The document provides a comprehensive overview of development controls in urban planning, particularly focusing on the specific regulations and mechanisms implemented in Chandigarh. It outlines various types of development controls including land use, zoning, density, height, and architectural controls to ensure public health, safety, and orderly urban development. The need for careful regulation to balance community welfare and aesthetic values in built environments is emphasized throughout.

1. DEVELOPMENT
CONTROLS &
CHANDIGARH ARCHITECTURAL CONTROLS,
Ar Jit Kumar Gupta
Mail- jit.kumar19442@mail.com, 90410-26414

2. DEFINING DEVELOPMENT CONTROL,
 Development controls/ planning controls, / development
management:
 are the elements/process-- through which
 local government regulates
 land use and
 new building.
 It relies on a "plan-led system“
 whereby development plans are formed and
 the public is consulted.

3. DEVELOPMENT CONTROL?
 Development Control --is the process that regulates;
 -- development and use of land.
 It includes:
 -- construction of new buildings
 -- extension of existing ones
 -- change of use of buildings or
 ---Change of use of land to another use.
 -- Developing new houses/ industrial buildings / shops
important-- for sustaining economic success
 --Also important to protect / improve quality of
environment-- towns ,villages, countryside.

4. DEVELOPMENT CONTROLS
 Development controls defined as; -- the mechanism
 --through which entire process of urban development is regulated
 -- to achieve objective of promoting overall benefit of society and
 -- creating a distinct image of city.
 Controls include
 i. guiding the development
 ii use of land,
 iii curbing misuse of land
 iv promoting rational /orderly development of built environment.
Development controls -- required to meet situations and
contexts which are generally static they tend to become rigid and complex.
 --Looking at far reaching impact / implications of development controls on the:
 -- growth and development
 --character, fabric and personality of a city,
 --they need to be framed with great care and abundant caution.
 --Considering larger public interest and general welfare of community,
 --formulation of development control should satisfy basic requirements of ;
 --health, --safety-- convenience, --economy and --amenity.

5. TYPES OF DEVELOPMENT CONTROLS
 LAND SUB-DIVISION CONTOLS
 LAND USE CONTROLS
 ZONING CONTROLS
 DENSITY CONTROLS
 HEIGHT CONTROL
 GROUND COVEAGE CONTROL
 FLOOR AEA RATIO CONTROLS
 VOLUMETRIC CONTROLS
 SETBACK CONTROLS
 ARCHITECTURAL CONTROLS
 ADVERTISEMENT CONTROLS
 BOUNDARY WALL AND GATE CONTROLS

6. SUB- DIVISION CONTROL--LAND
 Subdivision Controls
 Subdivision Controls-- require developers to prepare raw land for
development that promotes-- public health and safety.
 Controls ensure:
 1. land can be developed without endangering public health and safety;
 2. developers to provide --for proper water, sewerage, drainage ; control
soil erosion and sedimentation;
 3. to Set standard/create a network of streets for rational traffic &
transportation.
 4. to plan that conserves energy or promotes use of renewable energy.
 5 Set standards for providing public utilities and services.
 6 Lay down proportion of land under different uses-
 --housing,
 -- commercial,
 --open spaces,
 --roads,
 --public amenities etc

7. ZONING
 Urban areas divided into districts -- to regulate use of land
 Zoning regulates --way developers can erect, construct,
reconstruct, alter, or use buildings and structures in each district.
 Zoning also
 1. Regulate s-- Height, number of stories; size of buildings and
other structures;
 2. Regulate -- % age of area of building lot that may be occupied;
 3. Regulates-- location, use of buildings, structures, and land for
residential, commercial, and other purposes; and
 4. Considering character of the district & suitability for particular
uses, with a view to conserving the value of buildings and
encouraging most appropriate use of land within municipality.
 5. Control extent to which people can develop land for a permitted
use.-- defining minimum lot size and floor area requirements ;
control number / size of homes
 --Setback to specify distance between a structure and lot's
boundaries.

