URBAN HOUSING

Ar RAMESH KUMAR A N
 UNIT III
HOUSING STANDARDS

UD PFI – guide lines, standard and

regulations – DCR – performance
standards for housing.
 URDPFI AND DCR
Components of URDPFI:
The main components of the URDPFI guidelines are:
• Plan Formulation (Planning System, Planning
Process, Plan approval System)
• Resource Mobilization plans for small, medium and
large size urban centers.
• Regulations for efficient implementation
mechanism
• Innovative techniques for promotion of planned
socio-economic & spatial development of urban
areas.
Need for Development Control Rules:
Development Control Rules are essential:
• To promote good health by providing required
setbacks that enables good ventilation and lighting
in to the building. This can be achieved through
building byelaws.
• To control land development and to check un-
authorized constructions.
• To limit or define the way the new structures are to
be built.
• To specify the type of materials to be used.
• To provide open spaces, air breeze and afford safety
against fire, noise, smoke etc.
Role of Open Spaces:
• Opens spaces in residential design promote proper
lighting, ventilation and also act as recreational and
interaction spaces for the residents.
Floor Space Index
• F.S.I means Floor Space Index.
• It is calculated as: Total covered area of floors/ Plot
area.
 URDPFI
 Due to Industrialization and Globalization cities experienced
tremendous growth & challenges.
 Town planners concluded that there is a need for land use plans to:
• Guide development of urban centers
• Promote orderly development & healthy living environment
• For this purpose the Ministry of Urban affairs & employment, of
India organized a national workshop on master plan approach.
• The outcome of this workshop is URDPFI :
• Urban and Regional Development Plans Formulation and
Implementation.
 NEED FOR URDPFI GUIDELINES
URDPFI GUIDELINES –
• Describe the urban development and
• Acts as a Comprehensive guideline for Regional and Urban Planning
process.
• URDPFI involves the following components:
• Plan Formulation (Planning System, Planning Process, Plan approval
System)
• Resource Mobilization plans for small, medium and large size urban
centers.
• Regulations for efficient implementation mechanism and innovative
techniques for promotion of planned socio-economic & spatial
development of urban areas.
 URDPFI - GUIDELINES
PLAN FORMULATION - PLANNING SYSTEM

Planning System consist of preparing the following plans:

a. Perspective plan (At the Central level):

• Long term Policy plan (20-25 years) duration
• State government’s goal, policies, strategies of urban local authority
regarding socio-economic & spatial development

b. Development plan / Sub Regional plan / (At the State /

District / Metropolitan level):
• Integration of urban nodes with semi-urban and rural areas.
c. Settlement plan /Master plan:
• Conceived within Frame work of approved Perspective plan.
• Duration for 5 years.
• Proposals for socio-economic & spatial development of urban centers
Including land use.

d. Local Area Plan

• Conceived within the frame work of Settlement plan.
• Details of new & ongoing projects for local authority to implement in
financial year
• Necessary Annual resources mobilization.

e. Projects :
• Conceived within the frame work of approved Development Plan.
• Detailed working layouts with cost of development, source of Finance
& recovery instruments for Execution by a public or private agency.
 URDPFI - GUIDELINES
PLAN FORMULATION – PLANNING PROCESS
 URDPFI - GUIDELINES
PLAN FORMULATION – PLAN APPROVAL

PLAN APPROVING BODY

Perspective Plan Central Government

Development plan Municipal Corporation

Settlement Plan Municipal Corporation

Projects Municipal Planner

URDPFI – GUIDELINES PLAN FORMULATION
– PROJECT RESOURCE MOBILIZATION
 URDPFI - GUIDELINES
PLAN FORMULATION – RESOURCE MOBILIZATION
 Approaches for Resource mobilization: FUNDING SOURCES

1. Taxes – Property taxes, Stamp duty,

Vehicle tax, Tolls.
2. Charges and fees – Water supply
charge, Electricity charge, Petrol
charge.
3. Grants and Subsidies – Provided by
the Central government. REVENUE SOURCES
4. Public Private Partnership –
Agreement between public and
private to provide services
5. Loans from financial institutions
6. Funding by Developmental agencies
7. Foreign Direct Investment
URDPFI - GUIDELINES
LAND USE STRUCTURE
 URDPFI – APPROCHES FOR HOUSING
Integrated townships:

• Integrated Township can be defined as clusters of housing and

commercial businesses with associated infrastructure such as roads,
schools, hospitals, convenience shopping, water treatment plants
and drainage & sewage facilities.

