Town Planning - Rohan Dasgupta.pdf

This presentation gives you a brief on town planning with emphasis on:
1. Objectives of Town Planning
2. Principles of Town Planning
3. Zoning
4. Green Belt
5. Road Systems
6. Master Plan
7. Redevelopment of Buildings
8. Slum Rehabilitation

1. Rohan Dasgupta
Town Planning

2. What is a town?
A town is a human-settlement with a name, defined boundaries, and local government, that is larger than a
village and generally smaller than a city.
According to 2011 Census of India,
Towns are defined as places that satisfy the following 3 criteria:
1.Minimum population of 5,000
2.At least 75% of male working population engaged in non-agricultural pursuits
3.Density of population at least 400/km
2
. (1,000 per sq. mile).
Rohan Dasgupta

3. Photo Courtesy: Press Trust of India (PTI)
IS
THIS
A
PLANNED
TOWN?
Rohan Dasgupta

4. Photo Courtesy: nazgoz.com
IS
THIS
A
PLANNED
TOWN?
Rohan Dasgupta

5. Rohan Dasgupta
Reference:

6. Rohan Dasgupta
What is town planning?
-Townplanningisthearrangementofvariousunitsorcomponentsofatowninsuchawaythat:
1.itishealthyforitsinhabitanttolivein,
2.convenientforthemtodotheirdailyactivities,
3.beautifulforpeopletolookatand
4.itsenvironmenthelpsinstrikingabalancebetweenone’spersonalandprofessionallives.
-Italsoincludeswaysandmeanstobeadoptedfortheimprovementoftheexistingtownsortheirextension.

7. Rohan Dasgupta
What is town planning?
-Townplanningisscienceaswellasart.
-Thescienceconsistsofcollecting,correlatingand
analyzingthefactsaboutatown.
-Theartisinarrangingitsunitsinsuchawaythatthe
finalresultisintheformofabeautiful,convenient,
economicandefficienttown.
-Thesuccessoftownplanningliesinconvertingthetown
fromaninertandlifelessplacetoacomplexareathat
thriveswithlives.
Photo Courtesy: blogs.worldbank.org

8. Rohan Dasgupta
Objectives of Town Planning
1. Health
2. Convenience
3. Beauty
4. Environment
Photo Courtesy: Pintrest

9. Rohan Dasgupta
Objectives of Town Planning: 1. Health
-Health is accommodated in a town planning scheme by:
•dividing the land into zones such as residential, commercial etc.
•making right use of land for the right purpose,
•avoiding the encroachment of one zone upon the other,
•smooth and orderly development of the town in future
•providing parks and playgrounds for the public,
•maintaining the pollutions of various forms to the lowest degree
possible
Photo Courtesy: tricitylive.in

10. Rohan Dasgupta
Objectives of Town Planning: 2. Convenience
-Convenience can be achieved by providing various socio-economic and recreational amenities for the public.
-Socio-economic amenities:
•Road systems & transportation facilities
•Water & Electricity supply
•Waste management etc.
-Recreational amenities:
•Play grounds & park
•Cinema halls & theaters
•Stadiums etc.
Photo Courtesy: The Asian Age
Photo Courtesy: Metro Rail News Online

11. Rohan Dasgupta
Objectives of Town Planning: 3. Beauty
-Beauty is achieved by:
•taking the most possible advantages of the natural
conditions surrounding the town,
•preservation of trees & natural greenery,
•giving architectural finishes to the various
components of the town,
•architectural control on public as well as semi-
public buildings
Photo Courtesy: NDTV

12. Rohan Dasgupta
ObjectivesofTownPlanning:4.Environment
-Strengtheningthebondbetweenpeople&Environmentcanbe
enhancedby:
•mouldingthebuiltenvironmentofatowninsuchawaythat
peoplecangetabouttheirnormalactivitieswiththeleast
amountofstrain
•minimizingdailytraveltimetoandfromwork
•maximizingqualitytimespentwithinthecommunityby
providingcommunityfarmingplots,communityhallsetc.
Photo Courtesy: GEHL Architects