8. SET BACK CONTROLS
 Setback – margins or open spaces in any plot of land where no
construction is permitted
 Land under setbacks belongs to owner – no construction permitted
 Maximum setbacks -- four- one on each side- front, Rear and sides
 Building with 4 setbacks – Detached building
 Building with 3 setbacks –Semi- Detached building
 Building with 2 setbacks – Terraced building
 Number of setbacks depends upon size of plot ; covered area
permitted at ground and Requirement of fire safety
 Larger the plot -- more are setbacks and larger such setbacks
 Setbacks ;;
 i. Provide space for widening roads when needed without damaging
buildings
 Ii. Pomoting urban design of area/ street picture by bringing uniformity
 Iii to Ensure adequate air, light and ventilation within /among buildings
 Iv To provide space for Parking within building without causing
congestion in area
 V. To create gardens/open spaces/landscape area within building
 Vi To protect buildings from street noise/ traffic
 Vii. To promote Privacy for residents

9. DENSITY CONTROL
 Density- defined ---as number of persons per unit area
 Housing density--- number of housing or dwelling units/per unit area
 Regulates number of houses/ population in any area/ building
 Avoids over -crowding in any area
 Helps in distribution of population in city/ area --- working out
amenities to be provides- open spaces, roads, schools, community
centre, shopping , health care etc
 Differentiates area into High/ Medium /Low density area
 Helps in planning area in terms of plot size -- with large size in low
density area
 Three types of density- Overall Density – at city level- average density
of population per unit area of the entire urban area
 --Gross Density- at Sector level- average density of population per unit
area of entire residential area
 -- Net Density– at Local Level- average density of population per unit of
housing area including local roads but excluding open spaces,
shopping, public institutions
 -- Net Density always highest and overall density always lowest

10. DENSITY CONTROL
 Density is regulated through regulating built area/ plot
area by defining
 -- setbacks to be provided in buildings
 - Maximum height of building
 --Size of plots
 --number of houses per unit area
 -- Floor area Ratio
 Advantages of Density Controls:
 i. Facilitate proper layout
 2. Designing appropriate public amenities and services and
their distribution
 3 Ensures adequate light and ventilation to residences for
creating healthy environment
 4 Avoiding congestion/ over-crowding
 5 Stabilizing land values

11. HEIGHT CONTROLS
 Objectives –
i. to control height, volume and cubicle contents of building-
ii. Define Street width /setbacks to ensure air, light and
ventilation to , buildings- by fixing the light plane at an angle
of 45 degree/ 63.50 degree to the horizontal, giving a ratio of
1:1/2:1 with the width of road
-- Restriction on height of building depends on;
-- Nature of Building/ Type of Zone and Climatic conditions
Advantages of Height Zoning
1. --- To control development in area
2. -- solve problems involving traffic, congestion etc
3. -- improving street picture/ urban design
4. -- Ensuring adequate air , light and ventilation by avoiding
construction of tall buildings in a low height area.
5. -- Controlling land values and stabilizes them in preferred area

12. HEIGHT CONTROLS
 Height – helps in providing larger built area over any piece of land
 More the height-- more are the setbacks provided in building-- to
ensure air, light / ventilation in building/ surrounding buildings
 More the height-- lesser is ground coverage -- to provide more open
space at ground and larger space for parking
 Main objectives of Height control are to-- ensure adequate day-
lighting in the building and manage traffic and to provide space for
disaster management
 To achieve above objectives there are two options--
 -- to provide buildings of moderate height with less space between
them
 -- Buildings with more height and more space between them
 -- With more height- city of towers can be created
 Former pattern helps in creating-- streets of normal width with
buildings of low/ moderate height
 Latter pattern creates -- tower like buildings with wide roads
 Height controls helps in checking population density
 Height controls also regulates the needs of disaster management

14. Development
Controls-
Chandigarh

15. DEVELOPMENT CONTROLS- CHANDIGARH
 Chandigarh widely acclaimed as:
 -- Mecca of planning and architecture due to
 -- various innovations incorporated in
--planning,
 designing,
 -- development and
 -- management of capital city
city today is valued universally for:
 -- using mechanism of development controls
 -- for promoting
 --state of art development
 -- and quality built environment.
 In the absence of any statutory master plan,
 growth and development of Chandigarh
 -- exclusively regulated through
 --various development controls,
 -- put into operation
 --as integral part of
 city planning and