• Integrated townships majorly emphasise on creating self-contained

settlements with work-live-play concept by integrating selected
economic activities in manufacturing/service/business categories.
 URDPFI – GUIDELINES: HOUSING
General Guidelines for Housing (Integrated Township) policies (differ from
state to state)
• Minimum area shall be 10 hectares
• Road connectivity shall be not less than 40 ft.
• FSI for the entire area shall be 1.2 – 1.5
• Industrial Township shall have Facilities/ Services/Open/Road area as 35%,
further breakup of which
• Facilities area: 10%; (+ or – 5%)
• Open area: 5% (+ or – 5%)
• Area under roads – 20% (+ or – 5%)
• Street lights: Distance between poles should not be more than 30 meters.
• Mandatory for the developer to establish and operate STP along with
recycling of treated waste water. Design must aim at water and energy
conservation.
• Horticulture and Plantation: Tress of heights more than 5 feet should be
planted with minimum of 30 tress per acre.
• Community water harvesting structures must be constructed and all water
outlets and drainages must be connected to this structure.
URDPFI – GUIDELINES MODELS FOR AFFORDABLE HOUSING
4 models for developing affordable housing

Model 1: Mandatory Provisions

Economically Weaker Sections, the Tamilnadu Government has

incorporated enabling provisions in the regulatory framework by making
it mandatory for developers to provide 10 percentage of the developed
area for the Economically Weaker Sections.

Model 2: Private developers on land owned by them:

• Developers to take up construction of EWS/LIG flats will be
eligible for Special incentives like building plan approval fee. 10%
of total land allowed for commercial use.
 URDPFI – GUIDELINES MODELS FOR AFFORDABLE HOUSING

Model 3: Private developers on Government land:

• Open bidding process
• Developer offering maximum number of EWS/LIG free of cost
will be offered the project.
• At least 50% of houses should be EWS category.
• Remaining land can be used for residential purpose as per his
choice with 10% for commercial use.

Model 4: Private developers on acquired land:

• Land will be made available on payment of acquisition cost (land

acquisition cost + 10% Administration charges)
 DEVELOPMENT CONTRL RULES

 Without control over development and proper use of land and

buildings, no planning will be successful.
 Every locality prepares or frames certain rules and regulations
controlling the development of the area under its command.

The main objectives of Development control rules are:

1. To control private development as per the required standards in
relation to public health, safety and convenience.
2. To prevent the conflicting demand and mis-use of land
3. To control and prevent overcrowding on land.
4. To encourage private interest with public interest in all the
aspects of development
 DEVELOPMENT CONTRL RULES

 Development control is statutory in nature and the planning

authority has the power to punish the defaulters.
 Different types of development controls that are exercised by the
planners are:
1. Building Bye- Laws and National Building Codes
2. Land Acquisition Act.
3. Town and Country Planning Act
4. Zoning Regulations
5. Slum Clearance Act
6. Periphery Control Act
 DEVELOPMENT CONTRL RULES –
Building Bye laws
 Building Bye-laws: There must be a law or regulation on the part of
the owner while building his own house. If not, the house owner
under his owner ship right will construct the house which may affect
the interests of others in respect of health and convenience. Hence,
there must be a restriction to limit the power of the builder or owner
to deal with his property.
 Building regulations are generally uniform in character, covering the
entire city. These regulations are formed by the Corporation or the
Municipality and then approved by the Government and then
enforced on all buildings whether constructed by the Government,
Local bodies or private developers.
 Building Bye-Laws regulates the construction aspect of the buildings
whereas Zoning regulates (controls) the use of land.
 PERFORMANCE STANDARDS FOR
HOUSING
 The quotient obtained by dividing the total covered area (plinth
area) of all floors by the area of the plot,
 F.S.I = Total covered area of the floors/Plot area
 F.S.I (Floor Space Index) is defined as the ratio of the total built –
up area to the plot area of the building.
 F.S.I helps in controlling the density of the population.
 PERFORMANCE STANDARDS FOR
HOUSING
Building Regulations for a residential land use:
1. Minimum size of plots
2. Marginal Spaces or set backs
3. Minimum Floor Areas for Rooms
4. Proportion of Built- up Area to Plot Area
5. Height of Plinth
6. Height of floors
7. Proportion of Window area to Floor Area
8. Projections in Margins
9. Compound Wall and Gate
10. Materials and Workmanship