Chapter4

URBANPLANNINGSTANDARDSFOR
ATHANITOWN

4.1 INTRODUCTION:

Town planning measures may affect the property interest of

many individuals as town planning implies certain amount of control

over the individuals rights to use his property. Hence, community

has to have adequate legal powers to enable it to enforce necessary

regulations and control in the use of land for the general good of the

community.

Property means a certain thing (like land, building, etc.) that is

owned. It may be said that property is an intangible interest created

and protected by law and governing relations between the owner and

others, including the community as well. In this sense, the owner has

property or has property interest in his land. His property interest

consists of:

1. Right to keep others off his land,

2. Powers to transfer his land to other, and

3. Privileges to use his land.

The owners privileges to use his land are often affected by town

planning measures. These measures have to operate within the

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following two limits, such that the land owners privileges and other

interests in land or not adversely affected.

1. Planning measures must satisfy the constitutional requirement of

procedure established by law, in that the regulation must be in

the public interest, i.e., they must be directly related to public

need, safety and morals or welfare.

2. Town planning measures must be in accordance with the

provisions of a statute, which provides legal backing to the local

government unity to draw its planning powers. The measures

must not exceed the substantial planning powers delegated by

the Act to the local planning unit and they must be adopted in

accordance with the specified procedures.

These are important aspects which should be followed strictly as

otherwise courts may strike down all the planning measures as

unconstitutional. If procedures are not followed as set down

under the rules and regulations, even the measures undertaken

with good intentions may become invalid under the law.

4.2 TOWN PLANNING LEGISLATION IN INDIA:

Side by side we had certain planning legislation introduced in

different parts of India, before independence. There is no continuity or

uniformity in the legislations of various States as far as town planning is

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concerned as we find in England. Different States had different

provisions for town planning measures either under the Municipal Acts

or under special enactments, such as City Improvement Trust Acts or

Town Planning Acts. It is only after independence that all the States are

putting their heads together to evolve a common policy on town and

country planning matters.

With the growth of urban problems, the municipalities utterly

failed to respond to the changing situations. The work involved in

planning, improvement and extension of towns was so complex and

great that the municipalities were unable to carry on these works

effectively. Of course, there were reasons for their failure. Firstly, due

to ignorance and disunity, secondly, lack of imagination and interest,

thirdly, lack of trained personnel and sufficient funds and fourthly, lack

of legal backing to effectively implement town planning schemes and

projects. State Government which thought that provision for town

planning and improvement under the Municipalities Acts would

answer the need of the community was misguided and their hopes

were shattered. As a result, we see to-day overcrowding, congestion,

deterioration and haphazard development in most of our cities and

towns. However, certain enlightened States enacted special acts

enacted and they give an idea as to the measures taken and the efforts

made by government, though in a very limited way, to improve the

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living conditions of the people in urban areas and guide the future

growth of the urban centres in a planned manner.

1 The City of Bombay Improvement Act (Repealed in 1925) 1898

2 The City of Mysore Improvement Act 1903
3 The Calcutta Improvement Act 1911
4 The Bombay Town Planning Act 1915
5 The Uttar Pradesh Town Improvement Act 1919
6 The Madras Town Planning Act 1920
7 The Punjab Town Improvement Act (brought into effect 1922
only in 1936 by constituting Lahore Improvement Trust)
8 The Nagpur Improvement Trust Act 1936
9 The City of Bangalore Improvement Act (Repealed in 1945
1976)
10 The Kanpur Urban Area (Development) Act 1945
11 The West Bengal Land Development and Planning Act 1948
12 The Bihar Restriction of uses of Land Act 1948
13 The Madhya Pradesh Town Planning Act 1948
14 The Madras City Improvement Trust Act 1950
15 The Bihar Town Planning and Improvement Trust Act 1951
16 The Hyderabad City Improvement Act 1951
17 The Bombay Town Planning Act (Promulgated in 1957) 1954
18 The Delhi (Control of Building Operations) Act 1955
19 Slum Areas (Improvement and Clearance) Act 1956
20 The Orissa Town Planning and Improvement Act 1956
21 The Delhi Development Act 1957
22 The Assam Town and Country Planning Act 1959

