UNIT4 Urban Planning and Renewal

UNIT 4 – URBAN PLANNING AND RENEWAL AR 6902 HUMAN SETTLEMENTS AND PLANNING
 Scope and Content of Master plan

 planning area, land use plan and Zoning regulations
 zonal plan – need, linkage to master plan and land use plan
 planned unit development (PUD) – need, applicability and development regulations
 Urban Renewal Plan – Meaning, Redevelopment, Rehabilitation and Conservation
 JNNURM – case studies.
Urban
Urban means "related to cities." It may refer to:
• Urban area, geographical area distinct from rural areas
• Urban culture, the culture of towns and cities, sometimes used as a euphemism for African-American culture
Definition of urban area

• (i) all places with a municipality, corporation, cantonment board or notified town area committee;
• (ii) all other places which has features as
(1) a minimum population of 5000;
(2) at least 75% of the male working population engaged in non- agricultural pursuits and
(1) a density of population of at least 400 persons per sq. km.
Apart from urban area & urban agglomeration rest is considered as Rural Area
URBAN PLANNING
Urban Planning is a technical and political process concerned with the development and use of land, protection and
use of the environment, public welfare, and the design of the urban environment, including air, water, and the
infrastructure passing into and out of urban areas such as transportation, communications, and distribution networks.
 Master plan
A Master Plan is the long term perspective plan for
guiding the sustainable planned development of the
city.
• For a successful City/town planning there must be
a plan, which envisages(predict) the entire City/town
as a single unit. This is necessary to achieve overall
development of the town in co-coordinated manner.
• The development or expansion of a City/town
takes a long time, and therefore, the development
requires control at any time on the basis of a plan.
such a plan is called as “Master
Plan”
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 NECESSITY OF THE MASTER PLAN

• The period of ‘Industrial revolution’ (1760 – 1820) marks an
important epoch in the history of the growth of all the cities.
Between the two world wars and especially after the Second
World War (1939 – 45), many towns and cities have been grown
up haphazardly without proper planning.
• And the over-grown cities became a mess and a muddle with

all the evils. The industries have been set up in the heart of the
cities without any consideration of transport and other utility
services.
• The migration of rural population has caused housing

shortage and increased congestion. The rapid development of
transport has been found to be inadequate for the growing needs
of the automobiles. It has caused over-crowding and congestion
on the roads resulting road accidents.
• Industries have encroached upon the residential areas

causing shortage of open and recreational areas. In order to
eradicate the evils of the ill- planned cities, there is a need of a
comprehensive Master plan for the general welfare of the citizens
in respect of health, convenience and comfort.
 LEGAL PROVISIONS
SECTION 17 of Tamilnadu Town and Country Planning Act of 1971 provide that after the declaration of the local
planning area and after the constitution of the appropriate planning authority, the constitution of the appropriate
planning authority shall within such time as may be prescribed and after consulting the regional planning authority
and the local authorities concerned, prepare and submit to the government, a plan hereafter called the master plan
for the local planning area.
 SCOPE AND CONTENT OF MASTER PLAN

The master plan may propose or provide for all or any of the following matters, namely
1. The manner in which the land in the planning area shall be used.
2. The ALLOTMENT OR RESERVATION of land for residential, commercial, industrial and agricultural
purposes and for parks, playfields and open spaces.
3. The allotment or reservation of land for public buildings, institutions and for civic amenities.
4. The making of provision for the national highways, arterial roads, ring roads, major streets, lines of
communication including railways, airports and canals.
5. The traffic and transportation pattern and traffic circulation pattern.
6. The major road and street improvements.
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7. The areas reserved for future development, expansion and for new housing.
8. The provision for the improvement of areas or bad layout or obsolete development and slum areas
and for relocation of population.
9. The amenities, services and utilities.
10. The provision for detailed development of specific areas for housing, shopping, industries
and civic amenities and educational and cultural facilities.
11. The control of architectural features, elevation and frontage of buildings and structures.
12. The provision for regulating the zone, the location height, number of storeys and size of buildings
and other structures, the size of the yards and other open spaces and the use of buildings,
structures and land.
13. The stages by which the master plan shall be carried out.
 CONTENT OF MASTER PLAN

