ppt defines, details role, relevance, criticality, importance of Development Controls in the parlance of urban planning, development, governance, management. Text defines the typologies of development controls made applicable in urban context, their role and impact on cities and built environment. As definer of the personality of the city and considering their physical, social, economic and environmental implications on urban development and quality of built environment; development controls need to be defined with care and caution. They should be seen and framed as promoters of development rather than controllers of urban development. They should be framed with the goal of ushering an era of sustainability, livability, land conservation, resource conservation and making planet earth more livable and qualitative. development controls should remain resource led; sustainable led and led by optimisation of available resources for achieving the agenda defined in SDGs

1. Redefining and Rationalising
Development Controls -
Issues and Options
Jit Kumar Gupta
Former Advisor (Town Planning)
Punjab Urban Planning and
Development Authority
Email; jit.kumar1944@gmail.com

2. Cities in Global Context

3. State of World’s Cities
• UN Habitat Report, State of World’s Cities 2008/2009- Harmonious Cities,
defines Cities in terms of --
• Cities contain --both order and chaos.
• -In them-- reside beauty and ugliness--virtue and vice.
• They can bring out -- best or worst in human kind.
• They are physical manifestation --of history and culture
• They are incubators-- of innovations, industry, technology, entrepreneurship and
creativity.
• Cities are materialization of --humanity’s noblest ideas, ambitions and
aspirations,
• but when not planned or governed properly,-- can be repository of society’s ills.
• Cities drive national economies-- by creating wealth, enhancing social
development and providing employment but
• they can also be breeding grounds-- for poverty, exclusion and environmental
degradation.

4. Cities and their Context
• Cities have been part of human history.
• Cities- known to command power and authority
• .Cities- known for both -- positivity and negativities
• Cities -- known for their dualities and contradictions
• Cities -- known areas of concentration of population/ activities, infrastructures,
services, healthcare,
• Cities -- Engines of economic growth-
• Cities - generators of employment , wealth and prosperity,
• Cities – also known for their negativities, – where rich & poor rub shoulders-
• Cities – large consumers of resources/energy/ land
• Cities- generators of waste
• Cities – consuming large energy
• Cities--- generating majority of carbon footprints-
• Cities -- largely responsible for global warming-

5. Cities and their Context
• Cities- remain a manmade , mechanical habitat
• Cities- destroy natural habitat-anti-thesis to bio-diversity
• Cities- known as creator of best/ worst living conditions-
• Cities- home to large migrants
• Cities- home to slums, unplanned/haphazard/sub-standard development
• Cities- remain in crisis- natural and manmade
• Crisis-- of population, poverty, pollution
• Cities – ever evolving ,devolving, never static, never finite
• Cities – shall remain dominant in future
• Cities- drivers of nation’s future
• Cities - need rationalization
• Cities –made more-- bio-diverse; productive, effective, efficient, humane,
livable, inclusive, safe, Resilient ,sustainable and Healthy place to live /work

8. Global Context of Cities

9. Cities in Indian Context

10. Indian Urbanization
• 250 million in 1919
• 1210 million in 2011
• 1410- million-2023
• 2050- Indian population- 1600 mil. -- 50% in Urban
India.
• Metropolitan Centres -5 (1951)- -53 (2011)-68(2031)
• 10 m plus- nil (1951)- 3 (2011) -7 (2031)-9 (2051)
• During last 100 years, India witnessed—
- -Urbanization level going up by 3 times
- --Urban settlements growing merely 4 times
- --Total Population multiplying 5 times
- -Urban population increasing 15 times and
- -Rural population increasing 3.5 times
- India became most populated country on this planet
- - April 2023- 1.41 billion

11. Indian Urbanization
• Urban area important because ;
 Areas of concentration of population,
 Providers of large employment.
 Areas of large investment.
 Housing major infrastructure & services.
 Hub around which entire economy gravitates.
 Promoters of higher order of productivity
• Major contributors to the national wealth/GDP
 1950-51 - 29% (level of urbanization - 17.29%)
 1970-71- 37% (level of urbanization - 19.91%)
 1990-91- 50% (level of urbanization - 25.72%)
 2001-02- 60% (level of urbanization - 27.78%)
 2011- 12- 65% (level of urbanization - 31.1%)
 10 Largest cities - 8%pop -- produce 15%GDP
 53 Metro cities - 13 %pop --produce 33%GDP
 100 Largest cities -16%pop -produce 43%GDP

