www.acharya.ac.

in

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URBAN PLANNING
FACULTY INCHARGE:
Ar. Kusumanjali S
Assistant Professor
ANRVSA

URBAN PLANNING 18ARC86

 LAND USE

Module 4 | Chapter 10

Land use and Zoning

Click to Edit Land use categories and representation; Relationship between Land use and Zoning; Zoning Types: Euclidian
Zoning, Performance Zoning, Form-based Codes, Incentive Zoning, Height Zoning, Open Space Zoning.
 18ARC86
URBAN PLANNING LAND USE

Land use involves the management and modification of natural environment or

wilderness into built environment such as settlements and semi-natural habitats such as arable fields,
pastures, and managed woods.

Land use planning is the process of regulating the use of land by a central authority.
• The goals of modern land use planning often include:
- Environmental conservation Physical goals
- Restraint of urban sprawl
- Minimization of transport costs
- Prevention of land use conflicts
- Reduction in exposure to pollutants. Land use
plan
MODULE
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LAND USE AND ZONING

Social
Economic community
goals goals

SOURCE: https://en.wikipedia.org/wiki/Land-
use_planning
• In urban planning, land use planning seeks to order and regulate land use in an efficient and ethical way,
https://en.wikipedia.org/wiki/Land_use#:~:tex
t=Land%20use%20involves%20the%20man thus preventing land use conflicts.
agement,than%2010%20thousand%20years
%20ago.

• Governments use land use planning to manage the development of land within their jurisdictions.
 18ARC86
URBAN PLANNING LAND USE CLASSIFICATION IN LOCAL PLANS

A land use plan guides the development of a city. As a blueprint for the future, a land use plan plays an important role
in determining:

a. The geographic location of all of a city’s essential features: The land use component of a plan
identifies locations for future
development and addresses concerns about existing parts of the
city, such as declining neighborhoods that may be in need of revitalization.

b. Relationships between the different elements of the city: How one element of a city is related
to another has a lot to do with the geographic organization of land use patterns

c. How much of an impact the city has on the natural environment: Cities affect the environment by using land that
would otherwise be undeveloped. Cities with compact land use patterns and well-coordinated
MODULE
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elements, such as transportation and housing, tend to have less of an impact.
LAND USE AND ZONING
Cities are classified into 6 major land-use groups:
• Residential
• Commercial
• Industrial.
• Institutional and Public buildings
• Agricultural areas and open space
• Transportation
 18ARC86
URBAN PLANNING LAND USE

Color Pattern Land use

Cross hatches with darker patterns Residential

Slanted lines, darker patterns Commercial

Points, diamonds, stars Industrial, transportation and utilities
Vertical lines Public use
Stipple patterns Parks and recreation
Curved lines Agricultural

MODULE FURTHER READING:

Click to Edit 4

LAND USE AND ZONING Book: The urban

pattern by Arthur B
Gallion, Simon Eisner

Chapter 20: Elements

SOURCE: https://www.makaan.com/iq/news-
views/zoning-is-unjust-anti-poor-a-cause-of-
of land use.
inequality
 18ARC86
URBAN PLANNING SIMPLIFIED URBAN LAND USE CLASSIFICATION

MODULE
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LAND USE AND ZONING

 18ARC86
URBAN PLANNING SIMPLIFIED URBAN LAND USE CLASSIFICATION

URDPFI GUIDELINES VOLUME I

(Jan 2015)
Page Number: 382 to 391

MODULE
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LAND USE AND ZONING

 18ARC86
URBAN PLANNING LAND USE STRUCTURE FOR URBAN CENTRES

MODULE
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LAND USE AND ZONING

 18ARC86
URBAN PLANNING RELATIONSHIP BETWEEN LAND USE

MODULE
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LAND USE AND ZONING

Land use, both informal and functional representations, implies a set of relationships with other land uses.

