Professional Documents
Culture Documents
Formulation of Planning Standards for Land Use, Density, Roads and Various Facilities
at Town and Local Levels
-
Utility standards: Guide the provisions of various utilities and services in terms
of their rates and qualities of supply, management, etc. : Water Supply, Power,
Sewage Disposal, Solid Waste Management, etc. in respect of :
supply, service frequency, coverage, municipal expenditure, man-power
deployment, etc.
present and changing needs and demands for space and locations : trends/forecasts
regulation and implementation of land use plan : zoning and development
regulations
Broad Land
Use Class
Residential
Numeric
11
Alphanumeric
R-1
R-2
R-3
Commercial
21
22
C-1
C-2
23
C-3
31
32
33
M-1
M-2
M-3
41
42
43
44
45
46
47
Recreational
51
52
53
54
Transportation 61
&
62
Communication 63
64
65
PS-1
PS-2
PS-3
PS-4
PS-5
PS-6
PS-7
P-1
P-2
P-3
P-4
T-1
T-2
T-3
T-4
T-5
Manufacturing
PS
Agriculture &
water bodies
66
T-6
71
72
73
74
75
76
A-1
A-2
A-3
A-4
A-5
A-6
Special Area
81
82
83
84
85
S-1
S-2
S-3
S-4
S-5
Use Zone
RD: Residential Area
Use Premise
Plotted Housing
Group Housing
Residence-cum work plot
Hostel/Old Age Home
Guest house, BoardLodging Dharmshala or
equivalent
Night Shelter
Relationship with City size: the proportions of non-residential uses tend to increase with
size - with growth, cities attract more economic activities, viz commerce, industries,
etc. as well as public facilities and amenities and physical infrastructure - many are
extensive in nature, such as industries, transport terminals, large parks and institutions,
etc., - residential densities tend to increase as residential land competes with nonresidential uses
Universally, the residential land use : single largest proportion forecasted population x
density adopted
Measures:
No. of Persons per unit Areas for very large-scale planning, viz regional plans: persons
per square kilometers (ppsq.km.) for urban areas: persons per hectare (ppha)
# Net Residential Density: living population per unit area of aggregate residential land
within a residential zone which excludes the non-residential premises within the zone, but
may include the area under access road to the residential premises.
# Plot Level/Spot Density: Living population per unit area of a residential plot
# Occupancy Rate in Households: No. of person per habitable room in a dwelling unit
# Dwelling Unit Density: Surrogate of population more realistic for measure,
especially for residential areas in the absence of population count average
family/household size
Example: Net Residential Density Norm based on DU size: MPD 2021: upto 30 sq.m
(slum/EWS): 600 DU/Ha; 30-40 Sq.M: 500 DU/Ha; 40 80 Sq.M: 250 DU/Ha; >80
Sq.M; 175 DU/Ha
# Density of Non-Residential Zones (work areas), viz C.B.D., industrial zone workers
density & visitors - Day time density
Plains
Hill Area
(ppha)_
(ppha)
Small Town
75 - 125
45 - 75
Medium Town
100 150
60 90
Large Cities
100 150
60 -90
Metro Cities
125 - 175
# Economic or Affordability Factor: viz high vs low income dwelling sizes - land values,
etc
# Technology: vis construction technology/ communication
Density Regulation: through F.A.R., Plot Size, ground Coverage, etc., regulations
Density Zoning: Town Plans classify residential zones in terms of planned densities:
High, medium, low
480 Sq.M.
1.63 Ha.
20 Ha
60.8 Ha
Milk B.,
C.S., Park, Playground
NEIGHBOURHOOD: 15000 Persons S.S. (2), Dspnsory (2), Comm.
Hall & Library, 11 KVA Sbstn (2), L.S. Taxi-Auto Stand, Park,
Playground
7.2 Ha
COMMUNITY : 1,00,000 Persons : Int Hospital (2),
Poly Clinic, Nurs. Hm (2), Intgr. Schl (2), Handicapped,
College, Police Stn, police Post (2), Club, Music/Drama
C., Yoga C., LPG, 66 KVA SbStn (2), Comm & Srv C.,
Inf. Sct Dhaba, Sports C., Petrol Pump (2), Bus Trmnl,
Park
39.73 Ha
- Planning Norms tend to cover: * Hierarchical Types * Number * Physical Size/ Area *
Location/ Distribution : Catchment based on Travel Time or Distance
- Factors
* Population Size: viz 1 Senior Secondary School per 7500 Population
* Population Density: viz low-density settlement may require more than necessary for the
population size/ high density settlement may require may require smaller catchments area
* Population Characteristics: viz age-sex structure: school going age children
in determining school facilities/ income group for recreational or commercial facilities
Special Contextual Norms: viz MPD 2021: reduced space standards for social facilities
for redevelopment of unauthorized colonies in for Economy and Space Constraints:
# 800 sq.m for a primary school per 5000 persons and 2000 sq.m for a Sr. Sc. School per
10000 persons, as against the general norm of 0.2- 0.4 Ha and 0.6-0.8 Ha per 10000
respectively
# Composite Facility Centre: 500-1000 sq.m.: multi-purpose hall, religious site, health
centre, chld.park, milk booth, fair price shop, etc.
