Tag: Town Planning

Types Town Planning

 To maintain the continuity in the planning process, the following five forms of planning are to be considered.

1.    Local planning
2.    Country planning
3.    Regional planning
4.    National planning
5.    International planning
1) Local Planning
  • The development plan of a city or town is prepared by keeping in view the local conditions.
  • It aims at proper distribution of population densities, regulation of traffic, location of shopping and recreational centres, provision of green belt, suitable division of area in various zones, etc.
  • Local planning is influenced by economic conditions and finances available for the development of the town.

2) Country Planning
  • The area surrounding a town cannot be allowed to develop in a haphazard way.
  • Generally, a town is surrounded by villages and rural planning becomes necessary for proper functioning of the town.
  • The surrounding village is linked up with suitable transport system in country planning.
  • Village industries such as dairy, poultry farming, basket and rope making, weaving, etc. are encouraged.
  • A proper balance between the agricultural and industry should be maintained without disturbing the character of rural area.
  • Country planning and town planning are related to each other and cannot be treated as two separate entities. 

3) Regional Planning
  • It includes proposals in a region for the distribution of population, industry, transport facility, rural services, etc.
  • The regional planning helps in controlling and reshaping the growth of major towns in the region.
  • In general, a region may be defined as an area within which interaction is more intense than its interaction with other areas and the modern practice is to include the following in regional planning.

1.      Agricultural regions.
2.      Industrial areas.
3.      Large hydro-electric power stations.
4.      Resort and recreational areas.
5.      Suburban zones of cities.
The regional planning is necessary for the following reasons.
  • To ensure profitable utilization of the resources at minimum expense for maximum benefit.
  • It gives the information regarding the economic functions.
  • It gives the local planners knowledge of relationship between the areas of the region, which will help them in planning.
  • It allows planned and harmonious development of the national economy.
  • It reveals new town planning and building principles.
  • It serves as a link of co-operation and co-ordination between the areas of the region.

4) National Planning
  • It suggests the setting up of the planning procedure on a national level.
  • By proper and careful national planning, the resources of national importance like railways, irrigation projects, heavy industries, hydro-electric works, etc. can be utilized in the best possible manner.
  • Developments is from top level to bottom level, that is international level to local level or vice-versa.
  • Developments in terms of various economic sectors such as agricultural, fishing, forestry, mining, quarrying, etc.
  • Developments in terms of various social sectors such as clothing, housing, food, education, health, employment, recreation, etc.

 5) International Planning
  • With the establishment of United Nations Organization (UNO), the international planning has come into existence and efforts are made at international level to promote goodwill and co-operation between different countries of the world.
  • The various agencies appointed by UNO conduct surveys in various fields of human life such as education, health, housing, food, etc. such surveys helps in finding out remedies and solutions of complicated problems at an international level.

Town Planning Legislation in India

 Certain planning legislation introduced in different parts of India, before independence. There is no continuity or uniformity in the legislations of various States. Different States had different provisions for town planning measures either under the Municipal Acts or under special enactments, such as City Improvement Trust Acts or Town Planning Acts. It is only after independence that all the States are putting their heads together to evolve a common policy on town and country planning matters. With the growth of urban problems, the municipalities utterly failed to respond to the changing situations. 

The work involved in planning, improvement and extension of towns was so complex and great that the municipalities were unable to carry on these works effectively. There were reasons for their failure. Firstly, due to ignorance and disunity, secondly, lack of imagination and interest, thirdly, lack of trained personnel and sufficient funds and fourthly, lack of legal backing to effectively implement town planning schemes and projects. As a result, overcrowding, congestion, deterioration and haphazard development have seen in most of our cities and towns. However, certain enlightened States enacted special acts enacted and they give an idea as to the measures taken and the efforts made by government, though in a very limited way, to improve the living conditions of the people in urban areas and guide the future growth of the urban centres in a planned manner. The main town planning acts include;

Town planning acts in India

Kerala Town and Country Planning Act, 2016
This act is to provide for the promotion of planned development and regulation of growth of urban and rural areas in the State with focus on scientific spatial planning and to secure to their present and future inhabitants, sanitary conditions, amenity and convenience and for other matters connected therewith or incidental thereto. This act was revised in 2019.

