HUMAN SETTLEMENT AND PLANNING

UNIT 1-5
Batch 2015-2020
Compiled by Ar. Issaki Navin., M.Arch (S.A)
 CONTENTS

UNIT 1 – INTRODUCTION 03

UNIT 2 – FORMS OF HUMAN SETTLEMENTS 12

UNIT 3 – PLANNING CONCEPTS 20

UNIT 4 – URBAN PLANNING AND URBAN RENEWAL 33

UNIT 5 – ISSUES IN CONTEMPORARY URBAN PLANNING IN INDIA 44

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UNIT 1
INTRODUCTION

Elements of Human Settlements – Human beings and settlements – Nature Shells &
Network – their functions and Linkages – Anatomy & Classification of Human Settlements
– Location, Resource based, Population size & Occupational Structure.

What is Settlement?
 Settlements inhabited by man.
 Cluster of dwellings of any type or size where human beings live.
 Created through movement of man in space and definition of boundaries of territorial
interest for physical and institutional purpose.

Settlements Evolution:

In the long history from camp to village a handful of innovations accelerated the art of
settlement design. In the agricultural societies such an innovation may be symbolized by the
plow, for it boosted food production enough to free some people from tilling the soil and
enabled them to attend other pursuits. with the plow, man put his first lines on the earth‟s
surface. On the flat riverside flood lands-civilization‟s first tilled soil- the plow etched parallel
furrows which added up to a number of plots, more or less rectangular shape.

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 Agricultural societies needed a system of easy land division for crop planning and
land ownership. They also needed a system of land plotting for re-division and
reapportionment after the flood, an annual event on the Nile, the Tigris, and Euphrates rivers.
Rectilinear plotting suited all these needs perfectly. It enabled men to plan the use of land.
As the logic of the plow led to rectilinear plotting in the field, the geometry of mud
brick house construction, as well as the need for easy land division, led to rectilinear plotting in
the town.
Village dwellers too had to be able to measure and record land plots for ownerships,
transferral, or rudimentary planning. They also had to divide their urban lots into squares,
yards, or gardens. Mud brick, convenient lengths of roofing lumber, and house planning were
all combined in the logic of rectilinear town plotting.
Rectilinear layout is found in the entire history of town planning. It was used in the
ancient and later Greek towns, in Roman colonial out posts, and in the Indian, Chinese, and
Pre-Columbian cities. But rectilinear was not the only geometric system used in the history.
The grid iron layout was accompanied and probably preceded by an equally
important system, that is the circular form of settlements. The grid had been the product of the
farmer; the circle was originally the product of herdsman, the descendant of the hunter and
the ancestor of the warrior. In the circle was found an ideal form for fencing in cattle, for its
enclosed a maximum of land with minimum of fence. That, however, was not its only
advantage, for a fence could, besides keeping cattle in, also keep an enemy out. The major
role of the circular form of town layout was to be a defensive one. Early fortified towns,
usually built on hilltops or on islands, had protective walls which were more or less circular
enclosures.

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 The immediate descendant of the circular form was the radio centric, the means by
which circular settlement enlarge. The radio centric pattern develops from the circular by first
growing outward along the radial routes; the wedge-shaped areas between the radials filling
in gradually. Fortress cities, for example, developed small settlements around their gates
along the road ways. Eventually these circular settlements grew enough to require a second
encircling wall, and then a third and fourth. This process kept repeating itself, from ancient
Athens or Rome to nineteenth century.

FACTORS RESPONSIBLE FOR DIFFERENT TYPES OF SETTLEMENTS:

1. Physical factors
Nature of terrain: Dispersed type of settlements is found in remote jungles, hilly areas.
Compact settlements are found in highly productive alluvial plains.
Altitude: -Dispersed settlements are found in hills of Meghalaya and clustered and semi
clustered settlements are found in Gujarat plains.

Climate: -due to frequent droughts settlement may become hamletted.

Availability of water: Scarcity of water in Rajasthan has resulted in development of compact

settlements.
2. Cultural and Ethnic Factors
Caste and tribal structure: due to ethnic factors settlement may become fragmented and
Hamleted e.g.Chhattisgarh.
Religion: people of same religion prefer to live together making a settlement large or small.
3. Security Factors
Defence from invasions and Wild animals: due to defence from dacoits, wild animals or
fear settlements may cluster and form compact settlements.
Settlement Characteristics:

Area: How large the area of a settlement is.

Site: describes the actual land upon which a settlement is built.

Population: The size and type of people that live in a settlement.

Function: The function of a settlement relates to its economic and social development and

refers to its main activities.

Situation: describes where a settlement is located in relation to other surrounding features such

as other settlements, rivers and communications.

Shape: describes how the settlement is laid out. Its pattern.

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SETTLEMENT FORMS:

Broadly classified into four types:

1. Shapeless cluster - without any regular street or with an irregular road which comes
up according to the local requirements, it may be of the massive type and dispersed
type.
2. Linear cluster-with a straight and specious street running network parallel rows of
houses.
3. Square or rectangular cluster-with straight streets running parallel or at right angles to
one another.
4. Settlement formed of isolated or dispersed homestead Settlements can further be
classified according to size and spacing into: clustered or compact and dispersed or
scattered.

SETTLEMENT HEIRARCHY:

i. Isolated dwellings
Such settlement consists of individual units. It can be termed as the initial stage of development
of a settlement.
An isolated dwelling would only have 1 or 2 buildings or families in it.

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ii. Hamlets
When many individual units are cluster together they form hamlets. The grouping may be due
to similar occupational patterns, religion, cultural factors etc. A hamlet has a tiny population
(<100) and very few (if any) services

iii. Villages
When many hamlets combine they form a village. The reason for such grouping may be due to
interdependencies of one hamlet on another, thus to form a self-sufficient unit.

iv. Towns
A town is a larger entity which is more self-sufficient, has a stronger economic base.

v. Cities
Where large concentration of people exists, multiple economic activities exist.

vi.Metropolis
Metropolis is a large city, with a population of at least one million living in its urban
agglomeration.

vii. Megalopolis
An extensive, metropolitan area or a long chain of continuous metropolitan areas.

viii. Ecumenopolis
The entire area of earth that is taken up by human settlements.

TYPES OF SETTLEMENTS:
There is a great variation in the settlement types due to geographical, cultural and economical
factors, settlements can be broadly classified into.,

 Temporary Settlement
 Permanent Settlement
 Urban Settlement
 Rural Settlement
There are many reasons why humans make the choice they do about building settlements.
Factors include:
Physical Factors

 Body of water (transportation routes, water for drinking and farming)

 Flat land (easy to build)
 Fertile soil (for crops)
 Forests (timber and housing)
Human Factors

 People who share a common language, religion or cultural, social network or supports
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  Quality of life
 Employment
Factors can be push or pull. Push factors encourage a family to emigrate (pushes them to
leave a location). Pull factor encourage a family to immigrate (pulls them to move to a
location).

