LANDUSELANDUSE

Land use is the human use of land. 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

DEFINATION

RESIDENTIAL LANDUSE RESIDENTIAL LANDUSE

• Most important section or zone where the people of the town live together in large number.

• This zone covers an area of 40% to 50% of the total land.

• It should be located in peaceful surroundings away from the industrial zone.

• It includes detached single family houses,semi detached houses,group housing,flats,sky scrapers etc.

• To maintain the privacy from other zones,residential zone should be seperated by a wide strip of green belt which should contain parks,parkways

COMMERCIAL LANDUSECOMMERCIAL LANDUSE

• Covers an area of 2% to 5% .

• Consists of markets, ware houses,godowns,business offices, banks.

• Should be located along the road sides.

INDUSTRIAL LANDUSEINDUSTRIAL LANDUSE

• Covers an area of 5% to 20% .

• Care should be taken in locating the industries.

• Planned on the leeward side of the town,so that no dangerous gases pass over it.

• Further divided into minor,light,medium and heavy industries.

• Minor industries- bakeries,dairies.

• Light industries-glass,ice.

• Medium industries-cotton mills,oil mills

• Heavy industries – cement ,steel.

CIVIC LANDUSECIVIC LANDUSE

• Covers an area of 2% to 3%.

• Contains all public buildings like townhall,court,public libraries,post offices,museums ,auditoriums,banks show rooms,stores.

INSTITUTIONAL LANDUSE

• Covers an area of 1% to 2%.

• Zone contains schools, colleges,institutions etc.

RECREATIONAL LANDUSERECREATIONAL LANDUSE

• Planned in the remaining area of the town ,usually 15% to 20%.

• Includes mainly parks,playgrounds.Also includes stadiums,town halls,cinemas,theatres and community centres.

F.A.R/F.S.IF.A.R/F.S.I

FLOOR AREA RATIO (FAR)/FLOOR SPACE INDEX(FSI):-

• It is also known as ‘Floor Space Index (FSI). It is the quotient obtained by dividing the total covered area on all floors by the area of the plot.

FAR(FSI) = total covered area of all floors/Plot area.• It is also related to building height regulations.• FAR controls the density of built-up area on a given plot.

DENSITYDENSITY

DENSITY OF POPULATION :-

• For calculation density in the residential zones, one dwelling unit is presumed to have 5 persons in India.

• Density can be :-• Gross density• Net density

• Gross density is average density of population per unit area of whole residential unit. Incidental open spaces left around and in between two buildings should be included in gross density.

• Net density is average density of population per unit of housing area including local roads only.

• A variation up to 15 percent of the gross densities may be allowed.

ZONINGZONING

DEFINATION

• Zoning is defined as the creation of by law, of the Sections or Zones such as residential, commercial, industrial, civic, institutional and recreational in which the regulations prevent misuse of land and buildings and limit their height and densities of population differing in different zones.

Importance of ZoningImportance of Zoning

• Zoning is an important adjunct of any town planning.

• Zoning sets apart different areas in the town for specific purposes.

• It prevents encroachment of one zone upon another adjacent to it.

• For instance, the industrial area is located away from the residential area so it is not affected by dangerous gases, smoke etc.

• Business or commercial areas are also separately located with their garages and service stations at a distance from the residential areas.

• The population is distributed throughout the town by zoning regulation so that there is no concentration of population in any one particular zone.

Importance of ZoningImportance of Zoning

• Height Zoning regulates the height of the buildings. Hence high rise buildings will not be allowed to construct near small houses.

• A land in the form of recreational area is also set aside providing therein the playgrounds, parks, stadiums, theatres etc. in pleasing surroundings.

• Zoning helps proper co-ordination of various public amenities like water supply, drainage, electricity, transport etc.

• In short, zoning secures orderly growth of the town, promotes health, safety, order.

CLASSIFICATION OF ZONINGCLASSIFICATION OF ZONING

• Use zoning

• Height zoning

• Density zoning

USE ZONINGUSE ZONING

• The main principle of use zoning is to divide the city into different sections or zones.

• Utilization of each zone to right purpose and in correct location with respect to other.

• Under use zoning the town is divided into various sections or zones for specific purposes as given below :-

– Residential zone– Commercial zone– Industrial zone– Civic zone– Institutional zone– Recreational zone

HEIGHT ZONINGHEIGHT ZONING

• Besides the use of land,there are other factors like height,volume of the building,which need to be controlled.

• There are two methods used to control the height of buildings:-

– Height regulated according to the width of the abutting road:

• In this no part of the tall building should cut the plane drawn from the boundryof the plot at an angle either 45 or 63 ½ to the horizontal.The ratio of height to width of the road will be 1:1 in case of 45 air plane and 2:1 in case of 63 ½ air plane rule.

– Bulk volume method

• In this case volume of the building is made equal to the volume of the prism with plinth area as base and height,equal to the width of the road.

• Now a days the floor space index(fsi) is used to limit total floor areaof the building in relation to open plot area.

DENSITY ZONING

• The population per unit area is defined as density of population.