1. Introduction
2. Demography
3. Economy
4. Land use & structure
5. Infrastructure
-water supply, sewage & Electricity
6. Environment and Disaster Management
7. Traffic and Transportation
8. Urban basic services for the poor
-slum rehabilitation, schemes & Housing
9. Social facilities
10. Finance patterns
11. Visions and goals
12. Investment plans
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 STAGES IN THE PREPARATION OF MASTER PLAN

• The re-planning of an existing town is more
complex than planning or designing a new town
on virgin land, such as capital towns like New
Delhi, Chandigarh, industrial town like Rourkela,
port town, military cantonments etc. The work of
ordinary town-planner is usually restricted to re
planning of an existing town.
• After taking the Government sanction to prepare
the scheme, next work is to collect the data and
relevant information, with the help of a
comprehensive civic survey. From the data
collected in the civic survey, he is in a position to
make a correct diagnosis of the various ills of the
town and suggest remedies for their cure.
• For the collection of data for the planning scheme, the town is divided into old town and new town.
In the former case, the work is tedious because the old town usually consists of narrow streets,
congestion, insanitation, and un-healthy conditions etc. But in the latter case, zoned areas, provision
of all civic amenities etc.
• However care should be taken to keep the whole town, old or new alike in all aspect and finally
blended skilfully so as to form in-separately interwoven structure.
 DURATION OF PREPARATION OF MASTER PLAN

• The planning authority prepares the interim master plan, also called the outline development plan.
The statutory time limit is two years.
• It shall then be notified for the public comments and suggestions (1 month).
• The draft plan may be revised in the light of the public and expert comments and shall be submitted
for Govt’s sanction
(4 months from date of publication of the draft plan to be further extended by the Govt. by three
months, if required).
• The Govt. sanctions the revised plan and appoints an arbitrator (12 months).
• The arbitrator after holding proceedings in respect of each plot, publishes the award and submits
the detailed proposals to the higher authority such as the president of the Tribunal of Arbitration
(no fixed time limit but at least 12 months for small scheme and more for longer schemes).
• The tribunal shall make thorough scrutiny of arbitrator’s proposals and convey their decision
(usually 6 months).
• The arbitrator prepares the final scheme and submits to Govt. with plans through the local
authority (usually 6 months). The local authority forwards the final scheme to the Govt. (usually 3
months).
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• Govt. sanctions the final scheme after the photozinco Dept., has printed all the plans (normally 9
months) after which the final scheme of Action plan comes into force (usually 2 months after the
Govt.’s sanction).
• The detailed master plan also called the comprehensive development plan is duly approved and
sanctioned by the Govt. then made legally bindings on all the authorities concerned, by giving it a
legal status.
• Lastly a financial programme is prepared to devise the ways and means for the implementation of
the master plan according to the schedule.
 APPROACH TO URBAN PLANNING AND DEVELOPMENT

• Taking into account the problems of existing planning system of urban development in India, the
UDPFI (Urban Development Plan Formulation and Implementation) guidelines were prepared by
ITPI (Institute of Town Planners, India) at the behest of the Ministry of Urban development and
poverty alleviation, Government of India and recommended urban development planning system
consisting of a set of four inter-related plans i.e.
(a) perspective plan
(b) Development plan
(c) Annual plan and
(d) Plans of projects / schemes
 DEVELOPMENT PLAN
• Development plan prepared within the framework of the approved perspective plan is medium term
(5 years) comprehensive plan of spatio-economic development of the urban center.
• The OBJECTIVE of a development plan is to provide further necessary details and intended actions in
the form of strategies and physical proposals for development of the urban center, including
employment generation, economic base, transportation and land use, housing and other
infrastructure, and matters like environment, conservation and ecology.
• It also contains implementation strategies, agency-wise(including private sector) schemes / projects,
development promotion rules, and resource mobilization plan with particular reference to finance,
land and manpower and provides an efficient system of monitoring and review.
• Development plan is a statutory document, approved and adopted by the local authority for
implementation, with the help of schemes and projects and would be co-terminus WITH FIVE YEAR
PLANS OF STATE GOVERNMENTS / local bodies, which would provide opportunities to incorporate
the needs and development aspirations of the people through the elected representatives.
 ANNUAL PLANS
• The purpose of preparation of Annual plan, is to identify the new schemes / projects, which the
authority will undertake for implementation, during the year, taking into account the physical and
fiscal performance of the preceding year, keeping in view the priorities, the policies and the
proposals contained in the approved Development plan.
• These plans would also provide the resource requirements during the year and the sources of
funding including those mobilized by the local authorities, i.e. grants, aids and projects / scheme
funds, of the state and central governments.
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• It is thus, an important document for resource mobilization. This will also enable the funding
agencies to allocate the funds in phased manner.
 PLANS OF SCHEMES / PROJECTS