SOURCE:
https://transportgeography.org/contents/chap
commercial land use involves relationships with its suppliers and
For instance,

customers.
ter8/urban-land-use-transportation/

While relationships with suppliers will dominantly be related to the mobility of freight, relationships with
customers would also include the mobility of people.
Thus, a level of accessibility to both systems of circulation must be present for a functional transportation/land
use system
 18ARC86
URBAN PLANNING ZONING

division of a municipality or community into different districts

• Zoning is the

and zones in which certain activities are prohibited and others are permitted.
• Zoning is actually aplanning control tool and the way governments regulate the physical
development of land based on its usage, purpose, geology, etc.

• It is the regulation and restriction of land uses based on a pre-determined plan.

• It defines the rules that govern what and where people and institutions can and cannot build in our cities,
suburbs, and towns.
MODULE
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• The purpose of zoning is to protect and conserve the value of land use.
LAND USE AND ZONING
Typically classified into following types:
a. Euclidian zoning
b. Performance zoning
SOURCE:
http://www.differencebetween.net/business/diff
c. Incentive zoning
erence-between-land-use-and-zoning/
d. Form based zoning
 18ARC86
URBAN PLANNING PRINCIPLES OF ZONING

• Functional distribution of work centers and living areas.

• To optimize travel distances and increase an efficient functioning of activities.

• To promote economic development for all sectors.

• To preserve sensitive areas.

MODULE
Click to Edit 4 • To rehabilitate and improve the quality of life for the residents.

LAND USE AND ZONING • To secure health and safety.

• To segregate nuisance areas or special uses like logistics, warehouses, wholesale, airport etc.,

SOURCE:
http://www.differencebetween.net/busi
ness/difference-between-land-use-
and-zoning/
 18ARC86
URBAN PLANNING ZONING

There are mainly four ways by which zoning ordinances control future
development:
1. Incorporating future land use into a comprehensive plan

2. Protecting existing land uses from incompatible uses

3. Adequately serving future development with streets, schools, parks, and utility systems

4. Directing development away from environmentally sensitive areas

MODULE
Click to Edit 4 Each zoning district regulates:
• Types of uses allowed
LAND USE AND ZONING • Density (floor area ratio-FAR)
• Overall density
• Density of individual uses
• Building Form
SOURCE: http://ijaup.iust.ac.ir/article-1-511-
en.pdf
• Number of dwelling units
• Amount of open space
• Required parking (if any)
• Lot coverage
• Distance from buildings and lot lines
 18ARC86
URBAN PLANNING TYPES OF LAND USE ZONING

MODULE
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LAND USE AND ZONING

SOURCE:
https://transportgeography.org/contents/chap
ter8/urban-land-use-transportation/land-use-
zoning/
 18ARC86
URBAN PLANNING DIFFERENCE BETWEEN LAND USE AND ZONING

MODULE
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LAND USE AND ZONING

SOURCE:
http://www.differencebetween.net/business/diff
erence-between-land-use-and-zoning/
 18ARC86
URBAN PLANNING

MODULE
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LAND USE AND ZONING

SOURCE:
https://www.completecommunitiesde.org/plannin
g/landuse/comp-plan/
 18ARC86
URBAN PLANNING ASPECTS OF ZONING
A) DENSITY ZONING:

• It is used either increase density or maintain a low density in an area of the city.
• Density of population in residential areas is controlled by means of suitable rules and regulation.
• Three types of zoning w.r.t to density:
- Low density residential zoning: Neighbourhoods with single family dwellings with land
allowances generally limited to an acre.
- Medium density residential zoning: Single family to duplexes or other multifamily housing.
Maximum allowance is for 6 to 10 houses per acre.
- High density residential zoning: Includes apartments complexes, high rise buildings, and other
multiple dwelling properties.

MODULE
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LAND USE AND ZONING

SOURCE:
https://www.realestateagent.com/real-estate-
glossary/real-estate/density-zoning.html

Bangalore
 18ARC86
URBAN PLANNING ASPECTS OF ZONING

B) HEIGHT ZONING:
• The height zoning aims at controlling the height of buildings with due consideration of contents of the buildings and
the street width/ the marginal open spaces for the provision of light and ventilation.
• Advantages:
1) Controls the development of central business area of the cities and it thereby assists in solving
the problems associated with such heavy concentration e.g. traffic congestion etc.
2) It is found that if buildings with uniform height are constructed on important streets or roads,
it gives pleasing aesthetic appearance.
3) It prevents an undue monopoly of light and ventilation by some tall buildings at the expense of
adjacent units of small heights.

