Lecture - 8

Urban Land Use Planning

Urban Planning & Development

(GPA- 316)
 Outline
◼ Importance of Land for Development

◼ Urban Land Use Planning

◼ Data Collection through Surveys / Assessments for Planning

❑ Bio-Physical Assessment

❑ Socio-Economic Need Assessment

◼ Process of Land Use Planning

◼ Principles of Land Use Planning

◼ Methods, Tools and Techniques of Land Use Planning

◼ Land Use Planning Parameters

 Importance of Land
◼ Population is dependent on land for Sustenance
❑ Shelter, Food, Water

❑ Fuel, Production and Employment

◼ Demand of land is continuously increasing vis-à-vis availability, due

to increase in population

◼ Land is a common good, has to be regulated by the Government

◼ Natural Scarcity and degradation of land compels for its economic

and efficient use

◼ Discipline in Planning that make best use of available land is called

“Land Use Planning”
 Land is Natural Scarce Resource
◼ 29% of the earth surface is land and 71% is water

◼ 2/3rd of the 29% is unusable, 1/3rd is usable

Land , one of the

prime Factor of
Production

Land is fixed , scarce and Approx. 10% of

biggest constraint, you cannot earth’s land is
add Land to the Planet – Non- arable
Renewable Resource
 Need For Planning
◼ 1/3—1/2 world’s earth surface is altered by humans.

❑ Most change done with minimal forethought to consequences.

◼ Most land-use decisions are still based primarily on economic

considerations or short-term needs, rather than keeping in view
sustainability

❑ It should be based on scientific analysis of the land, and needs.

❑ Natural ecosystems is a non-renewable resource.

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 Land Use Planning

◼ Rural Land Use Planning

❑ Used for Crop Planning

◼ Urban Land Use Planning

❑ Used for City Planning

 Urban Land Use Planning
◼ Land Use Planning is more critical in Urban areas, because of:

❑ Land is more scarce in Urban Area (Natural + Artificial)

❑ Number of uses and relationship of spaces is complex

❑ Fixed city boundaries

❑ High Density (Congestion)

❑ Population pressure

❑ Acute Socio-Economic Needs

❑ Needs specific utilizations than generic , contrary to rural land use

❑ More Land Use Conflicts than rural, because of varied Land Use
 Land Use Conflicts

◼ Land Use conflicts are defined as situations in which parties have:

▪ Conflicting Socio-Economic Priorities and Policies regarding use of land

▪ Conflicting and incompatible interests regarding the use of land

▪ Who has the right to make decisions regarding use of land and to
maintain control over the land

Land Use Planning fulfills current and future societal needs by efficiently
utilizing the land resource while minimizing conflicts.
 Urban Land Use Planning
◼ Urban Land Use Planning is a branch of Urban Planning, it orders and regulate the
Land Use in cities. Primary tool of increasing density in a planned manner and
ensuring pre-defined development in the cities

◼ Physical segregation of functions is required in Urban Areas because of Socio-

Economic considerations, Land Use is an effective public policy tool to ensure
segregation .

◼ It ensures that the land is used efficiently for the benefit of the wider economy and
society as well as protect the environment (Sustainable Development).

◼ Land use planning is an important function of the Government, only Govt. can
exercise required controls on Land and can enforce Land Regulations.

◼ Zoning and its Regulation are tool in the hands of Government to exercise control on
Land and manage Land as a “Quasi Public Good – Common Good [NE]”

◼ Absence of Control leads to conflicts among people, and land is a major source of
conflict amongst the people in society
 Result of Non-Planning of Use of Land

◼ Unplanned Growth and Development

◼ Land Use Conflicts

◼ Un-Planned Mixed Uses

◼ Rapid Degeneration

◼ Congestion

◼ Pollution

◼ Lack of Economic and Operational Efficiency

◼ Limited Options
 Land Use Planning - Definition
◼ Land use planning is a decision-making process that
“facilitates the allocation of land to the uses that provide the
maximum sustainable benefits”

◼ It is the systematic assessment of Bio- Physical and Socio-

Economic factors that affects the decision regarding the use
of land , to meet the sustainable needs of the society.

