aaa a a ddd i - mm. “2 ORSIGNA,.- «ss May, 40 Ly | yo Ml AST, | (i 1999 ae ie ag Zo q se S “eat Piya S eb Z, G S Y se Menta=a oe ee ee ee ee eS os oe oS oe ) TABLE OF CONTENTS ACKNOWLEDGEMENT ABSTRACT CHAPTER 1 PLANNING STANDARDS FOR RESIDENTIAL AREAS ‘Urban Centres Agricultural Smallholdings Rural Centres Roads and Road Hierarchy Primary and District Distributor Local Distributor Stand Access Streets Designing the Road Network Higher Order Road Network 52. Lower Order Road Network 16 Splay Sizes 17 Guidelines on the Designing of Roads 1.8 Other Considerations 2. CHAPTER? 2.0 PLANNING STANDARDS FOR COMMERCIAL CENTRES IN RURAL AND URBAN AREAS Commercial Layouts Classification of Commercial Centres Services Offered Planning Standards Fi Parking 3. CHAPTER3 = ‘0 PLANNING STANDARDS FOR INDUSTRIAL ESTATES IN RURAL AND URBAN AREAS CHAPTER 4 SOCIAL FACILITIES IN RURAL AND URBAN AREAS Schools Churches Day Care Centres Health Fecilities Community Hall Beer Hall Stadium Sports Club Post Office Police Station Local Authority (Administrative) Public Utilities Cemetery Fire Station Golf Course ‘Swimming Pool Public Parks Open Spaces PAGE 15 1s 8 16 0 a10. , 12. 13. 4 15, LIST OF DIAGRAMS ‘The Roads And Road Hierarchy The Cul-de-Sac The “P” Loop The Grid The Loop ‘The Pan Handle Splay Details Tae *Y" Junction Junctions Outside Curves Junctions Inside Curves The “T” Junction ‘The Cul-de-Sac and Traffie Flow Alignment of Blocks For Easy Drainage Alignment of Blocks to Reduce Manholes Parking Arangemen's APPENDICES, Septic Tanks and Soakaways Siting Standards Layout Presentation REFERENCES INDEX 10 1B B 2B 4 4 18 21 30 31 32ee eee ee hee ee eet ene ACKNOWLEDGEMENT The manual draws heavily upon the deliberations and papers presented at the 1991, Department of Physical Planning Technicians’ Conference. Its at this conference that 2 decision was taken to produce 2 manual for use in the Department of Physical Pisaning and by Local Authority staff. The 1993 Technicians’ Conference then focused on the final format of the documents and, where necessary, adaptations for use in this manual have been made ABSTRACT This manual outlines the planning standards used in the planning of residential areas together with the relevant planning standards for social services. Standards for industrial and commercial facilities are also given. ‘Tie manual is intended to highlight only the Key elements of layout design and the need for road networks which minimise the costs of layout plan implementation. Ic is based & Part on the standards in use in this country and on the practical experience thereof of Professional and technical staf in the Department of Physical Planning.CHAPTER I 1.0 PLANNING STANDARDS FOR RESIDENTIAL AREAS : | Planning standards for residential areas are primaly based on government policy | | ‘hich in tur is derived from socio-economic and cultural considerations. 1.1 Urban Centres ‘The minimum standards in urban areas were reviewed in 1993 and are as given below: TYPE OF DENSITY |stanp sizes [BASIC DESIGN CONSIDERATIONS High DensityLow Cos . Stand dimensions for detached housing should have a) | Housing Hs oe aes i im nage of 835m, Where sd doo | Piece hessmate sands, ng fe envisaged, minimum frontage should 7.5m, These sands shoud be on recuited sewer jsystem. Densities can be increased by use of flats or iticuisusect soils or next to shopping/comcunity | — : * Percentage composion should be 150 square mates = 40% * #200 square metres = 40% | * 300 square metes- 20% | |Medium Density [Stand sizes vary between 350) Sunds should be on a reticulated sewerage system. Us square metres o 1000 square meedof fats wil Relp increase densities Low Density [Tse range from 1000 to 00q/The minimum sand sizes ae based locaton a square metres witha bias on 2 dsl yes, andthe possibilty of using Sec aks and scuare metres, soakaways, Agricultural Small Holdings | Because of too many pressures for urban land, the continued planning and | Provision for agricultural small holdings is not recommended except where there #5 20 effective productive demand for such holdings and where provision for same has been made in a relevant master/local plan1.3 Rural Centres Planning standards in rural areas are more generous as given below:- TYPE OF DENSITY _| sTaND sizes BASIC DESIGN High Density Provide individual septic tanks 300 = 400 square metres discharging into 2 communai soakaway, depending on mmber of stanis and. sive characteristics, Provide individual septic aks discharging into a communal soakaway. Tneividual sepde tanks and soakasrays shouldbe positively | considered. 