HEIGHT FACTOR ZONING CONTEXTUAL ZONING

MODULE
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LAND USE AND ZONING

SOURCE: Lecture 39: Zoning Regulation, IIT,

Roorke
 18ARC86
URBAN PLANNING ASPECTS OF ZONING
C) USE ZONING:

• This is the most important aspect of zoning and it defines the uses to which various parts of the town will be put.
• They are classified into four sub-divisions:
1) Residential zone
2) Commercial zone
3) Industrial zone
4) Recreational zone

FURTHER READING:

MODULE
Click to Edit 4 Book: The urban
pattern by Arthur B
LAND USE AND ZONING Gallion, Simon Eisner

Chapter 20: Elements

of land use.
SOURCE: Lecture 39: Zoning Regulation, IIT,
Roorke

Bangkok
 18ARC86
URBAN PLANNING

ZONING REGULATION STRUCTURAL REGULATION

MODULE
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LAND USE AND ZONING

• Use of character • Building materials
• Height and density of building • Workmanship
• Parcel of land in a community
SOURCE: Lecture 39: Zoning Regulation, IIT,
Roorke
 18ARC86
URBAN PLANNING EUCLIDEAN ZONING
Euclidean zoning also known as single-use zoning/ traditional zoning/ conventional zoning

• It is the separation of land uses by type—residential, commercial, retail, industrial, etc.—each into their
own zones or areas within each district or city.

MODULE
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LAND USE AND ZONING

SOURCE:
https://redthomes.com/blog/understanding-
euclidean-zoning-and-its-history/
https://www.mhp.net/writable/resources/docum
ents/What-is-zoning-and-how-can-it-support-
AH-by-Katy-Lacy.pdf
 18ARC86
URBAN PLANNING EUCLIDEAN ZONING

ADVANTAGES: DISADVANTAGES:

• Prevent Incompatible Land Use: can prevent the • Urban Sprawl: With limited developable land
city’s quality of life from diminishing due to within city limits, many residential developers turn
commercial or industrial construction to land with development potential outside the
city.
• Protect Property Values: can help prevent
unnecessary financial uncertainty of • Potential Segregation Issues: segregating
homeownership by protecting property values populations was and is illegal. For instance,
and, as a result, attract more potential exclusionary zoning, such as density restrictions,
homebuyers, benefitting the local economy. separates the wealthy from the poor

• Protect Open Spaces: allows cities to preserve • Limited Housing Supply: affect the housing
open spaces that can be turned into parks supply; fewer areas zoned for residential
MODULE
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there will be available to buy.
LAND USE AND ZONING • Protect Historic Neighbourhoods: can define
historic neighborhoods and create specific rules
and regulations for construction or renovations
within them. Cities can eliminate the threat of
developers coming in and destroying historic
SOURCE:
https://redthomes.com/blog/understa sites to make way for new construction
nding-euclidean-zoning-and-its-
history/
 18ARC86
URBAN PLANNING INCENTIVE ZONING

Incentive Zoning is intended to provide a reward-based system to encourage development that

meets established urban development goals.

It uses Euclidean Zoning as a baseline.

It enables projects to exceed zoning limitations (e.g., Floor Area Ratio or Density) in exchange for providing
local community benefits, such as affordable housing, neighborhood amenities, or open space.

It allows for a high degree of flexibility, but can be complex to administer.

MODULE
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LAND USE AND ZONING

 18ARC86
URBAN PLANNING INCENTIVE ZONING

ADVANTAGES: DISADVANTAGES:

• Incentive zoning is one way to help ensure that a • Incentive zoning may be met with resistance from
community continues to preserve or enhance some local community members.
desirable public amenities as it experiences
increased growth pressure. • For example, a new street connection may be a
traffic improvement that is needed area wide, but
• It can help reduce opposition to development nearby residents or businesses not receiving the
projects by providing needed public amenities incentives may raise concern about through traffic.
such as parks or public art in exchange for a • This illustrates the necessity for public involvement
project that a developer finds most appropriate for in preparing the plan.
the location.
MODULE
Click to Edit 4 • The plan should show the value of the developer
providing improvements or amenities supported by
• It provides a legal trail and clear process by
LAND USE AND ZONING the community, and also show how additional
which developers can achieve development that
density may be accommodated without impacting
they see as more beneficial to the bottom line.
the neighbors.

