2.2.

1- Development Plan
Key Words
Strategy -a plan of action
Policies -principle of action adopted
Rational -in accordance with reason
Material –important
Applications -action of putting something into operation
Comprehensive -complete; including all or nearly all elements or aspects of
something
Stake holder-a person with an interest or concern in something, especially a
business
Facilitator- a person or thing that makes an action or process easy or easier
Scope- the opportunity or possibility to do or deal with something
Jurisdiction- the extent of the power to make legal decisions and judgments
 What is a Development Plan?
• A development plan is a set of document which details the overall
strategy (a plan of action) of the town/county for the proper
planning and sustainable development of an area and generally
consists of a written statement and accompanying maps.

• It sets out the local authority’s policies (principle of action adopted)

and proposals for the development and use of land in an area.

• The development plan guides and shapes day-to-day decisions as to

whether or not planning permission should be granted.

• The plan usually includes the broad aims of the town/county for
specific topics, e.g. housing, infrastructure, community facilities
which are reinforced by more detailed policies and objectives.
• In order to ensure that these decisions are rational (in
accordance with reason) and consistent, they must be
considered against the development plan adopted by the
authority, after public consultation and having proper
regard for other material (important) factors.

• Decisions made should be in accordance with the

development plan unless material considerations indicate
otherwise.

• Although development plans do not have to be rigidly

adhered to, they provide a firm basis for rational and
consistent planning decisions.
 Why is it important?
• Development Plan will provide the main public statement of
planning policies and objectives.

• The policies and objectives can be critical in determining the

appropriate location and form of different types of
development as the development plan is one of the factors
against which planning applications (action of putting
something into operation) are assessed.
 Theory of Planning
• It is important to understand the basic concept on which
different plans are prepared before getting to know the
types of plan.

• Although there are various types of successive planning

theory after rational plan.

• The theoretical basis on which different types plans are

prepared is categorized under the
rational/comprehensive (complete; including all or nearly
all elements or aspects of something) planning and
participatory planning thoughts.
 Rational Planning thoughts
• The rational, comprehensive planning thought serving the theoretical
basis for plan preparation focused on the improvement of the built
environment based upon key special factors (light, population trend,
demand calculation, standard housing, traffic movement).

• Such key spatial factors were identified and designed by the technical
experts who use technical rationality and logics to justify their plans and
programs.

• It developed a collection of techniques for quantitative assessment,

predictive modeling, and design.

• This is time taking process, rigid in changing urban context, focus on

empirical (based on) data, lack of participation of people in decision
making.
 Participatory Planning Thoughts
• It seeks the participation of stakeholders in the
plan making process for the decision making.
• Where planner act more as a facilitator than as
expert.
• This is based on the idea that plan preparing
activities need the active participation of the
stakeholders during the conception of the
planning project, planning and design,
implementation and the sharing of benefits.
• There are various types of development plans
and vary from each other in their scope and
scale.
• These plans are based on rational or participatory
planning thoughts
– National Plan
– Regional Plan
– Master Plan
– Participatory Plans
– Local Area Plan
National Plans Regional Master Plan Participatory Local Area
Plan Plan Plan

• 5 Yrs periodic • Structure • But the • Integrated • Action Plans

Plans Plans different from Action Plan
• 3 Yrs Interim Master Plan • Periodic
• Regional
Plan are Plan
Spatial
Strategies • Comprehensi
ve Plan / Blue
Print Plan,
Land Use
Plan, PDP

Nepal CBOs/Cos,
NPC/Regional
Planning NPC/Regional NPC/Regional Local Council
Directorate of
Commission Directorate of Directorate of (VDC, ward
Line Agencies Line Agencies
(NPC) Line Agencies etc.)
 National Plan
• It is a step by step method and defining, developing
and outlining various possible courses of actions to
meet existing or future needs, goals and objectives for
a country or a large body of people associated with a
particular territory, often similar ethnic backgrounds,
customs and language.

• It has policy, strategies to reach the goal set at

national level related to social, economic, physical,
cultural, and environmental development.
• In a democratic policy such plans are prepared
from participatory approach.

• It is a political decision making process –

prepared for five year period (with 3 year
periodic interim evaluation of the
implementation.

