DEVELOPMENT PLAN

A Development plan or Master plan is a Document of various proposals that are indented to improve the
existing conditions and to control the future growth of the town in a co-ordinated manner. Such a plan must be
realistic, ideal to be aimed at, preserving the individuality of the town.
The Master plan is generally prepared to improve the old/ existing conditions of the town, but it is also
equally necessary for the new cities to be planned.

OBJECTIVES OF THE MASTER PLAN

1. It serves an overall picture and programme for the future development of the town
2. Its purpose is to place various functions the town has to perform in such physical relation to each other as to
minimize the chance of mutual conflict. It helps to bring harmony and understanding between different
groups of people.
3. It stimulates wider interest in community problems and brings a well coordinated development.
4. It provides for intelligent and economic spending of the public funds as per the fixed programme for the
general welfare of the community.

FEATURES OF MASTER PLAN

1. Population: Perspective population in 20-50 years, based on present population and rate of growth.
2. Density: Fixing the density of population as per the required standards – town centre and suburbs
Requirement of land: Total land requirement for the anticipated population considering the future growth of the
town.
3. Distribution of land: Residential / Commercial / Industrial / Public and Semi public/ Open spaces /
Communication / Other special areas
 Residential use: Population density and Residential density has to be finalized. Usually 50-55 % of the total
land area is ideal.
 Commercial: Small retail shops, Shopping sub centres, Shopping main centres, Wholesale trading, Godowns,
Warehouses etc. Usually 5% of the total area.
 Industrial use: Major industries usually located outskirts of the town. Convenient location for accessibility
and transportation of goods and related with pollution problems. 10% of the total area is the average
distribution of land.
 Public and semi public areas: Educational and Government offices. Located at convenient locations for the
accessibility of vehicles and people. Usually 8-10% of the total area
 Open spaces: Parks, Playgrounds, Stadiums. 10% of the total area is ideal.
 Communication: Roads, Railways, Transport facilities. Usually 15% of the total area
 Other special areas: Refuse disposal, graveyards. 5% of the total area

DATA TO BE COLLECTED FOR THE PREPARATION OF MASTER PLAN

1. Climatic data 2. Geological data
3. Mineral resources 4. Places of Historical, Cultural and Scientific importance
5. Population / Demographic data 6. Economic condition
7. Social condition 8. Communication
9. Services 10. Environmental condition
11. Regional setting 12. Land use

PREPARATION OF THE MASTER PLAN

Town and Country planning department, Development authorities

IMPLEMENTATION OF THE MASTER PLAN

Municipality or Corporation
Departments of Engineering, Architecture, Public health, Sociology, Economic, Finance

LEGAL STATUS OF MASTER PLAN

Made legally binding to all the concerned authorities.
 SURVEYS
Survey is the process of collection of data based on the spot observation and considered as the primary data.
Surveys serve a broad canvas picturing the present state of the town and to provide a m proper means for its future
development.

ADVANTAGES OF SURVEYS
 It helps to provide the complete data of the existing town and clear evidences for the concerned authority.
 It helps to know exactly what is lacking and what is needed for the development of the town.
 It throws light on the interrelationship of activities of town life; whether a particular development has
produced a favourable or adverse effect on its surroundings.
 It helps to build up the public opinion and appreciation in favour of town planning schemes.

TYPES OF SURVEYS
1. PHYSICAL SURVEYS
1. Natural features: Location, Topographical features, Climatic features
2. Land use: Residential, Commercial, Public and Semi public, Industrial, Open spaces, Communication,
Agriculture, Vacant land, Watershed
3. Condition of the Buildings: Very good / Good / Moderate / Bad / Poor
Age and Future life
4. Communication: Road network, Traffic, Parking, Accidents, Future trends

2. SOCIAL SURVEYS
1. Population: Population growth, Migration, Trends, literacy, Gender, Density of Population,
2. Housing: Housing condition / Density / Height / Materials / Tenancy status (owned or rented)
3. Community facilities: Educational, Health, Recreational, Religious, Historical

4. ECONOMIC SURVEY
1. Occupation condition: Industry, Agriculture, Trade and Commerce, Construction work, Manufacturing,
Transport and Communication
2. Survey of Industries: Types / Location/ Workers/ Quantity of goods/ Pollution level
3. Survey of Commerce: Types of Commodities, Wholesale/ Retail, Import/ Export, Transportation type,
Employment
4. Finance status: Income and Expenditure / Taxes
5. Utility services: Water supply, Drainage and Sewage, Electricity, Telephone, Fire