PUSH FACTORS:

 Population pressure
 Poor infrastructure
 Inadequate jobs
 Bad educational options
 Poor health care
 Ecological problems
 Natural disasters
 Social compulsions
PULL FACTORS:

 Improved standard of living

 Better health care and availability of services
 Varied employment opportunities
 Higher wages
 Quality of education
 No social compulsions

ELEMENTS OF HUMAN SETTLEMENTS:

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 1. The Content: Man, Society and Network

2. The Container: Physical Settlement (Nature and Shell)

 Nature – Earth and the natural site on which settlement are built.
 Man (Anthropos) – creates and inhabits the settlements.
 Society – Formed in given settlement.
 Network – Functions that allow settlements to survive and grow.
 Shells – Built to transform the first and to house the other elements.

FOUR BASIC PARTS OF COMPOSITE HUMAN SETTLEMENTS:

 The Homogeneous parts – the fields
 The Central parts – the built-up village
 The Circulatory parts – roads and path within the fields
 The Special parts – i.e., a monastery contained within homogeneous part

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EVOLUTION OF HUMAN SETTLEMENTS:
Phase 1: Primitive Non-organized Human Settlements (started with evolution of human beings)
Phase 2: Primitive Organized Settlements – Eopolis (the period of villages lasted 10,000
years)
Phase 3: Static Urban Settlements or Cities – Polis (lasted about 5,000-6,000 years)
Phase 4: Dynamic Urban Settlements – Dynapolis (lasted 200-400 years)
Phase 5: Universal City – Ecumenopolis (Which is now beginning)

Phase 1: Primitive Non-organized Human Settlements:

 Man began to modify nature

 Man settled temporarily or permanently in different locations
 Began with fire and went on to animal husbandry and domestication of grazing
animals
 Deforestation and agriculture complemented with permanent human settlements
 Settlements: Natural shelters – hollows in ground, hollow trees or shallow caves
 Settlements have no link, communication lines and transportation

Phase 2: Primitive Organized Settlements – Eopolis:

 Entry to the era of organized agricultural coupled with organized settlements

 Human settlements with one room dwelling in circular form and then expansion of
dwelling by placing many round forms side by side, then elongated to elliptical ones
and rectilinear forms
 Due to loss of space between them, more regular shapes of settlements were formed
to a regular grid iron pattern
 Micro Scale: Man must divide the land, construct one or more shells (rooms and houses)
and circulate within a built-up area (neighbourhood)
 Macro Scale: Man must own and use space but not build it, and circulate within it,
although to a much lesser degree than before, man continuous to follow the course of
nature towards hexagonal patterns
 Population is still small
 Villages are found in plains, near the rivers and the seas
 When population density increased, new patterns were developed with the villages
covering the entire plain based on small hexagonal pattern and the hills and mountains
on a larger hexagonal pattern

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Phase 3: Static Urban Settlements or Cities – Polis:

 First Urban settlements appeared as small cities in a plain or as fortresses on hills and
mountains (5,000 – 6,000 years ago)
 Expansion of nucleus in one or more directions

Phase 4: Dynamic Urban Settlements – Dynapolis:

 Started in the 17th century

 Characterized by continuous growth
 Emerged due to industrial technological revolution
 All part of the land it covers is not sterilized
 Micro-organisms in the soil no longer exists
 Original animal inhabitants have largely been banished

Phase 5: Universal City – Ecumenopolis:

 Possible occurrence of population explosion

 Earth will be covered by one settlement
 Cities will be interconnected, into one continuous network into one universal city called
Ecumenic city
Ecumenopolis on the earth in the year 2120, by which time it is expected that the population
of the earth will have levelled off at a minimum of 20,000,000,000 people and the
population of the definitely Urban areas at a minimum of 18,000,000,000 people.

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UNIT 2
FORMS OF HUMAN SETTLEMENTS

Structure and form of Human Settlements – Linear, non-linear and circular – Combinations
– Reasons for Development – Advantages and Disadvantages – Case Studies – Factors
influencing the growth and decay of Human Settlements.

FORMS OF HUMAN SETTLEMENTS:

A settlement may be as small as a single house in a remote area or as a mega city.
A settlement may also be permanent or temporary or temporary (refugee camp), and a
temporary settlement may become permanent over time.
The piece of land upon a settlement is built is the settlement site.
There are many reasons why a site might be chosen for the development of a settlement and
some factors will be more important than others. Also, the importance of this factors may vary
over time.

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SETTLEMENT SITE AND SITUATION:
The situation of a settlement is its position in relation to the surrounding and physical features,
many of which will have an impact on the settlement‟s type, size and function.
However, the importance of many of the factors explained before diminish over time as
technological advances enable people to overcome difficulties.
For example, a modern settlement does not need to be closed to a river because drinking
water us now piped to our homes and waterways are no longer important for transport.

LINEAR SETTLEMENTS:
 Linear settlement pattern can be considered special cases of point pattern distributions
that vary in one dimension as point along the line.
 Linear settlement patterns are generally associated with linear features, either natural
or human built.
 Linear feature in nature that may influence settlements patterns include water courses -
Shorelines, canyons, ridge tops and boundaries between environment zones.
 Built of defined linear features associated with linear settlement patterns including
roads and rails, canals and even political boundaries.
 Development and expansion of linear settlement patterns is not restricted to points
directly on or adjacent to linear feature.


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The sectors of linear city would be:

 A purely segregated zone for railway lines

 A zone of productions and communal enterprise, with related scientific, technical and
educational intuitions
 A green belt or buffer zone with major highway
 A residential zone, including a band of social institutions, a band of residential
buildings and a “children‟s band”
 A park zone and
 An agricultural zone with gardens and state – run farms (Sovkhozy in the Soviet Union)
 As the city expanded, additional sectors would be added to the end of each band, so
that the city would become even longer, without growing wider
 The linear city design was first developed by Arturo Soriay Mata in Madrid, Spain
during the 19th century
 Promoted by the Soviet planner Nikolay Alexandrovich Milyutin in the late 1920‟s
 The linear city has no central core around which the city grows, the city grows along a
transport line or parallel transport line
 The city is characterized by high density settlements on either side of the transport line
and especially near transport stops
 Behind the dense settlements is a band of medium dense development with rural area
or green area immediately behind this medium dense settlement
 The kinds of development near the transport stops and along the transport lines are
mixed use settlements comprising of residential, commercial, production and services

Arturo Soriay Mata, linear city in Madrid, Spain

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ADVANTAGES:
 High accessibility
 Adaptability to linear growth
 Useful along the limited edge DISADVANTAGES
 Very sensitive to blockage requires control of growth
 Lacks focus
 The choice of connection or of direction of movement are much less

RADIAL (CIRCULAR) SETLLEMENTS:

In this type, a number of streets converge on one centre which may be a source of water
(pond,well), a temple or mosque, a centre of commercial activity or simply an open space.
Thus, the streets seem to be radiating from a common centre. Rural examples are settlements
near Gurishikar, Mount Abu in Rajasthan, Vidhyachal in Uttar Pradesh, etc., Examples –
Amsterdam, Washington D.C, etc.,

Advantages: A direct line of travel for centrally directed flows Economics of a single
centralized terminal or origin point.
Disadvantages: Central congestion local flow problems. Difficult building sites.