• It includes policy, objective, guidelines and the

resource allocation to the various areas of
development; eg.
• Physical development (eg. Construction of X length of
highways/connection of all/at least Y numbers of district
headquarters by Z plan period,
– policies- foreign assistance, community participation etc).

• Social Development (eg. Establishment of X number of

educational facilities, Y numbers of Hospitals in so and so
places in Z plan period, reducing the current X rate of IMR to
Y,
– policies: community management of primary education,
training of X number of health professionals etc)

• Economic Development (eg. Establishment of X number of

Dry Ports to facilitate the Export, Increasing Agricultural
produces,
– policies: Modernizing agriculture, Enhancing domestic
industrial product for export etc)
 National planning Process
• It is at present a participatory planning model where information is collected through
various government and non government organization using variety of tools (discussion,
workshop) and indicators (records) at different levels of local and national institutions.
• The info is then process and analysed to identify development needs, existing
resource and deficit needs, issues and problems associated with them and the
feedbacks and suggestions made from different sectors of development.
• The development needs are then prioritized to achieve the goals and resources
are allocated to the planned activities in the form of multi sectoral investment
plan.
• The implementation agency’s are identified both in public and private sectors
for the targeted achievement.
• A comprehensive monitoring and evaluation system is designed which include
annual monitoring and 3 year interim evaluation program.
• It also serves as a base documents to prepare fiscal budget of the country
• The whole plan is prepared with an objective to achieve certain GDP growth
with sectoral division of plans, course of designed activities and Implementation
strategies
 Regional Plan
• Deals with efficient placement of land use activities,
infrastructure, and settlement growth across a larger area of land
than an individual city or town.

• It is done for a geographic area that transcends (go beyond) the

boundaries of individual governmental units but that shares
common social, economic, political, cultural and natural
resources, and transportation characteristics.

• It is the science of efficient placement of infrastructure and zoning

for the sustainable growth of a region.

• A region in planning term can be administrative or at least

partially functional, and is likely to include a network of
settlements and character areas.
• Urban planning deals with the specific issues of city/town
and settlement planning that exist within the larger
framework of regional planning .

• It is prepared within the framework and goal set in national

plan

• Regional Plans are often referred as structural plans or

Regional spatial strategies

• Structure Planning is a type of spatial planning and is part of urban planning

practice in the United Kingdom and Western Australia. A structure plan usually
consist of a written component, supported by maps, photographs, sketches, tables
and diagrams and a 'plan' component consisting of one or more plans illustrating
land use and infrastructure proposals for the area being planned.
Important character of regional plan:
• Provides framework for local comprehensive planning and is less
detail than local plan.
• Its purpose is to guide the coordinated, orderly, and harmonious
development of the region and to advice the regional planning
agency.
• Macro planning of a large region for socio-economic development
by integrating the different scales of towns, cities and the rural
area.
• A policy document to integrate urban and rural linkages expressed
in physical linkage (road, air, water transport etc. linkages),
economic (backward and forward flow of goods and commodities),
socio-cultural linkage (regionalism in socio cultural fabric) and
integrated environment development
• It has directives for the rural development
 Structural Plan
• First introduced by the Town and County Planning Act in
England
• Old style development plan – set out strategic planning
policies and form the basis for detailed policies in local
plans

• Consists of a broad framework of policies for up to 20 yrs

ahead, supported by a “key diagram” showing land use,
transport and environmental proposals diagrammatically

• Local plans were required to accord with the overall

strategy set out in the structure plan
• This plan was criticized in the 1980s and 1990s because of
– The length of time taken in their adoption
– Their often abstract nature and
– For imposing an unnecessary level of policy above the
level of the local municipal council
Regional spatial strategies have succeeded the structural
plans
 Master Plan
• It is a long term outline of a project or
government function.
• It is a guide for public and private decision
makers regarding the future physical
development of the city/town
• It covers the city’s major geographical areas
and its essential citywide facilities
• Provide framework for preserving the city’s
unique character, ensuring its diversity,
supporting investment and promoting desired
change
• The functional components of typical Master
Plan include environment, urban
development through rational landuse,
transportation, parks, and recreation and
housing and community development and
others
 WHAT IS A MASTER PLAN?
A Master Plan is a blueprint for the future. It is a comprehensive
document, long range in its view, that is intended to guide development
in the Township for the next 10 to 20 years.

