Presentation tries to focus on role and importance of Development controls in the urban context and explains this in the context of Chandigarh experiment with such controls
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
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.
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23. DEVELOPMENT CONTROLS
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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.
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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.
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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.
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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.