Town Planning - Rohan Dasgupta.pdf

What is a town?
A town is a human-settlement with a name, defined boundaries, and local government, that is larger than a
village and generally smaller than a city.
According to 2011 Census of India,
Towns are defined as places that satisfy the following 3 criteria:
1. Minimum population of 5,000
2. At least 75% of male working population engaged in non-agricultural pursuits
3. Density of population at least 400/km2. (1,000 per sq. mile).
Rohan Dasgupta

Photo Courtesy: Press Trust of India (PTI)
IS
THIS
A
PLANNED
TOWN?
Rohan Dasgupta

Photo Courtesy: nazgoz.com
IS
THIS
A
PLANNED
TOWN?
Rohan Dasgupta

Rohan Dasgupta
What is town planning?
- Town planning is the arrangement of various units or components of a town in such a way that:
1. it is healthy for its inhabitant to live in,
2. convenient for them to do their daily activities,
3. beautiful for people to look at and
4. its environment helps in striking a balance between one’s personal and professional lives.
- It also includes ways and means to be adopted for the improvement of the existing towns or their extension.

Rohan Dasgupta
What is town planning?
- Town planning is science as well as art.
- The science consists of collecting, correlating and
analyzing the facts about a town.
- The art is in arranging its units in such a way that the
final result is in the form of a beautiful, convenient,
economic and efficient town.
- The success of town planning lies in converting the town
from an inert and lifeless place to a complex area that
thrives with lives.
Photo Courtesy: blogs.worldbank.org

Rohan Dasgupta
Objectives of Town Planning
1. Health
2. Convenience
3. Beauty
4. Environment
Photo Courtesy: Pintrest

Rohan Dasgupta
Objectives of Town Planning: 1. Health
- Health is accommodated in a town planning scheme by:
• dividing the land into zones such as residential, commercial etc.
• making right use of land for the right purpose,
• avoiding the encroachment of one zone upon the other,
• smooth and orderly development of the town in future
• providing parks and playgrounds for the public,
• maintaining the pollutions of various forms to the lowest degree
possible
Photo Courtesy: tricitylive.in

Rohan Dasgupta
Objectives of Town Planning: 2. Convenience
- Convenience can be achieved by providing various socio-economic and recreational amenities for the public.
- Socio-economic amenities:
• Road systems & transportation facilities
• Water & Electricity supply
• Waste management etc.
- Recreational amenities:
• Play grounds & park
• Cinema halls & theaters
• Stadiums etc.
Photo Courtesy: The Asian Age
Photo Courtesy: Metro Rail News Online

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Objectives of Town Planning: 3. Beauty
- Beauty is achieved by:
• taking the most possible advantages of the natural
conditions surrounding the town,
• preservation of trees & natural greenery,
• giving architectural finishes to the various
components of the town,
• architectural control on public as well as semi-
public buildings
Photo Courtesy: NDTV

Rohan Dasgupta
Objectives of Town Planning: 4. Environment
- Strengthening the bond between people & Environment can be
enhanced by:
• moulding the built environment of a town in such a way that
people can get about their normal activities with the least
amount of strain
• minimizing daily travel time to and from work
• maximizing quality time spent within the community by
providing community farming plots, community halls etc. Photo Courtesy: GEHL Architects

Rohan Dasgupta
Principles of Town Planning
• Zoning
✓ Dividing the town into suitable zones (residential, commercial etc.)
✓ Formation of suitable rules & regulations for the development of each zone
• Residential Buildings
✓ Providing housing for all socio-economic categories of people
✓ No development of slum & clearance of existing slums
• Public Buildings
✓ Well-balanced distribution throughout the town
✓ Avoiding unnecessary concentration at certain spots
• Recreational Centres
✓ Enough space should be reserved for recreational centres
✓ Depends upon actual size of the town
Photo Courtesy: tnb-west.com

Rohan Dasgupta
Principles of Town Planning
• Green Belt
✓ Provision of green belt on the periphery of the town
✓ Defining the boundary of the town & controlling expansion
• Road Systems
✓ Efficient layout of road systems
✓ Faulty road systems – too difficult to repair & too costly to re-arrange
• Transportation Facilities
✓ Suitable transportation facilities
✓ Minimum loss of time to and from work and home
Photo Courtesy: tnb-west.com