• The Master Plan sets

public policies regarding
growth and development.
• The information and
concepts presented in the
Master Plan are intended
to guide local decisions
on public and private
uses of land, as well as
the provision of public
facilities.
• It is prepared for the period of 10 to 20 years – serves as a blueprint
guide for the city development
 2.2.2 Landuse Plan (LP)/
Comprehensive Landuse plan and
its functions
Landuse Plan (LP)/ Comprehensive Landuse plan and its functions

• In many instances the term comprehensive plan has been used

interchangeably with land use plan (also with community master
plan or General Plan).
• Sometimes it is also called the comprehensive land use plan.
However the way various aspects of planning dealt in these plans
distinguish, although thinly, them for each other.
• A comprehensive plan is generally understood to be a document
separate from the zoning ordinance.

• A plan is comprehensive if its various components

encompass all or most of the functions that make a
community work such as utilities, transportation, land
use, housing, parks and open spaces.
• A comprehensive plan also considers the interrelationship
between those function.
 Comprehensive Plan / Land Use Plan
• It is a guide to orderly city
development to promote the health,
safety, welfare, and convenience of
a community
• It organizes and coordinates the
complex relationships between
urban land uses and civic activities
• It directs the physical development
of the community and its
environments in relation to its social
and economic well being
• Blueprint for growth and
development of community over a
certain time frame (10 to 20 years)
Which describes the current situation and future vision:
• Land use of jurisdiction or geographical area
• Socioeconomic makeup of the population
• Estimated future population
• Estimated future population growth
• Vision and goals of what the community desires
Elements of a Comprehensive Plan
• Statement of overall purpose of the plan and background
data about the community
• Community vision – recommendations for future
development, roads, utilities, parks and community
facilities
• Local policies, goals, and objectives for future growth
• Strategies for farmland, forest, and natural area
preservation
• Maps, graphics and text describing exiting and future land
uses as decided by each local community
• An action plan to guide the community towards making
the vision a reality
• Provisions to monitor progress of the plan
• Landuse Planning simply defined is a policy
tool to guide the land use for a long term
socio-economic development of the
community.
• Land use plans and zoning maps when
consistent with a comprehensive plan can
protect health, welfare and safety of
community residents.
• The land use planning process requires the input of
community members to identify land capabilities and
constraints and to consider where private and public
developments and infrastructure should be located.
• Similarly the landuse planning process includes a
visioning process that helps the community think
towards the future, creation of a framework for
decision making that in line with the community vision
and commitment and engagement from the local
government, local citizens and entities with a vested
interest in the community.
Landuse Plan process

The landuse consideration in planning can be divided into five parts.

i. First it identifies the objectives and principal pertaining to residential,

commercial, recreational, educational and industrial uses of land and
numerates existing standards of such uses.
ii. Second it focuses on the nature and pattern of development within the
exiting city boundaries through descriptive data and information.
iii. Third it looks in detail the area of predominantly undeveloped land
surrounding the city, the city’s area of influence. Existing uses of land are
identified and factors affecting the land suitability for future development
are discussed and accordingly standard for new development are proposed.
iv. Fourth, it brings together the analysis and results of the preceding three
parts and proposed a co-ordinated, comprehensive landuse plan for both
city and its area of influence. In a way this is a growth management plan that
is based upon the current expectation of future growth, the existing pattern
of development and community desires for the desirable growth.
v. Fifth, it explores and identities tools that could be used to implement the
proposed plan.
Implementation /CLP

A comprehensive landuse plan (CLP) is implemented using variety of

regulatory mechanism. Of this the important regulatory mechanism
includes the subdivision regulation (SR) and land development
regulation (LDR) which sets and explains the rules for proper design and
layout of lots, necessary roads, sewerage disposal , drinking water
supplies, storm water drainage, retention of open space and vegetation.
This also regulates the new areas stated for development that might be
in hazardous area or subject to change in flooding and storm surges.