12. Urbanization-issues
• Despite large positivity
• Urban centers involve negativities
Poorly planned, developed managed / governed.
Unable to meet challenges of urban dynamism
Showcase Haphazard /Unplanned pattern of development.
Enormous growth of slums. Poor quality of life
• largely unhealthy-House large polluting gases of NO, O3,
Co2,SO2 suspended particulate
• -98% cities in low& low/middle countries / 56% in high
income economies do not meet air quality –WHO norms
• 6 million people died -due to air pollution-2019-20
• Cities -- Remain unsafe
• Cities -- Remain water stressed
• Cities – Remain land stressed
• Cities- Remain resource stressed
• Unable to meet basic needs of
• -Shelter
• --Services ,
• --Sanitation

13. Urbanization-issues
• Cities--Have acute shortage of green spaces
• Cities-Remain prone to disasters- natural and manmade
• Cities--Create large heat island- leading to temperature
rise of 4-5 degree during day and up to 10 C at night
• Cities--Perpetually suffering from problems of traffic &
transportation
• Cities-Promoting exclusion
• Cities--Creating dichotomy between rich & poor
• Cities--Remain unsustainable- largely dependent on
rural hinterland for day-to- day needs
• Cities--Remain large consumer of energy / resources
• Cities-- Remain polluter of environment / destroyer of
bio-diversity
• Indian Urbanization rightly called :
 Urbanization of Population
 Urbanization of Poverty
 Urbanization of Pollution

14. Cities & Development Controls

15. Development Context of Cities
• Globally, Cities remain in crisis- poverty, pollution , population
• Empowering cities need-- Planned development & Effective Management
• UN Studies; -Cost of unplanned development,
• - far exceeds physical/economic losses in urban settlements
• -Concluded that- genesis of major urban ills/issues-- has roots in
• - neglect / low-priority accorded to planned development
Unplanned development basis of;
• -- Irrational growth/ development ;
• -- Challenges posed by traffic & transportation;
• -- Exclusion from access to basic services;
• -- mushrooming of slums / shanty towns
• -- fast deteriorating quality of life
• Accordingly- for emancipation; urban centers requires;
• -- making them more operationally efficient, productive, inclusive /livable,
• - cities / towns-- need effective planning, rational developed and professional
managed.
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16. Land in Development Context

17. Development Controls- Role of Land
• Globally- Land remains at Core/heart of urban planning/ development
• - Optimum utilization of land remains central/critical for ;
• -Promoting planned / rational urban growth/ development
• -- Raising resources for urban development;-- Improving urban productivity,
• - Ensuring quality built environment---Providing - services/infrastructure norms
• -Managing Land-critical for making cities ; --better places to live/ work.
• Optimising Land / Rational development Depend upon;
• - Quality, efficacy/efficiency of Developmental Controls
• Accordingly -- Developmental Controls – need careful formulation
• - for promoting planned/ sustainable development cities–
• making built environment --- qualitative supportive of environment, ecology,
natural resources.
• --
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18. Defining Development Controls

19. Defining Development Controls
1. Development Control is the process; that regulates ;
 - Development and use of land
 -includes construction of new buildings;
 - extension of existing ones and
 - change of use of buildings or
 - land to another use.
2. Development controls; is mechanism through which;
- entire process of urban development is regulated
- for promoting overall benefit of society and
- - creating a distinct image of city
- - guiding development;
- - use of land;
- curbing misuse of land;
- promoting rational/ orderly development of built environment.
 .
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20. Defining Development Controls
 3. Development Control Regulations(DCR)-Include Rules and Regulations
for-
 -- guiding urban development in cities/towns.
 -governing land use planning;
 - granting development permissions
 - specify building controls and
 - granting building permissions.
 4. Development Control-process enacted by responsible planning authority
for;
 - assessing & deciding on compliance of development,
 - requests for constructions and works or constructions,
 - with approved planning and development control documents,
 - construction code and
 --applicable laws requirements
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21. Objectives of Development Controls

