ZONING

PROF. PRIYANKA B
 ZONING
ZONING - dividing an area into zones or sections reserved for different purposes
such as residence and business and manufacturing etc

Amount of space devoted to those activities, and the ways that buildings may be
situated and shaped.

Zoning is the way the governments control the physical development of land and
the kinds of uses to which each individual property may be put.
Zoning laws typically specify the areas in which residential, industrial, recreational
or commercial activities may take place.

Regulating Land for the Public Good

PURPOSE OF ZONING
•Designate selected land uses and building requirements to appropriate areas in the
community.
•Keeping a constant and visually pleasing setting
•To prevent incompatible uses.
•Prevent interference with existing residents or businesses.
•To insure coordination of infrastructure services
•Commercial, business, agricultural
•To protect quality of life (health/safety)
•Direct, manage and control growth
ZONING REGULATES
• height of buildings
• Coverage of buildings
• Floor Area Ratio
• use of green space
• density (number of structures in a certain area)
• use of lots
• types of businesses

1) limit overcrowding/ overbuilding relative to public services and facilities,

2) ‘stabilization’ of neighbourhoods,
3) segregating incompatible land uses
Classifications are not the same from place to place. The most frequently-used groups are
• commercial,
• industrial,
• residential,
• Agricultural,
• Institutional,
• recreational

These groups may be used in various combinations.

Within each of these general categories are more narrowly defined divisions.

Zoning has to be done in accordance with a comprehensive development plan.

TYPES OF ZONING
• Nuisance zoning,
• Fiscal zoning,
• Design zoning ----Use based zoning, Form based zoning

TOOLS
• Strategies and policies: Rules and Regulations
• Maps
NUISANCE ZONING
• Classic example: used to separate heavy industry and residential zones to protect
against externalities (noise, smell, pollution)
• Separation is most simplistic way of dealing with external effects of industry
• Problems:
 Doesn’t reduce these effects—just moves them around
 Spillover: an industrial zone may be far from residents in the municipality to which it
belongs, but close to residents over the border
FISCAL ZONING
• Fiscal zoning is the practice of using local
land-use regulation to preserve and
possibly enhance the local property tax
base.
• Economists agree that if localities can
conduct "perfect zoning," which effectively
makes all real estate development
decisions subject to a review that balances
its benefits and costs to the community,
then the local property tax can be
converted into a benefit tax
DESIGN ZONING
• Form-based zoning address the relationship between building facades and the public
realm, the form and mass of buildings in relation to one another, and the scale and types
of streets and blocks.
• Use-based zoning address the relationship between uses of land parcels in relation to one
another.
LOCATION SELECTION FOR A

PROJECT
For any project, three important things that govern its growth and function are:

LOCATION Latitude, Longitude, Distance and Direction

SITE Ground upon which the town stands

SITUATION Situation in relationship to the surroundings

 Permeability of the character

Urban nucleus

Site Conditions
Special Local characteristics

``
Considerations in a hilly area for site selection

Ridges
Valleys
River Terraces
Confluences
Entrance to specific hill regions
Major transportation routes
SITING Tendency of specialised settlements to cluster together

Localised Physical resource

Manufacturing,
Tourist destination,
culturally or religiously important

Growth of Cluster

``
CITY REGION

Related to each other by functions

which they perform
Diverse ground conditions and interrelationships in settlements require different
strategies for spatial planning.

The growth potential and special functions performed by the urban centres such as
marketing, industrial, tourism, pilgrim centres etc. need to be explicitly recognized.