The implementation of CLP also requires Capital Improvement Program

(CIP) that is able to anticipate the location and amount of public service
needs and to provide adequate services at a reasonable cost for a
period between 5 to 10 years into the future. To make development
consistent with CIP, landuse regulation and the zoning ordinance,
provision of various other development controls (viz. building
regulations, Building Byelaws and Building codes) are worked out.
2.2.3 Zoning ordinance/
Zoning Byelaws
2.2.3 Zoning ordinance/ Zoning Byelaws
Zoning ordinance, a strategic tool to implement comprehensive landuse plan is
a set of laws intended to divide a town city, village of country into separate
residential, commercial and industrial zones districts, thereby preserving the
desirable characteristics of each type of setting by limiting areas in each zone.
Zoning, the regulation of the use of real property by local government, restricts
a particular territory to residential, commercial industrial or other uses. The
local government body considers the character for the property as well as its
fitness for particular uses. The ordinance is meant to separate potentially
conflicting land uses and to implement future land use goal. The content of
zoning ordinance would have;
• Text describing the rules for each zoning district
• Map showing the location and boundaries of zoning districts
• Normally there would be a clear link between zoning ordinance
requirements and the goals of the comprehensive plan. Zoning is not
limited to build development. Zoning ordinances are not static- they can
be amended, modified and appealed by the public.
• Zoning regulations must respond to needs for changes to protect public
health and welfare.
• An informed public will ensure that zoning remains a public process.
Zoning Ordinances
▪ Zoning, the regulation of the use of real property by local government,
restricts a particular territory to residential, commercial, industrial, or
other uses. The local governing body considers the character of the
property as well as its fitness for particular uses.

▪ It must enact the regulations/byelaws in accordance with a well-

considered and comprehensive plan intended to avoid Arbitrary, exercise of
government power

▪ Zoning helps city planners bring about orderly growth and change. It
controls population density and helps create attractive, healthful residential
areas. In addition, zoning helps assure property owners and residents that
the characteristics of nearby areas will remain stable
Zoning Ordinances
• Zoning is not merely the division of a city into districts and the
regulation of the structural and architectural designs of buildings
within each district.

• It also requires consideration of future growth and development,

adequacy of drainage and storm sewers, public streets,
pedestrian walkways, density of population, and many other
factors that are within legislative competence
Byelaws and Regulations
Building Regulations set standards for design and construction
which apply to most new buildings and many alterations to
existing buildings

• set objective and fair building standards

• publish statutory guidance on ways to meet Building Regulations
• oversee and improve the functioning of the building control
system and the statutory appeals system, and
• support the building control service and others who use the
system in their efforts to ensure compliance
Building Codes
▪ A series of ordinances enacted by a state or local governmental entity,
establishing minimum requirements that must be met in the construction
and maintenance of buildings

▪ govern the safety and structure of buildings, do not contradict zoning

ordinances, but exist side by side with them. Both rest on the police power:
zoning stabilizes the use of property, and building codes ensure the safety and
structure of buildings.

▪ Zoning is intended to have a relative permanency, whereas building codes are

much more flexible because they must keep abreast of new materials and
other technological advances (example= size of column)

▪ Building codes have been used by governmental units for centuries to ensure
that buildings remain safe and sanitary.
Building Codes
▪ A building code is usually not one document, but rather it is usually a series
of documents setting forth requirements for several aspects of construction,
such as gas, mechanics, electricity, fire-alarm systems, and plumbing

▪ Building codes generally regulate all aspects of a construction project, including

the structural design of a building, sanitation facilities, environmental control,
fire prevention, ventilation, light, materials used for the building, and
conservation measures
Landuse Zoning of Kathmandu (1993)

▪ It shapes and regulates building form as it provides the framework to

control following;

• The height and overall size of the buildings including the number of
storey in a
building, light plane
• Their proximity to one another
• What percentage of the area of a building lot may contain structures?
• What particular kinds of facilities must be included with certain kinds of
uses?
• The minimum lot size requirements
• Set backs and side yards requirements
• The requirements for the parking spaces
• The road width of the access way to the plot
LAND USE ZONING OF KATHMANDU (1993)
1. The Old City Zone
• The protected Monument sub zone
• The conserved sub zone
• The mixed old settlement sub zone
2. Residential Zone
• Commercial Sub Zone
• Dense Mixed Habitation Sub Zone
• Other Residential Sub Zone
• Planned Residential Sub Zone
3. Industrial Zone
4. Institutional Zone
5. Conservative Zone
6. City Extension Zone
7. Surface Transport Zone
8. Airport Zone
9. Sports and Recreation Zone
 Landuse Zoning of Kathmandu (1993)
Access road width to be provided on length of the road
• 2m 50m
• 4m 200m
• 6m 1000m
• 8m 2000m
• 11m and above more than 2000m
(Source: Building By-laws, 1993)