• Conceived within the framework of the Development plan, schemes / projects are the working
layouts, providing all necessary details for execution including finance, development, administration
and management.
• These schemes / projects could be for any area, old or new, of any activity or land use like
residential, commercial, industrial, recreational, educational or health related or infrastructure
development, separately or in an integrated manner, by any agency such as government, semi-
government, private or even individuals or for any agency.
 LAND USE PLAN
 THE NEED
a. To ensure orderly arrangement of the various parts of the town put to different uses such as
residential, industrial, commercial, etc., so that each part could perform its functions efficiently with
minimum cost and conflict.
b. Equitable distribution of land uses with respect to population.
c. To locate the uses in such a manner that utility is optimized and the costs like transfer costs are
minimized.
d. To utilize high valuable land which are either unutilized or under-utilized at present.
e. To reconstruct the older part of the town so as to bring it into a livable condition
f. To ensure equitable distribution of basic amenities and facilities and to locate them within easy
reach of the inhabitants.
 LAND USE PLAN

The term land use plan generally refers to man’s activities on land which are directly related to the land.
The activity or development of land influences the growth of a city that is if the city’s growth is to be
regulated there should be proper management and control over the land use for better utilization.
The land use plan designates the areas of the city adopted to development for the various land uses.
LAND USE IN URBAN AREAS IS CLASSIFIED AS
1. Residential
2. Commercial
3. Industrial
4. Public and semi public
5. Transport and communication
6. Open spaces
7. Recreational
8. Agricultural
9. Vacant
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LAND USE CLASSIFICATION AND SUB GROUPS
MAIN GROUP SUB GROUP
Primary residential
RESIDENTIAL Mixed residential
Comprising of single family, double family, multi
family
COMMERCIAL Retail and whole sale trade, other professional and

commercial establishments including restaurants,
hotels and theatres.
Light industry, general, special and hazardous

INDUSTRIAL industry
Educational, cultural and religious institutions,

PUBLIC AND SEMI PUBLIC USES medical and health institutions, govt. and quasi
govt. offices, governor’s residence and land
belonging to defence.
Roads, railways, transport depots and terminals,

TRANSPORT AND COMMUNICATION parking areas, dockyard, jetties and piers, airports,
broadcasting stations etc.
Electric power plant, sub stations, transmission

UTILITIES towers, water supply, drainage and sanitary
installations(treatment plants and disposal
works),gas installations
OPEN SPACE AND RECREATION Parks and playfields and other recreational uses
AGRICULTURAL Agricultural fields, Markets, garden orchards and

nurseries, pasture including forest lands
VACANT LAND Land undeveloped and unoccupied by any use
NON URBAN Cemeteries, brick kilns, quarries and mines
 DEVELOPMENT CONTROL
Development means the carrying out of all or any of the works contemplate in a regional plan, master plan,
detailed development plan or a new town development prepared under Town and Country planning Act
1971, including subdivisions, layout, reconstitution or amalgamation of land and shall include the carrying
out of building, engineering, mining or other operations in or over or under land or the making of any
material change in the use of any building or land.
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DEVELOPMENT CONTROL MECHANISM IN CHENNAI