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GRID SETTLEMENTS:

 An organizational of streets that lie perpendicular to one another, the grid is among
the most controlled of settlement patterns
 The square or rectangle plots which the grid defines exercise a discipline upon the
form of buildings within its compass
 Grid plans are rarely the result of social imperatives within the vernacular cultures, but
are almost invariable imposed
 Uniform „modules‟ of plots and building on grid plans have been traced in the Indus
Valley from the 3rd Millennium B.C
 Grid plans have extensively adopted by planners to regularize and contain the
world‟s squatter settlements of the late 20th century.
 Efficiency in the use of public land, minimizing of street lengths, the provision of sites
and services, sewage disposal and electricity supply are among the economic
arguments of modern grid planning policies
Examples: Chandigarh, New York, etc

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Advantages: High accessibility minimum distribution of flow expansion flexibility excellent
physco logical orientation adaptability to level or moderately terrain.
Disadvantages: Requires flow heirarchies. Limited in its adaptability to the terrain. Potentially
monotonous.

MULTI CENTERED SYSTEMS:

Advantages:

 Optional locations for focal activities and system terminals

 Good psychological orientation
 Adaptability to existing conditions
Disadvantages:

 Depends on stability to key point

 Potential accessibility problems
 Tendency to dilute focal activities.
Examples: Rome

URBAN GROWTH:
Urbanization occurs naturally from individually and corporate efforts to reduce time and
expense in commuting and transportation while improving opportunities for jobs, education,
housing and transportation.

 Living in cities permits individuals and families to take advantage of the opportunities
of proximity, diversity, and market place competition
 People move into cities to seek economic opportunities
 A major contributing factor is known as “rural flight”. In rural areas, often on small
family farms, it is difficult to improve one‟s standard of living beyond basic sustenance
 Farm living is dependent on unpredictable environmental conditions, and in times of
drought, flood or pestilence, survival becomes extremely problematic
 In modern times, industrialization of agriculture has negatively affected the economy
of small and middle-sized farms and strongly reduced the size of the rural labour
market.
 Cities, in contrast, are known to be places where money, services and wealth are
centralized. Cities are where fortunes are made and where social mobility is possible
Businesses, which generate jobs and capital, are usually located in urban areas. Whether the
source is trade or tourism, it is also through the cities that foreign money flows into a country. It
is easy to see why someone living on a farm might wish to take chance moving to the city and
trying to make enough money to send back home to their struggling family.
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  There are better basic services as well as other specialist services that aren‟t found in
rural areas
 There are more job opportunities and a greater variety of jobs. Health is another
major factor
 People, especially the elderly are often forced to move to cities where there are
doctors and hospitals that can cater for their health needs. Other factors include a
grater variety of entertainment (restaurants, movie theatres, theme parks, etc) and a
better quality of education, namely universities
 Due to their populations, urban areas can also have much more diverse social
communities allowing to find people like them when they might not be able to in rural
areas.
 These conditions are heightened during times of change from pre-industrial society to
an industrial one.
 It is at this time that many new commercial enterprises are made possible, thus creating
new jobs in cities. It is also a result of industrialization that farms become more
mechanized, putting many labourers out of work. This is currently occurring fastest in
India.

URBAN PROBLEMS – URBAN DECAY:

 The deterioration of the urban environment. It occurs when urban infrastructure falls
into disrepair and building are left empty for long periods of time
 Urban decay is when parts of the city become run down and undesirable to live in. it
causes economic (money), social (people) and environmental (our surroundings)
problems. Examples of urban decay are – slum housing – with outside toilets,
overcrowding, no hot water or central heating
 Many buildings have been poorly built and now have leaking roofs, draughty windows
and crumbling stonework
 Empty buildings are vandalised; gap sites where buildings have been knocked down
turn into derelict land
 As the factories and housing have been in the same areas air, noise and water
pollution have been common there have been a number of schemes to reduce the
problems of urban decay. They have had mixed success.

COMPREHENSIVE REDEVELOPMENT:
This is when you knock down al the buildings and start from scratch. It was felt to be needed in
some places as the problems were so bad. In Kingston and the Gorbals in Glasgow, for
example, the old tenements were knocked down and replaced by new flats and multi-storey
high rise buildings. Unfortunately, many of the new buildings were poorly built and have also
been knocked down. This approach has also been criticised as it destroyed the social fabric of
the area – people no longer knew their neighbours and they moved away from their friends
and relations.

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URBAN REGENERATION:
Another idea was to renovate the existing housing and improve the environment and economy.
This involves

 New roofs
 Secure entry – phone systems on tenement closes
 The outside of tenements was cleaned by sand-blasting
 Combining two small flats into a larger one
 Improving the environment by landscaping
 Building or improving the social facilities such as clubs and medical centres
 Encouraging new business and industry to set up in the areas with grants and loans

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UNIT 3
PLANNING CONCEPTS

Planning concepts and their relevance to Indian Planning practice in respect of Ebenezer
Howard – Garden City concepts and contents – Patrick Geddes – Conservative Surgery –
Case Study – C.A Perry – Neighbourhood concept Le Corbusier – Concept and Case
studies.

 Garden city concept – Sir Ebenezer Howard

 Geddisian triad – Patrick Geddes
 Neighbourhood planning – C.A Perry
 Chandigarh planning concepts – Le Corbusier

GARDEN CITY – SIR EBENEZER HOWARD:

 Most potent planning model in Western Urban Planning
 Created by Howard in 1898 to solve urban and rural problems
 Source of many key planning ideas in the 20th century

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Garden City – “an impressive diagram of THE THREE MAGNETS namely the town magnet,
country magnet with their advantages and the third magnet with attractive feature of both
town and country life.
Naturally people prefer the third one namely Garden City.

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A Garden City is a holistically planned settlement which enhances the natural environment and
provides high – quality social housing and local jobs in a beautiful, healthy place with diverse
communities. The Garden City were among the first manifestations of sustainable development
by providing not only individual opportunities for local food or energy production but also the
fair distribution of community assets. The Garden City principles are designed as an indivisible
and interlocking framework for the delivery of high-quality places.