Subdivision Practice in Town Planning

 Subdivision and site design standards are used by communities to regulate how parcels of land are divided into developable lots, and how those lots are subsequently designed and laid out through the development process. Subdivision typically includes the creation of a sketch plan (showing basic lot layout and provisions for public infrastructure), and subsequent creation of a more detailed preliminary plat (indicating building footprints and specific measurements), and then culminating in a final plat that creates the new lots. Abbreviated procedures are typically established for minor subdivisions that involve the creation of just a handful of lots. 

Site design standards are related and define the basic parameters for development on individual lots, including maximum or minimum lot size, how buildings are situated on a lot, traffic and circulation patterns, pedestrian connectivity, preservation of open areas, and avoidance of hazardous areas. 

Communities increasingly consider hazard mitigation when adopting site layout standards. For example, applicants are required to avoid mapped hazard areas (like floodplains) in new development or to develop strategies to mitigate the hazard risk. In terms of hazard mitigation, the primary benefit of adopting effective subdivision and site design standards is to ensure that new development occurs in a high quality, well designed manner that avoids potential high hazard areas, in addition to meeting other important community goals. Other benefits include: 

  • Effective at managing new development in growing communities. Clearly defining hazard areas allows elected officials to say no to new development in unsafe areas. 
  • Provides additional protection for defined hazard areas without negotiation on a case by case basis. Approval criteria can be stated in the code, making expectations clear to the developer and the decision makers. 
  • Can be tailored to fit a common set of review procedures. Adding natural hazards as a component of existing subdivision regulations can be done relatively easily through an ordinance amendment. 
  • Relatively easy to maintain over time, following initial adoption.

Subdivision of Land 

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 best owed by the community upon the individual and this right may be withdrawn if he violates the conditions. 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. 
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. 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 etc. 

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. 
  • Estimate is prepared – cost of development 
  • Tentative map is file with local agency – approval obtained else incorporate suggestion made, if any and re-submit

Sub Division Practice 

Local Administration and Social Welfare Department Kerala building rules 1984. In the case of residential development, every plot shall have an average width of not less than 7.5 m and an average depth of not less than 12m. In the case of row housing where side open spaces are not required , plots shall have an average width of not less than 4.5 m and an average depth of not less than 10 m. Area of any newly subdivided, reconstituted or building plots shall not be less than 1.2 Ares (120 sq.m). Every plot shall have a frontage of not less than 6 m on any abutting street. 
According to Rule no 27 of KMBR, for developments including land subdivision and plot development for residential use.- All new developments including land subdivisions and plot developments shall be subject to the following, namely:- 
  1. The area of any newly subdivided plot, reconstituted plot or building plot shall be not less than 125 square meters with an average width of 6.m: provided that for row housing where side open spaces are not required, it is sufficient if the plot has an average width of 4.50 m. 
  2. Every plot shall have a frontage of not less than 4 meters on any abutting street. 
  3. Every street shall have not less than 7.00 meters width and shall be motorable. 
  4. When the area of the land under development work, layout or subdivision is 50 Ares or more, ten percent of the total area shall be provided for recreational open spaces and shall be suitably located to be accessible the residents of the layout. Provided that while considering the area of the land, the area of any contiguous land belonging to the same owner, though not proposed immediate development shall be taken into account. 
  5. The recreational open space to be provided under item (iv) shall have an access as if it were a separate plot and as far as possible it shall be in 1 piece and in no case less than 2 areas in area with a minimum width of 6 m. 
  6. The layout or subdivision proposal shall be in conformity with the provisions of published or sanctioned development plan for the area and if the land is affected by any reservation for a public purpose, the Secretary may agree to adjust its exact location to suit the development but not so as to affect its area. 
  7. The street junctions shall be splayed or rounded off to give sufficient turning radii and sight distance for vehicles and the side if the splay shall be a minimum of 4 meters for roads up to 10 meters and shall be a minimum of 1 meters for roads exceeding 10 meters width. 
  8. In the case of lay out or sub division of land having an area of two hectares or more a suitable plot for an electric transformer shall be provided. 
  9. In the case of development permits, approval of the District Town Planner shall be obtained for land up to 0.5 hectares in area and approval of chief Town Planner shall be obtained for land exceeding that area. 
  10. If the site forms part of approved layout, copy of sub division layout shall be enclosed along with the plans for approval. 
  11. Adequate arrangements for surface water drainage shall be provided.