The physical strategy adopted in the first master plan provided a policy framework for future development
and served as a basis for regulation of development through a control mechanism over the use of land and
building to achieve the goals. The master plan approved by the Government was enforced by the Chennai
Metropolitan Development Authority(CMDA) since 1975.It consists of two inter related part- the land use
plan for the Chennai Metropolitan area and the Development Control Rules (DCR).
DCR lays down the stipulations with which any development must comply. Development includes the
initiation of any use, Change of use besides the normally understood construction, reconstruction, sub
division of land and laying out of land.
OBJECTIVES OF DCR
1. To enable the public authorities to maximize the use of land
2. Prevent developments contradictory to the general wellbeing of the community.
3. To steer development into certain locations
4. To encourage certain type of development which are for the betterment of the community.
CATEGORISATION OF LAND BY DCR
For the purposes of regulations CMA has been divided into the following three tracts based on intensity of
development as
1. George town and continuous building areas
2. Rest of the city and municipal township areas
3. Other areas of the CMA
Categorization of land according to special characteristics
1. Continuous buildings
2. Economically weaker sections
3. Multi – storied buildings
DCR COMPRISES OF
1. Zoning regulations
2. Building byelaws
3. Layout rules
 ZONING REGULATIONS
The development control rules provide for a variety of activities within each use zone. However this is
tempered by the limitation the secondary effects are likely to have on the environment envisaged for a
particular use zone. The DCR categories the details of activities permissible under each zone into two:
those that are ordinarily permissible and those that are permissible with special sanctions of the CMDA.
The various USE ZONES are:
1. Primary residential use zone
2. Mixed residential use zone
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3. Institutional use zone

4. Open space & recreational use zone
5. Commercial use zone
6. Agricultural zone
7. Light industrial zone
8. General industrial use zone
9. Non-urban use zone
PRIMARY RESIDENTIAL USE ZONE
 Uses permitted
i) Any residence including dwelling, detached, semi-detached, tenements or flats
and service apartments.
ii) Professional consulting offices and incidental uses thereto occupying a floor area
not exceeding 40 sq.m.
iii) Schools of Commerce including Tutorial Institutions not exceeding 100 sq.m. in
floor area.
iv) Petty shops dealing with daily essentials like retail sale of provisions, soft drinks,
cigarettes, news papers, etc., tea stalls, bakery, confectionary, retail shops,
mutton stalls, milk kiosk, cycle repair shops, tailoring shops, internet/computer
centers and ATMs etc. occupying a floor area not exceeding 40 sq.m.
v) Nursery schools, Primary Schools, Libraries and reading rooms.
vi) Parks, play grounds, farms, gardens, nurseries, including incidental buildings
thereon.
vii) Cottage industries
viii) Garment industries, craft centers and assembly of electronic parts for
manufacture of radios, transistors, television sets, computer chips and such
other electronic industries with installations not exceeding 5 HP and the number
of employees not exceeding 25 numbers.
ix) Installation of Motor for pumping water,Air conditioning, Lifts, Solar Heaters,
Dish Antennas, etc.
 Permitted by special sanctions

i) Hostels, and dormitories not exceeding 300 sq.m. in floor area.
ii) Working women hostels, old age homes
iii) Religious buildings, Welfare Institutions and Assembly Halls occupying floor
area not exceeding 300 sq.m.
iv) Govt./Semi Govt. Offices, Banks, Pay Offices, Post Office, Offices of Electricity
Board, Chennai City Corporation, Tamil Nadu Cooperative Milk Producers
Federation Limited, etc. occupying a floor area not exceeding 300 sq.m.
v) Public Utility Buildings like sewage pumping stations, water works, Fire
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Stations, Telephone exchanges.

