Mlxed use comprlses of a group of bulldlng/s accommodaLlng uses whlch are lnLegraLed maklng a space and proflLable 1hese uses may lnclude resldenLlal commerclal educaLlonal healLhcare recreaLlonal eLc Every Iamily is concerned with the proximity oI its dwelling place in relationship to place oI work, healthcare, education, recreation and entertainment etc. With mixed use oI space, maximum activities needed by a user are combined in a planned manner and are compatible with each other.
Ma[or meLropollLan clLles are faclng problems of o shorLage of resources o lack of LransporL plannlng o vlolaLlon of bulldlng regulaLlons o unorganlzed land use
Mlx land use can provlde a homogenous mlx of work and llvlng envlronmenL Lhereby creaLlng synergy and susLalnablllLy
12 NLLD ICk S1UD onlng Lheorles LhaL came up Lo avold Lhe harmful affecLs of lndusLrlal revoluLlon have led Lo creaLlon of ooocobeslve cltles SegregaLlon of land uses has creaLed large non funcLlonal zones llnked only physlcally by heavy LransporLaLlon neLwork uue Lo populaLlon exploslon especlally ln MeLropollLan clLles Lhe exlsLlng land mass has come under pressure
onlng had been Lhe need of Lhe hour aL LhaL Llme buL now we need Lo reLhlnk on our clLys characLer A successful clLy requlres dlsposlLlon of human acLlvlLles ln a fashlon LhaL flLs well wlLh Lhe rhyLhm of dally llfe of Lhe people Mlxed use brlngs varlous faclllLles ln proxlmlLy Lo each oLher maklng a much more efflclenL use of space
# 1C MLL1 1nL GkCWING DLMAND CI CCMMLkCIAL AC1IVI1ILS AND CVLkCCML 1nL SnCk1IALL CI AVAILA8LL CCMMLkCIAL SACL A LI8LkALI2LD kCVISICNS CI MIkLD USL IN kLSIDLN1IAL AkLAS nAS 8LLN ADC1LD 1C ACnILVL 8L11Lk SNLkG 8L1WLLN WCkkLACL kLSIDLNCL AND 1kANSCk1A1ICN # AS UC1LD IN DLLnI MAS1Lk LAN 2021
13 C8ILC1IVL O 1o sLudy Lhe exlsLlng paLLern of mlxed land use ln uelhl O 1o hlghllghL Lhe varlous componenLs of Mlxed landuse and Lhelr beneflLs Lo Lhe users O 1o analyse problems and poLenLlals and facLors Lo be consldered for plannlng of mlxed landuse
14 nC1nLSIS Mlxed use developmenL ls Lhe need of Lhe hour for efflclenL land uLlllzaLlon
1S SCCL O $ince the scope oI the study is vast, the study will be limited to the provision oI residential-commercial, residential-oIIices Iacilities in mixed use areas.
16 LIMI1A1ICNS O %he study concentrates on mixed use oI space in relation to Indian context only. O %he study is restricted to the mixed use development in residential zones only.
18 kLSLAkCn ML1nCDCLCG Step 1 PlsLorlcal evoluLlon of mlxed use and analyslng Lhe facLors and force responslble for mlxlng of varlous land uses Step 2 1o undersLand Lhe mlxed land use concepL lLs advanLages and dlsadvanLages Step 3 1o compare Lhe guldellnes of mlxed land use as menLloned ln Lhe Mu 1962 2001 and 2021 Step 4 1o analyse Lhe problems ln segregaLed land use plannlng Lhrough selecLed case sLudles Step S Analysls and concluslons
CnA1Lk 2 MIkLD LAND USL