SOURCE:
https://www.gwinnettcounty.com/static/depart
ments/planning/unified_development_ordinan
ce/pdf/ipa_incentive_zoning.pdf
 18ARC86
URBAN PLANNING PERFORMANCE ZONING

Performance zoning is also known as effects-based planning

• It is an approach to land use planning that is based on quantifiable

performance standards that regulate the intensity of land use to
prevent adverse impact on abutting and nearby properties.

• It is intended to provide flexibility, rationality, transparency

and accountability, avoiding the arbitrariness of the Euclidean
approach and better accommodating market principles and private
property rights with environmental protection.

• It was first successfully used in industrial zoning.

MODULE
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LAND USE AND ZONING

• Performance standards are typically broken down into two categories
- Regulating the site (regulate the appearance by maintaining community character)
May include lot size, setbacks, height, floor area, building coverage, impervious surface
SOURCE:https://www.nashuarpc.org/files/72 ratios, stormwater management, parking, loading area, landscaping, etc
13/9042/4981/FS34_Performance_Zoning.p
df#:~:text=Performance%20Zoning%20is%2
0an%20approach,general%20classes%20of
%20land%20use.
https://planning.lacity.org/zoning/overview - Regulating the activity (regulate the intensity or outputs of a use)
May include, nuisance standards, internal traffic patterns, daily vehicle trips,
traffic congestion, water use, waste generated, etc.
 18ARC86
URBAN PLANNING PERFORMANCE
PERFORMANCE ZONING
ZONING

ADVANTAGES: DISADVANTAGES:

• Benefits the municipality, developers, and the • Standards and calculations can be burdensome
community as it regulates both the site and the and confusing to volunteer boards without
activity because they are not subjective, but still professional planning support.
offer flexibility.
• Performance standards taken from other
• The flexible nature can increase a communities communities can impact the effectiveness and
competitiveness in attracting development and acceptance of local standards because
investors. community visions often differ.

• Require less interpretation and make clear • The review process may be more lengthy due to
what the expectations are of the developer and the increased number and complexity of
what site development intensity is permissible. standards.

MODULE
Click to Edit 4 • In land use, it is effective in preserving • Administration and inspections, both routine and
environmentally important features through for complaints will require time and the cost of
LAND USE AND ZONING better site design. instruments to ensure that standards are met.

• The approval process will be faster and • Site performance standards are often visual. The
waivers and variances reduced when a ability to visualize how a site will look upon
development application is submitted with the approval, and 5-10 years later is important.
SOURCE:
https://www.nashuarpc.org/files/7213/9042/49 proposed uses within set limits (objective
standards make this easier)
81/FS34_Performance_Zoning.pdf#:~:text=P
erformance%20Zoning%20is%20an%20appr
oach,general%20classes%20of%20land%20
use.
 18ARC86
URBAN PLANNING FORM-BASED CODES

Form-based codes (FBCs) is a planning and zoning tool that is used for regulating development using
physical form rather than land use segregation as the organizing principle for the code.
• It aims at contributing to better quality of life by fostering a high-quality public realm.
• It pays particular attention to how a building envelope addresses the street.
• Form-based zoning regulates not the type of land use, but the form that land use may take.
• For instance, form-based zoning in a dense area may insist on low setbacks, high density, and pedestrian
accessibility.
• FBCs are designed to directly respond to the physical structure of a community in order to create more
walkable and adaptable environments

MODULE
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LAND USE AND ZONING

SOURCE:
https://smartnet.niua.org/sites/default/files/reso
urces/fbc_guidebook_.pdf
https://planningtank.com/blog/form-based-
codes
https://www.damariscottame.com/sites/g/files/v
yhlif4311/f/uploads/regulations.pdf
 18ARC86
URBAN PLANNING FORM-BASED CODES
PRINCIPLES OF FORM BASED CODES
1) Coordinated built form:
The principle addresses the nature and characteristics of the
built form and the correlation with the surrounding buildings and
activities.