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23 The Karnataka Town and Country Planning Act 1961

(Amended in 1964)
24 The Maharashtra Urban and Regional Planning Act 1966
25 The Tamilnadu Town and Country Planning Act 1971
26 The Bangalore Development Authority Act 1976
27 The Bombay Metropolitan Regional Development 1979
Authority Act
28 The West Bengal Town and Country (Planning and 1979
Development) Act
29 The Andhra Pradesh Urban Area (Development) Act 1975
30 The Karnataka Improvement Boards Act 1976

One important aspect to be considered in this context, is the

emergence of the Indian Republic with effect from 26th January 1950

and the fundamental rights that every citizen enjoys as far as his

property rights are concerned under the Constitution of the country.

Certain provisions contained in the early Town and Country Planning

Acts required revision under the changed set up.

The old enactments could not solve effectively many of the ills of

our urban centres. Hence, it was felt that with a view to checking the

haphazard and unhealthy development of our urban and rural areas, a

comprehensive legislation was necessary. For this purpose, the institute

of Town Planners, India, drafted a Model Town Planning Act as early as

in 1957 and circulated it among all the States for adoption. This draft

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Model Act was further scrutinized and revised by the Town and

Country Planning Organization, Government of India (the then Central

Regional and Urban Planning Organization) in consultation with the

State Town Planning Departments in 1961. The finalized Model Act

was circulated among the States for their reference and early adaption.

The Model Act provided only for plan-making but it had no provisions

for the plan-implementation. The Town and Country Planning

Organization has since brought out a separate model law for planning

and implementation of the master plans and regional plans.

Some of the States felt that a common legislation providing for

plan-making and plan implementation, including land acquisition and

development, was immediately required. This was also conceived in

the Bombay Town Planning Act of 1954. But the Bombay Act, like

similar other Acts, visualized the preparation of master plan for any city

by the local authority whose powers were limited to the area over

which the authority had jurisdiction. Unfortunately some of the most

serious planning problems exist not only within the city limits but also

outside its boundaries. Problems like land development,

transportation, utilities and services, etc. transgress municipal

boundaries. These discrepancies, existing between the legal boundaries

of cities and the natural boundaries of communities suitable for

planning, are still to be remedied, particularly in metropolitan areas.

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 To remedy such discrepancies it is necessary to constitute an

authority having jurisdiction not only on the municipal area, but also on

certain potential areas lying outside the limits of any local authority.

The Model Act contained provisions for such exigencies.

4.3 THE KARNATAKA TOWN AND COUNTRY PLANNING

ACT:
The Karnataka Town and Country Planning Act adapted the

concept of the Model Act regarding the constitution of planning

authorities for wider areas. The Karnataka Act, at present, is extended

only to major urban centres in the State.

The state government has declared local planning areas under the

Act and planning authorities are constituted to prepare and implement

master plans. Though the Karnataka Act is not very comprehensive, it

contains provisions to tackle town planning problems both within and

outside the municipal limits. The experience gained under this Act

would be of much use to other States which are formulating

comprehensive town planning legislations.

The following are the salient features of the Karnataka Town and

Country Planning Act, 1961.

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 a) Organization and Function:

1. The Act provides for the constitutions of a State Town

Planning Board for advising the state government regarding

planning and development and for determining principles and

policies for achieving balanced development of the State as a

whole. This Board will have the Minister in charge of town

planning as chairman and the Director of Town Planning as

member-secretary with other official and non-official

members.

2. It provides for the state government to declare any area in the

State to be a local planning area for the purpose of the Act.

Only on such declaration the Act will apply to that area,

excluding the military cantonment area.