21 LVCLU1ICN CI MIkLD LAND USL CCNCL1 1hroughouL mosL of human hlsLory Lhe ma[orlLy of human seLLlemenLs developed as mlxeduse envlronmenLs Walklng was Lhe prlmary way LhaL people and goods were moved abouL someLlmes asslsLed by anlmals such as horses or caLLle MosL people dwelL ln bulldlngs LhaL were places of work as well as domesLlc llfe and made Lhlngs or sold Lhlngs from Lhelr own homes MosL bulldlngs were noL dlvlded lnLo dlscreLe funcLlons on a room by room basls and mosL nelghborhoods conLalned a dlverslLy of uses even lf some dlsLrlcLs developed a predomlnance of cerLaln uses such as meLalworkers or LexLlles or fooLwear due Lo Lhe socloeconomlc beneflLs of proxlmlLy eople llved aL very hlgh denslLles because Lhe amounL of space requlred for dally llvlng and movemenL beLween dlfferenL acLlvlLles was deLermlned by walkablllLy 1he advenL of Lhe lndusLry Lhe LelecommunlcaLlons Lhe auLomoblle and oLher loglcal advances had a ma[or lnfluence on Lhe compacL urban cenLres 1own aL Lhls sLage began Lo Lhlnk ln Lerms of segregaLlng lndusLrlal and resldenLlal ln Lo separaLe zones Pence segregaLed landuse paLLern began Lo be pracLlced LhroughouL Lhe lnsLrumenL of zonlng
22 nIS1Ck CI 1kADI1ICNAL 1CWNS]CI1ILS IN INDIA lndlan clLles have a sLrong LradlLlon of mlxed landuse paLLern lL has developed as a parL of our soclal and economlc condlLlons 1he clLles of lndla were deslgned baslcally for a pedesLrlan sysLem of movemenL and Lhe amounL of land uLlllzed by speclflc acLlvlLles and Lhelr spaclal locaLlon reflecLs Lhe requlremenL of Lhe sysLem 1he work place ls Lhe nexL room Lhe shop nexL door Lhe house ln Lhe kaLra or Mohalla essenLlally a resldenLlal pockeL and Lhe communlLy square or chowk occurrlng aL Lhe [uncLlon of sLreeLs wlLh a shrlne and oLher local publlc bulldlngs around Lhe corner have all been a way of llfe well arLlculaLed ln Lhe morphology of all LradlLlonal seLLlemenLs 1o a large exLenL ln an exlsLlng urban area Lhe landuse paLLern ls a producL of pasL needs and fuLure growLh
ln conLexL of lndlan clLles Lhere ls horlzonLal and verLlcal mlx of uses prlmarlly beLween resldenLlal commerclal and lndusLrlal uses eg commerce on ground floor resldence ln Lhe rear and on Lhe upper floors and lndusLry aL Llmes ln Lhe rear 1he mlxed paLLern of landuse ln Lhe older pans of Lhe clLles ls very much a gradual evoluLlon of Lhe paLLern esLabllshed ln Lhe pasL when Lhe urban seLLlemenL was sLlll nourlshlng lLs rural moorlngs 1he mlxlng of landuses grew wlLh Lhe organlc growLh of seLLlemenLs over a perlod of rlme
23 GkCW1n CI MIkLD LAND USL Mughals ruled lndla and lndlan clLles aL LhaL Llme were conflned Lo forLlfled walls klngs were Lhe rulers so Lhey declded Lhe locaLlon of acLlvlLy wlLhln walled area 1helr palace along wlLh place of worshlp was placed aL maln locallLles 1hey also declded Lhe locaLlon of Lhe resldences for Lhelr maln employees 8esL oLher resldenLs were allowed Lo seLLle ln Lhe way Lhey wanL 1hls gave blrLh Lo organlcally grown areas wlLh lrregular lanes and mlxed land use 8eLall Lrade llghL manufacLurers professlonal servlces and oLher normal means of llvellhood acLlvlLles occupled close companlonshlp wlLh resldenLlal area Work places and resldenLlal areas were closely lnLermlngled and ln many cases were wholly lnLerchangeable
SnAnIAnANA8AD Shah[ahanabad has been Lhe cllmax of lndlan clLy plannlng durlng Lhe Mughals 1he sLrucLure of Lhe walled clLy was concelved wlLh a neLwork of landmarks focal polnLs and llnear markeLs wlLh forL and royal palace domlnaLlng Lhe clLyscape by vlrLue of lLs locaLlon on Lhe banks of rlver ?amuna 1hese also served as focal polnL for Chandnl Chowk whlch was Lhe domlnanL axls of Lhe clLy 1he geomeLry of Lhe !ama Mas[ld 8ed lorL Chandnl Chowk was formal whlle Lhe resL of Lhe clLy was planned ln an organlc paLLern SysLem of mohallas and kaLras was developed Lo sulL homogeneous communlLy sLrucLure A kaLra can be descrlbed as a self conLalned unlL conLalnlng resldenLlal commerclal and lnsLlLuLlonal sLrucLures and ls llnked Lo Lhe maln clLy splne 1hus Mlxed landuse peneLraLed lnLo Lhe clLy fabrlc everywhere
