UNIT II SITE PLANNING

Syllabus:
Surveys – Site analysis – Development Control
– Layout regulations- Layout design concepts.
 SURVEYS
• Carried out by looking for
informations already recorded by
investigators and authorities and by
original field work
The town planning survey tells the
present state of the town and finds
out the details of

1. The people, their needs and

occupations.
2. The land and building and how they
satisfy the needs of the people.
Necessity
The two main advantages of a fully
documented survey is as follows
1. The survey helps to find the relationship
between complicated activities of a
town life.
2. It helps to give solution towards the
local requirements.
 Collection of data
The following four surveys are carried out to
collect data
I. Functional survey
II. Social survey
III. Territorial survey
IV. Vital survey
Functional survey
The functional aspects of town life are studied.
The items included are
- means of communication
-conditions of industry
Types of information collected in functional
survey
1. Roads- History, Road width, Traffic survey and
tree planting.
2. Railways- positions of level crossing,
passenger stations and goods sheds.
3. Air ports and sea ports
4. Waterways and canals
5. Local industries- availability of raw
materials and type of labour
employed.
6. Mines and their location
7. Probable cost of the scheme.
Social survey: Social aspects of the Town-
history, architecture, health, housing
Types of information collected
1. Ancient ruins of historical building
2. Architectural character
3. History of growth
4. Preservation of wild life
5. Parks and play grounds
6. Public services- water supply, sewerage,
electricity, telephones, street lighting.
Territorial survey
Physical features, agricultural soil, forests,
climatic conditions are studied
1. Geology
2. Contours of land
3. Rivers, oceans and lakes
4. Climatic conditions
5. Forest and other natural vegetation
Vital survey-The population
aspects.
1. History of the past growth of population
2. Density of population
 Types of survey
I. Preliminary Survey
II. National Survey
III. Regional survey
IV. Civic Survey
 I.Preliminary Survey
The data collected- preliminary in nature
1. Electric power and its distribution
2. Highways- conditions of road
3. Housing – Existing housing
4. Industries
5. Land use- Density and character of
towns
6. Railways
7. Water supply and Sewage
 II.National Survey- A study of
natural resources
1. Administration- The aspects of land
survey
2. Agriculture- Types of agricultural soil &
crop Patterns
3. Communication facilities- Roads,
Railways, Waterways
4. Geography- Extent of sea coast
 III. Regional survey
The town to be planned – should fit into
the conditions prevailing in the region
IV. Civic Survey
Survey done by the conditions in and
around the town
1. Communication amenities
2. Contour- helps in deciding gradients of
roads
3. Existing land use and land value
4. Historical background
5. Housing – Characteristics of houses
6. Industries
7. Population
8. Preservation of natural features
9. Public buildings
10. Public health
11. Public services
12.Topography.
 Site Analysis
What is Site planning?
Site planning is the art of arranging
• Structures on the land and Shaping spaces
between them
• Art linked to Architecture, Engineering,
Landscape Architecture and City Planning
• Site plan locate objects and activities in space
and time
• The site plan may be concerned with a small
cluster of houses, a single building and the
surrounding space and a small community
built in a single operation.
 Site Identity and Change
• Site and the purpose for which it is used
should be identified
• Every site, when disturbed it takes time
to experience the mutual adjustment of
its elements
• A site is composed of many factors
above, below and on the ground
Many factors are involved in the analysis of the site
which are to be considered
I. Natural Factors
1. Geology
2. Topography
3. Hydrography
4. Soil
5. Vegetation
6. Wild Life
7.Climatic factors
II. Cultural Factors
1. Existing Land use
2. Linkages
3. Traffic and Transit
4. Density and Zoning
5. Utilities
6. Existing Buildings
7. Historic factors
III. Aesthetic Factors
1. Natural Features
2. Spatial Pattern
 Development Control
Development Control is the process
involving land use control in which the
development carried out by any agencies
both private and public is checked in the
benefit of whole society.
Modern town planning helps in a
systematic regulation to be followed in
the use of land.
Factors to be considered in the
complex urban system
1. Physical factor – based on size and density of
population
2. Functional factor – based on predominance
of activities
3. Administrative factor
Certain issues to be considered
1. Sporadic growth of private properties
2. Sprawl of slums
3. Major transportation congestion
4. Crowding of residential and industrial zones
5. Availability of land for reclamation and thus
offering new opportunities for development.