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Land value capture for the benefit of the community:

A distinguishing characteristic of the Garden City is the fair distribution to the community of the
profits that result from new development. Capturing rising land values created by the
development of the town can repay infrastructure costs and provide a portfolio of assets
which are proactively managed in perpetuity for the benefit of the Garden City community.
This requires the acquisition of land at, or near, current use value by a body with effective
planning and land assembly powers. Ideally, this requires a Development Corporation which
could be led by a local authority. Access to compulsory purchase powers is crucial as a power
of last resort for such bodies. The development of land is one major source of asset values and
income but the control of core utilities and, in particular, local energy companies, provides
significant opportunities for capturing values and securing genuinely localised and resilient
economies.

Strong vision, leadership and community engagement:

If Garden Cities are to be successful, they need strong political support and leadership, with a
clear vision and firm commitment. This commitment should be made as early as possible in the
planning process to provide reassurance and certainty for all parties. Both the designation
process and the development of the Garden City should demonstrate a real commitment to
community participation. Such participation must be set within the context of the needs of
people already living in the area and those in the wider community who need a home. New
Garden Cities require the very best of professional expertise. If a local authority decides to
pursue the development of a new Garden City or Suburb, it will need a dedicated planning
and delivery team with the right skills and expertise.

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Land value capture for the benefit of the community:

A distinguishing characteristic of the Garden City is the fair distribution to the community of the
profits that result from new development. Capturing rising land values created by the
development of the town can repay infrastructure costs and provide a portfolio of assets
which are proactively managed in perpetuity for the benefit of the Garden City community.
This requires the acquisition of land at, or near, current use value by a body with effective
planning and land assembly powers. Ideally, this requires a Development Corporation which
could be led by a local authority. Access to compulsory purchase powers is crucial as a power
of last resort for such bodies. The development of land is one major source of asset values and
income but the control of core utilities and, in particular, local energy companies, provides
significant opportunities for capturing values and securing genuinely localised and resilient
economies.

Strong vision, leadership and community engagement:

If Garden Cities are to be successful, they need strong political support and leadership, with a
clear vision and firm commitment. This commitment should be made as early as possible in the
planning process to provide reassurance and certainty for all parties. Both the designation
process and the development of the Garden City should demonstrate a real commitment to
community participation. Such participation must be set within the context of the needs of
people already living in the area and those in the wider community who need a home. New
Garden Cities require the very best of professional expertise. If a local authority decides to
pursue the development of a new Garden City or Suburb, it will need a dedicated planning
and delivery team with the right skills and expertise.
a surrounding belt of countryside to prevent sprawl, well connected and biodiversity rich
public parks, and a mix of public and private networks of well-managed, high-quality
gardens, tree-lined streets and open spaces. Garden Cities offer the opportunity to be highly
climate resilient through extensive green and blue infrastructure. They must also demonstrate
the highest standards of technological innovation in zero carbon and energy positive
technology to reduce the impact of climate emissions.

Strong local cultural, recreational and shopping facilities in walkable neighbourhoods:

Garden Cities are places of cultural diversity and vibrancy with design contributing to
sociable neighbourhoods. This means, for example, shaping design with the needs of children‟s
play, teenage interests and the aspirations of elderly in mind. Creating shared spaces for
social interaction and space for both formal and informal artistic activities, as well as sport
and leisure activities.

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Integrated and accessible transport systems:

Walking, cycling and public transport should be the most attractive and prioritised forms of
transport in the garden city. This means ensuring a comprehensive and safe network of
footpaths and cycleways throughout the development, and public transport nodes within a
short walking distance of all homes. Where car travel is necessary, consideration should be
made of shared transport approaches such as car clubs. New Garden Cities should be located
only where there are existing rapid public transport links to major cities, or where real plans
are already in place for its provision.

A strategic approach:

Ebenezer Howard saw the development of Garden Cities as part of a wider strategic
approach to meeting the nation’s housing needs. This was based on networks of new
settlements well connected by public transport. A national policy for a new generation of
Garden Cities should consider how these settlements contribute to the nation as whole; how
they relate to aspirations for a more balanced economy; to long term climate resilience, and
to new opportunities in industrial modernisation.

GEDDISAIN TRIAD – PATRICK GEDDES:

Geddes drew on circular theory of geographical locations presenting environmental limitations
and opportunities that in turn determine the nature of work. His central argument was that
physical geography, market economics and anthropology were related, yielding a “single
chord of social life all three combined”. Thus, the interdisciplinary subject of sociology was
developed into the science of “man’s interaction with a natural environment: the basic
technique was the regional survey, and the improvement of town planning the chief practical
application of sociology".
Geddes writing demonstrates the influence of these ideas on his theories of the city. He saw
the city as a series of common interlocking patterns, "an inseparably interwoven structure",
akin to a flower. He criticised the tendency of modern scientific thinking to specialisation.
Against a backdrop of extraordinary development of new technologies, industrialisation and
urbanism, Geddes witnessed the substantial social consequences of crime, illness and poverty
that developed as a result of modernisation. From Geddes' perspective, the purpose of his
theory and understanding of relationships among the units of society was to find an
equilibrium among people and the environment to improve such conditions.

KEY IDEAS:
“Conservative surgery” versus the gridiron plan
Geddes championed a mode of planning that sought to consider "primary human needs" in
every intervention, engaging in "constructive and conservative surgery" rather than the "heroic,

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all of a piece schemes" popular in the nineteenth and early twentieth centuries. He continued
to use and advocate for this approach throughout his career.

Very early on in his career Geddes demonstrated the practicality of his ideas and approach.
In 1886 Geddes and his newly married wife purchased a row of slum tenements in James
Court, Edinburgh, making it into a single dwelling. In and around this area Geddes commenced
upon a project of "conservative surgery": "weeding out the worst of the houses that surrounded
them…widening the narrow closes into courtyards" and thus improving sunlight and airflow.
The best of the houses was kept and restored. Geddes believed that this approach was both
more economical and more humane.

In this way Geddes consciously worked against the tradition of the "gridiron plan",
resurgent in colonial town design in the 19th century:

“The heritage of the gridiron plans goes back at least to the Roman camps. The basis for the
grid as an enduring and appealing urban form rests on five main characteristics: order and
regulatory, orientation in space and to elements, simplicity and ease of navigation, speed of
layout, and adaptability to circumstance.”

However, he wished this policy of "sweeping clearances" to be recognised for what he

believed it was: "one of the most disastrous and pernicious blunders in the chequered history
of sanitation".

EVOLUTION AND CONCEPTUALIZATION OF NEIGHBOURHOOD UNIT:

The neighbourhood unit as a planning concept evolved in response to the degenerated
environmental and social conditions fostered as a consequence of industrial revolution in the
early 1900s. One of the earliest authors to attempt a definition of the neighbourhood unit in
fairly specific terms was Clarence Arthur Perry (1872-1944), a New York planner. Perry’s
neighbourhood unit concept began as a means of insulating the community from the ill-effects
of burgeoning sea of vehicular traffic. However, it evolved to serve a much broader purpose
of providing a discernible identity for the concept of the neighbourhood, and of offering to
designers a framework for disseminating the city into smaller subareas. While the origin of the
concept of the neighbourhood unit may be cited at an early date, it was the publication of
Clarence A. Perry’s memorandum entitled The Neighbourhood Unit‟ in the 1929 „Regional
Plan of New York and Its Environs‟, which led to its promotion as a planning tool. Perry’s
monograph offered in concrete terms a diagrammatic model of the ideal layout for a
neighbourhood of a specified population size. This model provided specific guidelines for the
spatial distribution of residences, community services, streets and businesses.