2) Complete streets:
This principle essentially focuses on developing streets and
networks that are
designed and operated to enable safe, attractive, and
comfortable access and travel for all users and modes.

3) Accessible public spaces:

The principle focuses on contextually designed and located in
MODULE
Click to Edit 4 the form of open spaces, parks and other civic spaces which help
create livable neighborhoods.
LAND USE AND ZONING

SOURCE:
https://smartnet.niua.org/sites/default/files/re
sources/fbc_guidebook_.pdf

1) 2) 3)
 18ARC86
URBAN PLANNING FORM-BASED CODES
PRINCIPLES OF FORM BASED CODES
4) Effective mobility management:
The principle focuses on creating strategies to reduce travel
demand or to redistribute this demand in space or in time,
through effective methods like use of public transport and
discouraging private transport.

5) Contextual landscapes:
The principle focuses focus critical aspects of landscaping
(vegetation and street elements) on both public areas as well
as the private setback spaces of the properties.

6) Environmental and cultural inclusivity:

The principle addresses the need to preserve and
MODULE
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LAND USE AND ZONING

SOURCE:
https://smartnet.niua.org/sites/default/files/res
ources/fbc_guidebook_.pdf

4) 5) 6)
 18ARC86
URBAN PLANNING FORM-BASED CODES

ADVANTAGES: DISADVANTAGES:

• Allows mixed use by right. • Requires more upfront planning

(charrettes, public input, etc.)
• More efficiently plans and uses
public infrastructure – water, sewer, roads, etc. • Represents change

• Clear standards so design/form is • Little control over uses unless specify

predictable and meets community goals prohibited uses or establish proportion of
MODULE types of uses in advance.
Click to Edit 4
• Focuses on quality of public realm public • Developers / landowners must learn a new
LAND USE AND ZONING gathering places, engaging streetscapes. way of conducting business.
• Quicker review process

SOURCE:
https://www.damariscottame.com/sites/g/files/v
yhlif4311/f/uploads/regulations.pdf
 18ARC86
URBAN PLANNING

MODULE
Click to Edit 4

LAND USE AND ZONING

SOURCE:
https://smartnet.niua.org/sites/default/files/re
sources/fbc_guidebook_.pdf
 18ARC86
URBAN PLANNING TRANSFER OF DEVELOPMENT RIGHTS

In urban areas, especially with development pressure, historic buildings can be threatened by economic
forces.
• "Transfer of Development Rights" (TDR) program can help make the development process more financially
equitable.

• A TDR program allows owners of buildings in zoning districts where more intense development is
permitted to sell that development potential to owners of other sites

• Mechanism to reduce new construction in crowded areas and shift it to less dense parts

MODULE
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LAND USE AND ZONING

 18ARC86
URBAN PLANNING PLANNED UNIT DEVELOPMENT

• A planned unit development (PUD) is a type of

flexible, non-Euclidean zoning device that
redefines the land uses allowed within a stated
land area.

• ORIGIN: 1926 enactment of the Model Planning

Enabling Act of 1925 by the Committee on the Regional
Plan of New York.

• PUDs consist of unitary

site plans that
Bonner County Land Use Code illustration comparing a
standard subdivision with a conservation subdivision.
promote the creation of open spaces, mixed-
MODULE
Click to Edit 4 use housing and land uses, environmental preservation
ADVANTAGES: and sustainability, and development flexibility.
LAND USE AND ZONING • Convenience- designed to be self-sufficient
• Community- socializing • Areas rezoned as PUDs include building
• Land ownership- own the house and the land developments, designed groupings of both varied and
• Maintenance- at community level compatible land uses —such as housing, recreation,
commercial centers, and industrial parks— within one
SOURCE:
https://www.masterclass.com/articles/planned
-unit-development-guide#what-are-the-
DISADVANTAGES: contained development or subdivision.
advantages-of-a-planned-unit-development
• Fees- property cost & maintenance
• Regulations- guidelines & restrictions • Developed areas vary in size and by zoned uses, such
• Space- built close together as industrial, commercial, and residential.
• Zoning- complicated than standard zoning laws
 18ARC86
URBAN PLANNING PLANNED UNIT DEVELOPMENT