vi) Swimming Pool attached to residential activity in a plot.
vii) Daily or weekly markets serving local needs.
viii) Transport depots, Bus Terminus and Railway Stations.
ix) Burning, Burial grounds, crematoria and cemeteries.
x) High schools and Higher Secondary Schools
xi) Restaurants not exceeding 300 sq.m. in floor area provided the width of the
abutting road is minimum 10 metres
xii) Clinics, Nursing Homes, Dispensaries and other Health facilities not exceeding
300 sq.m. in floor area provided the width of the abutting road is minimum 10 m
xiii) Departmental stores
xiv) Fuel filling stations and service stations with installations not exceeding 5 HP
provided the width of the abutting road is minimum 10 metres
xv) Air-conditioned Cinema Theatres abutting min. 12 m wide road.
 Uses prohibited
All uses/activities not specifically mentioned under above two categories shall be prohibited in this zone.
MIXED RESIDENTIAL USE ZONE
 Uses permitted
All activities permissible in Primary Residential use zone.
Banks and Safe Deposit Vaults, Business Office and other Commercial or Financial Institutions ,Hotels,
Restaurants, Hostels, Dormitories, Boarding and Lodging houses ,Welfare Institutions , Clinics, Hospitals,
Dispensaries, Nursing Homes and other Health facilities , Establishments and shops retailing in vegetables,
fruits, flowers, fish, meat and such other daily necessities of the residents, including departmental stores,
Bakeries, Confectionaries, Laundries, tailoring, Goldsmith shops, hairdressing saloons – ( all occupying a
floor area not exceeding 500 sq.m.)
Fuel filling stations, and automobile service stations with installation not exceeding 30 HP.
Industries listed by the Tamil Nadu Pollution Control Board as ‘Green’ Industries listed in Annexure-VI and
subject to maximum installation of 30 HP.
Taxi stands and car parking including multilevel parking
Automobile workshop with floor area not exceeding 300 sq.m and electrical installations not exceeding 15
H.P.
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Preview theatres and dubbing theatres, Colleges, higher educational, technical and research
institutions, Foreign Missions, Embassies and Consulates. Assembly Halls, Kalyana Mandapams and
Cinema theatres, Multiplex complexes along roads of width min. 12m.
 Uses prohibited
INSTITUTIONAL USE ZONE

 Uses permitted
Educational institutions including colleges and institutions of higher education, research, technical and
training in nature, Govt. and quasi Govt. offices and institutions, Professional and business offices, Art
galleries, Archives, Museums, Public Libraries, Social and Cultural Institutions and Religious buildings.
Hospitals, Sanatoria, and other medical and public health institutions.
Parks, Play fields, Swimming pools and other public and Semi-public open spaces.
Broadcasting, telecasting, installations and Weather stations.
Public utilities, municipal and community facilities.
Nursery, Primary and Secondary Schools.
Social and Cultural Institutions including Sabhas.
Residential and commercial spaces incidental to the activities permissible in this use zone.
( all areas not exceeding 5 hectares.)
Transport terminals, bus and railway stations, Airport, Harbour, and parking
lots including multilevel parking lots
ii) Cinema theatres and others entertainment centres and Kalyana mandapams.
iii) Clubs, community halls, Assembly halls, Auditoriums and Theatres
iv) Sports stadium, Recreation Complexes, Exhibition, Fares.
v) Burial Ground, Burning Ground, Cemeteries, crematoria
vi) Buildings for development of software and its associated computer technology
applications I.T.Parks
vii) Manufacture of computer hardware