3. Provision is made for the constitution of a planning authority

for any local planning area declared under the Act. Special

planning authority would be constituted for any local

planning area, which may extend even beyond the limits of

any local authority. In other cases, the Act provides for the

Town Improvement Board, or where there is no such Town

Improvement Board the local authority, having jurisdiction

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 over such local planning area to be constituted to function as a

planning authority.

4. Every planning authority specially constituted will consist of:

(i) A Chairman.

(ii) A town planning officer, to be the member secretary.

(iii) Representatives of local bodies having jurisdiction over

the planning area, the total number of such

representatives limited to five.

(iv) Three other members, appointed by the state

government.

5. The Act provides for the state government to specify the date

with reference to which the present use of any land in the State

has to be determined and different dates may be fixed for

different areas in the State. Every planning authority is

expected to prepare an accurate map showing the present land

use in the planning area under its jurisdiction and other

particulars. This is one of the special features of the Act.

6. Master plan: Master plan under the Act for any local planning

area has to be prepared in two stages.

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 a) Preparation of an outline development plan which for all

practical purposes will be an interim master plan. The

details are enumerated in the Act.

b) Preparation of a comprehensive development plan for the

area. This is a detailed and more exhaustive master plan.

As soon as the comprehensive development plan is

prepared and approved; the outline development plan

prepared earlier would be treated as superseded.

Provision is also made for revision of comprehensive

development plan at least once in every five years from the

date on which the last comprehensive development plan

came into force.

7. Chapter V of the Act provides for town planning schemes for

the purposes of implementing the proposals in the

comprehensive development plan. The procedural details,

powers and functions of the planning authority and the

financial implications are detailed in the Act.

8. Every planning authority is expected to function as an

independent body with separate funds of its own.

9. Land acquisition and compensation: The Act provides for

amending section 23 and 24 of the Land Acquisition Act, 1894

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 in matters to be considered in determining compensation and

those to be neglected for such determination and provides for

antedating the market value of land. The purpose of such

antedating is to prevent speculation on urban land by vested

interests and to keep down cost of land to be acquired for

public purpose. The National Planning Commission, which

earlier was of the opinion that pegging down of land values

by fixing an antedate for determining the market value of any

property acquired for town planning schemes, has since

revised its opinion and advised the state governments that

antedating without due consideration of the circumstances

which led to such antedating would adversely affect the

interests of the land owners, and would not be fair to have a

fixed antedate for compensation in the Act. Hence, the

Karnataka town and Country Planning Act, 1961 was

amended in 1964, and the antedate fixed as on 1st November,

1956 as the date for determining market value has been

changed as follows:

a) In the case of acquisition of the designated land under the

any land under the master plan proposals, the market

value, as on the date of publication of the finally approved

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 outline development plan or the comprehensive

development plan, as the case may be, would be paid as

compensation.

b) In the case of acquisition of any land under the town

planning scheme, the market value as on the day of such

scheme coming into force would be considered for

compensation.

Providing that if the proceedings for acquisition of the land

under the Act are commenced after a period of two years from

the above said dates, the market value of such land shall be

the value of that land on a date two years immediately

preceding the date on which a notification for purposes of

acquisition of the land is issued under the Act.

In addition to the market value of the land as provided above,

15% of such market value is also allowed to be paid to the

owner in consideration of the compulsory nature of

acquisition.

The Act requires immediate revision in view of the

experience gained so far. It is felt that the constitution of the

Planning Authorities, the technique of implementing

development plans and the procedure in getting the plans

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 approved, require revision. The provision made in the Act for

preparing and implementing the town planning scheme is

laborious and time consuming. This aspect requires to be

reviewed. It is high time that Karnataka Town and Country

Planning Act, which was considered as a pioneer Act in the

sixties, is reviewed and revised incorporating the latest

thoughts in Town and Country Planning.

b) Land Value:

Urban land generally appreciates in value and it is

desirable for any government in a welfare state to take a

portion of the unearned increment in land value for the

general welfare of the community as a whole, instead of

leaving the entire benefit to the individual owner who in

many cases, happens to be a speculator on urban land. Such a

procedure is said to have been adopted in England after the

Labour Party took over power. Earlier, the same party which

was in power in 1947 made provision in the British Town and

Country Planning Act, 1947 to nationalize the development

rights of all lands in that country once and for all. By the

payment of a global sum of 300,000,000 at one point once and

for all, the price of land was proposed to be reduced to

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 existing use value. But, before such nationalization of land,

there was a general election and the Conservative Government

which came to power abandoned the previous policy and laid

down new rules for compensation which were more beneficial

to the owners than to the State. Further, the 1968 Law fixes the

prices of land compulsorily acquired at the rate current on the

date of settlement, as already mentioned.

These are important incidents in the history of town

planning in England and show how policies on urban land

change with the change of government. Now that the

Government of India and the State Governments in this

country are committed to the policy of Socialistic Pattern of

Society they should lead in making bold and forward-looking

urban land policy with fair compensation to the owners of the

land and thus help the town planning movement. The

Constitution of India has since been amended and the

question of compensation for land compulsorily acquired for

public purpose is made non-justifiable.

The Urban Land (Ceiling and Regulation) Act 1976 was

enacted for preventing speculation on land and to prevent

concentration of such land in the hands of a few individuals.

The Act also contemplates the states taking over of surplus

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 land beyond the ceiling limit at a reasonable price for utilizing

the land for public purpose. This is a new experiment

undertaken by India which is facing rapid urbanization.

4.4. PLANNING ADMINISTRATION:

The town planner is concerned with developing a better city and

he is equally concerned with the administrative steps necessary to

achieve this goal. Town planning law and administration is new to this

country and it could be said that it is a 20th century thought, particularly

assuming importance after the advent of the Five Year Plans, which

generated greater economy for improvement of the standard of life of

the people. Most of the activities were so un-co-ordinated that each

sector worked independently without much regard to the activities in

the other sectors. Though there is emphasis for co-ordinated action in

all the seven reports of the Five Year Plans, the results are not as

expected. Apart from the socio-economic aspects of the Five Year Plan

programmes, the physical aspect was entirely in the hands of

individuals and individual departments. As a result we see the adverse

effects of these activities in and around our urban and rural areas.

Developments are taking place with least regard to the basic principles

of regional planning and city town planning.

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 It is important to know the causes for such problems in the

present day context. Urban areas, particularly the metropolitan areas,

are being planned and developed by different agencies, having different

goals in view. Agricultural land is converted to non agricultural

purposes by the revenue authorities, as and when the owners request

for such conversions. We cannot fully blame these two parties for

indiscriminate conversion and development of urban land. Have we

given then a guide plan to follow? In a majority of the towns and

villages, we have not done so. Then, why blame others? Now, remains

the other case where certain development plans are prepared by local

governments, planning authorities, improvement trusts, etc. how many

of them are legalized? Only a few prepared under town planning

statutes. Then, how can we expect the sovereign citizen and the Deputy

Commissioner to follow advisory plans which have no legal backing?

Many town planners are facing these problems daily. We may not like

the way in which other departmental officers work with least regard to

the plans prepared after careful study and analysis and at great cost.

We are equally pained at the attitude of property owners in not

following such plans. We are frustrated when courts strike down the

insistence of a proposal contained in a master plan which is not yet

enforced legally! How can we blame any of these three authorities? The

defect lies in the absence of a statute governing town planning and

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administration, delay in processing the plan by a competent authority,

as laid down in the Act and finally enforcing the proposals of the

master plan in good spirit. (K.S. Ramegouda-1986)

4.5 PLANNING ORGANIZATION:

Progressive thoughts, unfortunately, are implemented so slowly

in this country that they become outmoded by the time they are

translated into action. It is to be remembered that any new idea to be

implemented requires further revision of the legislation without which

the new though will be only in theory and not in practice. We should

be quick in brining town planning legislation up to date, so that new

ideas are realized in building better cities towns to live in.