Residential Plots 

The area of any newly subdivided plot, reconstituted plot or building plot shall be not less than 125 square meters with an average width of 6.00 meters, provided that for row housing where side open spaces are not required, it is sufficient if the plot has an average width of 4.50 meters. Every plot shall have a frontage of not less than 4 meters on any abutting street; every street shall have not less than 7.00 meters width and shall be motorable: Provided that in the case of cul-de-sacs with length not exceeding 250 meters, it is sufficient if the street (cul-de-sac) has not less than 5.00m width and in the case of cul-de-sacs not exceeding 75 meters, it is sufficient if the street (cul-de-sac) has not less than 3.00 meters width. 

According to Rule 29 development including land sub-division and plot development for industrial development.- All new developments including land sub divisions and plot developments shall be subject to the following:- 
  1. The width of every new street, public or private, intended for use as a cart or carriage way giving access to or through an organized industrial area with not less than six constituent units, shall be minimum 10 meters: Provided that in the case of small industrial units or cul-de-sac not exceeding 150 meters length, the minimum road width shall be 7 meters. 
  2. The minimum size of industrial plot abutting street shall be 400 sq. meters in extent with a width of not less than 15 meters: Provided that the minimum plot requirement in item (ii) shall not apply to small industrial units. 
  3. In industrial layouts a place for installation of transformer shall be provided in consultation with the Chief Electrical Inspector or an officer authorized by him. 
  4. The approval of the Chief Town Planner or an officer authorized by him shall be obtained for the layout of industrial streets and land sub-division exceeding five plots. Note:- For the purpose of these rules small industrial unit means an industrial unit classified as such by Government from time to time or an industrial unit not included in Schedule 1 of the Factories Act, 1948. 
  5. The usage of plots proposed for development or redevelopment shall be governed by the provisions contained in the development plan or detailed town planning scheme prepared for the locality. Provided that where no such plan exists, the usage of plots shall be as approved by the Chief Town Planner or an officer authorized by him.

Designing a New Town

 A new town built on land strongly controlled under unified public or semi public ownership, should be distinguished by combination of town and country life style and of environment, an uninterrupted greenbelt encircling and intersecting the town. A planned urban community that combines residential, commercial and recreational areas. Due to increasing population, we provide new town for reducing the burden of the city. Designing a new town for self-sufficient and providing housing, commercial, basic facilities and recreational area . 

New towns are playing in the economic development of the countries they are emerging in, it is clear that economic motives are the dominant factor behind most new town initiatives. The present new towns are populated by the middle and upper classes, while the lower income groups live in the old city or in self organized cities and slums.