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C.A PERRY’S CENCEPTION OF THE NEIGHBOURHOOD UNIT:

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Perry described the neighbourhood unit as that populated area which would require and
support an elementary school with an enrolment of between 1,000 and 1,200 pupils. This
would mean a population of between 5,000 and 6,000 people. Developed as a low-density
dwelling district with a population of 10 families per acre, the neighbourhood unit would
occupy about 160 acres and have a shape which would render it unnecessary for any child to
walk a distance of more than one-quarter mile to school. About 10 percent of the area would
be allocated to recreation, and through traffic arteries would be confined to the surrounding
streets, internal streets being limited to service access for residents of the neighbourhood. The
unit would be served by shopping facilities, churches, and a library, and a community centre,
the latter being located in conjunction with the school (Gallion, 1984). Perry outlined six basic
principles of good neighbourhood design. As may be understood, these core principles were
organized around several institutional, social and physical design ideals.

Basic principles:

Size: 5000 population ( 1 school), 160 acre (area for one unit neighbourhood).

Border: the function of main road around neighbourhood unit is as a border.

Free area: 10% provide as free area.

Public facilities and institution: provide in the middle of neighbourhood unit.

Shops: to fulfil market purpose. the location is on the corner of four junction.

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Road network system: design as to prevent short road (prevent from across neighbourhood
unit)., Hierarchy of road width is 132 feet, 100 ft, 66ft, 50 ft, and 40 ft)
Density: rough density for this system is about 5 unit house for every acre.

Major arterials and through traffic routes should not pass through residential neighbourhoods.
Instead these streets should provide boundaries of the neighbourhood.

Interior street patterns should be designed and constructed through use of cul-de-sacs, curved
layout and light duty surfacing so as to encourage a quiet, safe and low volume traffic
movement and preservation of the residential atmosphere.

The population of the neighbourhood should be that which is required to support its
elementary school the neighbourhood focal point should be the elementary school centrally
located on a common or green, along with other institutions that have service areas coincident
with the neighbourhood boundaries.

The radius of the neighbourhood should be a maximum of one quarter mile thus precluding a
walk of more than that distance for any elementary school child Shopping districts should be
sited at the edge of neighbourhoods preferably at major street intersections.

CHANDIGARH PLANNING CONCEPTS – LE CORBUSIER:

CHANDIGARH was the first planned city after independence from British rule in 1947. It is the
capital city of the states of Punjab and Haryana.

The city is located at the picturesque junction of foothills of the Himalayas Mountain range and
the Ganges plains.

It houses a population of 1,054,600 inhabitants (2001) and is one of the richest cities of the
nation.

American architects Albert Mayer and Mathew Novicki were the first architects to be
appointed for the project. After the death of Novicki in 1950, Le Corbusier was commissioned.

BASIC PLANNING CONCEPTS:

The city plan was conceived as post war „Garden City‟ wherein vertical and high rise
buildings were ruled out, keeping in view the living habits of the people. Le Corbusier
conceived the master plan of Chandigarh as analogous to human body, with a clearly defined

Head (the Capitol Complex, Sector 1),

Heart (the City Centre Sector-17),

Lungs (the leisure valley, innumerable open spaces and sector greens), Intellect (the cultural
and educational institutions),

Circulatory system (the network of roads, the 7Vs) and Viscera (the Industrial Area).

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The primary module of city’s design is a Sector, a neighbourhood unit of size 800 meters x
1200 meters.

Each SECTOR is a self-sufficient unit having shops, school, health centres and places of
recreations and worship.

The population of a sector varies between 3000 and 20000 depending upon the sizes of
plots and the topography of the area.

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The Leisure Valley is a green sprawling space extending North-East to South-West along a
seasonal river let gradient and was conceived by Le Corbusier as the lungs of the city. Apart
from large Public Parks and special Botanical Gardens, it houses series of Fitness Trails,
amphitheatres and spaces for open-air exhibitions.

The Central Sector of the city, Sector 17, is the main Public Congregation area of the city.

It houses all major Shopping Complexes, Sports Facilities and Congregation Spaces.

The Basic Building Typology is observed as extremely Rectilinear with similar proportions. the
smaller individual Residential Units are arranged around central common Green Spaces,
although the shapes are different.

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UNIT 4
URBAN PLANNING AND URBAN RENEWAL

Scope and Content of Master plan – planning area, land use plan and Zoning regulations
– zonal plan – need, linkage to master plan and land use plan – planned unit
development (PUD) – need, applicability and development, Rehabilitation and
Conservation – JNNURM – case studies.
ZONING:
 Zoning is defined as the creation by laws, zones such as Residential, Commercial,
Industrial, Civic, Institutional and Recreational unit and the density of population.

DENSITY ZONING:
 The density of population may be either gross or net density
 Gross density is the average density of population per unit land use area
 Net density is the average density of the housing including local roads only

LAND USE:
 Land use represents physical characteristics of a land. India has total land area
approx., 328 million hectare and land utilization is almost 93% of area. i.e., around
306 million hectares.

1. Reporting & non-reporting land

2. Cultivated & uncultivated land
3. Waste land
4. Other land use
5. No land use

CLASSIFICATION OF ZONING:
USE ZONING:
 Residential zone (40-50%)
 Commercial zone (2-5%)
 Industrial zone (5-20%)
 Civic zone (2-3%)
 Institutional zone (1-2%)
 Recreational zone (15-20%)

HEIGHT ZONING:
 To control the volume of building the height zoning is required
 Tall building impair the value of small neighbourhood houses by cutting off sunshine,
air, breeze etc. and thus make it small house unsuitable for inhabitation. They should
be arranged in the layout of proper grouping with the smaller building.

ELEMENTS OF CITY PLAN:

 Communication & Transportation
 Built up area
 Open space (parks, playground, recreational unit)

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  Public utility services (Electricity, Gas, Telephone, Fire safety)
 Public amenities (Post office, Bank, Police station, Solid Waster Disposal, Petrol Pump,
Court)

CIRCULATION:

“Kevin Lynch” has identified various forms with respect to their circulation network.
 Sheet form
 Core form
 Galaxy form
 Linear form
 Ring form
 Star form
 Poly-centred net form

CHARACTERISTICS OF MODERN CIRCULATION:

 Larger the city, traffic is less
 Smaller the city, traffic is more
 Types of land use and covered area
 Well-developed transportation network

LAND USE PATTERNS:

 Towns and cities do not grow in a haphazard way but trend to develop recognisable
shapes and patterns

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  Each town is unique and will have developed its own distinctive patterns, it will also
show some characteristics shared by other urban settlements.