Regional Demand: viz a major town in rural region may be used for higher order
health/educational facilities for the entire regional population
Examples:
UDPFI:
5.0 lakhs
2.5 4.5 Ha
2.5 lakhs
1.5 2.5 Ha
1.0 lakhs
0.5 1.0 Ha
1.0 lakhs
0.25 0.5 Ha
Maternity Home
50000
1 K 2 Ksqm
Nursing Home/Polyclinic
50000
1 K 2 Ksqm
Dispensary
10000
800-1200 sqm
50000
500-800 sqm
Veterinary Hospital
5.0 lakhs
2000 sqm
1.0 lakh
300 sqm
Medical College
10 lakhs
MCI Norms
10 lakhs
MOH/NCI Norms
Veterinary Institute
As per requirement
VCI/MOH Norms
- Informal Sector is a growing planning issue in large Indian cities. Traditionally, master plans
of cities have ignored provision for this sector. While the informal sector constitutes a variety of
urban activities, informal sector trade (viz hawkers, vendors, etc) is ubiquitous and significant in
terms of supporting the livelihood of many and convenience and economy of consumers. But
their unorganized spatial growth and lank of planned space and infrastructure create a variety of
conflicts with the planned space and activities of the city. MPD 2021, for instance has
considered this sector and have developed norms for their provision across planned commercial
areas of the city.
MPD 2021:
Use Zones/Use Premises
Retail Trade:
Metropolitan City Centre
District Centre
Community Centre
Convenience Shopping Centre
Government and Commercial Offices
Hospital
Bus Terminal
Schools
Primary & Secondary
Senior Secondary/Integrated
Parks
3-4 units
5-6 units
District Parks
Neighbourhood Parks
Residential
Industrial
Railway/MRTS Stations
Based on surveys
General Plan/Master Plan of cities should incorporate the delivery norms and standards
and locations of major physical elements of the services
Special Plans/Functional Plans of individual utilities are also made for large cities
Norms and Standards for Urban Services may cover aspects of:
Level of Supply, viz 150-200 lpcd for domestic water supply Variation with
city size and type: viz 135-150 lpcd for smaller urban centres/ higher standards
for industrial cities (CPHEEO, 1999)
Per capita solid waste generation (viz MPD 2021: 0.68 kg/day) : supply of distributive
facilities/installations dhalaos/bins/disposal ground
No. of public stand posts/community taps or community toilets per unit population; viz
UDPFI: one toilet for every 4 5 squatter settlement families
Location /Land Use Norms (Spatial Plans) viz locations of Water treatment
Plant, Sewage Treatment Plant, Solid Waste Disposal Ground
Dedicated Organisations viz National Institute of Urban Affairs (NIUA), Town &
Country Planning Organisation (TCPO), Central Public Health and Environmental
Organisation (CPHEEO), Central pollution Control Board (CPCB)
Transportation
Traffic flow: hierarchical in terms of traffic volumes as traffic is collected from many
small catchments by local roads which disposes traffic to higher and higher levels of
roads interconnecting many small catchments across a large city increasing functional
order of roads with correspondingly increasing space as well as increasing design
speeds for increasing capacities to accommodate increasing traffic volumes. Also, other
design factors like spacing between roads of the same level and the frequency and type
of intersections will change with the functional hierarchy.