13. Rohan Dasgupta
PrinciplesofTownPlanning
•Zoning
✓Dividingthetownintosuitablezones(residential,commercialetc.)
✓Formationofsuitablerules&regulationsforthedevelopmentofeachzone
•ResidentialBuildings
✓Providinghousingforallsocio-economiccategoriesofpeople
✓Nodevelopmentofslum&clearanceofexistingslums
•PublicBuildings
✓Well-balanceddistributionthroughoutthetown
✓Avoidingunnecessaryconcentrationatcertainspots
•RecreationalCentres
✓Enoughspaceshouldbereservedforrecreationalcentres
✓Dependsuponactualsizeofthetown
Photo Courtesy: tnb-west.com

14. Rohan Dasgupta
Principles of Town Planning
•Green Belt
✓Provision of green belt on the periphery of the town
✓Defining the boundary of the town & controlling expansion
•Road Systems
✓Efficient layout of road systems
✓Faulty road systems –too difficult to repair & too costly to re-arrange
•Transportation Facilities
✓Suitable transportation facilities
✓Minimum loss of time to and from work and home
Photo Courtesy: tnb-west.com

15. Rohan Dasgupta
ZONING
•Zoningis(i)theallocationoflandforspecificpurposesand(ii)thecontroloftheuse,heightandconstructionofthe
building.
•There are three aspects of zoning:
a)Density zoning
b)Height Zoning
c)Use Zoning

16. Rohan Dasgupta
a)DENISTYZONING
•Thepopulationdensityinresidentialareasiscontrolled
bymeansofsuitablerulesandregulation.
•Itisquiteevidentthatitisnotpracticaltorestrictthe
numberofpersonfromoccupyinganyresidentialunits.
•Hence,certainindirectmeasuresareadopted;like
specifyingthefront,sideandrearmarginsofthe
buildingfromtheboundaries,specifyingtheFSIetc.
•Thishelpsintheplanningandprovidingofadequate
facilitiesandamenitiesforatown.

17. Rohan Dasgupta
b)HeightZoning
•Theheightzoningaimsatcontrollingtheheightsof
buildingswithdueconsiderationofthefollowingtwo
factors:(i)bulkorcubicalcontentsofthebuildingand
(ii)streetwidthandotheradjacentmarginalopen
spacesfromthepointofviewofprovisionforlightand
ventilation.
•Therestrictionofheightofabuildingdependsonthe
natureofbuilding,typeofzoneandclimaticconditions.
•Specialrestrictionsforheightisappliedifthelocalityis
nearbyanairportsite.
Photo Courtesy: The Mercury News

18. Rohan Dasgupta
c)UseZoning
•According to use, the zones are usually categorized into the following four types:
i.residential zone (40 –50% of the total area of the town),
ii.commercial zone (2 –5%),
iii.industrial zone (2 –25%) and
iv.recreational zone (remaining area).
•The residential area needs to be near markets, parks and playgrounds but need to be free of nuisance, noise and
smoke.
•Commercial areas need to be near the centresof traffic and should preferably be near the roads.
•Light industries or factories running on electric power and causing no nuisance to nearby areas may be allowed next to
residential zones; on the other hand, the ones releasing obnoxious gases and fumes should be placed on the outskirts
of the town.
•Recreational zone includes mainly parks, playgrounds, cinemas, clubs etcand they may be scattered throughout the
plan of the town based on demand.

19. Rohan Dasgupta
GreenBelt
Photo Courtesy: The Guardian

20. Rohan Dasgupta
GreenBelt
Green belt is an open strip of land provided on the periphery (or boundary) of a town.
Construction of buildings in the green belt is strictly prohibited; although permission for building construction in the
green belt may be permitted under special circumstances.
It serves the following purposes:
(i) It defines the size of the town and in this respect it assists in suitably designing the various public amenities for the city
or town.
(ii) It prevents the spreading of town.
(iii) It helps in preventing the slum formation.
(iv) It can to be used for agricultural purposes, thereby providing the food and vegetables required for the town.
(v) It can be developed as poultry farm or nursery.
(vi) It can be developed as parks, playgrounds, picnic spots and recreational centers.