◼ Branch of Urban Planning which seek to order and regulate

the use of land in city in an economic, efficient and ethical
way, preventing the land use conflicts
Assessments for Planning
 Land Use Planning

▪ Methodological Framework
• Land
• Soil and Soil Cover (Vegetation)
Bio-Physical • Physical
Factors • Water
• Climate
• Others

• Population and its Characteristics

• Culture
Socio- • Political Institutions and Political Economy
Economic
Factors • Economic Institutions
• Access to services, infrastructure, credit
• Productions Systems
Bio-Physical Assessment
 Bio- Physical Factors

◼ Bio-Physical factors, includes factors relating to and around land

❑ Land
❑ Natural physical features and shape of land - Topography
❑ Soil and Sub-Soil Conditions – Geo-Technical Factors
❑ Water Availability and types – Hydrology
❑ Hazards over and below land -- Hazard Mapping
❑ Access to land -- Transportation Routes
❑ Physical
❑ Atmosphere around Planet
❑ Climate
❑ Season and Weather
 Land Evaluation

❑ Conducted by qualified and experienced technical staff i.e. Geo-

Physicists, Geologists and Engineers

❑ Two puposes:

◼ Either to check the Land’s physical properties and condition OR

◼ To check the Land for particular Use

◼ To check the use for particular Land

On the basis of Land Assessment, Land use options are worked out
 Land Evaluation Surveys
❑ Land Evaluation Surveys

◼ Topographic Surveys: Map relief features of an area

◼ Geo-Technical Survey: Soil and sub-soil conditions

◼ Hydrological Survey: Availability, quantity, properties

and movement of water

◼ Hazard Surveys: To check the area for vulnerability of

any disaster [Natural or man made]

◼ Transportation Survey: Existing modes of

transportation avaiable for the land

◼ Cultural and Heritage Survey: Identifying existing

buildings, cultural and heritage sites required to be
preserved during Land Use Planning
 Land Evaluation

◼ Topography Surveys

❑ Mapping the natural and man-made land features, identify

and map the contours of the ground and existing features
on the surface of the earth or slightly above or below the
earth's surface (i.e. trees, buildings, streets, walkways,
manholes, utility poles, retaining walls, etc.

❑ Topographic map contains contours and graphic

representations of features that appear on the Earth's
surface e.g. roads, buildings, railways, airports, etc.

❑ Now GIS and remote sensing [Technology Tools] are used

to prepare topographic maps
Topographic Map
 Land Evaluation
◼ Geo- Technical Surveys

❑ Provide information about sub-soil conditions, soil strata, water table,

bearing capacity etc.

❑ Tells about Soil types, Soil composition, Soil properties and earth
structure

❑ Three Basic types of Soil: Sand , Silt, Clay, and combination of

these

❑ Soil Composition: Typical soil consists of approximately 45%

mineral, 5% organic matter, 20-30% water, and 20-30% air.

❑ Soil's Properties: Texture, structure, porosity, chemistry and colour

 Land Evaluation
◼ Hydrological Surveys

❑ Water is life, immense important for humanity

❑ Non-Renewable [Specific location], Renewable [Rain

renew water table]

❑ Utility of Land for any purpose is linked with availability of

water

❑ Hydrological Survey that tells about the presence, volume,

movement, distribution and properties of water over and
beneath the earth
 Land Evaluation

◼ Hazards
❑ Natural

❑ Causes: Irregular Earth movement or

irregular/abnormal nature’s response

❑ Man-made

❑ Causes: Abnormal Human’s Attitude and Behaviors

OR Human Neglect
 Hazard Mapping of Area

◼ Natural Hazards
❑ Earthquakes
❑ Volcanoes
❑ Tsunamis
❑ Landslides
❑ Flooding
❑ Snow Storm
❑ Wind Storms
❑ Drought
❑ Heat Waves
 Hazard Mapping of Area
◼ Man-made Hazards
❑ Fire
❑ Epidemic
❑ Pollution
❑ War
❑ Accidents
❑ Violence, Riots, demonstrations, blockades
❑ Industrial Disasters
❑ Terrorist Attack
❑ Nuclear/Chemical/Biological Disasters
 Land Evaluation

◼ Transportation Survey
◼ Access to land is an important factor to
decide about its use:
❑ Airways