An example of hierarchical classification of roads with corresponding functions, space
standards and other design norms is shown. (Table)
- Indian Road Congress (IRC) classification of urban roads with specifications of space
standards, design speeds and cross-sectional elements ( Ref: IRC 86-1983)
Arterial: provides principal network for through- continuous long distance intra-urban
traffic flows between the CBD and outlying residential areas and suburbs coordinate
with expressways for distribution and collection of through traffic helps to delineate
major residential/commercial/industrial districts spacing may range from < 1.5 km in
dense central areas to >8 kms in sparse fringe areas divided full/partial access
restricted and regulated parking, loading/unloading pedestrian crossings at
intersections (!!) Recommended Design Speed: 80 kms/Hr Recommended Land
Width: 50-60 metres
Sub-arterials: lower level than arterials spacing: 0.5 km to 3-5 kms Recommended
Design Speed: 60 Kms/Hr Recommended Land Width: 30-40 meters
Collector Streets: collect traffic from local streets to feed sub-arterial/arterial and vice
versa in residential neighbourhoods/commercial/industrial areas full access no
parking restriction except peak hours Recommended Design Speed: 50 Kms/Hr
Recommended Land Width: 20-30 meters
Local Streets: access to abutting properties low traffic in all land uses
Recommended Design Speed: 30 Kms/Hr Recommended Land Width: 10-20 meters
-
Cycle Track
Services: Landscaping, Utilities, Signage, Furniture
Passenger Car Unit (PCU): Urban roads are characterized by mixed modes or types
of vehicles- not only that they have differential road space occupation, but the
coexistence of their differential speeds and movement characteristics affect the
overall speed and capacities of the roads. Transportation engineers determine road
capacity by standardizing different mode or vehicle types by specifying their
equivalence with the passenger car
For example:
IRC :
Vehicle Type
Equivalency Factor
1. Passenger car, tempo, auto, jeep, van,
agricultural tractor
1.0
2. Truck, bus, agricultural tracto-trailer
3.0
3. Motor-cycle, scooter and cycle
0.5
4. Cycle rickshaw
1.5
5. Horse drawn vehicle
4.0
6. Bullock cart (large/small)
8.0/6.0
7. Hand cart
6.0
- General Guideline PCU may not be constant vary with traffic conditions and mode
proportions
Parking Norms:
-
Equivalent Car Space (ECS): viz car/taxi= 1/two wheeler= 0.25/ auto
rickshaw=0.50/bicycle=0.10 (UDPFI Guideline, 1996)
Parking Space Requirement: Parking demands will vary with land uses across the city;
for example, parking requirements of commercial areas are generally much higher than
middle income residential areas of the city. Furthermore, multi-level parking requirement
requiring more space is greater for commercial offices, malls, etc than for industries or
residential land uses. Thus the Master Plan of Delhi has differential parking regulation,
as shown:
Permissible ECS per 100 sq.m of floor area & Area per ECS (MPD-2021)
Residential Premise : 2.0 Open Parking : 23 sq.m
Commercial Premise: 3.0 Gr.Flr Covered: 28 sq.m.
Manufacturing:
Government
Public-semipublic
Basement
: 32 sq.m.
Multi-level : 30 sq.m
Automated
Multi-level : 16 sq.m.
No relationship with Vehicle Ownership Pattern/Income Groups!!
2.0
1.8
2.0
Passenger Terminals
Transportation System in a city constitutes not only the movement channels (road
network), but also all infrastructure and services to support movement of passengers and
freight- public transit: bus, truck, rail, para-transit, etc., terminals and other facilities
Transport systems and urban forms are historically interdependent in terms of city size,
growth and pattern of distribution of land uses and population can be expressed in
terms of NODES: (economic, transport) and LINKS
The relative attraction among different zones/nodes generate trips for various purposes
(work/business, recreation, shopping, etc) undertaken by different travel modes (
walking, cycling, bus, rail, car, rickshaw, etc) that demand for movement space and
transport services across networks of the city
Conversely, land use planning of cities may be altered to fit a given transportation
network for efficient, safe and pleasant movement.
Home-Work trips are most prominent living and work zones/nodes become the most
important origins/destinations of trips
Urban trips are also multi-purpose and some trips are transit
TRIP GENERATION
levels/amounts
Of Trips of different Purposes. Travel Demand of zones
will
Depend on their Land Use, Population Size and Population
Characteristics (income, age, sex, occupation, etc)
TRIP DISTRIBUTION
among
zones individual zones may be origins or
destinations of
trips usually residential zones become origins for trips
of
various purposes (work, shopping, recreation, etc) and in
turn
become destination of home trips. Trip distribution
across
zones will depend on the land use pattern and population
MODAL SPLIT
public
(collective) modes walk, cycle, car, bus, metro,
paratransit, etc
This will depend on the existing and planned
transportation
system, trip distances, population characteristics, etc
TRAFFIC ASSIGNMENT
transport
Network and its various links roads of different levels,
rail
line/metro lines, etc, - based on existing and planned
networks
Here, the focus, however, will be on spatial norms and standards for urban roads and
transport terminals (links/paths and nodes)