Land use is a series of operations on land, carried out by humans, with the intention to obtain products and/or benefits through using land resources.

1. URBAN LAND USE &
LAND VALUE
Submitted by
Chinmay H Gowda
M Tech(URP)
School of Planning and Architecture
University of Mysore

2. What is Urban Land Use?
Mysore city proposed landuse map for 2031
Land use is a series of operations
on land, carried out by humans,
with the intention to obtain
products and/or benefits through
using land resources.
Land use involves the
management and modification of
natural environment or wilderness
into built environment such as
settlements and semi-natural
habitats such as fields,Pastures
and managed woods.

3. Classification of land use (Level -1)
Sl.no Category Alpha code
1 Residential R
2 Commercial C
3 Industry I
4 Public and semi public PS
5 Mixed use M
6 Recreational P
7 Transportation and communication T
8 Primary activity A
9 Protective area E
10 Special area S

4. Classification of land use (Level -2)
Sl.no Alpha code Use zone
1 R-1 Primary residential zone
R-2 Unplanned residential zone
2 C-1 Retail shopping zone
C-2 Commercial district centres
C-3 Wholesale,Godowns and regulated markets
C-4 Service sector
C-5 Weekly markets
3 I-1 Service and light industry
I-2 Extensive and heavy industry
I-3 Special industrial zone
4 PS-1 Government and public offices
PS-2 Government land
PS-3 Police station
PS-4 Education and research
PS-5 Medical and health
PS-6 Socio cultural and religious
5 M-1 Mixed industrial zone
M-2 Mixed residential zone
M-3 Mixed commercial zone
6 P-1 Playgrounds,stadiums
P-2 Parks and gardens
P-3 Multi open space
7 T-1 Roads
T-2 Railways
T-3 Airports
T-4 Seaports and dockyards
T-5 Bus depots
T-6 Transmission and communication
8 PA-1 Agriculture
PA-2 Forest and horticulture
PA-3 Poultry and dairy farming
PA-4 Rural settlements
PA-5 Brick kiln
PA-6 Fishing,pottery
9 E-1 Water bodies
E-2 Special recreational zones
E-3 Undevelopable use zone
10 S-1 Old built up area
S-2 Heritage area

5. Steps involved in formulation of a Land use plan
• Establish goals and terms of reference
1
• Organize the work
2
• Analyse the problem
3
• Identify oppurtunities for change
4
• Evaluate land suitability
5
• Appraise the alternatives:Environmental,economic,social analysis
6
• Choose the best option
7
• Prepare the land use plan
8
• Implement the plan
9
• Monitor and revise the plan
10

6. Allocation of Land use
Land-use allocation is a process of allocating
different activities or uses to specific units of
area within a geospatial context, to maximize a
spectrum of social, economic and ecological
benefits

7. Urban Land use models

8. Concentric zone model
Concentric zone model was developed by Ernst W
Burgess in 1929 to explain how the settlements in
the city will grow.
1. The Central Business District - the center of the
city
2. Transition zone - A zone of mixed use with both
commercial buildings and residential ones.
3. Low-class residential homes - these were later
called inner suburbs - housing is cheap, standard of
living is low.
4. Middle-class residential zone; A buffer zone
between high and low class residential area.
5. Higher-class residential zone - later called outer
suburbs. Better quality of life, more expensive to
live there.

9. 1) Model is simple and comprehensive
2) Significant land use and their
relationships are pinpointed in a
generalized form.
3) Since it is an inductive model taking
examples from American cities ,it
interpreted the process of city growth.
1) When the city grows there is no room
for the low income zone to expand.
2) Burgess assumed that the city would
grow evenly in all directions.
3) He emphasized more on residential
patterns and did not concentrate on other
land uses.
Merits
Demerits
Advantages and Criticisms

10. Sector model / Hoyt’s model
Sector model is a model of urban land
use proposed in 1939 by land economist
Homer Hoyt.
1. It states that the city develops in sectors and not
rings.
2. Certain areas of a city are more attractive for
different activities because of an environmental
factor.
3. Homer Hoyt modified the concentric zone
model to account for major transportation
routes.
4. According to him the city develops around the
nexus of major transportation facilities such as
railways,highways,seaports and trolley lines.
5. He theorized that cities would grow in wedge
shape spatterns.

11. 1) Low cost housing near industrial zone
cuts down transportation cost and time.
2) Providing railroute in the industrial
zone makes the transportation of heavy
goods easy.
1) The theory lacks the idea based on
land topography.
2) The theory is based on 20th century
rail transport and does not make
allowances for private cars
transportation.
3) The theory is outdated,many retail
buildings have moved to suburbs rather
than staying in CBD.
Merits
Demerits
Advantages and Criticisms

12. Case study : Chicago
Chicago is the 3rd most populous city in the united
states, It’s metropolitan area called as Chicagoland
is influenced by the Homer hoyt’s sector model.