viii) Bio- informatics centres.
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ix) Container terminals at sites abutting and gaining access from public roads of
width minimum 18 metres
x) Foreign mission, Embassies, Consulates
 Uses prohibited
OPEN SPACE & RECREATIONAL USE ZONE
In this zone buildings or premises shall be permitted for the following purposes and accessory uses:
 Normally Permissible uses:
i) All public and semi public recreationaluses and open spaces, parks and play grounds, zoological and
botanical gardens, nurseries, waterfront developments, museums and memorials.
ii) Installations that may be necessary for the uses mentioned above.
 Permissible with special sanction of the CMDA:
i) Theme parks and amusement parks
ii) Open Air Theatre, Exhibitions, Circuses, Fairs and Festivalgrounds, public utilities.
iii) Burial and burning grounds or crematoria.
iv) Incidental residential uses for essential staff required to be maintained in the premises.
v) Incidental commercial uses
vi) Hotels and restaurants not exceeding 300 sq.m.
vii) Beach cottages each not exceeding 100 sq.m. in floor area and 7.5 m in height.
viii) Sports stadia and recreational complexes.
 Uses prohibited
COMMERCIAL USE ZONE
 Normally permissible uses:
i) All activities that is permissible in Primary Residential and Mixed Residential Zones without restriction of
floor area (except industries)
ii) All commercial and business uses including all shops, stores, markets, shopping centers and uses
connected with the display and retail sale of merchandise but excluding explosives, obnoxious products and
other materials likely to cause health hazards and danger to lives.
iii) Fuel filling stations, automobile service stations and workshops with installation not exceeding 50 HP.
iv) Industries listed out by the Tamil Nadu Pollution Control Board as “Green” Industries listed in Annexure
VI and as “Orange Industries” listed in Annexure VII subject to a maximum installation of 50 HP.
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v) Research, Experimental and Testing laboratories not involving danger of fire, explosives or health
hazards.
vi) Warehouses and other uses connected with storage of wholesale trade in commodities not notified
under the Specified Commodity Act, but excluding storage of explosives or products which are either
obnoxious or likely to cause health hazards.
vii) Buildings for development of software and its associated computer technology applications, IT Parks.
viii) Bio-informatics centres
i) Broadcasting, telecasting and telecommunication stations.
ii) Private helipads subject to clearance by Civil Aviation department, Directorate of Fire and Rescue
Services and police department.
iii) Manufacture of computer hardware
 Uses prohibited
AGRICULTURAL ZONE
 Normally permissible uses:
i) All Agricultural uses.
ii) Farm houses and buildings for agricultural activities.
iii) All the uses permissible in the residential use zone within the natham boundaries (settlements)
iv) Dairy and cattle farms
v) Piggeries and poultry farms
vi) Forestry
vii) Storing and drying of fertilizers
viii) Installation of electric machinery of not exceeding 15 horse power may be allowed for the uses
mentioned above.
i) All uses normally permissible in the Primary Residential use zone with the exception of residences.
ii) Sewage farms and garbage dumping sites.
iii) Mills for grinding, hulling, etc. of cereals, pulses, food grains and oil seeds provided the site has proper
access and installations do not exceed 50 H.P.
iv) Burning and Burial grounds, Crematoria and Cemeteries.
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v) Brick kilns and clay tile manufacturing.