The New Town Movement 

The new town movement refers to towns that were built after World War II and that have been purposefully planned, developed and built as a remedy to overcrowding and congestion in some instances and to scattered and settlements in others. The main reason for it was to decongest larger industrialized cities, rehousing people in freshly built, new and fully planned towns that were completely self-sufficient and provided for the community. 
Records exist of plans for new towns back as far as the ancient Egyptians. Most of the “planned towns” in history were based on providing for military, trade or harbor needs. The idea of planning a city for the needs of the people who would live there didn’t crystallize until the end of the 19th century when Sir Ebenezer Howard, first suggested a series of “garden cities” north of London. However, it was another 50 years, at the end of World War II, when these garden cities really began to flourish. 
The world was moving into a new era of rapid urbanization. The problems of pollution, traffic congestion and the impersonalized isolation of urban sprawl were growing. The concept of creating new towns spread across Europe with the creation of planned communities to deal with these problems. These “new towns” sought to plan in advance the design and growth of cities. Some of the key features were: 

  • Pedestrian friendly walkways separated from vehicle traffic to promote the safe movement of people between neighborhoods, schools and shopping 
  • Architecturally innovative housing 
  • Community owned land to create activity areas and a sense of openness 
  • Community works of art 
  • Close proximity of commercial and industrial parks for people to live close to where they work 
  • A development philosophy to respect the land 

Need For New Towns 

Developing new towns for various purposes, such as, to exploit natural resources, to provide raw material to industries, to serve nuclei and act as catalytic agents for stimulating economic growth in backward areas, for administration and for special purposes. Although in most cases new towns are expensive to build and they take several years to develop fully, still they offer several benefits. Building of new towns does not mean that, we should stop the growth of major cities. Major cities develop, but new towns reduce the rate of growth of metropolitan cities. In this regard it is necessary to prepare national and state physical plans. The national physical plan should be the physical and ecological guide of the policies, programmes and strategies relating to population changes and distribution. 

Modern Town Planning in India

 In India, the various states have passed town planning act to enforce town planning activity. The main source of all these town planning acts are the English Town Planning Act of 1909, the main provision in this act is that local authorities are given power to prepare and to enforce town planning schemes on open lands in the city and on its fringe.

For the purpose of looking after the planning and execution of new parts within metro-centres, various organizations such as DDA (Delhi Development Authority), CIDCO (City and Industrial Development Corporation), CMPO (Calcutta Metropolitan Planning Organization), HUDCO (Housing and Urban Development Corporation), etc., are set up by the government.In addition to local authorities, the State Government is empowered to declare urban development areas and to set up urban development authorities for such areas. Such authorities are given the following powers.

  • To prepare development plans for the urban areas.
  • To prepare town planning schemes.
  • To carry out surveys in the urban development area.
  • To guide, direct and assist the local authority in urban development.
  • To control development activities according to the plan.
  • To execute work in connection with supply of water, disposal of sewage.
  • To enter into contracts and agreements with local authority and organizations.

Socio – Economic Aspects of Town Planning

The town planning is desirable if its adoption leads to better utilization of the resources of the community. Hence, for any given size, the best planned town is one where the aggregate land values are at a maximum. Thus, economically, the best town plan will lead to the highest aggregate land values. While adopting the land values condition, the following factors are to be considered for assessing the economic worth of town planning.

  • Change in quantity of resource
  • Demand for goods and services
  • Production techniques
  • Redistribution of land values

The economic advantages offered by urban way of life are enormous. But at the same time, urban growth is not smooth and there are many difficulties that prevent the town from making maximum contribution to national economy. Some of the economic disadvantage can be mentioned as difficulties in securing housing accommodation, congestion of facilities, etc. In a similar way, the drawbacks from various disciplines can be enumerated as follows.

  • The local government is concerned with the expansion of urban area, and its administration, etc.
  • The medical officer is concerned with the effects of dirt, smoke, etc. on the health of urban dwellers.
  • The psychologist is concerned with the effects of noise and strain leading to greater insanity and psychological pressure.
  • The sociologist is concerned with the formation of slums, inadequate recreational facilities, increase in theft and crime, etc.