Need for Development Control
• Control over development and use of land and
buildings by local authorities.
• It helps to avoid the chaotic growth of towns
and to promote – Health
– Safety morals
– General welfare of the
community
How to enforce the rules?
• Good and efficient police power
• Efficient authority to enforce the development
controls
• Efficient development control system.
Aims and Objectives of development
control
1. Guides development or the use of land and
preserves other sites from the undesirable
development
2. Prevents the misuse of land so that it will not
injuriously affect the interests of the
community
3. It sets certain frame work of the
development process – help in the
improvement of the total environment
4. The rules should be flexible enough for the
changing population and the complex needs of
urban society
 Use of Development control
Health and safety
• A strong rules to prevent injurious and hazardous to
the people.
- Provision against health hazards
- Provision of adequate day light, sun shine and
ventilation
- Protection against air pollution
- Provision of facilities for normal family and
community life
- Protection against normal hazards- fire
- Provision of aesthetic satisfaction.
Convenience
• The inter- relationship between different activities
should be convenient to the public for easy
movement between home to work, work to
recreation etc.,
Economy
• It is an important factor concerning development
control.
• The particular land use should be allocated in the
particular area.
For example: An institutional building should not
come up in a commercial zone- as economically
there is a loss in the land value or land cost.
Aesthetic
• The place of living/working and spend one’s
leisure time, there should be some
importance given to aesthetic components.
For example: the correct set backs has to be
followed to give a good look of the building.
 Tools of development control
The most common tools are
1. Sub division control
2. Height control
3. Plot coverage control
4. Set back control
5. Floor Area Ratio(FAR) control
6. Density control
7. Building line control
8. Architectural control
9. Advertisement control
1.Sub division control
• Due to increasing demand for plots for
erection of houses, factories and other
structures, the owners of agricultural and
vacant lands in the outside of the towns
subdivide their lands in to plots and streets
and sell them.
• The local authorities can exercise control over
this land sub- division.
• The streets showed in the layout should be
properly leveled, paved, sewered, drained and
lighted.
2. Height control
• This is ensured to provide adequate supply of
light and air.
• Regulations are adopted for tall buildings
because they cut off light and air from
neighbours.
3. Plot coverage control
• Open space which is compulsory to be left to
secure sufficient light and ventilation.
4. Set back control
• These rules are beneficial because
- Gives space for trees and lawns
- Keeps the building away from dust, noise of
the street
- Reduce fire hazard
- Can be used for parking.
5. Floor Area Ratio(FAR) control
• FAR is the ratio of the total gross floor area of
all the storeys of a building to the total area of
the plot.
• It cab be applied to all buildings and any
alterations can be easily done.
6.Density control
• It checks the number of persons in the area.
• It helps to maintain optimum living standards.
7. Building line control
• Building lines are made on one or both sides
of a street and thus prevent the creation of
any new structure between building line and
street.
• It helps in future widening of streets and
roads.
8. Architectural control
• The primary objective is to prevent excessive
uniformity of the buildings and poor design
while extension of buildings.
• It also helps conserving historic areas.
9. Advertisement control
• It is a recent development and helps towards
public interest in controlling outdoor
advertisement.
 Layout Regulations
“Layout” means division of land into plots exceeding
eight in number.
Role played by local authority
The local authority can regulate
-the individual plot development by regulating
building line
-specifying land use
-controlling density and building heights
-controlling the use of special building materials
-insisting on specific designs of elevations in
certain areas
 Aim of layout regulations
Preparation of layouts which will satisfy
-higher standards with respect to open
spaces outside
-adequate area inside the building
-to provide good light and ventilation
 Layout regulations
 A good layout can be prepared by planning a
high density of order of 300-350
persons/acre.
 The buildings should be located taking care
of the prevailing breeze and day light.
According to CMDA
• layout regulation seeks to ensure access to plots by way of
roads and private passages,
• creating hierarchy of roads depending on the road length
and intensity of developments in the area
• provide adequate linkages to the existing roads and
proposed roads in the Master Plan and Detailed
Development Plan
• Further to provide proper circulation pattern in the area,
providing required recreational spaces such as parks /
playgrounds,
• providing spaces for common amenities such as schools,
post and telegraph offices, fire stations, police stations etc.