3500 = 1000 square meses Tow Density | 1000 i 4600 square es | 14 Roads And Road Hierarchy All planned residential development should have a major road system which Mablishes 2 framework against which the housing areas are arranged and access {0 individual houses is provided By accepted practice, the road system is designed hierarchically, in terms of road size and function. The table below shows 2 road hierarchy and road sizes in residential areas where Sconomy and efficiency are critical elements of design, Tees oF RoaD TRAFFIC CHARACTERISTICS | IDEAL ROAD | RECOMMENDED RESERVE, Ty | ROAD RESERVE METRES FOR LOW INCOME [4 Biteo Dias Vala Rega Tasco set Distibutors | Main Intermed Talis Reser or rouws 3. Woeal Diao] Lge VaR TS ‘Sun Access Sees) Tight Vansitad PRESSED ISS | {© house, with tallow som water deans L cess at eanicorprac sor Barras Pecestian Tate or aeway] | as {14.1 Primary and District Distributor Catry large volumes of traffic at high speed. Their main function is to facilitate efficient regional and sub-regional communication. 1.4.2 Local Distributor ‘Act as a link between stand access and major distributor roads 14.3, Stand Access Streets | Function is to give vehicular access to individual plots and to cater for Pedestrian movements The generally accepted proportional distribution of the total roads network for low income/high density residential areas is 5% = District Distributor 25% - — Lécal Distributor 70% - Stand Access/Foorpaths. Higher order roads cost significantly more than lower order roads. By Rinimising larger and more expensive rads, ina layout plan and by using the lower order roads whenever possible, significant reductions in cost can be made, Smaller roads save in construction costs as well as land covered by the | Toads, hence releasing more land for housing and other facilities. | 1.5 Designing The Road Network The road network for a Tesidential area is designed as a hierarchy - commencing | with the proper setting of the major routes (primary and district distributors “Specialy within the context of a concept plan).15.1 Higher Order Road Network The following constinute the higher order road network :~ Primary Distributor roads related to new housing Development which already exist as main roads District Distributors are added to carry through trafic, public transport and commercial vehicles, linking into the primary network to connect the site with the surrounding region (see diagram 1), 15.2. Lower Order Road Networks There are four basic types of road networks namely the grid, the loop, the ‘pe Toop and the cul-de-sac. (See diagrams 2 - 5 which refer to the Cul-de- Sac, the “P’ Loop, the Grid and Loop respectively. @ wa The cul-de-sac Cul-de-sacs provide the most economical Jayout design; They deter unnecessary traffic into the neighbourhood and thus create safe and quiet neighbourhoods; They should not be more than 180 metres in length; Any cul-de-sac more than 30 metres in length should have a "Head’ With a minimum turning circle of radius 13,5 metres; A cul-de-sac should terminate with a storm drain/footpath on a down slope (see diagram 2) The 'P’ Loop “P* loops reduce the number of intersections along a distributor road (See diagram 3); and should not be more than 200 metres in length.DIAGRAM: 2 THE CUL-DE-SAC Deters Grnecessary traffic into the neighbourhood and creates asenseofplace + LL CHURCH cRecHe: i] MAIN ROAD ie ~ DIAGRAM:3 THE P' Loop Reduces the number of intersections along a distributor roadcreates t00 many cross junctionsThe 'Loop' Ithas the advantage of increasing the length of a super block and is economical when designed back to back (see diagram 5) but their main drawback is the large number of intersections. (iii) The Pan Handle The pan handle should have a maximum width of 4 metres. (See Giagram 5) 16 Splay Sizes NB: The basic standard is that a splay should be half of the width of the adjoining road, Road Widths ! 