URBAN LAND USE MODELS:

 Land use models are theories which attempt to explain the layout of urban areas. A
model is used to simplify complex, real world situations and make them easier to
explain and understand.

LIMITATIONS OF BURGESS’S MODEL:

 The model was produced in the 1920‟s much changed since then
 Chicago is near lake Michigan thereby making it semi circular
 The model was only based on Chicago – so only shows only one city at one point in
time.

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SECTOR OR HOYT’S MODEL:
 Hoyt‟s model was created in 1939 based on 142 American cities
 Proposed his model after the development of public transport
 Suggested that urban areas developed in sectors or wedges, alongside transport
routes in and out of the city
 Claimed that if industry and low cost housing developed in one part of town in the 19th
Century then newer industry and modern low cost housing would also locate in the
same sector.

HOYT’S VARIABLES:
 Wealthy people chose to live where they could afford to – close to services
 Wealthy residents use their car‟s as transport from home to work and vice versa
thereby living further from industry but close to main roads.
 Similar types of land use clustered together to create “Sector – Development”

LIMITATIONS OF THE MODEL:

 The model was developed in 1939
 Does not take into account computer villages which developed with the popularization
of the car
 Other similar limitations seen in the Burgess model

MULTIPLE NUCLEI MODEL:

 Developed by two geographers: Harris & Ullman in 1945 based on Washington
 Basic concept: cities don‟t grow up around a single core nut have several nodes
 CBD need not be at the center
 Proximity to other locations (universities, airports, malls) can generate clusters of high –
intensity land use

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URBAN LAND USE AND FUNCTIONAL ZONES:
 Each of the zones shown in the Burgess and Hoyt models has a function
 Four main types of function:
o Shops and offices
o Industry
o Housing
o Open space

 The location of each zone and the distribution of each functional zone are related to
several factors:
o Land values and space
o Age
o Accessibility
o Wealth of inhabitants

CHANGES IN DEMAND:
 Land use and functional change with time
 19th century industry was located next to the CBD whereas modern industry prefers
edge of the city sites
 The main land use in the 19th century was for industry and low-cost housing, all in a
more pleasant environment and open space

CENTRAL BUSINESS DISTRICT – CBD:

 Dominates the commercial and cultural activity in a city
 In many cities it is immediately recognisable by the tall skyscrapers, neon lights at night
and the very high density of buildings, traffic and people
 CBD is usually highly accessible – focus of roads, public transport

CBD - MAIN FUNTIONS:

 Shapes – top of the shopping hierarchy in a city widest range and the largest
departmental stores wide sphere of influence.
 Offices – Banks, building societies, solicitors, government offices. Offices occupy high –
rise blocks or upper floors above shops
 Culture and Entertainment – Areas of the CBD “come alive” at night. London‟s West
end and Newcastle Quayside

CBD – PROBLEMS:
 Traffic congestion- Town grew and street patterns were established before the motor
car was invented. Rush hour traffic – “grid-lock”
 Pollution – Water, land, air and noise pollution are all common in city centres. Pollution
adds to the stresses of living in urban areas and is thought to aggravate some diseases
such as asthma and bronchitis
 Competition for land – extremely high prices similar firms and retailers forced away
from the CBD

URBAN DECLINE:
 Parts of the CBD have declined – Shops and offices closed down and empty buildings
are vandalised. City centres now compete with out of town shopping centres and
growing demands of shoppers
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HOUSING:
 A house is defined by the “National building organization” – as a pucca or semi –
pucca unit of dwelling that can accommodate an average household
 The economic importance of housing is also very significant. It contributes to national
income, national wealth and employment
 It has a great extent in promoting human welfare, social life, economic growth of
human life

TYPES OF HOUSING:
 Urban housing
 Rural housing
 Mass housing

PROBLEMS IN URBAN HOUSING:

 Building regulations that limit urban density
 Outdated rent control regulations reduce the number of houses available for rent
 Poor access to finance
 Policy, planning and regulations deficiencies
 Growing up slum area
 Poor infrastructure problem

ISSUES OF HOUSING:
 Unplanned growth of settlements
 Non availability of development land and unfavourable land management
 Lack of financial resources
 Inadequate open space
 Manpower shortage
 Unimproved technology and materials

URBAN HOUSING:
 According to the census of India, 1971, a housing is defined as an urban settlement
only if the following conditions are satisfied
o The estimated population is at least 5000 persons
o The density of the population should be 400 sq.km per unit area
o 75% male are working in non-agricultural unit

RURAL HOUSING:
 All settlements having population less than 5000 persons can be considered as the
rural settlements. The housing problems of rural areas are:
o Unavailability of land
o Unavailability of materials
o Unavailability of technical supervision
o Poor economic condition
o Living habit and status
o Social obligations

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ASPECTS OF RURAL HOUSING:
 Accommodation
 Drainage
 Drinking water
 Housing activity
 Institutional activities
 Other social amenities

MASS HOUSING:
 If the building project has more than thousand units, it is known as mass housing
 It is cost effective and time efficient
 Environmentally sustainable
 It is an integrated township

TOWN CENTRE:
 The town centre is a meeting place for the population. As a whole. It is nearer to the
central bus terminus or railway station. The town centre is divided into following groups
o Business centre
o Civic centre
o Light shopping centre

CHARACTERISTICS OF TOWN CENTRE:

 Attractions - Multiple retailers, shops, restaurants & café, distinctive markets,
Educational & Health facilities, theatre hall, cultural zones, library, museum, offices, etc
 Accessibility – parking place, rapid transit system, transport interchange, etc
 Amenities – lighting, greeneries, frequent cleaning, crime prevention initiatives
 Action – Strategic action programme, development partnership, regular monitoring

BUSINESS CENTRE:
 It incudes offices, big shops, markets, etc
 It consists of the following three groups:
o Convenience store (daily necessary goods)
o Demand store (clothes, cycle, clocks, etc)
o Impulse store (luxury items)

CIVIC CENTRE:
 It is known as community centre
 It is an assemble of public buildings
 It should be neat & clean and beautiful
 The civic centre may be cultural or educational
 It included town hall, court, post office, library, museum, auditorium, art gallery, etc
 Transport facilities should be well connected with the civic centre

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MASTER PLAN:

DEFINITION:
 A development plan can be defined as a general plan for future layout of city
showing both the existing and proposed streets or roads, open space, public buildings,
etc
 A development plan is prepared either for improvement of an old city or for new town
to be developed on virgin soil
 So, a development plan aims to controlling the future growth of a town along
preconceived and predetermined paths