Some cities organize town planning as a regular municipal

function and a few enlightened cities (only a few) have their own wings

for town planning. Others like advisory plans from the state town

planning organizations. The remaining towns and villages have no

town planning function, except their day-to-day municipal functions of

sanitation and road repairs. This is the time appropriate to evolve some

pattern of organization for town planning. Of course, organization

alone does not solely determine the effectiveness of planning.

Competent and dedicated personnel can make any pattern of

organization to work efficiently by informal means. However, an

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unsound organizational structure and the resulting relationship can

hamper even the most able leadership. In such cases, reorganization

can have the effect of releasing the full creative energy of such

leadership.

4.6 INTEGRATED DEVELOPMENT OF SMALL AND MEDIUM

TOWNS (IDSMT):

A deliberate policy to encourage the growth of small and

medium towns was initiated in the sixth Five Year Plan, by introducing

a Central Government sponsored scheme i.e., the Integrated

Development of Small and Medium Towns (IDSMT). The IDSMT plan

document indicated that this new urban policy would aim at slowing

down the growth of METROPOLITAN (Bigger) cities and at increasing

the rate of growth and service centres for the rural hinterland. IDSMT

Scheme continued in the seventh and eighth Five Year Plan through

increased investments in the small and medium towns for the

improvement of their economic and physical infrastructure, besides

other essential facilities and services. The idea behind developing these

towns was to place them in a position from where they could effectively

serve the rural hinterland and ultimately help in checking the migration

of people from rural areas to urban centres to big towns / metropolitan

cities as a part of the National Urban Policy.

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 The revised strategy for IDSMT lays special emphasis on the

strengthening of the economic base of the towns with the perspective of

integrating the economic base of the towns and spatial planning in a

given region and help them to emerge as regional centres of economic

growth and employment, thereby decentralizing economic growth

generation, to improve the total financial position and self reliance on a

long term basis and to take future infrastructural development

programmes, orderly growth and planning of the town, employment

generation, better housing, commercial, industrial development on their

own. The main aim of the project is to reduce the incentives for people

of the rural and smaller urban areas to migrate to bigger cities and

towns for employment, balanced and evenly growth in a planned

manner of the town and its infrastructure, its linkage in the regional

context and most important of all, the local bodies to be self sufficient,

sustainable and to be in a position to repay the borrowed capital,

improve the functioning of municipalities and improve the services to

the poor and down trodden.

The Central Government sponsored scheme for B category

towns with population between 20,00 to 50,000 is of Rs. 2.00 Crores as

Minimum Project Cost with a maximum of Rs. 90 lakhs as central

assistance, Rs. 60 lakhs being the state share and Rs. 50 lakhs from

financial institutions such as HUDCO/LIC. The recovery will be use

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charged based. This is only an indicative, providing for slight

difference depending on the size and financial standing of the town.

The history of urban local self-government bodies in Karnataka

State, in common terminology known as Municipalities, is almost a

century old. They have been constituted mainly to provide the basic

amenities such as;

a) Supplying potable water,

b) Operation and maintenance of drainage and sewerage systems,

c) Providing public lighting,

d) Maintaining sanitary conditions and hygiene of public places,

e) Construction and maintainance of Bus/Truck terminals, Road,

Culverts and bridges,

f) Maintainance of public parks and gardens,

g) Ensuring planned and orderly urban growth,

h) Regulation of building construction and

i) Licensing of commercial activities.

They have been entrusted with the civil registration system under

the registration of Birth and Death Act 1969. In the recent past, they

have been given the responsibility of implementing the special

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programmes/schemes of the central/ State Government meant for the

urban poor and down trodden such as Jawahar Rojgar Yojana etc.