• To control the population,following points should be considered:-

• The minimum size of the plot for each house is fixed.

• The number of houses per unit area is fixed.

• The ratio of the total plot area to the total built-up area is fixed.

• The front,side and rear margins from the boundaries are specified.

ZONING REGULATIONS :-

• The zoning regulations and their administration is a major tool in carrying out the land use part of the Master plan

• This is to ensure that the most appropriate, economical, and healthy Master of the city takes place as per the land use plan.

• For this purposes, the city is divided into a number of “use zones” such as residential, commercial, industrial, recreations etc. Each use-zone has its special regulations because a single set of regulations cannot be applied to the entire city because each zone varies in character and functions. In this respect, zoning regulations differ from building codes.

• The preparation of zonal Master plans for new areas is comparatively easy than old and built-up areas of the city, because in built-up areas detailed study and data collection are required.

• Zoning protects residential areas from the harmful effects of commercial and industrial uses while promoting business and industry by ensuring planned and orderly Master.

• The pen spaces around the building provide adequate light, air, fire protection etc.

• It prevents over-crowding in buildings and continued adequacy of water, sewerage, transportation, schools, parks, and other facilities.

• It does not prohibit uses of lands and building which were legally established before the zoning regulations are enforced.

SUB-DIVISONALSUB-DIVISONAL

REGULATIONSREGULATIONS

SUB-DIVISION REGULATIONS :-

• The sub-division regulations will be confined to standards for street width and community facilities which are laid down as a sliding scale according to the density.

• The purpose of these regulations is to guide the Master of the new areas in accordance with the Land use Plan.

• This will avoid the necessity of costly corrective measures needed if sub-standard growth is allowed to take place.

• The sub-division of land refers to the division of land into two or more parcels for the purpose of sale or building Master.

• It is essentially a process of converting raw land into building sites.

• Sub-division or selling of lots in an unapproved scheme renders the developer liable to civil and criminal penalties. In this way, sub-division regulations can exert a significant influence on the location, manner, and timing. Sub-division regulations are a useful legal tool for taxation, registration of plans, accurate land records etc.

MASTER PLANMASTER PLAN

DEFINATION• Master plan or a Master plan or a town plan is defined as future

layout of the city showing both the existing and proposed streets or roads, open spaces, public buildings etc.

• Master plan is prepared either for improvement of the old city or for a new town to be developed on virgin soil.

• It is an ideal plan showing the full Master of town for some future date but it should be sufficiently elastic therefore it is not a fixed plan. It is possible to amend it from time to time to keep it in pace with and to accommodate the new Masters of future growth and requirement of the city.

OBJECTIVES

• It aims at intelligent and economical spending of the public funds for achieving welfare of the inhabitant in respect of amenities convenience and health.

• It arrange the pattern of town in such a way so as to satisfy the present requirement without introduction of future improvement by the coming generations

• It places various functions which a town has to perform in physical relationship of each other so as to avoid chances of mutual conflicts.

• It serves as a guide to the planning body for making any recommendations for public improvement.

• To serves as a policy framework to fulfill the needs and aspiration of the community.

• To co-ordinate the physical, economical, social and political forces that govern the structure of the community and the technical means to regulate it.

• To promote the larger interest of community as a whole.

• To create an environment which is functional, efficient, healthy and aesthetically satisfying for human activities.

NECESSITY

• To control the Master of various industries in a systematic way.

• To discourage the growth of town in unplanned and unscientific way.

• To avoid over-crowding and congestion on the roads resulting road accidents.

• For the general welfare of citizens in respect of health convenience and comfort.

• To give a perspective picture of a fully developed town.

ELEMENTS OF MASTER PLAN

• LANDUSE -The Master should indicate areas designated for residential , commercial , industrial , socio-cultural , recreational administrative and other uses.

• CIRCULATION- The roads , streets , railways , waterways , airways ,terminal facilities ,transit system etc. for the movement of people , goods & services.

• CIVIC DESIGN- The Master plan should depict the design of important element of the city such as Civic centre, the central business districts, shopping centers and cultural areas.

• UTILITIES , SERVICES AND FACILITIES- The Master plan indicates the desirable location , size and other particulars regarding public utilities like water supply ,sewerage and power , municipal services like transport and fire-fighting and community facilities like education , health and recreation.

• OPEN SPACES- The Master plan indicates the location and extent of desirable open spaces for parks ,play grounds , stadiums, gardens, crematoria etc.

• SPECIAL PROBLEMS- Cities do not have identical problem by virtue of its location , size, structure and form. each community has some special problems and unique characteristics of its own. Master plan should highlight the distinctive features and suggest solutions to the special problems.

FACTORS TO BE CONSIDERED IN MASTER PLAN

• Urban population growth must be planned and accommodated.

• The form of cities is determined by individuals and organizations rather than by governments. Private sector will continue to play dominant role in city Master.

• There are certain limitations on the abilities of governments to intervene effectively in the urban Master. Government interventions have produced unintended and undesirable results in many cases. A more realistic approach would be to distinguish between the need for government intervention and private sector encouragement in the Master of cities.