IN INDIA:
 In India, the idea of preparation of development plan is understood to have been
flourished after 1915 when the Bombay Town Planning Act was passed and was soon
followed by the Madras Town Planning act in 1920.
 The comprehensive act requiring the preparation of DP and authorizing its enforcement
is the Bombay Town and Country Planning Act, 1954 which actually came into force in
1957

OBJECTIVES OF DEVELOPMENT PLAN:

Following are the main objectives of preparing a development plan of the town
 It aims at intelligent and economic spending of the public funds for achieving welfare
of the inhabitants in respect of amenity, convenience and health
 It arranges the pattern of a town in such a way so as to satisfy the present
requirements without introduction of future improvements by the coming generation
 It helps in restricting the haphazard and unplanned growth
 It places various functions which a town has to perform in physical relationship of each
other so as to avoid the chances of mutual conflict
 It serves as a guide to the planning body for making any recommendations for public
improvements
 It removes the defects of uncoordinated physical growth of the various components of
town

NECESSITY OF DEVELOPMENT PLAN:

Following are the reasons which have led to the thinking of having a development plan for the
town.
o To control the development of various industries in a systematic way
o To discharge the growth of town in an unplanned and unscientific way
o To give a perspective picture of a fully developed town
o To limit to a certain extent the flow of rural population to the urban area
o To offset the evils is which have come up due to overcrowding of population

 Metrological details is such as integrity and discretion of wind, temperature, rainfall,

etc
 Mineral resources
 Places of the historic origin
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  Political position of the surrounding area
 Population
 Requirement for railway stations, goods yards and shipping facilities
 Special requirements for power houses, gas workers, sewage disposal plant and storm
water drainage, etc

DATA TO BE COLLECTED:
 Details of trades and industries
 Development of the airports
 Economic conditions of the authority
 Environments of the site
 Facilities of transport
 Geological conditions of the site
 Land values and land use pattern
 Locations of spots of the natural beauty
 Location of the water supply units

FOLLOWING ARE THE DETAILS CONTAINED IN THE USUAL DRAWINGS PREPARED FOR
THE DEVELOPMENT PLAN:
 Boundaries of land of different types such as residential, agricultural, industries etc
 Boundaries of green belt surrounding the town
 Contours of the whole city
 Different zones
 Landscape features
 Location of the public buildings and town centres
 Open spaces including parks and playgrounds
 Positions of natural springs, rivers and streams
 Position of the public utility services such as water supply station, sewage disposal
plant, power plant etc
 Road systems

NEIGHBOURHOOD PLANNING:

 The neighbourhood is a residential area with homogenous characteristics. It is a

settlement of small association
 It sometimes become difficult to develop a sense of neighbourliness, mainly for the
following two reasons
o The neighbours are not dependent on one another‟s company and aid because
city life gives a wide field of entertainment
o The neighbours may not have common modes and habits of living

IMPORTANCE:
 The neighbourhood planning can make a valuable contribution towards the creation of
a community spirit and a properly balanced population structure
 The neighbourhood plan aims at wedding various elements of social and cultural life of
a community in a proper order

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FEATURES OF NEIGHBOURHOOD UNIT:
 It is desirable to devote a minimum area of about 10% or so for parks and
playground
 The boundary of the unit need not be fixed by arterial roads. But it may even take the
form of physical barriers such as a large lake, a railway station, a river, an industrial
area, a hill etc
 The exact shape of the unit is not necessary. But it is preferable to have all sides fairly
equidistant from the centre of unit
 The planning of residential units of neighbourhood unit should be carefully done with
respect to the habits of residents, direction of winds, sanitation, etc
 The provision of shopping centre should be at the periphery of unit and near traffic
junctions
 The width of interior streets of the units should be just sufficient to serve a specific
purpose, and these streets should give easy access to the shops and community centre

TOWN PLANNING SCHEME:

 Town planning scheme is prepared as per the provision of town planning and urban
development act for the particular area
 Generally, town planning scheme is known as T.P. Scheme. It is firstly introduced by
“Bombay Town Planning Act” in 1915
 The basic concept of T.P scheme is pooling together all the land under different
ownership and redistributing in a proper form after deciding the land required for
open space
 To achieve the objectives of the Town Development Plan., town planning schemes are
prepared as micro level planning for smaller area around 100 hectares
 The following objectives should be carried out of any T.P scheme
o Pooling of lands
o Reconstitution of plot boundaries
o Keep provision for social & physical infrastructure
o Recovery for the cost of development

CONTENTS OF THE SCHEME:

DRAFT SCHEME:
 The area, ownership and tenure of each plots
 Land use details
 Estimation of cost of the scheme

PRELIMINARY SCHEME:
 Verification of ownership and areas as per revenue records
 Reconstitute final plots
 Calculation of cost of the scheme
 Submit the draft scheme to the Govt for sanction
 Maps preparation (land use, infrastructure, original plot etc)

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FINAL SCHEME:
 Decide land value of original plot
 Decide land value of final plot (developed and undeveloped)
 Determined and fixed the cost

To complete the entire process of T.P scheme preparation and finalization will take 47
months

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UNIT 5
ISSUES IN CONTEMPORARY URBAN PLANNING IN INDIA

Globalization and its impact on cities – Urbanization, emergence of new forms of

developments – self sustained communities – SEZ – transit development – integrated
townships – case studies

URBAN RENEWAL IS A PROGRAM OF LAND REDEVELOPMENT:

Urban renewal involves the relocation of businesses, the demolition of structures, the relocation
of people, and the use of eminent domain (government purchase of property for public
purpose) as a legal instrument to take private property for city – initiated development
projects.
Overtime, it has evolved into a policy based less on destruction and more on renovation and
investment
The term urban renewal means rebirth or regeneration of a city or a part of it which has been
plagued by the ills of urbanization

 The planning concept originated in England and America

 Decaying parts of the city were demolished and rebuilt
 These programs were thrust upon the city and its people and were criticized and
halted on opposition by organized community movements
 The urban renewal programs taken up later, involved greater participation of the
communities
 Key aspects – sustainability and inclusiveness

INDIAN CONTEXT:
 Indian cities have a history that dates back to centuries
 In the last century cities faced a major unprecedented force of urbanization which
ripped them
 They have grown exponentially
 Their administration has not been able to cope up with rapid urbanization
 The age-old infrastructure is weakened and decayed leading to degeneration of the
core areas in the city
 Cities which have survived centuries are now at critical stage
 Concept of Urban Renewal – To provide life to the dying city

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WHY URBAN RENEWAL?
THE TRIGGERS:
 Effective functioning of administrative towns
o (state HQ, District HQ)
 To accommodate an event of magnitude
o (Asian games, Common Wealth Games in Delhi, Tri Centenary Celebrations of
consecration of the Guru Granth Sahib at Nanded)
 Necessity due to natural / man-made calamity
o (Earthquake in Bhuj, Plague in Surat)
 Obsolescence of land uses
o (Shifting of manufacturing industries)
 Market driven change of land use
o (Commercialization of Girgaum, Parel areas of Mumbai)
 To conserve historic monuments / environment
o (Areas around the Taj Mahal precinct)