❑ Waterways

❑ Land ways [Rail + Road + Pipelines + Cables + ]

❑ Under ground routes [Train + Sewers+ Utilities]

Preservation of Existing Unique Features

◼ Cultural and Heritage Survey:

❑ Land is surveyed with sole purpose to identify

◼ Unique features to be preserved

◼ Cultural sites to be preserved

◼ Heritage sites requires preservation

◼ Exclusions are drawn during Planning like Saidpur

Village
 Physical Environment

◼ Physical Environment is dependent on:

❑ Atmosphere
❑ Climate
❑ Seasons
❑ Weather

❑ All is related to location of land and changes related

thereto in Atmosphere surrounding the Land
 Physical Environment

◼ Factors affecting Physical Environment

i. Location on the globe -- Climate

ii. Earth’s Axis – 23.5 degrees

iii. Earth Movement [Rotation (Days & Nights) +

Revolution and Tilting of Axis (Seasons)]

iv. Weather – Movement of Water (Oceanic Currents)

and Winds (Air Currents)
 Physical Environment

◼ Climatology: Six major Climate regions and

climate types:
i. Polar
ii. Tundra [Sub - Polar]
iii. Temperate
iv. Mediterranean
v. Tropical
vi. Equatorial
 Physical Environment
◼ Five elements of weather:

❑ Humidity

❑ Temperature

❑ Pressure

❑ Wind

❑ Precipitation
 Community’s
Socio-Economic Need Assessment
 Community

◼ Community: People having common history,

culture, geography and interests

❑ Communities of Place: Share common place,

interests

❑ Communities of Interests: Share common interests,

goals and objectives, may not be living at one place
 Needs and Wants
◼ Wants
❑ Desires, Wishes, you can live without e.g. Pizza
❑ Is there any limit on desires?
◼ Needs
❑ What you need for survival e.g. Food (Bread), Italian
Cuisine
❑ Varies from person to person, community to community
❑ Who will decide?
❑ Structured Assessment
 Community Need Assessment

◼ Gauging / Assessing Community’s Assets, Socio-

Economic Needs, Interests, opinions, dreams, desires,
assumptions, issues and problems

◼ Analysis and prioritization tool for community

◼ Guide the Community’s Planning & Development

 Types of Needs
◼ Absolute Needs: Needs deemed universal, including those for survival
(i.e. food, water, safety, and clothing).

◼ Relative Needs: Needs rendered necessary based on equity, standard

may vary based on population differences

◼ Perceived Needs: perceived needs are based on what

individuals feel their needs are.

◼ Stated Needs: Community express, felt it a need and sought help

◼ Implied Needs: Community does not express, but expects that it

should be fulfilled

◼ Real Needs: Nor they can perceive, express but actually community
needs
 Levels of Needs

◼ Individual Needs

◼ Family Needs

◼ Community Needs

◼ Societal Needs
 Human Needs

◼ Social Needs
❑ Food, shelter, identity, belonging, emotional

◼ Economic Needs
❑ Satisfied with the help of money

◼ Non-Economic Needs
❑ Satisfied free of cost, natural gifts, oxygen, sunlight
etc.
Community

Personal
 Need Assessment

◼ Collect lot of data to

ascertain Gap
What Should be

◼ What is = Asset Mapping

◼ What should be required =

Gap
Community Assessed
Needs

◼ Systematic procedure to
What is
determine needs , examine
their nature, causes and Desired Results – Current Results =
setting priorities Need
100 - 30 = 70

Needs are time and people contextual, not universal

 Process Steps for Need Assessment
❑ Define/Determine the community, stakeholders, identify problems
❑ Define the scope of your assessment, set objective of
assessment
❑ Design your research [Qualitative and Quantitative, indicators]
❑ Select Assessment Tool
❑ Prepare Data Collection Plan
❑ Collect data as per Plan
❑ Analyze the data collected [Collate/Organize and Examine]
❑ Identify the areas and gaps vis-a vis Assets/resources, causes
and reasons
❑ Prioritize the needs [Critical and Phasing]
❑ Prepare report
❑ Prepare Recommendations and Key Findings
❑ Devise Action Plan
 Assessment /Data Collection Tools

◼ Using Existing Data [ Secondary Data]