MODULE
Click to Edit 4

LAND USE AND ZONING

SOURCE: https://mrsc.org/Home/Stay-
Eg: Conceptual development plan map illustrating multiple anticipated phases.
Informed/MRSC-Insight/November-
2012/Planned-Unit-Developments-Real-World-
Experiences.aspx
• The concept includes plans for streets and trails, parks and open space corridors, and land uses/housing types.
• Such plans would be accompanied by sketches and photos of development examples, and numbers and/or
parameters for the types and amount of development.
• A detailed subdivision application for Phase 1 could be submitted simultaneous with the PUD application, or within a
specified time frame after PUD approval.
 18ARC86
URBAN PLANNING CRITICAL ISSUES IN LAND USE PLANNING IN INDIA

• Conversion of agricultural land

• Land acquisition

• Invasion of coastal lands

• Attack on hills and mountains

• Sky rocketing Land prices

• Changes in land use

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• Need for a firm land use policy
LAND USE AND ZONING

FURTHER READING:

CRITICAL ISSUES IN LAND- USE PLANNING IN INDIA by Sulabha Brahme

 18ARC86
URBAN PLANNING
CASE STUDY: BHOPAL DEVELOPMENT PLAN

DRAFT BHOPAL DEVELOPMENT PLAN 2031

VOLUME 3
http://mptownplan.gov.in/LU-panel/Bhopal/Amrut/ENGLISH/VOL3.pdf
MODULE
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LAND USE AND ZONING

VOLUME 1: Existing conditions, studies and analysis

VOLUME 2: Planning proposals and recommendations
VOLUME 3: Development Promotion Regulations
 18ARC86
URBAN PLANNING
CASE STUDY: BHOPAL DEVELOPMENT PLAN

MODULE
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LAND USE AND ZONING LONG TERM PLANNING PROPOSALS: effectively for future, and retain the land for it, this includes:
Road network, public transport (e.g. Metro) and major infrastructure
Natural &built heritage
MID TERM PLANNING PROPOSALS: (20 - 30 years), may be revised & upgraded after periodic evaluation
SOURCE: http://mptownplan.gov.in/LU-
or by government policy interventions. This includes:
panel/Bhopal/Amrut/ENGLISH/VOL2.pdf
Physical Infrastructure
Social Infrastructure
SHORT TERM PLANNING PROPOSALS : (10-20 years) and flexible, that may be allowed to change,
depending on the demand of time
Building Uses
Permissible Land Uses
 18ARC86
URBAN PLANNING
CASE STUDY: BHOPAL DEVELOPMENT PLAN

MODULE
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LAND USE AND ZONING

SOURCE: Lecture 39: Zoning Regulation,

IIT, Roorke
Residential group is further categorized into 5 sub categories (yellow to brown)
Category I- Existing residential zone
Category II- Proposed area
Category III- Preservation of certain areas in the city
Category IV- Delineated for Urban expansion
Category V- Delineated for low density to preserve the ecological sensitive/ecology of the city
 18ARC86
URBAN PLANNING
CASE STUDY: BHOPAL DEVELOPMENT PLAN

MODULE
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LAND USE AND ZONING

SOURCE: Lecture 39: Zoning Regulation, IIT,

Roorke

TOD in land use planning:

TOD overlayed with metro line phase 1.
Purpose of TOD zone: live & work near metro corridor.
TOD zone contains older structures that shall be incentivized to redevelop with higher FAR (taken through
local area plans)
 18ARC86
URBAN PLANNING
CASE STUDY: BHOPAL DEVELOPMENT PLAN