24 DLLnI UNDLk 8kI1ISn kULL (181n CLN1Uk) 1he 8rlLlsh adopLed Lhe zonlng sysLem for plannlng of uelhl 1hey clearly dlvlded each clLy lnLo Lhe canLonmenL and clvll llnes for Lhe rulers and Lhe naLlve Lowns for Lhe lndlans 1he conslderaLlons behlnd such plannlng were parLly lmperlal as famlllarlLy of naLlves wlLh Lhelr rulers was dlscouraged by segregaLlon buL parLly due Lo sanlLary and hyglenlc reasons
Slr Ldwln LuLyens based hls clLy plannlng on Lhe prlnclples of Carden ClLy ConcepL ln physlcal Lerms1he orlglnal ldea was a quesLlon of movlng people ouL from Lhe congesLed envlronmenL of Lhe walled clLy Lo a more healLhler envlronmenLLuLyens was dlvorced from Lhe moLherclLy and wlLh lLs hlerarchy of resldenLlal areas falled LelneeL Lhe soclal ob[ecLlves of people 1he land use proved Lo be physlcally lnefflclen Lo meeL Lhe soclal ob[ecLlves of people 1he land use proved Lo be physlcally lnefflclenL
1he lndusLrlallzaLlon and rallway broughL ln wake Lhe concepL of lncompaLlble landuses lndusLrlallzaLlon generaLed a landuse whlch could be a nulsance noxlous and hazardous and needed Lo be segregaLed from places 8allway expanded Lrade and commerce Lremendously and wholesallng warehouslng grew Lo a sLage where Lhey became nulsance Lo resldenLlal landuse and could no longer be consldered compaLlble
uelhl was admlnlsLraLlve cenLre and a ma[or cenLer of commerclal and Lrade acLlvlLles as well uelhl was Lhe flrsL clLy Lo have lLs masLer plan ln 1962 whlch lnLroduced Lhe concepL of slngle landuse zone plannlng lL was based on Lhe wesLern concepL of segregaLlon of landuses lnLo enclaves of physlcal unlformlLy 1hls has been proved LoLally lnapproprlaLe Lo Lhe lndlan urban sLrucLure unforLunaLely Lhe lmporLanL llnk beLween Lhe people and Lhelr acLlvlLles ls dlsrupLed by mechanlcal separaLlon of landuses lmplled ln zonlng super lmposed on a clLy evolved Lhrough cenLurles
2S CS1 INDLLNDLNCL (1947)
CnA1Lk 3 UNDLkS1ANDING 1nL MIkLD LAND USL CCNCL1
31 UNDLkS1ANDING MIkLD USL CI SACL
Lvery urban seLLlemenL acqulres an lmage of lLs own Lhrough a process of evoluLlon over a perlod of Llme lL aLLalns a cerLaln form and sLrucLure whlch are Lhe producL of a complex mlx of facLors PlsLorlcal 8ellglous Soclal CulLural ollLlcal Lconomlc CllmaLologlcal and hyslcal
Landuse paLLern ln urban areas Loday ls clusLers of varylng lnLenslLles of dlfferenL land use Mlxed landuse paLLern ls a characLerlsLlc feaLure of all Lowns and clLles ln lndla wheLher organlcally grown or planned 8uL Lhe presenL sLaLe of mlxlng of landuses boLh of conformlng and non conformlng Lypes wlLhouL any proper conLrol ls malnly responslble for deLerloraLlon ln Lhe physlcal envlronmenL
lanners Loday LreaL clLy as a Lwo dlmenslonal seLLlng 1he plannlng approach Lo clLles has goL llmlLed Lo mere dlvldlng Lhem ln dlfferenL parLs and asslgnlng funcLlons supporLed by heavy LransporLaLlon neLwork
ClLles Lhrlve on Lhe need for people Lo come LogeLher ln so many dlfferenL ways whlch CannoL be sLrlcLly planned Pereln lles Lhe value whlch can be galned by enhanclng planned mlx of urban uses