The site needs shall be identified based on the typology of urban development- such as
port city, old city, industrial townships, peri-urban areas; corridor development,
regional development and accordingly the vision needs to be prepared.
 LOCATION
Latitude
Longitude
From established points
Distance
Direction

Establish nodal significance in terms of transport, communication, power

Establish location in urban hierarchy
Establish the role and status in the social services hierarchy
Study relative significance in terms of proximity to a metropolis:
•Nodal significance
•Presence of high productive economic activities
•Presence of large scale market
 SITE
SITE SELECTION CRITERIA:
Topography
Historical importance
Appraisal and value
Climate and its influence on life, building and agriculture
Analyse the climate in terms of wind direction, sun path, rainfall etc.
Limiting and favourable factors

At times,
Site may have drawbacks, but situation might be favourable OR OTHERWISE.
 SITE
Site selection is the initial and perhaps the most critical decision in the development of
a new town community, since the character and location of the site will in large part
determine the success of the new town enterprise. Two major considerations affect
the selection of a site.
•It must have the internal characteristics necessary for the construction of a new town,
•And it must be in a location that implements the planning policy of its region.
 SITUATION
Study the wider setting - for subsequent growth and for enhancement
Study the important and the interrelated aspects:
•Physical configuration
•Route patterns
•Extent of the territory to which the urban functions are related
Suggest measures to retard or overcome the weakness of site and situation
 HINTERLAND
Hinterland

•Goods can flow in and out

Mutually
Urban center
interacting
Social fabric relationship is
Hinterland
institutions important
CITY REGION
Industries

Urban center

Hinterland
Shops
LOCATION SELECTION OF SITE AND SITUATION

•In Accordance with a Comprehensive Plan

new towns are in fact selected on the basis of regional plans and surveys
•Regional Development Strategies
An assessment of the rate, direction, and intensity of growth in the region in which the
new town will be located.
Regional development strategies will especially have an effect on the location of the new
town in relation to other urban centres.
•Development and land value pressures
decide whether new towns should be used to counteract market trends in land
development or to reinforce these trends within the more adequate developmental
context which the new town community can provide.
•Open Sites vs. Developed Sites
On an open and undeveloped site the potentialities for successful development are
clearly greater, land value inflation is less likely, and the new town designation will not
"blight“ existing development with the threat of future acquisition. But the question
arises whether an existing community with proven and expected development potential
might not be a better selection.
•Access and Accessibility
Access to the road network system will be an important consideration in new town
planning. In fact, the importance of access may overshadow some of the other factors
that ordinarily would be considered in the process of site selection.
•Site Development Potentialities
Consideration of the potentiality of the site for the development of the new town
community. Site rating factors be considered.
GREEN CITY DEVELOPMENT

Site Selection and Planning

Green city development should be selected on land which is fully approved by
the local government authority and have no ecologically sensitive areas or
any associated environmental impacts.

Land with minimum site disturbance should be preferred during site selection
in case of a Greenfield township.
Priority should be given to the already developed land in order to achieve
– Rail Station Proximity:
Locate the project within 1/2-mile (800-meter) walking distance (measured
from a main building entrance) of an existing or planned and funded
commuter rail, light rail or subway station.

– Bus Stop Proximity:

Locate the project within 1/4-mile (400-meter) walking distance (measured
from a main building entrance) of 1 or more stops for 2 or more public,
campus, or private bus lines usable by building occupants.
– Public Transportation Proximity:

Locate the project within ¼-mile (400-meter) walking distance(measured

from a main building entrance) of 1 or more stops for at least 2 rideshare
options for 4 or more passengers. Rideshare options include passenger ferry
terminals, vans and human powered conveyances, such as rickshaws, that are
authorized by the local transit authority and that meet the definition of public
transportation.
BROWNFIED REDEVELOPMENT SITES

Priority shall be given to the already contaminated and dense sites which are
environmentally degraded or demographically saturated.

Focus should be on green redevelopment of such site which can improve the
overall condition of existing sites.