(1) The minimum extent of plots and frontage
shall be as prescribed for various uses and types
of developments.
(2) (a) The minimum width of the public
streets/road shall be 7.2m for residential layout
developments and 9m for industrial layout
developments
(b) The minimum width stated above shall be
the existing width of the road and not the
street alignment prescribed.
(3) The width of the streets/roads and passages in the layouts
shall conform to the minimum requirements given below:
(4) Cul-de-sacs: -
A comparatively narrow street or approach road
with a dead-end is known as Cul-de-sacs.
• They can be provided when their length do not
exceed 60 metres.
• They shall be provided with a turn around area of
9 metres x 9 metres at the closed end.
(5) Splay: -
• A splay at the intersection of two or more
streets / roads shall be provided subject to the
minimum dimensions given below:
(6) Reservation of land for recreational purposes in a
layout or sub-division for residential, commercial,
industrial or combination of such uses shall be as
follows.
(7) The space set apart for roads and the 10% area
reserved for recreational purposes shall be
transferred to the Authority or Agency or the Local
Body.
(8) 10% of layout area (excluding roads), additionally,
shall be reserved for "Public Purpose" in those
layouts, which are more than 10000 sq.m. in extent.
(9) In cases where the extent of the residential layout
exceeds 10000 sq.m. ( 1 hectare) 10% of layout area
(excluding roads) shall be developed as
EWS(Economically weaker section) plots and the
owner or developer or promoter shall sell these
plot only for this purpose
(10) When the area of land proposed for subdivisions
is 20 hectares or more the Authority may reserve
not more than 12 percent of the total area for
industrial and commercial purposes
(11) The cost of laying improvements to the systems
in respect of road, water supply, sewerage,
drainage or electric power supply that may be
required as assessed by the competent authority.
(12) Not withstanding any thing stated above layouts
for EWS housing, site and services schemes, and
Slum improvement may be approved subject to
certain conditions as may be stipulated by the
Authority.
 Layout design concepts
What is layout?
The term layout refers to establishing proper
relationship between buildings, roads and
surrounding open spaces on a reasonably big area
of land.
• To evolve a good layout design the following
facilities have to be taken care
- Traffic Engineering
- Housing design
- Recreational facilities
-Social aspects
-Architectural treatment.
• Large scale layouts can use all the various
shapes, forms and types of buildings.
• In large scale developments, as it takes time
for completion and provisions should be made
for any adjustments.
• No incentives is given for planning problem in
small scale layouts.
• Large scale development- take care of both
social and individual needs.
• When large scale development is done new
cities are developed, old cities are improved.
• Isolated plot by plot development are not be
allowed as they don’t provide all the facilities
for good.
• The main objective of preparing layout
• It has not changed over the years.
• By adopting new planning trends, it can evolve
model layouts providing traffic safety and
health safety.
• A good layout can be made, it is not costly, it
can be made economical in many ways.
Principles of layout design concepts
The concept should give standards, principles for
any development so that individual plots can be
developed following the standards and principles.
The principles that are followed are
-Size,
-Boundaries of plots,
-Local shops should be provided
-Internal roads
-Open space
- Recreational areas should be provided.
Size
• The size of a neighbourhood area can vary
from 3000-12000 ha.
• The school has to be provided following the
ratio – strength of students to the total
population is one-sixth.
• The size can also be determined by the
density.
Boundaries
• Boundary is enclosed by rapid transit road or ring
road.
• The community gets a feeling that it is enclosed.

Internal roads
• Internal roads define the housing plots, front open
space for pedestrian movement.
• The houses can have two access, the front part of
the house has open space for pedestrians and foot
path, the rear part has access to service road.
• The houses are placed at angles the spaces
formed is Cul-De-Sac
 Layout Design Concepts
Good layout planning was not only thought about
• The pattern of roads, their widths, the space
between buildings, open spaces and density.
Only health and safety was given importance.
• The bye-laws of local authorities was mainly for
buildings and not for layout.
• They didn’t offer any guidance to private
developers as they did not know about site
planning principles.
• The layout showed only the back to back plots,
abutting roads and some small landscaping.
• The neighbourhood concept of planning and
marking of sites for future public buildings-
shopping, sites for schools & colleges, libraries,
hospitals, clinics was not thought of.