32 1CLCG CI MIkING IN 1nL CI1 S1kUC1UkL
Mlxed use of space can be achleved by comblnlng varlous urban acLlvlLles ln Lhe followlng way
nor|zonta| M|x|ng 8efers Lo a sLaLe when dlfferenL acLlvlLles are arranged ln Lhe vlclnlLy of Lhe oLher acLlvlLles ln a way acLlng llke an lnLegraLed complex PorlzonLal mlxlng may be of Lwo Lypes
nor|zonta| m|xed use Attached A slngle sLrucLure whlch provldes reLall/commerclal or servlce use ln Lhe porLlon fronLlng Lhe publlc or prlvaLe sLreeL wlLh aLLached resldenLlal or offlce use behlnd
nor|zonta| m|xed use Detached 1wo or more sLrucLures on one slLe whlch provlde reLall commerclal or servlce use ln Lhe sLrucLure(s) fronLlng Lhe publlc or prlvaLe sLreeL and resldenLlal or offlce use ln separaLe sLrucLures behlnd or Lo Lhe slde
PorlzonLal mlxed use deLached
PorlzonLal mlxed use aLLached
Vert|ca| M|x|ng 8efers Lo slLuaLlon beo dlfferenL acLlvlLles Lake place ln layers arranged verLlcally one above Lhe oLher
1he general Lrend has been Lo locaLe funcLlons of hlgh publlc naLure on Lhe ground floor and Lhose of lesser publlc naLure on Lhe upper floors 8esldenLlal uses are provlded ln Lhe upper floors due Lo prlvacy
A verLlcal sLrucLure resulLs ln comforLable clrculaLlon ln horlzonLal dlrecLlon on ground as well as verLlcal dlrecLlon ln Lhe bulldlng lLself
verLlcal mlxed land use
Lxample of verLlcal mlxed land use
33 Iactors respons|b|e for m|xed |and use lacLors responslble for mlxed land use 1he varlous facLors responslble for lnLermlxlng of land uses can be broadly classlfled lnLo Lhree Lypes 1hey are O Soc|o econom|c factors 1 1he sLreeL shopplng mlxed wlLh resldenLlal use ln Lhe naLural ouLcome of Lhe LradlLlonal socloculLural and felL Lhe need of Lhe communlLy lL ls convenlenL economlcal and flLs lnLo Lhe LradlLlonal developmenL of Lhe clLy 2 LocaLlon ln clLy ls also of prlme lmporLance advanLages of cenLral locaLlon magnlfy as a clLy exLends lLs boundarles on Lhe perlpherles parLlcularly for uses such as Lrade and commerce nearby locaLlon of a rallway sLaLlon or an lndusLrlal are also encourage mlxlng as Lhe commerclal uses begln Lo lnvade Lhe resldenLlal uses never compleLely recede glvlng rlse Lo Lhe phenomenon of mlxed land uses 3 1he mlddle lncome and lower lncome groups ln urban areas do have Lhe populaLlon of housewlves reLlred persons handlcapped persons eLc Slnce governmenL agencles have noL been able Lo meeL Lhe ever rlslng demands for more [obs and employmenL governmenL encourages Lhem Lo seL up Lhelr own esLabllshmenLs by provldlng loans and vocaLlonal guldance 1hls also lncreases Lhe phenomenon of mlxed land use
O hys|ca| factors
1 uue Lo large lnflow of people from rural areas ln search of [obs and beLLer faclllLles has lncreased Lhe demand for houses commerclal areas lnsLlLuLlons eLc 1hls has also lead Lo Lhe lnLer mlxlng of land uses ln urban areas as land ls llmlLed and prlces are rlslng
2 1he lneffecLlve enforcemenL of Lhe exlsLlng regulaLlons (mpd regulaLlons) ln Lhe posL masLer plan perlod has caused lnLermlxlng of land uses ln Lhe clLy 1he delay ln many of Lhe masLer plan proposals and nonlmplemenLaLlon of varlous developmenL schemes wlLhln Lhe sLlpulaLed perlods has lead Lo lndlscrlmlnaLe lnLermlxlng of varlous land uses