◼ Observations
◼ Interviews [Individuals or Public Hearings]
◼ Surveys
◼ Focused Group Discussion Primary Data
◼ Asset Mapping through Transact Walk
◼ Document Analysis
◼ Expert Judgment
◼ Delphi Technique
 Socio-Economic Studies

◼ Social Surveys focus on:

❑ Identity
❑ Living Patterns
❑ Demographics
❑ Cultural Practices
❑ Social Networking
❑ Education and Health status
◼ Economic Surveys focus on
❑ Structure of Economy
❑ Employment
❑ Poverty levels
❑ Livelihood opportunities required
❑ Investment and Growth
 Socio - Economic Surveys
❑ Social Surveys: These are normally conducted by Professional
Demographers, Statisticians, Sociologists etc. to asses/analyse the
situation of local people.

❑ Household information: No. of households in a house

❑ Inhabitation pattern: Number/Percentage of people
living at one place, over a period of time
❑ Origin of Household: Number/percentage of people
who belong to the same origin i.e. from same
city,same tehsil,same district etc.
 Socio - Economic Surveys

❑ Social Surveys

❑ Residential Pattern: What percentage is living in which

mohallah

❑ Social Stratification: Dominant castes and classes etc.

❑ Age Categories/ Population Strutcture : Age group Vs.

percentage of population

❑ Cultural Studies : Appreciation of Cultural Norms and Values

 Socio - Economic Surveys
◼ This type of Survey is conducted to asses the Economic
information of the area/people.

◼ Economic Surveys gives details about:

❑ Structure of Economy: Primary, Secondary, Tertiary,

Quaternary

❑ Livelihood Oppertunities: Types of livelihood

oppertunities avialable or potential thereof like
Government service,private buisnesses etc.
 Socio - Economic Surveys
❑ Occupation Pattern: Major categories of ocupation of
people living in the area.

❑ Skill Set Available: How many people are skilled or semi

skilled and what types of skills do they have etc.

❑ Poverty Level: Absolute or relative

❑ Income Categories: Ranges of peoples ’Income in the

area and their affordability levels 1/3 [50-80% of
median income]
Process of Land Use Planning
 Process of Land Use Planning

1. Identification and Consultation with Stakeholders

2. Data Collection [ Bio-Physical Evaluation and Socio-Economic Need Assessment]
3. Situation Analysis and Issues Mapping
4. Evolving community’s shared vision
5. Set Land use priorities, establish goals and objectives
6. Create the balance between development and conservation
7. Create Land use options
8. Work out options for Land withdrawal
9. Prepare Land Use Plan / Map
10. Notify Zoning of the Area
11. Implement and Monitor the Plan
 Process of Land Use Planning

1. Identification and Consultation with Stakeholders:

❑ Plan consultation ( Who needs to be consulted, what to be discussed)
❑ Define purpose (Reason for consultation with stakeholders)
❑ Identify Stakeholders (Use Identification Tools)
❑ Consultation with informed Stakeholders
❑ Two way process (Incorporate Feedback)
❑ Not a single effort, iterative process (Develop Feedback & Improve)
❑ Public consultation through Public Hearings
❑ Meaningful consultation, incorporate feedback
 Stakeholders Identification and Categorization

Primarily, stakeholders are individuals, groups, communities,

organizations, or entities, who have or who believe they have stakes
(interests) in the present or some future point in time.

Identification Tools :
Categorization
• Brainstorming

Primary Stakeholders • Surveys

• Consultants
Secondary Stakeholders • Managers
• Organization‘s existing
documentation
• Stakeholder‘s Register/Directory
• Case Studies
 Community Consultation
◼ Consultation Tools with Stakeholders
❑ Community and stakeholder Meetings, Workshops on strategic issues

❑ Survey (Interview and Questionnaire)

❑ Focus Group Discussion (FGD)

❑ Negotiations and Consultations

❑ Writing on the Wall (Idea Generation and Discussion)

❑ Café/Informal Conversation

❑ Life Stories

❑ Appreciative Inquiry (Self-determined change based on community’s strengths )

❑ Creative Suggestion Box

❑ Quick Polls and Voting

❑ Social Media
 Process of Land Use Planning

2. Data Collection for Planning

❑ Collect Data for Bio-Physical Assessment
❑ Collect Data for Socio-Economic Need Assessment