13. Multiple Nuclei model
The multiple nuclei model is an economical model
created by Chauncy Harris and Edward Ullman in
the 1945 article "The Nature of Cities"
1) The model describes the layout of a city.
2) It says that even though a city may have began
with a central business district, other smaller
CBD’s develop on the outskirts of the city near
the more valuable housing areas to allow
shorter commutes from the outskirts of the city.
3) This creates nodes or nuclei in other parts of the
city besides the CBD.

14. 1) Low cost housing near industrial zone
cuts down transportation cost and time.
2) Even distribution of resources and
people in residential areas.
3) The model is suitable for large
expanding cities.
1)There is no proper division between
the zones.
2) No consideration of influence of
physical relief .
3) Each zone displays a significant
degree of internal heterogeneity and not
homogenity.
Merits
Demerits
Advantages and Criticisms

15. Concepts of Land use
Reversible uses
When the inherent features and characteristics of
the land have not been considerably altered or
modified such that the soil horizon,landform and
structure remain intact so that the land can be
reverted to its former use or original condition.
Irreversible uses
When land is subjected to applications which
brought about changes,alteration or modifications
so much so that it prevents the original use or it is
physically impossible to restore the land so its
previous state or condition.

16. Best use of the land
The use of land which generates the maximum profit without
negative consequences especially on the environment.
Land should be used in such a manner consistent with its
natural qualities to maximize its productivity and also adhere to
the principles of sustainable development.
Utilizing land in a manner that is beneficial to both man and
environment.
Compatible and Incompatible Land uses
Some land uses are innately incompatible while
others are completely compatible.
Compatible uses can coexist harmoniously and
effectively in an orderly management.

17. Comprehensive land use planning
A document embodying specific proposals for
guiding,regulating growth and development of a city
or municipality
Multiple Land uses
Combining different land uses,whether reversible or
irreversible in an orderly and desirable pattern because:
Land is finite and supply is finite
Demand is ever increasing
Competition is there
Land may have more than one use and uses can be
combined in different ways.

18. Land capability classes
LAND CAPABILITY CLASSIFICATION
Evaluation of land for land use planning is a
consequent step following the soil survey and
mapping process. In the recent years, it has been
popularized in almost every land development
programme. The system of land capability
classification requires that every acre of land be
used in accordance with its capability and
limitations. The land capability classification is a
broad grouping of soils bases on their limitations
and also serves as a guide to assess suitability of
the land for cultivation, grazing and forest
plantation.

19. Land use
suitability
Suitable for
cultivation
Class 1
Very good land
Class 2
Good land
Class 3
Moderately good land
Class 4
Fairly good land
Not suitable
for cultivation
Class 8
Suitable for wildlife
Class 5
No limitation
Class 6
Minor limitation
Class 7
Major limitation
Land capability classification system

20. Land Capability Groupings
The grouping of soils into capability classes
and sub-classes is done on the basis of their,
capability to produce crops and pasture plants
without deterioration over a long period of time.
Land suitability class. It is a broad grouping of
lands and it can be grouped into
(a) land suitable for cultivation and
(b) land not suitable for cultivation because of
various constraints like excessive wetness or
dryness, extreme variation in slopes etc.
Class –I Very good land
Land suitable for cultivation
Class –II
Good land
Class –III Moderately good land
Class –IV Fairly good land
Class-V, VI and VII Land suitable for pastures and grazing
Land not suitable for
cultivation
Class –
V111
Land suitable for wild life and watershed
Land capability classes. It consists of eight classes viz.
Class I to Class VIII.
Classes I through IV can be used for cultivation and
Classes V through VIII cannot be cultivated in their
present state under normal management

21. References
https://smallbusiness.chron.com/calculate-land-value-tax-purposes-10165.html
https://journals.plos.org/plosone/article?id=10.1371/journal.pone.0157728#:~:text=Land%2Duse%2
0allocation%20is%20a,and%20ecological%20benefits%20%5B1%5D.&text=However%2C%20these%2
0simulation%20models%20are,optimize%20land%20use%20spatial%20configuration.
https://planningtank.com/real-estate/factors-affecting-land-value

22. LAND VALUE:
“The price, of a particular site of land in a city (urban area) is what a fair exchange brings in terms of money during an agreed
trade or transaction between two parties, one of whom is the land owner is called land value”
The ingredients that constitute land value are utility, scarcity and desirability
What is urban land value ?
The advantage of having a good connection in the high accessible area will lead to increased land value . Commercial properties or
commercial buildings have the most expensive land value, followed by single-family residences, multi-family housing, and
condominiums.
For commercial purposes, properties close to the station reap the high premium and positive land value. This is consistent with the
economic theory that commercial property generally raises demand due to accessibility benefits and its proximity to major
transportation facility.
Introduction :

23. Example for change in land value :
This is supported by an example of Bocarejo which shows that the introduction of the BRT (Transmilenio) transport system in Bogota, Colombia that
has had positive influence to the value of commercial properties.
The farther the commercial area with Transmilenio corridor or BRT system station, the lower the land value in the commercial area Cervero added
that there was no evidence that rail investment caused land value change,
But hedonic price results show a strong relationship between proximity to the transit system and land value. The strong relationships found due to
reflection from substantial differences in land use, modes and corridor, revealed that government policies and decisions have an important role in
creating land use and land value.