30m 25m 18m 15m 10m 20m ox 15m tos i25m | 10x9m_| toxtsm | 10x5m Sm 23x 15m ZSxi2sm__| 75x9m_| 25x75m | 15x5m 12 6x 15m Sxtasm | xm | 6x75 bum 0m = Tx t5m Sxinsm | Sxom__| $x75m 3xSa 8.5m 42eism "| 42xi2sm | 42e9m | a2x75m | $2e5m An illustration is given on diagram 7 17 Guide Lines On Design Of Roads A hierarchy of roads has to be clearly established and indicated, A branch of a tree gives a good example whereby one does not have a footpath leading onto a Primary distributor but onto an access road and a local access road should lead ‘onto to a local distributor. Aceess points from higher order roads e.g primary distributor should be kept to a minimum because they are high speed and high traffic volume roads, Direct eccess from individual stands onto a local distributor should be discouraged. Adequate sight lines/splays should be provided at junctions - these are, as a rule of thumb, calculated on the basis of half the width of the road being entered. fs10m ROAD g : a cH 18m ROAD SEE ere eee aes eee AM:7 SPLAY DETAILS (Basic standard is that the splay should be half the width of the adjoining roed).18 Ctoss junctions on through roads should be avoided. The Junctions should be Staggered (See diagram 4), Footpaths and open places where Pedestrians have priority should be provided. Roads should be located so thatthe proposed scheme becomes economic 1 service ive ~ they should not be located on the periphery of 2 development area as they ‘Will only serve development on one side hence become costly (See diagram 5) Roads should not take up more than 20% of the total planned area, Access roads should be kept short, where possible The shorter side of a stand should be along the road frontage in order to enable the Toad to serve more stands and hence become cost effective, Junctions should intersect at right angles or a maximum permissible off-set of 70 degrees (See diagram 8). “Y* junctions should be avoided because they have obscure sight lines, Unless there are compeiling reasons, right - angled intersections should be used (ee diagram 11), ‘Avoid junctions on the inner side of curves for good visibility (See diagram 10). Each road should intersect only with roads in the same class as the one ‘nmediately above or below it in the hierarchy. Each class of road must clearly convey tothe road user its role in the bierarchy in seeeet OF both traffic volume and speeds that are permissible. This can be ‘achieved by both appearance and related design standards. Other Considerations Stands should be aligned at an angle to the contours for easy drainage (See diagram 13), Maximum length of blocks of stands should be 250 metres. il‘Reauited open and recreation space shouldbe estblised and the space should be large in percentage terms in high density areas (see chapter 4.) Social mix of income groups as generally perceived by society as a whole is desirable, Stand and house sizes are derived from income levels lest they become unaffordable to the target geoup Standards for schools and clinics are provided by the relevant responsible Ministry Envisaged infrastructure standards should assist in the calculations of affordability levels and hence on the viability of the proposal. Impact on the environment :- \ [2yout plans, as bases for building and development activities, should consider the following environmental issues = "The effect of proposed development on water supplies with reference to Pollution of water sources. Thus, polluting industries should not be located near river banks or residential schemes Polintion of the environment should also be viewed with respect to that of air and land. * Natural vegetation should be maintained where there are steep slopes to avoid land damage through erosion and human activities, "Prevailing wind direction needs to be considered to avoid smells, dust and Smoke from industrial areas being blown towards residential suburbs. * Major routes should be aligned in sympathy with contours to avoid potential damage by run-off water erosion, The essence of environmental consideration is that planning should enable nature to work for man instead of against man.Diagram: § The" JUNCTION Not acceptable, ‘Acute engles are dangerous as ty have obscure sight ines, Diagri: 10 ROAD JUNCTIONS INSIDE CURVES. ‘Not desirable iteseevons should be on the inside of the curve as sight lines fe poor DIAGRAM: 9 Desizable oad junction with ler sight lies Digg: 11 THE-T FUNCTION on Use right angled intersections svh lw i es Diagram: 12 Trafie shauld aot be ddrecied ipa cundesaeD 3 Blocks of stands designed parallel DIAGRAM: [3 Ideal design