Principles and Objectives of Town Planning

 Principles of Town Planning

Town planning cannot be studied in isolation. It involves the study of various subjects such as engineering, architecture, surveying, transportation planning etc. The intention of the town planning is to satisfy the needs of our future generations and prevent the haphazard growth of the town. Some of the guiding principles of town planning are as follows.
1. Zoning
The town should be divided into suitable zones such as commercial zone, industrial zone, residential zone, etc. and suitable rules and regulations should be formed for the development of each zone.
2. Green Belt
Green belt is non-development zone on the periphery of the town. It prevents the haphazard sprawl of the town restricting its size. In essence, a green belt is an invisible line designating a border around a certain area, preventing development of the area and allowing wildlife to return and be established. Greenways and green wedges have a linear character and may run across the town and not around the town.
3. Housing
Housing has to be carefully studied and designed to suit the local population. Care should be taken to see that there is no development of slums since it would be responsible for degrading the life of the citizens. There are various types of housing styles. When a landuse plan is made, zones for independent housing, midrise buildings, high rise buildings are allocated. 
4. Public Buildings
Public buildings should be well grouped and distributed throughout the town. Unnecessary concentration of public buildings should be avoided. Factors such as parking facilities, road widths have to be taken into consideration while allocating the space for public buildings.
5. Recreation Centres
Recreation centres have to be given importance while designing a town. They are necessary for the recreational activities of the general public. They include parks for walking and cycling, amusement parks etc.
6. Road Systems
Road network hierarchy is very important. The efficiency of any town is measured by the layout of its roads. A nicely designed road system puts a great impression in the minds of people, especially the visitors to the town. The provision of a faulty road system in the initial stages of town formation proves to be too difficult and costly to repair or to re-arrange in future.
7. Transport Facilities
The town should be provided with suitable transport facilities so that there is minimum loss of time from place of work to the place of residence. Efficiency in transport facilities includes both public and private networks. Public transportation network includes access to buses, trains, trams and trolleybuses. Efficiency in using the public transport will determine the success of that town in terms of design.

Objectives of Town Planning
The main objectives of the town planning may be summarized in three words viz. Health, Convenience, Beauty and Environment.
1. Health 
To make right use of the land for the right purpose by proper division of land called zoning such as residential, commercial industrial, institutional and recreational etc. inorder to avoid the encroachment of one zone upon other for smooth and orderly development of the town or city without causing future conflicts. To create and promote healthy conditions and environments for all the people – rich and poor, to live, to work, to play or relax.
2. Convenience 
The object of convenience is meant in the form of various needs of the community such as social, economic, cultural and recreational amenities etc. Public amenities requiredfor the proper upkeep of the citizens include water supply, sanitation, electricity, post,telegraph, gas etc., proper sites for industrial, commercial, business enterprises toencourage them in trade with cheap power, transport services, drainage etc. Recreational amenities include open spaces, parks, gardens and playgrounds, for children and town halls stadiums, community centers, cinema houses, and theatres for adults.
3. Beauty 
To preserve the individuality of the town by developing it on its most suited natural conditions. To preserve the aesthetics in the design of all elements of town or city plan, which includes preservation of trees, natural greenery, improved types of domestic buildings and buildings of civic dignity and beauty, architectural control on public as well as semi-public buildings, ancient architectural buildings, temples, churches, mosques andbuildings of cultural and historical importance.
4. Environment
It is an important factor in town planning. The environment of the town should be in such a way that people can lead their normal activities with least difficulty. The complex problems of modern society such as tiresome travel to work, long hours of work, limited time spent within the family and community, etc. has led to serious problems in the lifestyle of the people living in the towns, therefore, town planning is mainly concerned with brining about a better relation between man and his environment. 

Aims/Benefits of Town Planning

 Town planning has gained a lot of importance today. New towns are being developed. It has become very important for the town planners to concentrate on old development as well as the new development. It is essential that old and new development are linked properly. Energy efficiency in planning should be the goal of any town planner, urban designer or an architect. The aims of town planning are as follows.