URBAN RENEWAL IS REQUIRED FOR

 Dilapidating, ageing parts of the city, not providing the city its full potential and
becoming a health hazard
 In built form it consists of old area of the city, congested area around transit points,
illegal settlements needing redevelopment
 In terms of infrastructure – measures for efficient and smooth movement of traffic,
improvement of transportation network, provision / improvements of utilities

JNNURM:
 In India the need to infuse vibrancy and rejuvenate cities was recognized in 2005 and
the central Government launched the Jawaharlal Nehru Urban Renewal Mission
(JNNURM)
 Launched to encourage cities to initiate steps for bringing phased improvements in their
civic service levels
 Initiative to redevelop towns and cities by developing infrastructure, carrying out
municipal reforms and providing aid to the state governments and the urban local
bodies (ULB‟s) in land use transformation
 Gentrification is part of natural process of city development

EFFECT OF CHANGE OF LAND USE:

THANE EXPERIENCE:

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The city had an economic base in the industrial estate and industries along its periphery.
However, with passing years there is a decline in the manufacturing sector and shift towards
service sector. Thus of industrial land was converted to residential.
MULUND EXPERIENCE:
A Change of land use was witnessed in 90‟s along LBS‟s Road in the area between Mulund
and Thane. Most of these industries shifted out and land was converted to residential. The new
development consists of shopping malls and high-end residential apartments.

T – NAGAR, CHENNAI EXPERIENCE:

The redevelopment project of Tyagaraja Nagar area covering 6.86 sq.km was conceived by
the Chennai Corporation for development area into a world class shopping destination
Stakeholders questioned the same.

PLANNING ORGANIZATIONS:
REGIONAL PLANNING:
 NEDA – National Economic Development Authority
 NLUC – National Land Use Committee
 RDC – Regional Development Council
 PDC – Provincial Development Council
 PLUC – Provincial Land Use Committee
 Sanggunian Panlalawigan
URBAN PLANNING:
 HUDCO – Housing and Urban Development Coordinating Council
 HLURB – Housing & Land Use Regulatory Board
 RLUC – Regional Land Use Committee
 M/CDC – Municipal / City Development Council
 BDC – Barangay Development Council
 Sanggunian Panglunsod / Banyan
 Barangay Council

INTEGRATED TOWNSHIP:
Large cities are getting over-crowded under the relentless march of urbanization. An
estimated 160 million people have moved to India‟s cities in the last two decades, and
another 230 million are projected to move there within the next 20 years. The exponential rise
in the number of city dwellers is leading to an ever-increasing demand for housing and urban
infrastructure. At the same time, the massive influx of people has strained India‟s urban
systems to the point of breaking down, creating massive slums with inadequate housing,
sanitation, basic services and security. The 2011 census indicates that there are 14 million

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households (or approximately 70 million people assuming an average household size of five
people) living in slums in India‟s cities.

To cope with this demographic pressure, all our bigger cities are stretching their boundaries.
The extension of the traditional city limit is spurred in large measure by the expansion in real
estate activity to accommodate the bulge in population. Even the new master plans for all
major cities are being rejigged to facilitate the expansion of city limits.
To ease the pressure on big cities and improve the quality of urban living, town planners and
policymakers are encouraging the setting up of integrated townships as an effective
development tool for building infrastructure in the newly marked spaces beyond traditional
city boundaries. Setting up of self-contained integrated townships in a decentralized manner
offers a sensible solution to providing a more holistic living environment and preventing the
proliferation of unplanned urban villages. In fact, integrated townships bring a raft of value
propositions such as affordability, convenience, and a relaxing lifestyle in one very attractive
package to modern urban planning and development.

INTEGRATED TOWNSHIPS: FITTING IN THE SMART CITY MODEL FOR INDIA

An area of utmost importance which is seeing major policy boost is provision of sustainable
cities through the model of Integrated Townships. This model fits the greenfield development
category of the recently announced Smart City development plan (more than 250 acres). Four
states of India – Karnataka, Maharashtra, Gujarat and Rajasthan have announced their
Integrated Township Policies.
The question here is – Can these Integrated Townships bring about the necessary change
required and act as spark for initiating and sustaining urban development? Will they be able
to contribute towards integrated – sustainable urban development?
As per Government, “Integrated Township includes housing, commercial premises, hotels,
resorts, city and regional level urban infrastructure facilities such as roads and bridges and
mass rapid transit systems. Development of core and allied infrastructure forms an integrated
part of township development.” Integrated Township means a self-contained township planned
and developed through a licensed developer/firm/company, together with workplace and
places of residence with all attendant facilities and amenities in such township and in
accordance with the rules.
Township is a community living platform where the concept of walk-to-work can be
implemented, everything that families need is in close proximity from their homes – shopping
malls, entertainment options, hotels, hospitals, schools, offices, etc. Integrated here means –
comprehensive in scope and scale; Connected features, services and amenities; Sustainable
and Self-sufficient.
Test of sustainability of a city is based on a few parameters as per Wheeler (1998) -
Compact; Efficient Land use; Less Automobile use, yet better access; Efficient Resource use, less
pollution and waste; Restoration of natural systems; Good housing and living environments,
healthy social ecology; Sustainable economy; Community participation and environment;
Preservation of local culture and wisdom.
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The planning concepts of New Integrated Townships may include : Community building -
“Design for People”; Economic Opportunities – “Live in Cities also Work”; Traffic and road
management – “Design for well managed roads for both cars and people”; Physical
Infrastructure – “Well Designed and Managed services can Make or Break a City”; Social
Infrastructure – “Citizens need to Learn Interact, Play and Share”; Security – “A Safe City is a
Happy City”; Sustainability (Ecological, Financial and Maintenance) – “Build Townships for
next generation”.

FEATURES OF TOWNSHIPS THAT SHOULD LEAD TO SUSTAINABLE URBAN DEVELOPMENT

1. Green Housing and Nature Friendly
2. Energy Efficient Habitat
3. Integrated Waste Management
4. World Class Infrastructure
5. Walk, Work and Play concept
6. Economies of Scale
7. People‟s Participation
8. Government in Surplus
9. Foreign Direct Investments
10. Clubs „New Urbanism‟ and „Garden City‟ Movements
11. Fully Featured and Self Sufficient
12. Adequate Open Green Spaces
13. Community Experience
14. Suburban Greenfield Development Opportunity

THE ASPECTS OF INTEGRATED TOWNSHIP THAT NEED AN EXTRA CAUTION

1. Gated Communities
2. Islands of world – Class infrastructure in the midst of poverty struck city
3. Parking places for money
4. Land acquisition
5. Integrated Township Misunderstood for Industrial Towns
6. Missing Umbrella Integrated Township Policy
7. Fertile lands being eaten up
8. Lack of Regional Integration

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