UNIT II SITE PLANNING Syllabus: Surveys – Site analysis – Development Control – Layout regulations- Layout design concepts.

SURVEYS Carried out by looking for informations already recorded by investigators and authorities and by original field work

The town planning survey tells the present state of the town and finds out the details of 1.The people, their needs and occupations. 2.The land and building and how they satisfy the needs of the people.

Necessity The two main advantages of a fully documented survey is as follows 1.The survey helps to find the relationship between complicated activities of a town life. 2.It helps to give solution towards the local requirements.

Collection of data The following four surveys are carried out to collect data I.Functional survey II.Social survey III.Territorial survey IV.Vital survey

Functional survey The functional aspects of town life are studied. The items included are - means of communication -conditions of industry Types of information collected in functional survey 1.Roads- History, Road width, Traffic survey and tree planting. 2.Railways- positions of level crossing, passenger stations and goods sheds.

3. Air ports and sea ports 4. Waterways and canals 5. Local industries- availability of raw materials and type of labour employed. 6. Mines and their location 7. Probable cost of the scheme.

Social survey: Social aspects of the Town- history, architecture, health, housing Types of information collected 1.Ancient ruins of historical building 2.Architectural character 3.History of growth 4.Preservation of wild life 5.Parks and play grounds 6.Public services- water supply, sewerage, electricity, telephones, street lighting.

Territorial survey Physical features, agricultural soil, forests, climatic conditions are studied 1.Geology 2.Contours of land 3.Rivers, oceans and lakes 4.Climatic conditions 5.Forest and other natural vegetation

Vital survey-The population aspects. 1.History of the past growth of population 2.Density of population

Types of survey I.Preliminary Survey II.National Survey III.Regional survey IV.Civic Survey

I.Preliminary Survey The data collected- preliminary in nature 1.Electric power and its distribution 2.Highways- conditions of road 3.Housing – Existing housing 4.Industries 5.Land use- Density and character of towns 6.Railways 7.Water supply and Sewage

II.National Survey- A study of natural resources 1.Administration- The aspects of land survey 2.Agriculture- Types of agricultural soil & crop Patterns 3.Communication facilities- Roads, Railways, Waterways 4.Geography- Extent of sea coast

III. Regional survey The town to be planned – should fit into the conditions prevailing in the region IV. Civic Survey Survey done by the conditions in and around the town 1.Communication amenities 2.Contour- helps in deciding gradients of roads 3.Existing land use and land value

4. Historical background 5. Housing – Characteristics of houses 6. Industries 7. Population 8. Preservation of natural features 9. Public buildings 10. Public health 11. Public services 12.Topography.

Site Analysis What is Site planning? Site planning is the art of arranging Structures on the land and Shaping spaces between them Art linked to Architecture, Engineering, Landscape Architecture and City Planning Site plan locate objects and activities in space and time The site plan may be concerned with a small cluster of houses, a single building and the surrounding space and a small community built in a single operation.

Site Identity and Change Site and the purpose for which it is used should be identified Every site, when disturbed it takes time to experience the mutual adjustment of its elements A site is composed of many factors above, below and on the ground

Many factors are involved in the analysis of the site which are to be considered I.Natural Factors 1. Geology 2. Topography 3. Hydrography 4. Soil 5. Vegetation 6. Wild Life 7.Climatic factors

II. Cultural Factors 1. Existing Land use 2. Linkages 3. Traffic and Transit 4. Density and Zoning 5. Utilities 6. Existing Buildings 7. Historic factors III. Aesthetic Factors 1. Natural Features 2. Spatial Pattern

Development Control Development Control is the process involving land use control in which the development carried out by any agencies both private and public is checked in the benefit of whole society. Modern town planning helps in a systematic regulation to be followed in the use of land.