Prefer redevelopment on brownfield sites than fresh development on a

greenfield site until absolutely essential.
REAL ESTATE DEVELOPMENT IN
SMART CITIES
• The growing rate of urbanization and the need to improve the quality of life
in a city environment propelled the Government of India to start focusing on
the smart cities concept
• Most of the Smart cities will comprise of Special Economic Zones
(SEZ’s),which will boost investment in the region due to modified tax
structures.
•  One of the core components of a smart city is sustainable living and offering
a better quality of life to the entire population in the country
• This comprises developing more affordable options mainly in terms of
housing.
• Affordable housing that is smart in terms of utilizing the utilities
resourcefully i.e. power and water would enable a majority of people to lead
a comfortable life while conserving the environment.
• The Indian government’s proposal to streamline FDI norms in
housing projects for the creation of smart cities and the
reduction in built-up area to 20,000 sqm (at present, group-
housing projects/apartments are eligible for FDI if the total built-
up area is at least 50,000 square metres), and size of projects
will allow mid-sized and smaller developers with good track
records better access to FDI and boost affordable housing in the
country.
• In addition, the introduction of Real Estate Investment Trusts in
India will boost the liquidity situation of cash starved developers,
who are struggling to find funds for their construction activities.
It will also help in easing pressure on banks to fund real estate
projects. 
• The government of India and real estate builders are collaborating to
upgrade infrastructure and offer a better living to the society. The usage of
technology in townships and buildings may pose initial challenges for the
builders but the increasing interest of citizens toward technologically-
advanced properties, coupled with their readiness to pay a premium, will
definitely provide an added advantage for the builders to offer comfort-
enhancing solutions.
• However, many cities in India face the challenges in terms of teamwork and
transparency between the citizens and the administrative authorities.
• A smart governance system should be put in place which connects these
two sides enabling the city to offer improved services and in turn would
urge the population to become more active in the functioning aspects of
the city.
 REAL ESTATE DEVELOPMENT IN VARANASI
• Varanasi is one of the most important pilgrim centres of North India
along the River Ganges.
“To revive the glory of Varanasi by conserving and promoting its
heritage and protecting its cultural and traditional environs to boost
tourism and employment, provide quality urban services,
accountable governance to enhance the quality of life of residents”
• Real estate development should take place conserving its heritage.
• The draft Master Plan 2031 formulated by the Varanasi
Development Authority (VDA) defines the Varanasi Development
Region (VDR), which has an area of 793 Sq. Km.
 Spatial Units- Varanasi Development Region

Spatial Unit Area (Sq. Km) Administrative Components

     
Varanasi Municipal
Corporation 82.1 90 Wards
(VMC)    
     
Varanasi Urban
Agglomeration 112.26 VMC and Asapur, Bhagawanpur,
(VUA)   Chandpur, Chhitpur, Kakarmatta, Kotwa,
Lahartara, Lerhupur, Maheshpur,
    Maruadih,
    Maruadih Railway Settlement, Phulwaria,
    Ramnagar, Salarpur, Sarai Mohana,
    Shivdaspur, Sir Gobardhan, Susuwahi and
    Varanasi Cantonment Board
     
Varanasi Master Plan -
Operative 246.46 
Area    
     
Total Varanasi Development 793 
Region (VDR)    
     

Source: Master Plan for Varanasi 2031,

Varanasi Development Authority
Regional Setting and Administrative Boundaries of Varanasi
 Study Area
Area (Sq
Spatial Unit Km)
   
Varanasi Municipal Corporation (VMC) 82.1
   
Varanasi Urban Agglomeration (VUA) 112.26
   

Varanasi is one of the largest urban centers and fast-growing cities in the
state. According to Census 2011, the city had a population of 11.98 lakhs.
VMC population accounted for 2% of the total state‟s population and 33%
of the Varanasi district population. VMC‟s population accounts for 3.6% of
the urban population of the state and 75% of the urban population of the
district
 Comparative population of Varanasi city
                % of              
          Urban     Urban     Total   
      Population (In Lakhs)
    Populati          
  Indicator              on     population    population   
w.r.t. compariso compariso
                total     n    n   
Populati
       Total Rural Urban    on              
                             
Uttar Pradesh
state 1998 1553 445  22%  3.6%  2%  
Varanasi District 36 20 16  43%  75%  33%  
VMC 12 - 12  100%  100%  100%  

 
The population of Varanasi city grew from 10.9 lakhs in 2001 to 11.9 lakhs in
2011 at a growth rate of 10%. The decadal population growth of Varanasi city
during 2001-11 was below the national average of 17% and the state average of
20%. The population growth has gradually dropped down from 20% in 1991 to
10% in 2011.
 