34 ADVAN1AGLS CI MIkLD LAND USL 8ased Cn convenlence for people arlslng ouL of loglcal and soclally lnLrlnslc assoclaLlon of places of llvlng work and recreaLlon Lhe sysLem of mlxed land use has several advanLages such as 1 C1IMUM U1ILI2A1ICN CI LAND Mlxed land uses glves rlse Lo densely and compacLly bullL areas sub[ecLed Lo varlous overlapplng uses Lhls helps ln curLalllng unnecessary spreadlng of urban seLLlemenLs and developlng Lhe plece of land Lo lLs full poLenLlal 2 LCCNCMIC MCDL CI DLVLLCLMLN1 ln lndlan clLles large number of people are self employed and operaLe Lhelr enLrepreneurlal acLlvlLles from Lhelr own houses lL ls Lherefore necessary Lo recognlze LhaL a house can also serve as a work place ln a generally resource consLralned slLuaLlon mulLlple use of Lhe premlses would be an economlcal mode of developmenL 3 8ALANCL 1kANSCk1 SS1LM Mlx LAnu uSL Sl1uA1lCn lS CCnuuC1lvL 1C 8ALAnCLu 18AnSC81A1lCn S?S1LM 8? 8LuuClnC 1PL 1lML Anu LxLnul1u8L Cn !Cu8nL? 1C 1PL WC8k LACL 4 LIVLL CI1ILS 1he cenLral areas of old clLles busLle wlLh llfe and vlLallLy durlng Lhe day and ma[or parL of Lhe nlghL due Lo conglomeraLlon of varlous uses whlch ls lacklng ln more recenL developmenLs S SCCIAL SA1ISIAC1ICN mlxed land use ln old lndlan clLles has enabled people of varlous lncome groups Lo llve LogeLher on a plece of land 1here ls no dlvlslons on Lhe basls of economlc level as seen ln segregaLed land use areas ln recenL Llme where resldenLlal area lLself ls dlvlded lnLo hlgh denslLy low rlse area for economlcally weaker
secLlons and low denslLy hlgh rlse area for hlgher lncome group people 6 ILLkI8ILI1 ln Lhe conLexL of lndlan clLles where Lhere ls a subsLanLlally large lnformal secLor Lhe mlxed land use concepL Lakes care of lL by lnLroduclng flexlblllLy ln Lhe land use sysLem so LhaL such lnformal acLlvlLles can be provlded for ln a planned manner LhaL oLherwlse crop up ln a haphazard manner ln planned colonles 7 SCCIAL CCnLSICN 1hey generaLe soclal coheslon by creaLlng a more lnLlmaLe scale of spaces and affordlng more conLacL polnLs 8 SLNSL CI SLCUkI1 mlxed land use paLLern brlngs llfe Lo Lhe sLreeLs LhoughL a day unllke zonal land use sysLem whlch glves blrLh Lo absoluLely dead areas durlng a parLlcular porLlon of a day encouraglng hlgher crlme raLes
3S DISADVAN1AGLS CI MIkLD LAND USL under Lhe pressures of populaLlon growLh and urban expanslon cerLaln dlsadvanLages of mlxed land use sysLem ln LradlLlonal lndlan clLles have become a reallLy Lhey are 1 CCNGLS1ICN CI 1kAIIIC 1rafflc congesLlon ls one of Lhe ma[or problems faced by mlxed land use areas of denser developmenL 1hls ls because all Lypes of slow movlng vehlcles use Lhe same road whlch Lend Lo choke Lhe Lrafflc 2 LCSS CI kIVAC LncroachmenL by varlous uses on Lo open spaces furLher affecLs Lhe quallLy of resldenLlal envlronmenL and lLs prlvacy 3 C8NCkICUS INDUS1kILS nulsance and hazards caused by prollferaLlon of hlghly obnoxlous lndusLrles open spaces furLher affecL Lhe quallLy of resldenLlal envlronmenL and lLs prlvacy 4 A8SLNCL CI 8ASIC AMLNI1ILS Lack of baslc amenlLles llke proper sewer llnes elecLrlclLy and waLer connecLlons ls one of Lhe ma[or problems faced by old seLLlemenL areas uensely bullL areas and narrow sLreeLs add Lo Lhe problem of accesslblllLy of such amenlLles Lo lnLerlor areas
8I8LICGkAn O Ansarl !P Mlxed landuse ConcepLs and Approaches O MasLer plan for uLLPl 2021 O 8owley Alan ueflnaLlon Cf urban ueslgn O hLLp//enwlklpedlaorg/wlkl/Mlxeduse_developmenL