Factors to be considered in the complex urban system 1.Physical factor – based on size and density of population 2.Functional factor – based on predominance of activities 3.Administrative factor Certain issues to be considered 1.Sporadic growth of private properties 2.Sprawl of slums 3.Major transportation congestion

4. Crowding of residential and industrial zones 5. Availability of land for reclamation and thus offering new opportunities for development. Need for Development Control Control over development and use of land and buildings by local authorities. It helps to avoid the chaotic growth of towns and to promote – Health – Safety morals – General welfare of the community

How to enforce the rules? Good and efficient police power Efficient authority to enforce the development controls Efficient development control system.

Aims and Objectives of development control 1.Guides development or the use of land and preserves other sites from the undesirable development 2.Prevents the misuse of land so that it will not injuriously affect the interests of the community 3.It sets certain frame work of the development process – help in the improvement of the total environment

4. The rules should be flexible enough for the changing population and the complex needs of urban society

Use of Development control  Health and safety A strong rules to prevent injurious and hazardous to the people. - Provision against health hazards - Provision of adequate day light, sun shine and ventilation -Protection against air pollution -Provision of facilities for normal family and community life -Protection against normal hazards- fire -Provision of aesthetic satisfaction.

 Convenience The inter- relationship between different activities should be convenient to the public for easy movement between home to work, work to recreation etc.,  Economy It is an important factor concerning development control. The particular land use should be allocated in the particular area. For example: An institutional building should not come up in a commercial zone- as economically there is a loss in the land value or land cost.

 Aesthetic The place of living/working and spend one’s leisure time, there should be some importance given to aesthetic components. For example: the correct set backs has to be followed to give a good look of the building.

Tools of development control The most common tools are 1.Sub division control 2.Height control 3.Plot coverage control 4.Set back control 5.Floor Area Ratio(FAR) control 6.Density control 7.Building line control 8.Architectural control 9.Advertisement control

1.Sub division control Due to increasing demand for plots for erection of houses, factories and other structures, the owners of agricultural and vacant lands in the outside of the towns subdivide their lands in to plots and streets and sell them. The local authorities can exercise control over this land sub- division. The streets showed in the layout should be properly leveled, paved, sewered, drained and lighted.

2. Height control This is ensured to provide adequate supply of light and air. Regulations are adopted for tall buildings because they cut off light and air from neighbours. 3. Plot coverage control Open space which is compulsory to be left to secure sufficient light and ventilation.

4. Set back control These rules are beneficial because -Gives space for trees and lawns -Keeps the building away from dust, noise of the street -Reduce fire hazard -Can be used for parking.

5. Floor Area Ratio(FAR) control FAR is the ratio of the total gross floor area of all the storeys of a building to the total area of the plot. It cab be applied to all buildings and any alterations can be easily done. 6.Density control It checks the number of persons in the area. It helps to maintain optimum living standards.

7. Building line control Building lines are made on one or both sides of a street and thus prevent the creation of any new structure between building line and street. It helps in future widening of streets and roads. 8. Architectural control The primary objective is to prevent excessive uniformity of the buildings and poor design while extension of buildings. It also helps conserving historic areas.

9. Advertisement control It is a recent development and helps towards public interest in controlling outdoor advertisement.

Layout Regulations “Layout” means division of land into plots exceeding eight in number. Role played by local authority The local authority can regulate -the individual plot development by regulating building line -specifying land use -controlling density and building heights -controlling the use of special building materials -insisting on specific designs of elevations in certain areas

Aim of layout regulations Preparation of layouts which will satisfy -higher standards with respect to open spaces outside -adequate area inside the building -to provide good light and ventilation

Layout regulations  A good layout can be prepared by planning a high density of order of persons/acre.  The buildings should be located taking care of the prevailing breeze and day light.

According to CMDA layout regulation seeks to ensure access to plots by way of roads and private passages, creating hierarchy of roads depending on the road length and intensity of developments in the area provide adequate linkages to the existing roads and proposed roads in the Master Plan and Detailed Development Plan Further to provide proper circulation pattern in the area, providing required recreational spaces such as parks / playgrounds, providing spaces for common amenities such as schools, post and telegraph offices, fire stations, police stations etc.