22. Development Controls – Objectives;
 Making Optimum Use of Land
 Implementation of Master Plans/Development
Plans/Local Area Plans
 Promote Planned Development
 Defining Planning Norms and Standards
 Ensuring Development based on prescribed Norms
 Defining Norms/Standards for built environment
 Ensure creation of Built Environment- Green
Buildings; Sustainable, qualitative & Safe Buildings
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23. Typologies of Development Controls

24. Typologies of Development Controls
•Land Sub- Division Controls
•Land Use Control;
•Density Controls
• Zoning Controls
•Building Controls
•Floor Area Ratio/ Floor Space
index
•Ground Coverage Control
•Set Back Controls
•Height Control
•Parking Controls
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25. Development Controls--Land Sub- Division
• Land Subdivision Controls–Part of Planned Development
• Most Critical for ;
• -Promoting planned growth & rational development
• - Defining pattern of development
• - Defining Character of the Neighbourhood
• - Defining quality of life
• -Defining space for amenities, services
• - Defining Relationship between different components
• 1. Preparing raw land for development for promoting-- public health/ safety/without
endangering public health & safety;
• 2. Determining area / placement of different components-housing,-- commercial,
institutions- --open spaces, --roads, --public amenities etc.
• 3. Defining space for -- water, sewerage, drainage, roads, services on prescribed norms
• 4. Defining space/hierarchy / network of streets - rationalising traffic & transportation.
• 5 Defining allocation of spaces for healthcare education, leisure
• 6.Defining space for Housing/open spaces
• 7 Defining space for commercial area/parking
• 8 Defining space for community facilities.
• 9 Defining space to be reserved for meeting future needs of Neighbourhood city
• 10Defining number of dwelling units and population Density

26. Development Controls- ZONING
• Zoning define- Pure land use Planning--Mixed Land use
Planning
• Dividing Urban areas into districts
• Regulating use of land/ avoiding mixing of non-conforming
land uses/permitting Conforming uses
• Regulating -- erecting, constructing, reconstructing,
altering, or use of buildings / structures in each district.
• Zoning also
• 1. Regulates-- Height, number of stories; size of buildings
• 2. Regulate -- % age of area of building lot that may be
occupied;
• 3. Regulates-- location, use of buildings, structures/land for
residential, commercial other/ purposes
• 4. Helps in determining most appropriate uses and its
location
• 5. Controls built-up volume on any building/community
• 6 Define pattern of development of any area.