 Population trend for Varanasi City
Populati Decadal Growth Rate     Ministry of Urban Development 
Census Year on   increase (%)
                 
6,71,93   Population density   
1971   4 1,82,070 37%
                  
7,73,86         
1981   5 1,01,931 15%
                  
Population density (persons
9,29,27   Sr. No. Year per sq. Km)  
1991   0 1,55,405 20%
        
         
10,91,9  1 2001 13,300 
2001   18 1,62,648 18%
        
         
11,98,4  2 2011 14,598 
2011   92 1,06,574 10%         
         

The population density of the city has been consistently rising.

st
As per 1 generation CDP, the population density in 1991 was
18,197 persons per sq. Km. The city limit has increased from
56.65 sq. km to 82.1 sq. km
 Like most urban areas in India, Varanasi too has to confront intense development pressures.
The impact of these pressures is harder in the old city centre where every inch is constructed
and where the population density is very high (400 to 500 persons/ per ha). This is creating
pressures for substituting existing spacious architectural forms with optimal space utilization
plans. Parks are becoming smaller and giving way to concrete residential or commercial
structures.

Average Household Size-

As per census 2011, the total number of households in Varanasi city was 190,835 and the
average household size of Varanasi city was 6.6. The average household size is higher as
compared to the state average of 6 and national average of 4.9. The average household size
in Varanasi has constantly remained high. Between 2001-2011 period, the number of
households increased by 25% as compared to 10% increase in population indicating a
probable increase in nuclear families.

 
 Workforce Participation Rate

Source – Census of India, 2011 and 1st generation CDP

*

Category   Number of Number of Number of   % growth   

         
    workers, 1991 workers, 2001 workers, 2011      
               
               
               
Main workers   283,287 314,933 3,39,305  20%   
               
Household Industry - - 75,508  -   
Workersamong Main           
Workers              
               
Marginal workers   4,933 5,938 62,817  -   
               
Total workers   2,88,220 3,20,871 4,02,122  40%   
               
Non-workers   6,41,050 7,71,047 7,96,369  24%   
               
 Key issues

• No industrial park for silk industry

• Inadequate provision for common effluent treatment plant
• Drainage networks are carrying partially treated effluents
• Shortage of trained labour
• Inadequate technology and lack of modernization
• Marketing
• Issues with existing water networking Infrastructure
• Sewerage and drainage in industrial areas
• Industrial waste in Varanasi city
• The areas of Old City have become conjested. The area is compact with high density.
This leads to chaotic development of the area. Some measures to deconjest the area
should be explored. A township could be developed at the available land in periphery
of the city. In these townships people from the highly conjested areas could be
relocated by providing some incentives.
Physical planning and growth management
Core city plan
Zones/Areas of Varanasi
 Spatial growth trends-

2003 2013
 Land Rates

• The Varanasi market has seen a substantial escalation of 40 per cent in the last
few years and the VDAs‟ plan to develop the city has also grabbed the attention
of investors,”
• The approximate average range of residential flats today across the city is at Rs
2,600 to Rs 6,000 per sq ft. There are high-end options available in different
pockets of the city starting from Rs 8,000 per sq ft.
• Land is rarely available within the city are available aplenty outside the city. The
land in some areas is as low as Rs 500 to Rs 600 per sq ft. The average land cost
in the city is in the range of Rs 1,200 to Rs 2,000 per sq ft. In several high demand
and fast developing areas the asking rate has shot up in the range of Rs 2,500-Rs
3,000 per sq ft.
 Land Use Analysis

• The Varanasi Development area has been broadly divided into 2 zones: Zone A and Zone B.
• Zone A comprising of the area to the left of River Ganga (comprising of areas like BHU,
Varanasi Municipal area)
• Zone B along the right bank of river Ganga(including areas like Ramnagar and Mughal Sarai).
As per Master Plan, 1991 of Varanasi, the total area under planning jurisdiction was
14,494.4 ha. Out of this, the total developed area was 11,662.34 ha, which is 80% of the
total area.
• Out of the total developed area, residential use constitutes maximum of 38% area (i.e.
5457.24 ha) followed by parks and playgrounds, which constitute 19% (i.e. 2705.76 ha).
• The Varanasi Development Authority (VDA) has prepared a Master Plan 2011 for the future
development of the city, which states that the total master plan area will increase from
14,494.40 ha to 18449.95 ha. Varanasi Development Authority in its meeting dated
27.5.2009 decided to prepare Master plan – 2031 including zone B (Ramnagar – Mughal
Sarai area). The Draft Master Plan for 2031 gives detail of proposed land use for Varanasi
and total land developed under various uses.
Draft Master Plan of Varanasi - 2031
  Basic Services for Urban Poor      
               