21. RoadSystems:1.RectangularRoadSystem
Rohan Dasgupta
Photo Courtesy: Google Earth

22. RoadSystems:2.RectangularwithSuperimposedDiagonalRoadSystem
Rohan Dasgupta
Photo Courtesy: Google Earth

23. RoadSystems:3.RadialRoadSystem
Rohan Dasgupta
Photo Courtesy: Google Earth

24. RoadSystems:4.ConcentricRoadSystem
Rohan Dasgupta

25. RoadSystems:5.IrregularMedievalRoadSystem
Rohan Dasgupta
Photo Courtesy: Google Earth

26. RoadSystems:6.TopographicalRoadSystem
Rohan Dasgupta
Photo Courtesy: Google Earth

27. Rohan Dasgupta
MasterPlanorDevelopmentPlan
A development plan or a master plan or a town plan may be defined as a general plan for the layout of a city showing
both existing and proposed roads, residential zones, commercial zones, industrial zones etc.
A development plan is required either for the improvement of an old city or a new town to be developed from virgin soil.
Thus, a development plan is an ideal plan showing the full development of a town at some future date.
It aims at controlling the future growth of a town along preconceived and predetermined path.
It helps in restricting the haphazard and unplanned growth.

29. Rohan Dasgupta
MasterPlanorDevelopmentPlan
The development plan is proposed in the form of the following drawings:
i) boundaries of lands of different types such as residential, agricultural, industrial etc.
ii) boundary of green belt surrounding the town
iii) contours of the whole city
iv) different zones
v) landscape features
vi) locations of the public buildings and town centers
vii) open spaces including parks and playgrounds
viii) positions of natural springs, rivers and streams
ix) positions of the public utility services such as water supply station, sewage disposal plant, power plant etc.
x) road systems etc.

30. Rohan Dasgupta
MasterPlanorDevelopmentPlan
Development plan is necessary for:
i) the control of development of various industries in a systematic way
ii) discouraging the growth of town in an unplanned and unscientific way
iii) giving a perspective picture of a fully developed town
iv) limiting to a certain extent the unprecedented flow of rural population to the urban area
v)offsettingthedisadvantagesduetoovercrowdingofpopulationsuchastrafficcongestion,insufficiencyinpublic
amenitiesetc.

31. Rohan Dasgupta
RedevelopmentofBuildings
Redevelopmentistheprocessofdemolishingexistingoldbuildingsandreconstructingitbyappointingabuilderwhocan
constructandhandovernewflatstotheownersfreeofcostwithsomeadditionalbenefitsandmakeprofitbyutilizing
balanceplotpotentialbyconstructingadditionalflatsandshopsasperapprovalfromthelocalmunicipalcorporation.
Itisaverypractical,economicalandlongtermsolutioninascenariowhereoldstructuresareprovinguneconomicalor
obsoletefortheowners;whereasforthebuilderitisacosteffectivewaytoconstructresidential/commercialpremisesby
utilizingtheunusedpotentiali.e.theFloorSpaceIndex-TransferableDevelopmentRightswithgradualcapital
investment,intimesofheavylandpricesandinasituationofunavailabilityoflandingoodlocations.
Ownersgetseveralbenefitslikehasslefreeexecution,extracarpetarea,increaseinflat'svalueandinmostcases,
alternateaccommodation/reimbursementorrentcompensationfortheperiodthebuildingisunderconstruction.
Buildersanddevelopers,whoopttopurchasenewlandanddevelopthesame,incurhugestampdutycostontransferof
land.However,whenitcomestoredevelopmentofoldbuildings,thestampdutyisreducedbyasignificantextentand
thisactsasamajorbenefitfordevelopers.