because all blocks ~ {0 contours have no ground fall { uate ground fall for sewerage and drainage2.0 21 28, CHAPTER 2 PLANNING STANDARDS FOR COMMERCIAL CENTRES IN RURAL AREAS AND URBAN AREAS Commercial Layouts The Commercial component of a layout is very vital as it forms the main pulse Of the scheme in terms of traffic (Goth vehicular and pedestrian) attrection and movement, 1h this regard, therefore, the location, orentation and design of commercial Centres is very important. In this manual, the standards for rural and urban Commercial development are different because in rural areas limitations imposed by lack of on site reticulaion are taken into account. An attempt has been made to establish the minimum requirements which will ‘omn the baseline for the provision of aesthetically pleasing commercial centres Whilst setting the minimum standards, They are to be used as ¢ guide and should be discussed with the local authory who may give or require the provision of more or less space. Classification of Commercial Centres The classification is based on a higrarchy of centres, This hierarchy is derived ffom the range of functions each centre offers. Because urban and rural environments have differing needs, two hierarchies are provided. Gp eg eR URBAN [rau Growth PoiniDiswict Service Ceatre e.g Gokve/Marebwa Central Business District eg, Mutare Town Centre Harare City Centre Regional Shopping Centre | Rasl Saree eave eg District Stopping Centre | #80ea, Nanda Enuumbane ~ Bulawayo _| [ Neighbourhood Service Cerise Bushes Ceamse/bocl or igibourhood Shopping Come] ‘Comer Shops Farm or village shop oF store23 Services Offered Services offered at these various levels of commercial centres are as given overleaf: CENTRAL “BUSINESS DISTRICT TOWN CENTRE Services offered include retail businesses, service activities and ancillary functions such 2s those given below := Remil ~ food, entertainment clothing, car sales, Service ~ finance houses, banks, local end central government offices, headquarters of organisations and hotels. Ancillary ~ educational facilities, parks, etrol service stations, parkades and bus ‘ernini. f ‘The central business district should have the highest bulk factor, DISTRICT SHOPPING CENTRE Has all the functions of a neighbourhood ‘centre plus the following :- Offices, banks, cinemas, restaurant, Surgeries and bookshops. A limit on the ‘umber of functions is required otherwise it'can take over the fimetions of the Ceatral Business District (CBD). Services should be restricted to avoid Central Business District decay. in addition, the bulk factor and the number of floors should be limited. 16 GROWTH POINT DISTRICT SERVICE CENTRE ‘Has all the functions of » Rural Service Cente plus the following -- District Administrator's Office, Grain Marketing (GMB), Cotton Marketing (CMB), Post Office, banks and hotels, RURAL SERVICE CENTRE Bus terminus, market, beerhall, general dealer, borlestore, petrol filing station, grinding mills, service industries and butcheriesNEIGHBOURHOOD CENTRE “BUSINESS CENTRE ] | Bus stop and marker, beth, genenll Five or are general dealers to service a smal Gealer/superene, bowlestore, pettol filing] popwlaion usually located where te cour is | sion, bakery, bardresers so Receaile. Varies insze dpending on dspeble | income and passing trade ‘CORNER SHOPS | FARMIVILLAGE STORE | | 22s shop seling basic commodities or| Single general caler sling lover level goods such | lower levet goods e.g. matches, cade as bread, milk, butter and other basic commodities. eee ee 2.4 Planning Standards These ane given as a guide fad apply as minimum 1 quirements.)% pihe-e (splaraed Eth FP SE SSIES = Sal 9 minim peieents)Sch Me Eactury | STAND sizes DESIGN CRITERIA P: i tion r" ccessit lation (0 the MROUSTIRE SSDS Ts prvie nF a lag] APCS ‘prone poston anon | (er agaa Petrol Service Station vide 2 000mminimum | iow more space bused ox sccillay se, | General Beales F= 180m" fr ordizay shops] Oo” Of my commercial eoare \ | 2 or more sands for | ops | Sibermareer Te T Allow for on ate paring. Host + ; =) Locate que area, Asssibiiy “heed I [a is ote. Soak | Locate next to a bus stop of| Soames eg. | tle sae fo ee * _lndviduat stats tobe Sm* | riers and landscaping Bis Tenia [2 Boda “aoe on Se Locate next to s marked SS *The size may vary on the basis ofthe munber of buses intended to use the terminus, 24.1 Parking "Arrangement for packing of cars vary from parallel parking, diagonal parking to herringbone type, Diagrams 15 and 16 illustrate each of the parking arrangements The choice of parking arrangement is dependent on the need t0 avoid complex manoeuvres in view of traffic flows in a given situation. ”90HERRINGBONE PARKING DIAGRAM: 16 PARKING ARRANGEMENTS & \ | 4 %CHAPTER 3 3.0 PLANNING STANDARDS FOR INDUSTRIAL ESTATES IN RURAL AND URBAN AREAS, ‘These are given in the table below: Seer eee ion ra Slag | soa mvc [awe [Bay ore ea ag tg Sneath = activites. cemre, Cycle repairing, | ‘nsmich, hair ‘Within commercial area ‘These are industries fePairs, caxper ‘entail che use of heavy welding ad Close 10 commercial ‘machinery aad therefore ee =e tberwise design | geet stor a 7 Next © aeoaraond Service | smeral bays ofs00n | commercial eer. Campening | | | TeaT Seo EAT wring aa ae bec Laced eas Sa Commerc aca. sc | j | ‘ey aepent on psa | we Soa wich iteral bays of Some Heit indistry aa | Cone esp ‘Asc. (ariots bakeries | inimum | peat. (Ge ipter sat) coe Tnporunt fore ta wrehouses, Accessibiy, consider are wholesaling, ene of ide Goverument stores On leeward side of te | ° tend erate: sd depos, ‘int dzeeion nd 200m" * and vate mee Le remee Dep ta doa tan moras ‘ote, On se parking or road Sie parking depending on site of andTSR Sie —aepends on agriceluml oupu of the intrand, Level of colleston pine (Provincial, ise or Loe) ‘Location ideally on the cousins of cee (On se parking. TS pears Teeset Ra Esse aesiiliy @ rain xd ‘Acsssibliy bal Dray from. resident) snd ‘commer aes, Cclese a sxtay say from dhe present se ure water spay (on sie parking. Toate on were ee. Loca away from resents and Commercial areas | oid mise and | potion of these aes Consizer compaabiiy [seh ober ies and “keneed of sersamena pollen, Tecate oo te oT of he cance. Compatible indus seviies e.g, Mount Hampden, Harare.CHAPTER 4 } SOCIAL FACILITIES IN RURAL AND URBAN AREAS ‘Tisse are facilities which benefit the community through the provision of social Nantes such as schools, hospitals, public packs, churches and community alls Normally, the use of these facilities is chavecterised by the congregation of large numbers of people The outline below gives some of the most common social services that are Provided in a layout plan. Design guides for these facilites are also given. 41 Schoois | TYPE OF SCHOOL | URBAN RURAL DESIGN GUIDES Primary |S Besar |W Hectares Provide on the basis of 5 hevires pe 500 ~ 700 residential units. Locate “ wey from Shopping Cenies, No! i _| sirect access from main road, Saould) A | be accessible and centraly located. Secondary | to Heetares ‘24 Hectares | For urban secondary schools, provide| a | ‘one secondary school for 3 ~ 3 feeder primary schools. Rural secondary | schools are designed to also cater for| education with production. ‘2000 square | Should be part of the residential area. metres | Should be accessible and central | Provide onthe basis of one site per | 1200 residential units. In the rural | area, the seme standards can be used! | | ae Rural Service Centres and Grow: | | Points, but emphasis should be on Creche/Pre-schools | population served. Must be easily accessible 4.2 Churches susie Should be provided on the basis of 3 churches per 500 residential units Stand sizes 2000 square metres Locate on prominent site, Avoid "Church ‘Streets or zones : (See diagrem 1). a43° Day Care Centres * Minimum stand size to be 2 000 square metres. | These comprise a creche and pre-school. * 1 Centre to service 10 000 people ‘* Must be accessible and located on a prominent site. Avoid busy roads. | 44° Health Facilities (@) — Hospitais | Stand size should be 3 -5 hectares to service a population of 100 000 people. Locate along main road but should not be directly accessible from the main road, (0) Rural Health Centre A stand size of 4000 square metres per 5000 people. The stand should be located on the edge of the Commercial Centre for convenience and ease accessibility as most traffic routes converge at the commercial centre. ©) Clinic A stand size of 2000 square metres per 10 000 people. This should be located on the edge of commercial centre. There should be no direct access from the main road. | 45 Community Hall Provide one community hall of 1 500 square metres per neighbourhood, A Community hall should be part of the Commercial Centre to create a hub of vibrant activities. 