Sector goals §
Improve the access to physical and social infrastructure to slum  
  dwellers                
  §
Develop livelihood strategies to improve the work force participation  
Design §
New houses to households living in kutcha houses and dilapidated  
parameters structures in merged areas        
  §
Water Supply – Individual house service connections to all the slum  
  households or group connections        
  §
Sewerage - Individual house service connections    
  §
Sanitation – Community toilets        
  §
Solid Waste Management - Coverage of all slum households under  
  door-to-door collection and awareness campaigns on source  
  segregation                
                     
201
Desired     2014   7  2019 2021 Remarks  
                   
outcomes Pucca housing for        
  the   20%   40%   70% 100% -  
  urban poor                  
                     
Allied
  infrastructure   20%   40%  70% 100% -  
                     
               
  Action Plans Activities  
    
  Categorization §
The slums in new areas are to be surveyed to understand the status of
  of slums infrastructure  
    
  Integrated §
Slum networking strategies to be adopted to improve the services in
  development of the slums.  
  slums
   §
This would help in building the low cost service in the slums
   (especially in water supply, sewerage, and SWM sector).
    
  Rehabilitation of §
Pucca housing with infrastructure facilities to be developed in feasible
  slums locations.  
    
  Construction of §
The slums in low lying areas and along the natural drains could be
  housing proposed for relocation.
   §
A suitable financing strategy could be developed to minimize the
   burden on the beneficiaries.
   §
The beneficiaries could be provided access to banks for availing the
   long-term housing loans.
    
  Access to health §
The health action plan should control the prevalent diseases and
  and education reduce the infant mortality rate.
   §
Access to emergency medical services should be provided to the BPL
   population.  
   §
The education action plan should involve renovation of existing
   municipal schools and regular awareness campaigns to limit the
   dropout rates.  
 Livelihood §
Activity centres to be established for skill development programmes
restoration      
       
Unit Rates Component Unit Unit Cost (Rs in Lakhs)
       
  Housing along with Infrastructure Per dwelling 5
  development (New layouts) unit  
       
  Vocational training/Livelihood Per slum 5
  improvement    
       
  Development of social infrastructure Per slum 25
       
 Urban poverty alleviation – Projects identified

A. Development of affordable      
   1. Construction of 36,759 dwelling units for  
   Housing and infrastructure       1838 
       the Urban poor in the city        
   development                
                   
1. Establishment of vocational training     
B. Livelihood development in      
       institutes enhance the skill of slum 10 
   the city slums              
          dwellers          
               
       1. Construction of Anganwadi and primary      
          schools in slums of the city        
               
C. Development of Social      
   2. Construction of primary health centres in
    infrastructure in the slums         52
       the slums of the city          
    of the city                
       3. Establishment of community halls in the      
          slums          
             
Total investment required for 2041       1900 
           
Total investment required for 2021       1900 
CONCLUSION-
• The Indian government’s move to spend $15.3 billion for smart cities
will have a strong positive impact on the real estate sector, as
developers will be able to offer new projects in the upcoming cities
boosting the social, economical infrastructure in the region and
create new jobs.
• Currently, the real estate sector contributes around 6 percent to
India’s GDP. With the government’s vision of building 100 smart cities,
it is expected that this share might increase to 10-12 percent by 2022.
• In terms of market value, the real estate market in India is expected
to increase seven times by 2028 to reach $853 billion from $121
billion in 2013. This growth in the real estate industry is also expected
to boost 250 other ancillary businesses dependent on it, thus, helping
the overall growth of the economy.