Municipalities need financial resources to fulfil the above

responsibilities and they have been entrusted with powers to levy

certain taxes and fees. The main sources of income of the Municipalities

are;

a) Taxes on houses, vacant lands, commercial and industrial

buildings,

b) Receipts from water supply,

c) Licence fee for building construction,

d) Fees from business and commercial establishment,

e) Transfer of receipts from entertainment tax, receipts under motor

vehicles Act, octroi compensation and other statutory grants

constitute the contribution from the Government.

They can also raise loans for capital expenditure from central,

state governments and financial institutions like HUDCO, LIC etc.

4.7 ORGANIZATIONAL SET-UP:

Municipalities were directly under the control of the government

upto 1985 and then the control was transferred to the Directorate of

Municipal Administration created for the purpose in 1985 under the

Ministry of Housing and Urban Development. The two organs of the

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local bodies are: the one consisting of elected representatives and the

other of executive machinery, state governments have powers to

supercede the elected body and appoint administrators, if warranted.

At the District level, the deputy commissioner shall monitor their

activities with the assistance of chief officers.

4.8 MONITORING AND MAINTENANCE:

The State government already constituted a State level co-

ordinating/monitoring committee under the chairmanship of the Chief

Secretary to the Government, to review the progress periodically, sort

out inter-sectoral problems and problems regarding availability of

funds and materials required for the implementation of the integrated

development programme. Similarly at town level, co-ordination/

monitoring committees under the chairmanship of the Deputy

commissioners of the districts concerned have been constituted for the

approved towns. Soon after the approval of the project report, a town

level committee will be constituted for Athani also.

The town Municipal council, Athani will maintain the

infrastructure and other facilities within the Municipal limits. The other

implementing agencies will maintain the infrastructure pertaining to

them. Adequate provision will be made by the town municipal council

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and other implementing agencies for the annual maintenance with State

Government assistance.

4.9 TRAINING OF PERSONNEL:

The State Government has intimated the city/town municipalities

selected under the integrated development programme to depute

personnel engaged on the integrated development programme scheme,

for the training programmes to be conducted from time to time by the

regional centres and training institutes for imparting adequate training

and expertise in the execution and monitoring of the integrated

development programme schemes.

4.10 PREPARATION OF PROJECT REPORTS:

The assistance of local authorities concerned and other urban

development agencies should be taken in preparing the project report.

The project division should be strengthened by creating a civil

engineering division in the directorate of municipal administration in

order to scrutinize project reports and accord technical sanction for

speedy implementation of the integrated development programme. A

nodal officer may be appointed by Directorate of Municipal

administration to co-ordinate and oversee the planning and

implementation of IDSMT Scheme.

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4.11 SPACE STANDARDS FOR PLANNING:

With the idea of having a uniform standard for reference and

adoption by town planners, architects and engineers in India, the

Institute of Town Planners, the School of Planning and Architecture,

and the Town and Country Planning Organization, New Delhi, tried to

evolve certain planning standards. Planning organizations, like the

Delhi Development Authority, the Bangalore Metropolitan Planning

Board and the Calcutta Metropolitan Planning Organization have also

adopted some standards in the preparation of master plans for the

respective metropolitan cities. When these standards are compared, it

is observed that there is disparity between them and also between the

standards adopted in India and those in other countries. Hence, an

attempt is made here to evolve workable standards for reference and

adoption by persons concerned with urban and regional planning in

India.

The list is not exhaustive and there is large scope for improving

the standards, taking into consideration the latest techniques and

theories. The role of architects and engineers in this task is also very

important, as they have rich experience in evolving such standards in

their respective fields of study. It is hoped that the start made by the

Institute of Town Planners and other organizations would be continued,

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and town planners in India would adopt uniform standards in their

profession.

The proposed standards will be useful for ready reference by

practicing town planners, architects, engineers, students and planning

organizations including local bodies in their planning work. They will

be of great help to those responsible for making policy programmes and

recommendations on urban and regional planning, and in developing

town planning techniques on the systems engineering method.

In the absence of uniform standards, the authenticity of the

standards adopted by any town planner in the country will be open to

question. Hence, such standards, apart from being useful in the

technical work, save the town planner from adverse comments and

unhealthy criticisms.