MODULE
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LAND USE AND ZONING

SOURCE: Lecture 39: Zoning Regulation,

IIT, Roorke Transited oriented zones: 500m on either sides of metro line. All buildings in the zone shall belong to TOD
Transit oriented zone is an effective tool to promote compact TOD within the walking distance of public
transit nodes
Purpose: Promote TOD in the city and to integrate land use and transportation interface.
Help people to use public transit, provide housing, employment, entertainment, civic amenities at walkable
distance (decrease use of private vehicles)
Sustainable transit oriented densification can be achieved through TDR (by Bhopal Development plan)
 18ARC86
URBAN PLANNING
CASE STUDY: BHOPAL DEVELOPMENT PLAN

MODULE
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LAND USE AND ZONING

SOURCE: Lecture 39: Zoning Regulation,

IIT, Roorke

Identified to delineate the core wall and its extension with its distinct character and heritage features/fabric
Purpose of old city zone: to incentivize heritage conservation and allow controlled urban regeneration to maintain the
overall urban character of old city of Bhopal.
Authority recommendation to undertake the preparation of heritage conservation and management plan for old city
zone. (to be prepared by urban local body or any appropriate authority)
 18ARC86
URBAN PLANNING
CASE STUDY: BHOPAL DEVELOPMENT PLAN

MODULE
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LAND USE AND ZONING

SOURCE: Lecture 39: Zoning

Regulation, IIT, Roorke

Distributed to cater to entire population.

Changing the nature of the place to counter the identified problem.
Zone I- upgradation of current commercial centre (commercial to commercial mixed use centre) and
provide higher FAR to accommodate larger population.
Zone II- upgradation of existing commercial subsidy centres of new market etc.,
Zone III- new proposed commercial area
 18ARC86
URBAN PLANNING
CASE STUDY: BHOPAL DEVELOPMENT PLAN

MODULE
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LAND USE AND ZONING

SOURCE: Lecture 39: Zoning Regulation,

IIT, Roorke

Comprise of the area identified for area based development under smart cities mission.
 18ARC86
URBAN PLANNING
CASE STUDY: BHOPAL DEVELOPMENT PLAN

MODULE
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LAND USE AND ZONING

SOURCE: Lecture 39: Zoning

Regulation, IIT, Roorke

Industrial zone has been delineated to identify areas where large, medium and small scale industries are either
currently located or are proposed to be developed to promote sector economy in the region.

Industries-2: to identify all industrial areas where current permissible activities are unfit for human habitation. (residential
areas are not allowed to be permissible in close proximity)
 18ARC86
URBAN PLANNING
CASE STUDY: BHOPAL DEVELOPMENT PLAN

MODULE
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LAND USE AND ZONING

SOURCE: Lecture 39: Zoning Regulation,

IIT, Roorke

Provision of key infrastructure in Bhopal planning area.

Uniformly distributed across the city .
Red- Large scale institutional
G1- parks and gardens. (use existing land and propose major green areas at city, regional and district level)
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SOURCE: Lecture 39: Zoning Regulation,

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SOURCE: Lecture 39: Zoning Regulation,

IIT, Roorke

G3 zone is delineated to incorporate all existing geological botanical garden. (activities as per environmental
ministry , Government of India.)
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SOURCE: Lecture 39: Zoning Regulation,

IIT, Roorke

All existing areas where lakefront development is undertaken

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SOURCE: Lecture 39: Zoning Regulation, IIT,

Roorke

Catchment zone 1- most sensitive areas with stringent regulations around it.
Incorporating areas with buffers of 50m and above both sides.
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SOURCE: Lecture 39: Zoning

Regulation, IIT, Roorke

Catchment zone 2 constitutes all catchment areas beyond the catchment zone 1 buffer.
To regulate Eco sensitive development for tourism and allied activities.
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SOURCE: Lecture 39: Zoning Regulation, IIT,

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To secure high intensity vegetation across the city.

Topography aspect and environmental considerations are addressed through the use zoning.
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SOURCE: Lecture 39: Zoning Regulation, IIT,

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This zone identifies the primary agricultural areas with supporting activities in the peri-urban areas.
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SOURCE: Lecture 39: Zoning Regulation, IIT,

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Village areas are also identified so that villages can exist without loosing their organic and
traditional form / character.
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