❑ Selection of Data Collection Methods and Tools

❑ Data Reliability and Validity

❑ Data Management

❑ Statistics – Converting data to an information

 Process of Land Use Planning

3. Situation Analysis and Issues Mapping

❑ Identification of issues - Consultation with stakeholders

❑ Problems confronted historically
❑ Problems or Issue logs
❑ Historic data
❑ Identifying issues to be addressed
❑ Situation is analyzed using tools like Problem Analysis, SCQ
Analysis, SWOT Analysis
 SCQ Analysis

◼ Situation
❑ Identifying Problems/Issues in the Situation

◼ Complication
❑ Problem/Issue Analysis

◼ Key Question
❑ Mutually Exclusive and Complementary Questions (MEC)
 SWOT Analysis
SWOT Analysis is a Management Tool used for Environmental Analysis
Positive Negative

Internal Assessment: Organizational

assets, resources, people, culture,
systems, partnerships, Operations . . .

External Assessment: Marketplace,

competitor’s, trends, technology,
regulatory environment, Culture….

✓ Opportunities that exists in the environment can only be capitalized, if

organization has required internal strengths

✓ Organizations can only exploit opportunities if they overcome their internal

weaknesses , by pass/counter external threats and capitalize on their
internal strengths,
56 10 May, 2022
 Problem Analysis
Cause - Effect Analysis – Fishbone Diagram and 5-Why Technique
Fishbone Diagram – Map cause and Effects
5-Whys Technique – Take you to the root of the problem

57 10 May, 2022
 Process of Land Use Planning

4. Community Shared Vision

❑ Human Beings have many perspectives and desires
❑ How can we converge multiple perspectives?
❑ Fact is one but angles are many
❑ Shared vision is vision of all residents of city
❑ Shared vision creates common interests
❑ Common belief, and destination of majority of the
population
 Shared Vision
◼ A common mental model of the future that provides the
basis for action

◼ Shared Vision is not “individual” Vision

◼ Offers a clear description of a future that everyone wants

to achieve

◼ Inspires team to “pay the price” and overcome barriers

◼ Generates energy and force them to collaborate

 How to create Shared Vision
◼ Start from where you want to go – not
where you are

◼ Communicate your passion about future

◼ Provide room for other people’s visions

◼ Avoid self-limiting mental models

◼ Shared vision often arises from personal

passion but it is not “top down”

◼ Looking at problems and issues together

◼ Ownership , being part of the process

 Process of Land Use Planning

5. Set Land Use priorities

After careful analysis of needs, you will have to prioritize

❑ More residential, less commercial

❑ More commercial, less recreational

❑ More recreational, less residential

 Prioritization of Community Needs

◼ Prioritization:
❑ Prepare Master List of identified needs through Survey

❑ Assess their importance and value them in achievement of goals

❑ Separate Urgent from important using “Eisenhower Matrix”

❑ Order them using ABCD, MOSCOW, Value Vs. Cost Method

❑ Focus on Needs which are critical and solve problems

❑ Start fulfilling the needs which require less effort and resources

❑ Try hardest thing at the end

 Community Priorities

Land is Fixed

Residential

Commercial Recreation
al Transport
ation Institutional Tourism

Needs are
many
Result of Socio-Economic Need Assessment

Every use has to compete and prove its utility before selection
 Major Urban Land Uses

1st Priority 2nd Priority 3rd Priority

Residential + Employment + Recreation

Urban Land Use

Urban Life Drivers

 Process of Land Use Planning

6. Create the balance between development and

conservation

◼ More Development , less conservation

◼ Development is essential , so is the conservation

◼ Environmental factors, aesthetics and beauty drives the need for

conservation

◼ Sustainability
 Land Use Planning

• Broadly entire Land is divided into:

• Conservation Zone

• Development Zone

Ensure Sustainability :Meeting needs of present generations without

compromising needs of future generations
 Process of Land Use Planning
7. Create Land Use options:

❑ Depending upon the needs decide amongst competing

uses

◼ Residential
◼ Commercial
◼ Institutional
◼ Recreational
◼ Transport
◼ Agriculture
 Land Use Planning