Rohan Dasgupta
ZONING
• Zoning is (i) the allocation of land for specific purposes and (ii) the control of the use, height and construction of the
building.
• There are three aspects of zoning:
a) Density zoning
b) Height Zoning
c) Use Zoning

Rohan Dasgupta
a) DENISTY ZONING
• The population density in residential areas is controlled
by means of suitable rules and regulation.
• It is quite evident that it is not practical to restrict the
number of person from occupying any residential units.
• Hence, certain indirect measures are adopted; like
specifying the front, side and rear margins of the
building from the boundaries, specifying the FSI etc.
• This helps in the planning and providing of adequate
facilities and amenities for a town.

Rohan Dasgupta
b) Height Zoning
• The height zoning aims at controlling the heights of
buildings with due consideration of the following two
factors: (i) bulk or cubical contents of the building and
(ii) street width and other adjacent marginal open
spaces from the point of view of provision for light and
ventilation.
• The restriction of height of a building depends on the
nature of building, type of zone and climatic conditions.
• Special restrictions for height is applied if the locality is
nearby an airport site.
Photo Courtesy: The Mercury News

Rohan Dasgupta
c) Use Zoning
• According to use, the zones are usually categorized into the following four types:
i. residential zone (40 – 50% of the total area of the town),
ii. commercial zone (2 – 5%),
iii. industrial zone (2 – 25%) and
iv. recreational zone (remaining area).
• The residential area needs to be near markets, parks and playgrounds but need to be free of nuisance, noise and
smoke.
• Commercial areas need to be near the centres of traffic and should preferably be near the roads.
• Light industries or factories running on electric power and causing no nuisance to nearby areas may be allowed next to
residential zones; on the other hand, the ones releasing obnoxious gases and fumes should be placed on the outskirts
of the town.
• Recreational zone includes mainly parks, playgrounds, cinemas, clubs etc and they may be scattered throughout the
plan of the town based on demand.

Rohan Dasgupta
Green Belt
Photo Courtesy: The Guardian

Rohan Dasgupta
Green Belt
Green belt is an open strip of land provided on the periphery (or boundary) of a town.
Construction of buildings in the green belt is strictly prohibited; although permission for building construction in the
green belt may be permitted under special circumstances.
It serves the following purposes:
(i) It defines the size of the town and in this respect it assists in suitably designing the various public amenities for the city
or town.
(ii) It prevents the spreading of town.
(iii) It helps in preventing the slum formation.
(iv) It can to be used for agricultural purposes, thereby providing the food and vegetables required for the town.
(v) It can be developed as poultry farm or nursery.
(vi) It can be developed as parks, playgrounds, picnic spots and recreational centers.

Road Systems: 1. Rectangular Road System
Rohan Dasgupta
Photo Courtesy: Google Earth

Road Systems: 2. Rectangular with Superimposed Diagonal Road System
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Road Systems: 3. Radial Road System
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Road Systems: 4. Concentric Road System
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Road Systems: 5. Irregular Medieval Road System
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Road Systems: 6. Topographical Road System
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Rohan Dasgupta
Master Plan or Development Plan
A development plan or a master plan or a town plan may be defined as a general plan for the layout of a city showing
both existing and proposed roads, residential zones, commercial zones, industrial zones etc.
A development plan is required either for the improvement of an old city or a new town to be developed from virgin soil.
Thus, a development plan is an ideal plan showing the full development of a town at some future date.
It aims at controlling the future growth of a town along preconceived and predetermined path.
It helps in restricting the haphazard and unplanned growth.

Rohan Dasgupta
The development plan is proposed in the form of the following drawings:
i) boundaries of lands of different types such as residential, agricultural, industrial etc.
ii) boundary of green belt surrounding the town
iii) contours of the whole city
iv) different zones
v) landscape features
vi) locations of the public buildings and town centers
vii) open spaces including parks and playgrounds
viii) positions of natural springs, rivers and streams
ix) positions of the public utility services such as water supply station, sewage disposal plant, power plant etc.
x) road systems etc.

Rohan Dasgupta
Development plan is necessary for:
i) the control of development of various industries in a systematic way
ii) discouraging the growth of town in an unplanned and unscientific way
iii) giving a perspective picture of a fully developed town
iv) limiting to a certain extent the unprecedented flow of rural population to the urban area
v) offsetting the disadvantages due to overcrowding of population such as traffic congestion, insufficiency in public
amenities etc.