16. DEVELOPMENT CONTROLS Entire growth of city
 -- subjected to developmental controls
 Each area of city
 -- zoned to be used/develop for specific
purpose.
 --Entire built environment
-- under strict control comprising of following
 -- defining edges of buildings
 -- setbacks
 --maximum height
 -- ground coverage,
 -- projections,
 -- boundary wall and gate
 -- use of materials and
 -- size of doors and windows on façade
 --Different set of controls applicable to different
area depending upon importance.
 --All commercial areas under architectural
control.
 --All plots on V4 subjected to prescribed design
with freedom to change interiors.

17. DEVELOPMENT CONTROLS
 Large plots along V2-- follow prescribed system
of development /construction -- with no change
permitted on the façade.
 All residential plots subjected to zoning
controls.
 Plots up to 250 sq. yards, planned as terraced
housing, subjected to frame controls.
 Plots above 250 sq. yards, subjected to zoning
controls defining
 -- building edges,
 -- height,
 - FAR,
 -- ground coverage,
 -- projections,
 -- boundary wall and gate etc.
 All buildings in residential area-- to have front
court yard and back court yard.
 Two sets of controls applicable
 Within city
 Outside city

18. DEVELOPMENT CONTROLS
 Within City
 Zoning control
 Full architectural control
 System of construction &
architectural treatment.
 Design control.
 Architectural controls
 Frame controls.
 Gates and Boundary walls.
 Advertisement control.
 Tree preservation order.

19. DEVELOPMENT CONTROLS
 Full architectural controls
 Applicable to all commercial
buildings and
 Residential houses along
shopping street V4
 Controls related to houses include
 Defining building lines
 Height of buildings
 Building materials
 For commercial area
 Complete standard design
provided including detailed
design.

23. DEVELOPMENT CONTROLS
 .
 System of construction & architectural
treatment.
 Applicable to all the buildings in city
centre.
 All commercial buildings along V2
Avenues
 Control in city centre include
 A grid of columns
 Fixed floor height
 Shuttering pattern on concrete
 System of glazing
 Screen wall behind columns
 Interior left to discretion of owner.
 For buildings along V2 in addition to the
principles of city centre, the control
includes façade treatment.

35. DEVELOPMENT CONTROLS
Design control
 For special buildings in
architectural controlled
area,
 schematic design is
prepared
 on which basis architect
 evolves design in
consultation
 with the Chief Architect
 System applies to---
 cinemas
 --petrol stations etc.

36. DEVELOPMENT CONTROLS
Architectural controls
 Applicable to
 residential buildings along
important areas
 --- Uttar Marg
 --- leisure valley.
 Design prepared by
 a qualified Architect
 in consultation with
 the Chief Architect
 to maintain architectural
standard in area.

38. DEVELOPMENT CONTROLS
Frame controls
 Most important control
 followed in residential plots
 up to 250 sq. yards.
 Bulk of houses in smaller category of 250
sq. yards and below.
 --Followed in terraced housing.
 Introduced due to lack of control
 -- which led to extremely poor
 -- substandard kind of architects.
 -- No prediction of what neighbor would do.
 -- Achieving good street picture became
impossible.
 Control comprises of
 --Fixing the extent and height of party walls.
 -- A top connecting course making frame.
 -- Standards size of doors and windows.
 -- Harmony provided by frame and variety
by individual treatment of building.

41. DEVELOPMENT CONTROLS
 Gates and Boundary walls
 All gates and
 -- building walls
 - to conform
 -- standard designs
 --adding unity to the street picture.
 Advertisement control.
 Control to take care of
 visual pollution in city
 To regulate display of advertisements
 on the buildings and
 in city.
 Control comprised of
--- specify ing size,
 space,
 location and
 kind of display
 to be used in advertisement.

42. DEVELOPMENT CONTROLS
Tree preservation order
 All existing trees
 to be preserved.
 No removal of trees allowed
 without permission.
 Sanction granted
 for removal in rare cases
 of extreme hardship
 New trees to be planted
 in lieu of tree removed.
 No hopping,
 lopping and
 chopping of trees
 allowed without permission.