METHODS EMPLOYED TO COLLECT DATA

 Filed work- spot inspection
 House to house –Questionnaire
 Office records
 Through Communication mediums
 Personal Interviews
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FLOOR AREA RATIO (FAR) / FLOOR SPACE INDEX (FSI)
The ratio of Total floor area divided by Land (site) area. Total floor area means the total of all the floor space in a
building.
Floor area Ratio (FAR). Floor Space Index (FSI) = Total area on all the floors of a building / Total plot area

BUILDING COVERAGE RATIO (BCR) / COVERAGE

The ratio of the Building area divided by the land (site) area. Building area means the floor space of a building when
looking down at it from the sky.
Depending on the Land Use Zone category it is regulated within 30% - 80%, and a building has to be constructed
within the specified maximum BCR ratio in the zone.
For example; in case of a Land area of 100㎡ with a BCR at 50%, a building with the maximum (Building area) of 50㎡
can be constructed.
 REGIONAL PLANNING
Regional planning deals with the efficient placement and land use activities, infrastructure and settlement
growth across a larger area of land than an individual city or town.
Regional planning is the science of efficient placement of infrastructure and zoning for the sustainable
growth of the town. It can address region wise environmental, social and economic issues which may necessarily
require a regional focus.
Regional planningenvisages the creation of interrelated settlement systems, the rational location of new
towns and rural settlements, the proportional development of existing towns and settlements, and the optimum
development and location of industry,agricultural production, and the other sectors of the national economy.
Moreover, regional planning envisages the improvement and conservation of the natural environment on the basis
of the effective, comprehensive utilization of natural, material and technical, and labour resources.

REGION
A Region in planning terms can be administrative or partially functional, and is likely to include a network of
settlements and similar character areas.

TYPE OF REGIONS
1. Global Regions
 Areas of the Planet that are easily distinguished from Space
 Clearly distinguished two terrestrial environments- Land and Water

2. Continental regions
 Very large areas for more manageable regionalization for the purpose of study

3. Historic regions
 Human history and geographical history related areas.
 How places and regions have changed overtime

4. Tourism regions
 It is a geographical region that has been distinguished by Government or Tourism organizations as having
common cultural and environmental features.
 Certain positive qualities of the area add a coherent tourism experience to the visitors.

5. Natural resource regions

 Physical Geography or Environmental geography

6. Religious regions
 Regions associated with Religions
 Muslim world, Christian region

7. Political regions
 Based on Political geography
 Countries, States, Districts, Townships
 NATO, European region, Third World, Middle East

8. Functional regions
 A functional region is a region that has defined core that defines a specific characteristic function that
diminishes outwards.
 One form of spatial interaction must occur between the centre and all other parts of the region.
 Surrounding areas linked by transport, communication or other economic association.
 ZONING
Zoning is defined as the creation by law, of the sections or zones in which, the regulations prevent the
misuse of lands and buildings and limit the height and densities of population differing in different zones.

IMPORTANCE OF ZONING
 Sets apart different areas of the town for different purposes
 Prevents encroachment of one zone to another

CLASSIFICATION OF ZONING
1. Use Zoning 2. Height Zoning 3. Density Zoning

1. USE ZONING
 Divide the city in to different sections or zones based on use
 Correct purpose and location
a. Residential Zone
Detached house, semi detached houses, group houses, apartments etc.
b. Commercial Zone
Small and large shopping areas, Godowns, Ware houses, Banks and business offices,
c. Industrial Zone
Minor industries- Diaries, bakeries, laundries. Light industries- Glass, Porcelain, Ice
Medium industries- Cotton, Oil, Sugar Heavy industries- Cement, Steel
d. Civic Zone
Public buildings, town halls, court buildings, libraries, museums, banks, government offices.
e. Institutional Zone
Schools, Colleges and other Instituitions.
f. Recreational Zone
Parks, play grounds, Cinemas, stadiums
ADVANTAGES OF USE ZONING
 Permits right use of land for right purpose
 Prevents encroachment of one zone to another
 Provide privacy and health to environment

2. HEIGHT ZONING
Control on the Height and Volume of the Buildings.

CONTROL METHODS
1. Based on the front road width
2. Based on FAR/FSI

ADVANTAGES OF HEIGHT ZONING

 Control on the growth of tall buildings near to small buildings.
 Controls set backs from roads.
 Harmonious grouping considering uniform height and street character.

3. DENSITY ZONING
Population / Unit area of land

GROSS DENSITY
Average density of population, per unit area of the residential zone including open spaces and all other uses.

NET DENSITY
Average density of population per unit area of the residential area including local roads only.

ADVANTAGES OF DENSITY ZONING

 Controls the Density of population
 Even distribution of population
 Prevents overcrowding