27. Development Controls- Set Backs
• Setback – margins /open spaces provided within any plot of land- where
construction not permitted
• Land under setbacks belongs to owner – but 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/ fire
safety/height of building
• Larger plot -- more /larger Setbacks ;
• Higher the height- larger would be setbacks
• Objectives of Setbacks--
• i. Provide space for widening roads- without damaging buildings
• ii. Promote urban design / street picture by bringing uniformity
• iii Ensure adequate air, light / ventilation- within /among buildings
• iv Provide space-- for Parking within building
• v. Create exclusive gardens/open spaces/landscape area-- within building
• vi Protect Residents- from street noise/ traffic
• vii. Promote Privacy-- for residents
• viii Reduce danger of fire- by increasing distance
• ix. Provide space for laying services in a congested area
• Zoned Area – called Building Envelop
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28. Development Controls- Density
• Population Density- defined ---as number of persons per unit area
• Density- Helps in defining intensity/density of Development
• Density– helps to Regulate number of houses/ population in any area/ building
• Housing density--- number of housing or dwelling units/per unit area
• Density- Helps in Avoiding over -crowding /Rationalising Development
• Helps in distribution of population in city/ area --- working out provision of amenities - open spaces, roads,
schools, community centre, shopping , health care etc
• Differentiates area -- into High/ Medium /Low density area
• Helps – in planning /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 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 housing area including local roads
but excluding open spaces, shopping, public institutions
• -- Net Density always highest and
• overall density always lowest
• - Helps in Stabilising Land Values
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29. Development Controls- Height
• Objectives –
i. Used for-Controlling built area; volume , cubicle contents of building-
ii. Used for -Defining Street width /set-backs
iii. Ensuring-ensure air, light/ventilation within/outside buildings- by fixing
light plane at an angle of 45 degree/ 63.50 degree to the horizontal, giving
a ratio of 1:1/2:1 with width of road
Defining height of building depends on;
-- Nature of Building/ Type of Zone/Climatic conditions,
Structural safety, Fire Safety, Density, Floor Area Ratio
Height Zoning used for ;
1. Controlling development/built up area
2. Solving problems involving traffic, congestion etc.,
3. Improving street picture/ urban design
4. Ensuring adequate air , light, ventilation-- avoiding construction of tall
buildings in a low height area & low rise buildings in high-nrise area.
5. Controlling land values and stabilizes them
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30. Development Controls- Height
• Height – remains positively related with built area
• More height– need larger setbacks -- for ensuring air, light / ventilation in
building/ surrounding buildings
• More height-- needs lesser ground coverage -- to provide more open space at
ground and larger space for parking
• Height control -- ensure adequate day-lighting in building/ manage traffic --
provide space for disaster management
• For achieving above objectives-- there exist two options--
• Provide buildings of low height- with less space between them
• Having Buildings of more height – with more space between them
• -- With more height- city of towers/ sky-scrappers 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 - regulates needs of disaster management
• Height Control- Regulated land values
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31. Development Controls- FAR
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32. Development Controls- Chandigarh Experiment
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33. Chandigarh Experiment- Development Controls;
• Chandigarh valued globally as a distinct personality known as ;
• - laboratory,/centre of innovations in
• -art and science of planning / designing cities
• - art and science of planning / designing quality built environment-Architecture - Innovations in
Chandigarh Has roots in -- applicability of qualitative Development Controls
• Without having any Master Plan with legal backing;
• - Chandigarh able to promote /achieve
• --highest order of planned development
• - usher an era of quality built environment,
• by leveraging Development Controls.
• - Entire Chandigarh City -subjected to Development Controls.
• Controls made applicable , both within& outside city to
• -- Controls, regulate /manage -- growth / development, within/outside city. –
• --Development Controls outside city made operational through, ‘The Punjab New Capital
(Periphery) Control Act,1952’. Act
• -- Development Controls within city made operational through,) Punjab Capital ( Development and
Regulations) Act,1952’ & The Punjab Capital (Development and Regulation) Building Rules 1952
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34. Development Controls
• Entire growth of city -- subjected to developmental controls
• Each area of city-- zoned - used/develop for specific purpose.
• Entire built environment-- under strict control comprising of
• - defining edges of buildings
• -- set-backs
• --maximum height
• -- ground coverage,
• -- projections,
• -- boundary wall and gate
• -- use of materials and
• -- size of doors and windows on façade
• --Different 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.
• Intensity of Development linked to Development Controls

35. Chandigarh Controls-Outside City
1. Protecting Chandigarh capital city-against haphazard,
unplanned /sub-standard development in peri-urban area.
2.Providing land, free from all encumbrances - for future
expansion of the city (stage-II).
3. Eliminating growth of slums - on the fringe of city
4. Meeting daily needs of the city-- food, milk, vegetables etc.
5. Preserving Rural character of area falling within periphery
6. Making basic needs of Chandigarh Residents- Fruit
Vegetables, milk
7. Harmonizing growth & development of city and periphery.
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37. Development Controls- Chandigarh
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38. Chandigarh Controls – Within City;
 Zoning controls;
 Full Architectural Control;
 Defining System of Construction & Architectural Treatment;
 Design Control;
 Architectural Controls
 Frame Control
 FAR/FSI
 Ground Coverage
 Windows/Openings
 Height Control
 Gates and Boundary walls;
 Advertisement Control;
 Tree preservation order;
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39. Chandigarh; DC ;Zoning Plan- Sector 21-A
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40. Development Controls- Full Architectural 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 including
detailed design.

41. Chandigarh – Controls- Commercial- 22
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42. Development Controls- City Centre- 17
• .
• System of construction & architectural
treatment.
• Applicable to all 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.

43. Chandigarh – Controls- City Centre- 17
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47. Chandigarh – Controls- City Centre- 17
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48. Chandigarh – Controls- City Centre- 17
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49. Development Controls- Design Control
•Design control
• Made applicable to
• - special buildings in architectural
controlled area,
• schematic design prepared – by
Architecture Department
• Based on which – private
architect
• evolves design in consultation
• with Chief Architect
• System applies to Design of ---
• Cinemas
• --Petrol stations etc.