24. Bid Rent Theory :
The bid rent theory is a geographical economic theory that refers to how the
price and demand for real estate change as the distance from the central
business district (CBD) increases.
It states that different land users will compete with one another for land close to
the city centre.

25. Retail establishments wish to maximize their profitability, so they are much more willing to pay more for
land close to the CBD and less for land further away from this area.
This theory is based upon the reasoning that the more accessible an area (i.e., the greater the
concentration of customers), the more profitable.
Land users all compete for the most accessible land within the CBD.
The amount they are willing to pay is called "bid rent". The result is a pattern of concentric rings of land
use, creating the concentric zone model.
According to this theory, the poorest houses and buildings would be on the very outskirts of the city, as
this is the only location that they can afford to occupy.
As many people prefer to trade off the accessibility of being close to the CBD and move to the edges of a
settlement, where it is possible to buy more land for the same amount of money.
Lower-income housing trades off greater living space for increased accessibility to employment.

26. Bid Rent Theory in Central Business District :
Commerce is willing to pay the greatest rent in order to be located in the inner core.
The inner core is very valuable for these users because it is traditionally the most accessible location for a large population.
This large population is essential for department stores, which require a considerable turnover.
As a result, they are willing and able to pay a very high land rent value.
They maximize the potential of their site by building manystories.
As one travels farther from the inner core, the amount thatcommerce is willing to pay declines rapidly.
Industry, however, is willing to pay to be in the outer core.
There is more land available for factories, but it still has many of the benefits of the inner core, such as a marketplace and good transportation
linkages.

27. As one goes farther out, the land becomes less attractive to industry because of the reducing transportation
linkages and a decreasing marketplace.
Because householders do not rely heavily on these factors and can afford the reduced costs ,they can
purchase land here.
The farther from the inner core, the cheaper the land. This is why inner-city areas are very densely
populated while suburbs and rural areas are more sparsely populated.

29. Factors Affecting Land Value :
The physical attributes of land
quality of location, fertility and climate;
convenience to shopping, schools and parks;
availability of water, sewers, utilities and public transportation
absence of bad smells, smoke and noise
The legal or governmental forces
the type and amount of taxation,
zoning and building laws,
planning and restrictions

30. The social factors
population growth or decline
changes in family sizes,
attitudes toward law and order,
prestige and education levels
The economic forces
value and income levels,
growth and new construction,
vacancy and availability of land.

31. Mysore City Land Use Comprasion :
Category Area in
hectares
%
Area
2001
Residential 2,849.91 39.9
Commercial 215.95 3.02
Industrial 962.61 13.48
Park and open
spaces
981.7 13.74
Public semi
public
639.69 8.96
Transportation 1,150.27 16.1
Public utility 36.48 0.51
Water sheet 143.99 2.02
Agricultural 162.33 2.27
7,142.93 100
Nehru Loka 2,078.14
Total 9,221.07

32. Category Area in
hectares
%
Area
2011
Residential 6,097.87 43.45
Commercial 344.07 2.45
Industrial 1855.05 13.22
Park and open
spaces
1055.05 7.52
Public semi
public
1180.78 8.41
Traffic and
Transportation
2,380.56 16.96
Public utility 43.35 0.31
Water sheet 178.95 1.27
Agricultural 898.99 6.41
Nehru Loka 1,634.82
Total 15669.49
Mysore City Land Use Comprasion :

33. References
https://smallbusiness.chron.com/calculate-land-value-tax-purposes-10165.html
https://journals.plos.org/plosone/article?id=10.1371/journal.pone.0157728#:~:text=Land%2Duse%2
0allocation%20is%20a,and%20ecological%20benefits%20%5B1%5D.&text=However%2C%20these%2
0simulation%20models%20are,optimize%20land%20use%20spatial%20configuration.
https://planningtank.com/real-estate/factors-affecting-land-value
GUIDE TO PRELIMINARYPLANNING SURVEYSOF URBAN AREAS INCLUDING LAND USE CLASSIFICATION BYTOWN AND
COUNTRY
PLANNING ORGANISATION Ministry of Urban Development &Poverty Alleviation Government of India
Arthur B.Gallion, Simon Eisner; Part IV
, Elements ofLand Use; The Urban Pattern, Fifth Edition,
Mysore C.D.P
http://en.wikipedia.org/wiki/Land_use

34. THANK YOU