4.6 Beer Hall Where practicable, provide on difficult sites. Such sites offer opportunities for Ratural landscaped gardens. B48 49 Stand size 0,5 hectares or 1 beer hall per 2 000 residential units. Should be centtally located in relation to service area. Should ordinarily be linked to shopping centre, Stadium A stand size of 8 hectares for 10 000 to 20 000 people is sufficient. A stadium should incorporate parking facilities, football pitch. Peripheral location to avoid ‘affic problems when located close to residential area. Sports Club A site of 2 hectares should be provided. Its location need not necessarily be in conjunction with shops. Post Office (Inclusive of An Exchange) A site of 1 200 square metres A Post Office should be centrally located as part of a Shopping Centre It should be easily accessibie, 4.10 Police Station A site of one post of 1 000 square metres per neighbourhood or One police station of 3 hectares per township. Generally, the site should be accessible from residential units and should be a Prominent one, along major routes. 411 Local Authority (Administrative) Provide one site measuring 1 000 square metres per ‘township. ‘The site should have a prominent site for easy accessibility, 412 Public Utility Sites (e.g. Water Works, Sewerage, et cetera), These are specialised services whose requirements are tailored by the developers. 24Consideration should be given to specific engineering requirements such 38 gradient, height and geology. 4.13 Cemetery * Suitability of soils should be a prime consideration. Firm and non-porous soils are recommended for grave yards... Should be sited near a residential area preferably away fom busy routes where funeral processions could disturb normal traffic. Should be sited away from water courses for obvious reasons. 4.14 Fire Station “Should be central to service area and should measure 2 000 square metres "Should be easily accessible from main road. 4.15 Golf Course . A site of 72 hectares should be sufficient. Should be located at the outskirts of developed areas. 4.16 Swimming Pool “A stand size of 2 000m to accommodate both the pool area and on-site parking 8 well as ancillary buildings should be sufficient for 30 000 to 40 000 people. * Itshould be located in conjunction with other recreational facilities 4.17 Public Parks 1,2 hectares per 1 000 people. "Make use of the difficult-to-develop sites * Should be easily accessible for service vehicles. j 254:18 Open Spaces (Urban and Rural Areas) The use of open space as an element of design is crucial, Generally, this should be established as policy and open space provision should be in percentage terms in high density areas. 5% of the total planning area Should be devoted to open spaces, except where there is difficult terain which may Bevessitate a larger percentage of open space provision. Discourage residual open Space which may not be useful and would thus be a waste of valuable land.APPENDIX I SEPTIC TANK AND SOAKAWAY SITING STANDARDS In layout designing and planning, one must give consideration co the method of sewage disposal to be used by the inhabitants of the suburb or scheme being proposed. Basically, two methods of sewage disposal systems are available viz:- © off-site sewerage system Le disposal outside the plot; (onsite sewerage system i.e disposal within che plot, Where off-site systems are used through a network of reticulation drains, the basic Considerations pause no problem at designing stage. As long as the proposed layout enables sewerage to flow nanurally by gradient, it is acceptable AS such, it is during the design for on-site sewage disposal that care end associated Engineering considerations are vital. The following standards should determine design criteria with particular reference to plot sizes and width-to-length ratios of plots/stands. Low Density Residential )) The Central African Standards (CAS) CA1 (1959) recommends siting septic tanks and soakaways 9 metres from habitable buildings, i) 6 metres may, however, be allowed where 9 metres may prove impracticable. High Density Residential Septic tanks and soakaway in high density areas, most often apply to rural environments where the cost of putting up sewerage ponds is prohibitive. The option for sanitary system therefore becomes septic tanks and soakaways. Minimum distances for