◼ Conservation and Development strike the balance

◼ Priority for Conservation and Development
◼ Create multiple Land Use Options within two
extremes
High Low
Development Options Development

Low High
Conservation 1 2 3 4 5
Conservation

◼ Develop the Land Use Plan

 Process of Land Use Planning

8. Decide about options for Land withdrawal:

❑ Extension of Village/ City boundaries

❑ Re-Allocation between Uses

❑ Re - Classification of Land
 Process of Land Use Planning

9. Prepare Land Use Plan:

❑ A spatial planning map is to be prepared of the given area

❑ Planners earmark land for specific use

❑ Efficient and sustainable use of land resource

 Process of Land Use Planning

10. Notify Zoning of the area

❑ As per Land Use decisions, frame the legislation and notify

❑ No one can violate the zoning, being law of the land

❑ Zoning laws are enforced as controlling tool of Land Use

 ICT Zoning - 2005

(47734
acres)

(72,301
acres)
(55,162
acres)

(9,723
acres)

(39,182
acres)
 Process of Land Use Planning

11. Implement and Monitor the Land Use Plan

❑ Land Use Plan is implemented through Master Planning

❑ Constant Monitoring is required
❑ Monitoring Tools include:
◼ GIS Mapping
◼ Satellite Surveillance
◼ Human Patrolling and Inspection
◼ Carpet Survey
◼ Approvals and NOCs
Principles, Methods, Tools & Techniques
of Land Use Planning
 Principles of Land Use Planning
◼ Evaluate Land and Physical Environment
◼ Assess Community Needs
◼ Evaluate and record unique features.
◼ Preserve unique cultural or historical features.
◼ Conserve open space and environmental features.
◼ Create Land Use Options
◼ Plan for Mixed Uses, but compatible uses
◼ Encourage development in areas of existing infrastructure
◼ Keep land for future requirements
◼ Set limits and managed growth patterns.
◼ Monitor and Regulate Land Use

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 Principles of Land Use Planning
◼ Ensure Social Justice

◼ Long-Term Sustainability of Natural resources

◼ Strive for Economic Efficiency

◼ Takes into account local physical and cultural conditions

◼ Negotiations and Cooperation of Stakeholders

◼ Transparency and information for all stakeholders

◼ Gender Approach

◼ Planning and Implementation iterative process

◼ Comprehensive and integrated approach to Planning

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 Method / Procedure of Land Use Planning

◼ Following method / procedure is used for Land use Planning:

❑ Collect Data
❑ Develop shared vision
❑ Evaluate Land and Environment
❑ Assess Community Needs
❑ Stratify and Classify the Planning area
❑ Propose Zoning - Transect (Divide land into parcels/stratas/pieces)
❑ Finalize the Zoning
❑ Planning beyond the fence [Planning of area outside the boundaries]
 Tools Used in Land Use Planning
◼ Data Collection Tools

◼ Enabling Tools

❑ Legislation on Zoning

❑ Land Acquisition Laws

◼ Controlling Tools

❑ Land Disposal Regulations

❑ Building Control Regulations

 Tools Used in Land Use Planning
◼ Public Hearings

◼ Fees, Surcharges and Taxes equivalent to marginal social cost, to

internalize the cost of externalities

◼ One time impact fee

◼ Relationship matrix - Tourism, Livelihood, Residences, Services,

Commercial & Business

◼ 4-Ms of implementation (Money, Magic, Muscle, Maintenance)

 Techniques Used in Land Use Planning
◼ Trend extrapolation (Linear, Exponential)

◼ Lot by lot

◼ Ratio-Share

◼ Segregation and De-segregation

◼ Changing Density Equation

◼ Creating balance between gray and green infrastructure

 Pakistan Land Use Parameters
◼ Typical Land Use Distribution:
Sr.N Type of land Use Land Use Ideal
o. Parameters
1 Residential Not more than 55% 40
2 Open/ Green Spaces/ Parks Not less than 8% 10
3 Roads/Street Not less than 26% 28
4 Graveyards Not less than 2% 04

5 Commercial and Parking Not less than 5% 12

6 Public Buildings/Community Building Not less than 4% 06

(School, Mosque, Dispensary,
Hospital, Community Center, post
office)
Thanks