(1) The minimum extent of plots and frontage shall be as prescribed for various uses and types of developments. (2) (a) The minimum width of the public streets/road shall be 7.2m for residential layout developments and 9m for industrial layout developments (b) The minimum width stated above shall be the existing width of the road and not the street alignment prescribed.

(3) The width of the streets/roads and passages in the layouts shall conform to the minimum requirements given below:

(4) Cul-de-sacs: - A comparatively narrow street or approach road with a dead-end is known as Cul-de-sacs. They can be provided when their length do not exceed 60 metres. They shall be provided with a turn around area of 9 metres x 9 metres at the closed end.

(5) Splay: - A splay at the intersection of two or more streets / roads shall be provided subject to the minimum dimensions given below:

(6) Reservation of land for recreational purposes in a layout or sub-division for residential, commercial, industrial or combination of such uses shall be as follows.

(7) The space set apart for roads and the 10% area reserved for recreational purposes shall be transferred to the Authority or Agency or the Local Body. (8) 10% of layout area (excluding roads), additionally, shall be reserved for "Public Purpose" in those layouts, which are more than sq.m. in extent. (9) In cases where the extent of the residential layout exceeds sq.m. ( 1 hectare) 10% of layout area (excluding roads) shall be developed as EWS(Economically weaker section) plots and the owner or developer or promoter shall sell these plot only for this purpose

(10) When the area of land proposed for subdivisions is 20 hectares or more the Authority may reserve not more than 12 percent of the total area for industrial and commercial purposes (11) The cost of laying improvements to the systems in respect of road, water supply, sewerage, drainage or electric power supply that may be required as assessed by the competent authority. (12) Not withstanding any thing stated above layouts for EWS housing, site and services schemes, and Slum improvement may be approved subject to certain conditions as may be stipulated by the Authority.

Layout design concepts What is layout? The term layout refers to establishing proper relationship between buildings, roads and surrounding open spaces on a reasonably big area of land. To evolve a good layout design the following facilities have to be taken care - Traffic Engineering - Housing design - Recreational facilities -Social aspects -Architectural treatment.

Large scale layouts can use all the various shapes, forms and types of buildings. In large scale developments, as it takes time for completion and provisions should be made for any adjustments. No incentives is given for planning problem in small scale layouts. Large scale development- take care of both social and individual needs. When large scale development is done new cities are developed, old cities are improved.

Isolated plot by plot development are not be allowed as they don’t provide all the facilities for good. The main objective of preparing layout It has not changed over the years. By adopting new planning trends, it can evolve model layouts providing traffic safety and health safety. A good layout can be made, it is not costly, it can be made economical in many ways.

Principles of layout design concepts The concept should give standards, principles for any development so that individual plots can be developed following the standards and principles. The principles that are followed are -Size, -Boundaries of plots, -Local shops should be provided -Internal roads -Open space - Recreational areas should be provided.

 Size The size of a neighbourhood area can vary from ha. The school has to be provided following the ratio – strength of students to the total population is one-sixth. The size can also be determined by the density.

 Boundaries Boundary is enclosed by rapid transit road or ring road. The community gets a feeling that it is enclosed.  Internal roads Internal roads define the housing plots, front open space for pedestrian movement. The houses can have two access, the front part of the house has open space for pedestrians and foot path, the rear part has access to service road.

The houses are placed at angles the spaces formed is Cul-De-Sac

Layout Design Concepts Good layout planning was not only thought about The pattern of roads, their widths, the space between buildings, open spaces and density. Only health and safety was given importance.

The bye-laws of local authorities was mainly for buildings and not for layout. They didn’t offer any guidance to private developers as they did not know about site planning principles. The layout showed only the back to back plots, abutting roads and some small landscaping. The neighbourhood concept of planning and marking of sites for future public buildings- shopping, sites for schools & colleges, libraries, hospitals, clinics was not thought of.