siting of septic tanks and soakaways are as tabled below:-arene SEPTIC TANK (Metres) SOAKAWAY (Metres)* Buildings 13 3.0 Propeny Boundaries ig is Fats cal a Streams I 15 30,0 Embankment I 75 30,0 ‘Water pipes 30 3,0 Pats LS 1s Large trees 30 3.0 Sarees World Bank Repo "The above figures relate to common well developed soils, The length of the seaaway Should be increased as the soil ype gets more and more impermeable. An example of Soil suitability and soakaway length assessment is given below:- SOIL TYPE SUITABILITY LENGTH OF SOAKAWAY (Metres) Coarse sand Exeellen 2 Well Graded Sand Very Good | 3 Sand Loam Good 4 Clayey Gravel Fair Ir Sandy Clays Poor im Heavy Clay Unsuitable iE NB: - These figures assume an invert level of 180mm. ~The closer the invert level comes to the ground level the longer the Tength of the soakaway should be In general there are various factors considered in assessing suitability of sewerage Gisposal systems. These are outlined below:- Frequency of sludge removal Whether the septic tank is to have more than one compartment. Whether a separate digestion compartment for sludge should be provided. Total capacity required. Soil permeability. RePlot sizes. Population densities Water table level. Availability or organisation of municipal services 9. Costs and affordability. Beare Planners must ensure that stand sizes chosen and their respective width - to - length ratios in designing can accommodate the necessary sewerage disposal system. It must be bome in mind that human waste can result in deterioration of health and amenity standards if mishandled.APPENDIX Ir Layout Presentation Layouts are presented as diagrams drawn various land uses. The colours used are thing Whenever they are used ‘o a standard scale and coloured to depict the standard and should therefore mean the same LAND USE COLOUR, 1. Dwelling houses/Residestiat Yellow 2. Flats “Yellow and equal hatch of brown 3. Banks Blue — grey 4. Markers [ Green: grey 5. Hotels [ Orange 6. Bus Terminus | Yellow edged blue-black 7. Business Offices | Blue grey | 8. Pewol Fitiag Station | Red edged black with PFS in black 9. Shops [ Biue 10. Repait Garages = [ Rea wit G in black 11. Warebouse [Biue-puple| 12. Industriay [ Red-purple | Rea edge red with specie use Dek 413. Edwation and Public Buildings 14. Agricultural (farm Land) lecarerretcce 16. Garden and Nurseries 17. Woodlands and Plantations | Yellowesrov low green 18. Rural Zone 19. Surface Mineral Workings 20. Land on which building operations are Permanently restricted 21 Land of wich building operations are femporarily restricted 22. Public Utility sites | 23. Public open spaces Private open spaces | Biue — purple edged Orange | zed aad hatched blue over zoning colour | Yellow edged red [a Yellow - green edged greenREFERENCES 1 Principles of Planning and Layout Design for Low Income Housing Development in Zimbabwe: } istry of Local Government and Housing 1981. Business Centres in Communal Areas : A Guide to Their Planning Layout Ministry of Local Government and Housing Towards Safer Roads in Developing Countries - A Guide for Planners and Engineers. Design and Operation of Septic Tanks - World Health Organisation, Third European Seminar For Sanitary Engineers 1953 Design Approach to Weter and Sewerage Problems Relative to Urban Gigh Density) and Rural Communities in Zimbabwe : Housing Development Services Ministry of Local Government and Housing, January 1982)INDEX Administration - Local Authority Agriculture — small holding Cemetery Central Business District Commercial Centre Cul-de-sac District Service Centre Environment Fire Station Golf Course Growth Point Hall > beer > community Health Facilities Junction ‘T° Land Use ‘y* Layout Loop Pp Neighbourhood Open Space + urban > rural Pan Handle Parking Standard Planners Planning Standard + industrial estate Police Station Post Office Recteation Residential ~ high density + low density 32 m4 25 16 15 16 2 25 25 16 23 23 rb 30 15 17 26 7 29 2,17,20 24 24 12 27Roads access hierarchy > network Rural Area, - social facilities Rural Service Centre Sports Facilities stadium club Septic Tenk Soakaway Soil Type Town Planning Colours Urban Area ~ Social facility 33 18 24 21 22 24 16Roads = access: social facilities Rural Servic: Sports Facilities > stadium = — > dub = Septic Tank Soakaway Soil Type Town Planning Co! Urban Aree ~ social facility i 33