The following list gives the recommended standards under

various categories of land uses, civic amenities, community facilities,

utilities and services, traffic and transportation, industry, housing, etc.

for the overall balanced growth of Athani town.

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a) Planning Standards for Civic Amenities and Community Facilities

Population Number
Educational facilities Area in hectares
per unit of pupils
Nursery school 1,500 80 0.2 (including play
(age group 3 to 6 years) ground)
Basic primary school 3,500 400 1.0 (including play
(age group 6 to 14 ground)
years)
Higher secondary 15,000 1,000 2 (including play
school (age group 14 to ground)
17 years)
Colleges 50,000 2,000 3 to 4 (including
play ground)
Technical institution 50,000 1,000 5.0
Source: K.S. Ramegouda 1986, Urban and Regional Planning.

b) Medical Facilities

Dispensary 5,000 - 0.1

Health centre (0.5 bed per 20,000 15 0.4 (including staff
1,000 population) quarters)
Hospital (2 beds per 1,000 50,000 100 2 (including staff
population) quarters)
District Tuberculosis 1.0 to 1.2 million 100 2
centre

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c) Other Facilities

Population
Other amenities Area in hectares
per unit
Post and telegraph office 10,000 0.1 (including staff quarters)
Electricity substation 50,000 0.2
Police station 10,000 0.2
Police station (major) 50,000 0.8 (including staff quarters)
Fire station 50,000 0.8 (including staff quarters)
Cinema theater 20,000 0.25
Community hall and library 25,000 0.75
Open air theater 50,000 0.8
Religious building 3,000 0.1
Auditorium 20,000 0.4
Filling station 15,000 0.05
Filling-cum-service station 25,000 0.1

Parks, Playgrounds and Open Spaces

Population
Category Area in hectares
per unit
Tot lot 500 0.05
Childrens park 2,000 0.2
Neighbourhood playground 1,000 0.2
Neighbourhood park 5,000 0.8
Burial ground 10,000 0.4
Total area required for parks, 1,000 1.5
playgrounds and open spaces

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Water Supply Consumption

Break up per capita consumption in litres per day

Population
Domestic Public Ind. And
range Agriculture Waste Total
use use commerce
Less than 1,000 25 - - - - 25
1,000-5,000 45 10 5 - 10 70
5,000-20,000 45 10 15 15 10 95
20,000-50,000 45 35 15 10 10 115

Traffic and Transportation

Standard for Roads
Streets in residential areas Minimum right of way in metres
Cul-de-sac 9 (max. length 150 m. with
sufficient turning radius)
Loop street 9 (max. length 450 m)
Service road 9
Residential street 9-14 (with cross road at 200 m.)
Collector street 18
Feeder street 23
Major street 30
Other roads:
Roads in commercial and 14
industrial areas
Sub-arterial road 45
Arterial road 60
Cycle track 2.25-3
Foot path (on either side of roads 1.75-2.5 in residential and other
having width 12m and above) areas 4.5 min. in C.B.D.
Pathways inside public gardens 1.5-3
and pedestrian malls

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Minimum Off-Street Parking Space

Type of use One parking space shall be

provided for every
Theatres and auditoriums 20 seats of accommodation
Retail business 45 sq.m. of sales area
Office building 90 sq.m. of office floor space
Restaurants 15 seats of accommodation
Hostels 4 guest rooms
Industrial buildings 100 employees in the industry
Wholesale and warehouse 90 sq.m. of storage floor space
buildings
Multi-family dwellings 4 dwellings units
Lodging establishments and 5 guest rooms
tourist homes

Minimum Parking Space for Each Car or Truck

Car 3m x 6m When individual parking space is

required
2.5m x 5 m When parking lots for community
parking are required
Truck 3.75m x 7.75m

Loading and Unloading Space:

Off-street loading and unloading berths shall be 3.75 m x 7.75 m

provided as below:

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 (i) For all kinds of developments excepting residential,

warehouses and godowns: one berth for initial 500 to 1500

sq.m. of floor area. Additional berths at the rate of one for

every subsequent 1000 Sq.m. or part thereof.