1. To correct the past errors as far as possible. 
2. To provide civic aesthetics of the town. 
3. To attempt an orderly appropriate and balanced
    arrangements of land use.
4. To develop healthy, attractive and efficient 
    environment in the city. 
5. To promote a high level of culture. 
6. To create and maintain an attractive central core 
    and make it the cultural, financial, commercial and
    entertainment centre. 
7. To provide an interrelated balanced transportation
    system adequate to meet the needs of everyone in
    the urban community. 
8. To encourage the attraction, retention and
    expansion of a sufficient number and variety of 
    industries and business activities to provide jobs 
    to the people and to get more income to
    municipality. 
9. To create a sense of dignity, identity, pride and
    responsibility in the social environment. 
10. To suggest the schemes which will control the
      future growth and development of the city. 
11. To insure against the possible future errors. 
12. To concentrate for development of full potentials
      of human resources through wide variety of 
      programmes, facilities and other incentives. 
13. To establish and maintain a consistent housing
      policy providing for decent housing open to 
      all persons in the community at reasonable  
      prices and rents. 
14. To encourage vigorous programmes of 
      inspection, maintenance of health environment in
      the city. 
15. Suggestions will be given to provide maximum
      housing facilities as per the income through   
      various concerned authorities. 
16. To encourage the development of neighbourhoods
      as social and recreational units and promote the 
      neighbourhood organizations and involvement in
      the improvement of local services, facilities, 
      transportation and living conditions. 
17. Suggestions will be made for efficient
      transportation facilities in the city including new 
      roads, widening the roads repairing maintenance
      depending upon the localities and functional 
      zones. 
18. To develop parks and recreation facilities to 
      optimum standards based on local needs 
      preserving as many sites of natural and
      historical significance as possible. 
19. To provide maximum educational and medical 
      facilities. 
20. To provide maximum utility service facilities 
      to reach all people of the city. 
21. To promote maximum co-operation between
      Government and public to get the benefits of  
      development schemes of urban development.
22. To implement effective measure of slum 
      clearance programmes in the city and controlling
      the further development of slum in the city. 
23. Suggestions will be made to demolish old 
      structures of public and private houses. 
24. To suggest relocation, redevelopment and 
      renewal of structure in the city. 
25. To create maximum green and open spaces in 
      the urban limit. 
26. Measures will be suggested to control the
      pollution of air, water, noise etc. 
27. Improvement and modernization of water supply,
      sewerage, electricity etc. 
28. Improvement of site development for residential 
      industrial, public and semi-public use.

Town Planning

 The art and science of ordering the use of land and siting of buildings and communication routes so as to secure the maximum practicable degree of economy, convenience and beauty. It is an attempt to formulate the principles that should guide us in creating a civilized physical background for human life whose main impetus is thus foreseeing and guiding change. 

                                 
Town planning is an art of shaping and guiding the physical growth of the town creating buildings and environments to meet the various needs such as social, cultural, economic and recreational etc. and to provide healthy conditions for both rich and poor to live, to work and to play or relax, thus bringing about the social and economic well-being for the majority of mankind. Planning is the process of deciding in advance what is to be done, who is to do it, how it is to be done and when it is to be done. It is the process of determining a course of action, so as to achieve the desired results. It is a process of decision making. It involves the creation and maintenance of a plan, such as psychological aspects that require conceptual skills.  
Planning means pre-thinking and pre-arranging  things before an event takes place so as to achieve good results in health, convenience, comfort and happiness of all living beings. Planning is a process of helping a community, identify its problems and its central values, formulating goals and alternative approaches to achieving community objectives, and avoiding undesired consequences of change. This process of planning results in frameworks for coping with change. Some are physical elements such as streets, roads and sewer lines. Some are concepts that serve as guides to action, such as the goal of becoming a major distribution center or of encouraging investment in the core of the city. Some are regulatory, reflecting the desires of the community to encourage good development and discourage bad development.

“A city should be built to give its inhabitants security and happiness” – Aristotle
“A place where men had a common life for a noble end” – Plato