railway Station
Airport
Seaport-Harbour
Bridges
Flyovers
Roads
Railway lines
Truck Terminus
Jetties / Breakwaters
Post Offices
Telephone Exchange
Telegraph Office
Radio / TV station
6. Water bodies River
Canal
Lakes/Ponds
Reservoirs
Tanks
Cooling Ponds
Abandoned Quarries with water
7. Wastelands Salt affected
Gullied/Ravines
Land with or without scrub
Barren/Rocky
Sandy
Wetland Marshy/Swampy
Mudflats
Water logged
Salt pans
8. Open Spaces & Others Quarry
Brick Kilns
Dam/Barrage
Coral Reef / Atoll
Reclaimed Land -
Vacant Land -

• Land is a finite resource, while one land is used for a limited range of
purposes, the other land can accommodate many potentially competing
uses.

• The amounts of land used for each purpose are constantly changing. The
nature and extent of these changes are very important for planning.

• Establishment of new housing on a previously developed land is a major

area of concern in most of the cities.

• Town planning, landuse planning and urban design are problem solving
professions. They address the social physical and economic well-being of
cities and towns.

• Development studies involve proper utilization of the land resources.

Representation of land use

• Land use map is the graphical representation of Land use for a place
or particular in an area

• It is a convenient visual form of spatial data, their distribution and

relationships

• This is a reduced and simplified model of reality containing

geographic information.

• It is a graphic depiction of all or part of a geographic realm where the

real-world features have been replaced with symbols in their correct
spatial location at a reduced scale

Elements of map

• Map Title – defines the information and purpose of a map.

• Legend – key to the codes and symbols used in a map.
• Date and Author – name of map maker and date of survey or period
covered by it.
• North Arrow – usually, maps are oriented towards the geographic
(true) north.
• Geographic Coordinates – geographic grid known as latitudes and
longitudes.
• Latitude (parallels) – distance measured north and south of the
equator.
• Longitude (meridians) – distance measured east and west with the
imaginary prime meridian (Greenwich Laboratory in London) as
reference line.
• Scale – ratio distance on the map itself and the corresponding
distance on the ground.
• Graphic Scale – line or bar marked off in graduated distances
representing actual distances on the ground.
• Numerical/Functional- compares map distance with ground distance
by proportional numbers and expressed as a representative fraction or
ratio. Example: 1:1,000 means 1 meter on the map is equivalent to
1,000 meters or 1 kilometer on the ground.
Representation of land use
Relationship between Land Use and Zoning

Definition
– Land use is a process of organizing the use of land to meet occupant’s needs
while respecting the capabilities of the land. Land use planning balances private
property rights with the desired community character.
Zoning defines the rules and laws governing what and where people and
institutions can and cannot build in our cities, suburbs and towns. Zoning is
actually a planning control tool and the way governments regulate the physical
development of land based on its usage, purpose, geology, etc. Land use control
and zoning in particular are very important to our everyday lives.

Designations
– Land management is done through the use of land use designations (LUD’s).
Land use designations specify ways of managing an area of the land and the
resources it contains. LUD’s emphasizes on certain resources or combination of
resources. The LUD’s are assigned or allocated to specific areas of land
corresponding to compatible zoning districts.
Zoning designations define the regulations and laws to control the development
of property and how it should be used. Zoning is a collective property right that
allows a governing authority to dictate the terms on how property in certain
geographic zones can be used.

Classification
– There is no ideal classification of land use as there is considerable diversity of
opinion about what constitutes land use. There are primarily six types of land use
including agricultural land, recreational land, transport land, urban
land, forest land, and commercial land.
Zoning, on the other hand, are typically classified into four major types:
performance zoning, incentive zoning, and intensity zoning. Local governing
authorities have a great deal of flexibility in how their zoning codes are used to
regulate the development of land.

Purpose
– Zoning is the most common form of land use regulation used by authorities to
regulate and control the development of land within their borders. Zoning laws
enacted by local governing body define how a specific parcel of land may be
developed and used. Zoning laws place restrictions on the extent to which a land
may be developed.
Land use plans and zoning are often assumed to be the same thing. However,
they are distinct elements that serve different purposes for the planning and
development of cities.
Zoning

• Zoning is a device of land use regulation used by local governments in most

developed countries.
• The word is derived from the practice of designating permitted uses of land,
based on mapped zones which separate one set of land uses from another.
• Theoretically, the primary purpose of zoning is to segregate uses that are
thought to be incompatible.
• In practice, zoning is used to prevent new development from interfereing with
existing residents or businesses and to preserve the "character" of a
community. Zoning may include regulation of the kinds of activities which will
be acceptable on particular lots (such as open space, residential, agricultural,
commercial or industrial),
• the densities at which those activities can be performed (from low-density
housing such as single family homes to high-density such as high-rise
apartment buildings), the height of buildings,
• the amount of space structures may occupy,
• the location of a building on the lot (setbacks),
• the proportions of the types of space on a lot, such as how much landscaped
space, impervious surface, traffic lanes, and parking must be provided.
• Most zoning systems have a procedure for granting variances (exceptions to the
zoning rules), usually because of some perceived hardship caused by the
particular nature of the property in question.
• Basically, urban zones fall into one of five major categories: residential, mixed
residential-commercial, commercial, industrial and special (e. g. power plants,
sports complexes, airports, shopping malls etc.).
Zoning types
Zoning codes have evolved over the years as urban planning theory has changed,
legal constraints have fluctuated, and political priorities have shifted.
The various approaches to zoning can be divided into four broad categories:
Euclidean, Performance, Incentive, and Design-based.