32. Rohan Dasgupta
RedevelopmentofBuildings
Hencebuildersareonthelookoutforpropertieswithunuseddevelopmentrightswheretheycanbuildanewstructureof
afewstoreyshigherandsellthoseadditionalflatsforatidyprofitforthem.
However,therearemanyfactors/questionsthatariseduringtheongoingprocessofredevelopmentandtheyaretobe
takencareofdiligentlywhileoptingforRedevelopment.Thesefactorsbyandlargearethepromptimplementationof
Govt.Guidelines,delayinpossessionofflatsinredevelopmentofHousingSociety,Bumps,BashandBouncersfrom
Builders,BustingofredevelopmentprojectsofHousingSocieties,CorruptMembersofManagingCommittee,Faults,Facts
andFundamentalsaboutredevelopment,DraftingofDevelopmentAgreement,ResponsibilityofMembersofthe
ManagingCommitteeinredevelopment,LetterofConsenttobefurnishedbyaMemberoftheHousingSociety,
Corruptioninredevelopment,Redevelopmentandsandshortage,Recoveryofduesfromdefaultingmembers,Selection
ofagoodBuilder,UnauthorizedconstructionsbyBuildersandmanymore.

33. Rohan Dasgupta
Slum
Aslumisusuallyahighlypopulatedurbanresidentialareaconsistingmostlyofcloselypacked,decrepithousingunitsina
situationofdeterioratedorincompleteinfrastructure.
Slumresidencesvaryfromshantyhousestoprofessionallybuiltdwellingswhich,becauseofpoor-qualityconstruction
and/orlackofbasicmaintenance,havedeteriorated.
Whileslumsdifferinsizeandothercharacteristics,mostlackreliablesanitationservices,supplyofcleanwater,reliable
electricity,lawenforcement,andotherbasicservices.
Photo Courtesies: Wikipedia

34. Rohan Dasgupta
Slum:Problems
Vulnerability to Natural and Man-Made Hazards
Unemployment and Informal Economy
Violence
Infectious Diseases and Epidemics
Child Malnutrition
Other Non-Communicable Diseases
Photo Courtesy: Wikipedia

35. Rohan Dasgupta
SlumRehabilitation:1.SlumUpgrading
Upgradingtheslumwithbasicinfrastructuresuchassanitation,safedrinkingwater,safeelectricitydistribution,paved
roads,rainwaterdrainagesystem,andbus/metrostops.
Theassumptionbehindthisapproachisthatifslumsaregivenbasicservicesandtenuresecurity–thatis,theslumwill
notbedestroyedandslumresidentswillnotbeevicted,thentheresidentswillrebuildtheirownhousing,engagetheir
slumcommunitytolivebetter,andovertimeattractinvestmentfromgovernmentorganizationsandbusinesses.
InMexicoCityforexample,thegovernmentattemptedtoupgradeandurbanizesettledslumsintheperipheryduringthe
1970sand1980sbyincludingbasicamenitiessuchasconcreteroads,parks,illuminationandsewage.
Photo Courtesy: blogs.comillas.edu

36. Rohan Dasgupta
SlumRehabilitation:2.SlumRemoval&Redevelopment
The slum dwellers are first shifted to temporary housing;
often the builder pays for the rent.
The existing slum is demolished by the builder.
Builder builds many multi-storied buildings on the land.
Slumdwellersareofferedapartmentflatsinthose
buildings;oftenlargerinsizethantheirpreviousslum
dwellinginexchangeoftheland.
Thebuildersellsrestoftheapartmentflatstootherbuyers
inordertomakeupforconstructioncostandprofit.
Thusawin-winsituationiscreatedwheretheslum
dwellers,thebuilderaswellasthegovernmentcan
mutuallybenefit.

37. Thank you!
-Rohan Dasgupta