Rohan Dasgupta
Redevelopment of Buildings
Redevelopment is the process of demolishing existing old buildings and reconstructing it by appointing a builder who can
construct and handover new flats to the owners free of cost with some additional benefits and make profit by utilizing
balance plot potential by constructing additional flats and shops as per approval from the local municipal corporation.
It is a very practical, economical and long term solution in a scenario where old structures are proving uneconomical or
obsolete for the owners; whereas for the builder it is a cost effective way to construct residential/commercial premises by
utilizing the unused potential i.e. the Floor Space Index - Transferable Development Rights with gradual capital
investment, in times of heavy land prices and in a situation of unavailability of land in good locations.
Owners get several benefits like hassle free execution, extra carpet area, increase in flat's value and in most cases,
alternate accommodation/ reimbursement or rent compensation for the period the building is under construction.
Builders and developers, who opt to purchase new land and develop the same, incur huge stamp duty cost on transfer of
land. However, when it comes to redevelopment of old buildings, the stamp duty is reduced by a significant extent and
this acts as a major benefit for developers.

Rohan Dasgupta
Redevelopment of Buildings
Hence builders are on the lookout for properties with unused development rights where they can build a new structure of
a few storeys higher and sell those additional flats for a tidy profit for them.
However, there are many factors/questions that arise during the ongoing process of redevelopment and they are to be
taken care of diligently while opting for Redevelopment. These factors by and large are the prompt implementation of
Govt. Guidelines, delay in possession of flats in redevelopment of Housing Society, Bumps, Bash and Bouncers from
Builders, Busting of redevelopment projects of Housing Societies, Corrupt Members of Managing Committee, Faults, Facts
and Fundamentals about redevelopment, Drafting of Development Agreement, Responsibility of Members of the
Managing Committee in redevelopment, Letter of Consent to be furnished by a Member of the Housing Society,
Corruption in redevelopment, Redevelopment and sand shortage, Recovery of dues from defaulting members, Selection
of a good Builder, Unauthorized constructions by Builders and many more.

Rohan Dasgupta
Slum
A slum is usually a highly populated urban residential area consisting mostly of closely packed, decrepit housing units in a
situation of deteriorated or incomplete infrastructure.
Slum residences vary from shanty houses to professionally built dwellings which, because of poor-quality construction
and/or lack of basic maintenance, have deteriorated.
While slums differ in size and other characteristics, most lack reliable sanitation services, supply of clean water, reliable
electricity, law enforcement, and other basic services.
Photo Courtesies: Wikipedia

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Slum: Problems
Vulnerability to Natural and Man-Made Hazards
Unemployment and Informal Economy
Violence
Infectious Diseases and Epidemics
Child Malnutrition
Other Non-Communicable Diseases
Photo Courtesy: Wikipedia

Rohan Dasgupta
Slum Rehabilitation: 1. Slum Upgrading
Upgrading the slum with basic infrastructure such as sanitation, safe drinking water, safe electricity distribution, paved
roads, rain water drainage system, and bus/metro stops.
The assumption behind this approach is that if slums are given basic services and tenure security – that is, the slum will
not be destroyed and slum residents will not be evicted, then the residents will rebuild their own housing, engage their
slum community to live better, and over time attract investment from government organizations and businesses.
In Mexico City for example, the government attempted to upgrade and urbanize settled slums in the periphery during the
1970s and 1980s by including basic amenities such as concrete roads, parks, illumination and sewage.
Photo Courtesy: blogs.comillas.edu

Rohan Dasgupta
Slum Rehabilitation: 2. Slum Removal & Redevelopment
The slum dwellers are first shifted to temporary housing;
often the builder pays for the rent.
The existing slum is demolished by the builder.
Builder builds many multi-storied buildings on the land.
Slum dwellers are offered apartment flats in those
buildings; often larger in size than their previous slum
dwelling in exchange of the land.
The builder sells rest of the apartment flats to other buyers
in order to make up for construction cost and profit.
Thus a win-win situation is created where the slum
dwellers, the builder as well as the government can
mutually benefit.

Town Planning - Rohan Dasgupta.pdf

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