(ii) For warehouses and godowns: Two berths for initial 500 to

1500 sq.m. of floor area. Additional berths at the rate of one

for every subsequent 500 sq.m. or part.

Industry Floor Area Requirements

Floor area Plot area per
Types of industry per worker worker in
in sq.m. sq.m.
1. Food products
(i) Bakery (small and confectionery 11 28
(ii) Flour mills (organized) and fruit 20 70
canning and preservation
2. Wooden products
(i) Wooden electrical goods 9 23
(ii) Furniture making 14 35
3. Leather products
(i) Leather shoes and other leather 6 14
products
4. Stoneware, clay and ceramic
products
(i) Stone crushing 7 18
(ii) Common crockery, refractories, 13 33
tiles, etc.
(iii) Glazed sewer pipes, hume pipes 26 64

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Desirable Land Use Pattern (percentage)

Population range
Particulars
Less than 50,000
Residential 50
Industrial 6
Commercial 3
Parks, playgrounds and open spaces 8
Transportation and communication 22
Public and semi-public 8
Others 3
100

Desirable Densities of Population:

Particulars Persons per hectare

Average gross density for the city 100
Average gross density for the community 150-200
Net density for residential neighbourhood 200-250
Gross density at the periphery and suburbs 100
including low land value areas
Intermediate rings of cities and districts 200
Inner ring around core area 250-375
Core of city and high land value areas 500

158

Residential Plot Sizes for Towns in India:

Income group Dimensions in Mts. Area in sq.mts
Low 9 x 15 135
12 x 15 180
Middle 12 x 18 216
14 x 21 294
15 x 24 360
High 18 x 27 486
24 x 30 720
27 x 36 972
Public housing and multiple 90 x 90 8,100
family plots (90 sq.m. per 90 x 180 and 16,200
family with 12m to 18m road) multiples of 90

Plot Area Coverage and Floor Area Ratio:

a) Residential:
Area of plot in Max. Percentage of
Sq.m coverage
100-200 65
200-300 60
300-400 55
400-500 50
500-1000 45
Above 1000 40
Floor area ratio: 1.0
to 3.0

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 b) Commercial:
Area of plot in Max. Percentage of
Sq.m coverage
Up to 100 80
100-300 75
300-400 70
400-500 65
500-1000 50
1000-2000 40
Above 2000 35
Floor area ratio: 1.0
to 4.0

c) Industrial:
Area of plot in Max. Percentage of
Sq.m coverage
Light industry 250-2000 50
Medium industry 2000-4000 40
Heavy industry Above 4000 35
Floor area ratio: 0-5
to 1.5

160

Set Back for Residential Buildings:

a) Front and Rear Setbacks:
Depth of site in mts Min. front in mts. Min. rear in mts.
Up to 15 1.5 1.5
15-18 1.5 1.8
18-21 3.0 1.8
21-24 4.0 2.0
24-27 4.5 2.5
27-30 4.5 3.0
30-36 6.0 4.0
Above 36 9.0 4.5

b) Side Setbacks:

Width of site Min. left side Min. right side

in mts. in mts. in mts.
Up to 9 1.0 1.0
9-12 1.25 1.75
12-15 1.25 30.
15-21 1.75 3.5
21-27 3.0 4.0
27-30 3.0 4.5
Above 30 4.5 6.0

Housing:
Minimum plinth area per dwelling 32.5 sq.m.
Minimum floor area per dwelling 23.25 sq.m.
Minimum size of dwelling 2 living rooms, kitchen
and bath
Desirable persons per room 2.0

161

Density of Dwellings:
Area Dwelling units per hectare
Low density area 25
Medium density area 50
High density area 75
Average density of dwellings 40 to 50
Average size of family 5 persons



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