▪ Plot Size
• minimum plot size has been defined as 2.5 annas
 Building Regulation of Kathmandu (1993)
▪ Density
It is a function of occupancy standards which is defined by persons per sq m. It
relates to the recommended habitable space per person. Floor Area Ratio (FAR),
Open Space Ratio (OSR) and height limit are mainly directed in regulating the
density of residential development

• Urban expansion Area of Kathmandu intended density is 300/ha

• Old towns genral density achieved was 700/ha

▪ Floor Area Ratio

It is the defining factor of building density in the residential development. It is again
the defining factor for the open space to be created for amenities and infrastructures
Byelaws/ regulation impact on urban form in
Kathmandu
Different Building heights
due to different plot size
and FAR

Different Building heights

due to different plot size
and FAR
Byelaws/ regulation impact on urban form
in Kathmandu
▪ Set back (1.5m from the road edge) is other factor that regulates the urban
form : one does not need any set back if he decides to have no openings on
the set back side

▪ Volume of building
There is a direct relationship between the ground coverage, floor area ratio
and the overall building height. If the floor area ratio for a certain area is
high, but the ground coverage is low, then it will result in a tall and a thin
type of building,

• on the contrary if the floor area ratio is lower and the ground coverage is
high, then it will result in a flat and bulky mass of the building
 Byelaws/ regulation impact on urban form in
Kathmandu
▪ So the permitted floor area ratio and the ground coverage will make a great
difference in the building volume depending upon the over all site area

▪ so the floor area ratio is the only one tool which help to control the bulk of the
building
 Byelaws/ regulation impact on urban
form in Kathmandu
▪ Building facades and frontage
• There is also no indication of the building facade and the frontage of
buildings in the current building bylaws and regulations

• Due to which the streetscape of most of the area seems to be lost i.e. some
buildings are flushed to the road with retail shops in the ground floor while
some buildings left over some space in front of the building as their own
private garden. This creates a discontinuous streetscape for the pedestrian

• The building façade do not confirm to the character of the place : lack of
architectural appropriateness

• Reckless signage and cabling; visual pollution

Byelaws/ regulation impact on urban
form in Kathmandu
Summary:
The current byelaws controls the building height
but fails to comprehend with coherent visual
structure of the city in terms of

• Building massing
• Road width ratio to height and set back
• Façade control
• Lack of conformity to the character of the place:
architectural appropriateness
• need form based regulation too
2.2.4 Steps Needed to develop
Landuse Plan
2.2.4 Steps Needed to develop Landuse Plan

The comprehensive landuse plan charts the relation of the city to the region and
indicates its integration with its satellite communities and will define the areas and
standards for subdivision of new land. This is the plan which forms the foundation
for the precise plans for zoning, parks and recreation, schools and other public
buildings, the civic center cultural and sports center. It is the plan which will guide
the city and public utility corporation in the design of utilities sewers, gas, water,
electric distribution and street lighting. And this is the plan to which all can refer
for guidelines in determining their investment in the city. Ten steps needed to
prepare a comprehensive landuse plan is given as follows.
i. Decision to plan-willingness to commit time energy and money
ii. Information gathering (planners, stakeholder, citizens, local govt.)
iii. Problem identification
iv. Analysis of problem
v. Development of goals and objectives
vi. Identified of alternative solution
vii. Selection of an action plan
viii.Implementation
ix. Monitoring and feedback
x. Adjustment of solution
Local area plans
• Local area plans are the spatial strategies for the future development
of the local area, drawn up by the local planning authority in
consultation with the community.
• It gives residents an active role in determining the future of their
neighbourhood.
• Residents, business owners, property owners, community groups
and other stakeholders form a partnership with the local
government (e.g. ward officer or VDC office) to develop goals and
strategies aimed at improving the long term success of their
community.
• These plans are prepared within the framework of comprehensive
landuse plans.
• The plan is action oriented with focus on action projects.
• It may have the landuse plan worked out at a local level. The plan
typically contains the content of any other comprehensive plan but at
a micro level.