51. Chandigarh; Design Controls 22,17
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52. Chandigarh; Design Controls ;Petrol Pump
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53. Development Controls- Architectural Controls
•Architectural controls
• Applicable to
• residential buildings along important
areas
• --- Uttar Marg
• --- Leisure Valley.
• Design prepared by
• a qualified Architect
• in consultation with
• Chief Architect
• for maintaining architectural standard
in area.

55. Development Controls-Frame Control
Most important control
• Used in residential plots up to 250 sq. yards.
• Majority of houses <250 sq. yards and below.
• --Followed in terraced housing.
• Introduced- due to lack of control
• --extremely poor/ substandard kind of
architecture
• --Lacking prediction of what neighbor would
do.
• Achieving good street picture became
impossible.
• Control comprises of
• --Fixing extent / height of party walls.
• -- Top connecting course making frame.
• -- Standards size of doors / windows.
• -- Harmony provided by frame and
• --variety by individual treatment of building.

56. Chandigarh- Frame Control- Residential
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57. Development Controls- Gates/Advertisement
• 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
--- specifying size,
• space,
• location and
• kind of display used in advertisement.

59. Development Controls- Tree Preservation
Tree preservation order
• All existing trees
• to be preserved- made protected Tree
• 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.

60. Development Controls-Basic Consideration
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61. Development Controls – Basic Considerations
 Ensuring Optimum Use of Land 24x7x365
 Promoting Planned / Sustainable Development
 Making Development/building-- Cost-effective, Energy
Efficient; Zero-Carbon; Zero-energy
 Rationalising Planning/Building Norms and Standards
 Rationalising Character of Development/Built Environment-
high/ low/compact/ enlarged/high-rise/ low-rise development
 Promoting Public Interest- Not Individual Interest
 Valuing Local Culture; Valuing Local Climate
 Creating Inbuilt Flexibility for responsive to Urban Dynamism
 Permit new Technologies/materials/innovations
 Creating a Strong enforcement Agency
 Supportive Legal System
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62. Development Controls-Conclusions
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63. Development Controls- Conclusions
Development Controls-- have physical, social, economic connotations
Valued as
--- Determinant of growth , development, character,
--sustainability ; personality of- Cities/Building
--promoting planned & sustainable development
• -- Regulating planning, designing, construction of sustainable, quality buildings.
• - Cities -- never static, never finite , always evolving/devolving –
• - Controls framed should remain-- dynamic- having inbuilt flexibility,
• Development Controls- - Not made to act as controller of urban development
• - but as promoters of planned /sustainable development
• - double edged weapon- positivities/negativities,- wielded with caution.
• Development Controls
• - promote planned /unplanned development;
• - promote corrupt practices, in – application/compliance-
• Made city specific/ involving communities;
• - prevailing ground realities and local culture;
• - must not be copied
• Made collaborative effort-experts /professionals- planning, designing, development,
construction/management– human settlements /built environment.
• Based on promoting larger public good
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64. Development Controls- Conclusions
• While framing- favouring particular groups /lobbies group
avoided
• -- led by objectivity- rather than subjectivity.
• - made easy to understand/interpret/ follow/ implement
• -promoting holistic/ integrated- physical, social, environmental,
sustainable/economic development of communities/city
• - need to be Implemented, in letter /spirit,
• - having a dedicated / local level- with adequate manpower, skill/
resources.
• - Violations to be viewed seriously eliminated on priority.
• Controls which are largely violated -- reviewed , revised /
redefined on priority
• framed -- based on urban dynamism
• Different Controls- made applicable at different places.
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65. Development Controls- Conclusions
• Development Controls framed with the objectives of;
• -- Promoting optimum use/conserving land resource;
• - using land 24x7x365
• Making cities/neighborhood walkable / energy efficient/sustainable;
• - Minimising speculation of land
• - Rationalising land prices ;- Make land market more effective / efficient.
• - Periodically Reviewing for staying relevant rational.
• -Avoiding Rigidity- because Rigid Controls promote ;
• - Disrespect,
• - Unplanned/Substandard growth
• -- Large scale violations
• - Illegal additions and alterations,-- example-Capital City of Chandigarh.
• Development Controls - Never Perfect/ never absolute
• Framing/Implementing rational Development Controls/-- greatest challenge facing
authorities/ parastatal agencies/professional operating- urban planning, development
and management need care, caution, skill, objectivity, transparency and future needs of
urban growth and development- based on agenda defined in 17 SDGs ….
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