Standard Euclidean

• Also known as "Building Block" zoning

• characterized by the segregation of land uses into specified geographic
districts and dimensional standards stipulating limitations on the magnitude of
development activity that is allowed to take place on lots within each type of
district Standard Euclidean
• Uses within each district are usually heavily prescribed to exclude other types
of uses (residential districts typically disallow commercial or industrial uses).
• Some "accessory" or "conditional" uses may be allowed in order to
accommodate the needs of the primary uses. Standard Euclidean
• Dimensional standards apply to any structures built on lots within each zoning
district, and typically take the form of setbacks, height limits, minimum lot
sizes, lot coverage limits, and other limitations on the "building envelope“
• Euclidean zoning is utilized by some municipalities because of its relative
effectiveness, ease of implementation (one set of explicit, prescriptive rules),
long-established legal precedent, and familiarity to planners and design
professionals.
Performance

• Also known as "effects-based planning“

• performance zoning uses performancebased or goal-oriented criteria to
establish review parameters for proposed development projects in any area of a
municipality.
• Performance zoning often utilizes a "points-based" system whereby a property
developer can apply credits toward meeting established zoning goals through
selecting from a 'menu' of compliance options (some examples include:
mitigation of environmental impacts, providing public amenities, building
affordable housing units, etc.).
• The appeal of performance zoning lies in its high level of flexibility, rationality,
transparency and accountability
• performance zoning can be extremely difficult to implement and can require a
high level of discretionary activity on the part of the supervising authority
Incentive

• incentive zoning is intended to provide a reward-based system to encourage

development that meets established urban development goals
• Typically, a base level of prescriptive limitations on development will be
established and an extensive list of incentive criteria will be established for
developers to adopt or not at their discretion.
• A reward scale connected to the incentive criteria provides an enticement for
developers to incorporate the desired development criteria into their projects.
Incentive
• Common examples include FAR (floorarea-ratio) bonuses for affordable housing
provided on-site, and height limit bonuses for the inclusion of public amenities
on-site.
• Incentive zoning allows for a high degree of flexibility, but can be complex to
administer. The more a proposed development takes advantage of incentive
criteria, the more closely it has to be reviewed on a discretionary basis
Form based zoning

• Form based zoning regulates not the type of land use, but the form that that
land use may take. For instance, form based zoning in a dense area may insist
on low setbacks, high density, and pedestrian accessibility among other things.
• Form based zoning also may specify desirable design features, however when
form-based codes do not contain appropriate illustrations and diagrams, they
have been criticized as being difficult to interpret Form based zoning
• As another example, in a largely suburban single family residential area, uses
such as offices, retail, or even light industrial could be permitted so long as
they conformed(setback, building size, lot coverage, height, and other factors)
with other existing development in the area.
SUB DIVISION OF LAND

Need for subdivision regulation

Earlier in every city much land is either vacant or inefficiently used – speculative
prospect
Various methods have been proposed to emphasize taxation on land
Necessity for regulations over the subdivision of urban land was urgent, since use
and development of land constitute a right bestowed by the community upon the
individual, and this right may be withdrawn if he violates the conditions

Sub division and layout

A piece of land divided into more than 8 parcels, each of which is to be sold
separately is called Layout , whereas less than or equal to 8 divisions is called a
subdivision of land Many interests involved …
To the land developer the subdividing of land is primarily a matter of profit
To the community, it is a matter of public concern –Activities determine quality of
living
Where such activities are uncontrolled , they place burden on public treasury –
excessive cost of public improvements and maintenance, increase in cost of services

Transforming city plan to reality

Many elements in the overall plan are realized at the time the land is developed
Highways, streets and alleys, sewer and water lines , power lines, schools,
transportation lines, police and fire protection …
The city plan is either realized or it is lost in the subdivision of land

Subdivision procedure
Land is surveyed
Officials records consulted – proposed highway, special easements, right of way etc.
Amenities, cultural and social facilities
Refer Subdivision ordinances
Planner or engineer to prepare preliminary plan – include size, shape no of lots,
location of streets, radii, drainage, utilities etc. Subdivision procedure
Estimate is prepared – cost of development
Tentative map is file with local agency – approval obtained else
Incorporate suggestion made, if any and re-submit