 Uses prohibited
LIGHT INDUSTRIAL ZONE

 Normally Permissible uses:
All uses permitted by special sanctions in the commercial zone,residential buildings of essential staff,all
industries using electrical power not exceeding 130 horse power,and all industries not producing dangerous
or noxious effluents.
 Permitted by special sanctions:
All uses permissible in the commercial zone, storage of inflammable and dangerous material,all industries
using electrical power not exceeding 200 horse power.
 Uses prohibited
All uses/activities not specifically mentioned under above two categories shall be prohibited.
GENERAL INDUSTRIAL USE ZONE
 Uses permitted
All commercial and industrial uses permitted in the light industrial zone, all industries using electric power
not exceeding 500 horse power, and residential buildings of essential staff.
 Permitted by special sanctions:
All uses with special sanction of the authority in the light industrial zone, and all industries not producing
dangerous or noxious effluents.
 Uses prohibited
NON-URBAN USE ZONE

 Uses permitted
i)All Agriculture uses
ii) Burning, Burial grounds, crematoria and cemeteries
iii) Salt pans and salt manufacturing.
iv) Brick, earthen tile or pottery manufacturing.
v) Stone crushing and quarrying.
vi) Sand, clay and gravel quarrying.
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vii) Installation of electrical motors not exceeding 50 HP that may be required for the uses mentioned
above.
Incidental residential uses, broadcasting instalations, transportation terminals and all uses permissible in
the agricultural use zones.
 Uses prohibited
BUILDING BY LAWS
OBJECTIVES
 To regulate safe and orderly building activities in urban or urbanizing area
 To protect the interest of community from any likely nuisance from construction carried out by
private injuries.
 Buildings – their construction not to be permitted, if the proposed building situated within the
distance as specified below.
BUILDING RULES FOR MULTI – STORIED BUILDINGS
Site Extent: - The minimum extent of site for construction of multi-storeyed buildings shall not be less than
1500 square metres.
Road width:- The site shall either abut on a road not less than 18 metres in width or gain access from
public road not less than 18 metres in width through a part of the site which can be treated as an exclusive
passage of not less than 18 metres in width.
The extent of the site, FSI, Set back etc. for Multi- storeyed Building shall be regulated according to the
table below:
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 The areas which are not included in the calculation of FSI or Plot coverage in the case of multi
storied buildings
1. The spaces under a building on stilts or in a basement or cellar floor
2. Area allotted for substation, caretaker’s booth and pump house and garbage shaft.
3. The staircase room and the lift room above the top most storey, architectural
features, chimney and elevated tanks.
 There shall be space permanently open to sky forming an integral part of the site.This open space
shal be free of any erection,projection, such as balcony, sunshade of any building other than fence or
compound wall. A caretaker’s booth or kiosk or power transformer shall be permitted in the setback
space in the ground floor level.
 The height of the building shall not exceed 1.5 times the width of the road abutting the site provided
it may be exceeded to the extent of 1m for every 30 cm, by which the building is setback from the
street or 15m whichever is less.
 The vehicular access way within the site shall be a minimum width of 7.2m.The service corridor
width to whichever floor it concerns shall not be less than 1.8m for residential uses and 2.4m for
others.
 The height of the basement floor shall not exceed 1.2m above the ground level and the headroom
shall be to a minimum of 2.2m.If the basement height exceeds 1.2m the same shall be included in
the calculation of FSI.
 Mezzanine floor is an intermediate floor between two floors above the ground level with area of
mezzanine restricted to 1/3 of the area of that floor and with a minimum height of 2.2m.
 Every multi-storied building shall be provided with lifts and a standby electric generator of adequate
capacity for running lift ad water pump, and a room to accommodate the generator.
 All buildings shall be such as to contribute safety of life from fire. Automatic fire detecting and
alarming facilities shall be provided to warn the occupants of the existence of fire and facilitate them
to the fire exits and extinguishers. The fire protection and extinguishing systems shall be in
accordance with NBC of India.
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RULES OF SPECIAL BUILDINGS

Special Buildings” means
a) A residential or commercial buildings with more than 2 floors; or
b) A residential building with more than six dwelling units; or
c) A commercial building exceeding a floor area of 300 square metres:
Provided that any construction in the second floor with prior permission as an addition to an existing ground
and first storeyed authorised ordinary residential building which is three years old shall not be construed as
a “Special Building”.
RULES FOR GROUP DEVELOPMENT
 Group Development– means accommodation for residential or commercial or combination of such
activities housed in two or more blocks of buildings in a particular site irrespective of whether these
structures are interconnected or not.
 Any inter link between the structures in terms of connecting corridors shall not be constructed as
making any two structures into one block. However, if these blocks are connected solidly at least for
one-third the width of any one block on the connecting side, then such blocks shall be construed as a
single block.
 Clear setback of building from the site boundary – 4.5m
 The spacing between any two blocks – not less than 6m
 The vehicular access within the site – 7.2m for every building.
LAYOUT RULES
The scope of controls laid down by the layout rules relate to the access to a site, size and extent of the site,
coverage, floor area ratio, setbacks, etc. The controls vary according to the use zone, tract and
characteristics of the area concerned. The DCR also provides for sub division regulations, street alignment
and building line, parking requirements, architectural control. The laying out and subdivision of land for
building purposes shall be carried out only in accordance with the provisions specified below-
PASSAGE WIDTH
 In areas of Economically weaker section and for continuous building area
1. for single plot – 1.0m
2. for two or four plots – 1.5m
3. for more than four plots – not permissible
 When the passage length is not greater than 40m and serves upto 2 plots – 3m
 When the passage length is not greater than 80m and serves upto 4 plots – 3.6m
 When the passage length is not greater than 100m and serves upto 10 plots – 4.8m
STREET AND ROAD WIDTH
 Streets serving not more than 10 plots or subject to a maximum length of 120 m – 7.2m
 Streets serving not more than 20 plots or subject to a maximum length of 240m-9.0m
83 |
 Road of length 240m-400m -12.0m

 Road of length 400m-1000m- 18.0m
 Road of length more than 1000m – 24m
SPLAY
A splay at the intersection of two or more streets / roads shall be provided subject to the minimum
dimensions given below:
CUL-DE-SACS
It Can be provided when their length do not exceed 60 metres. They shall be provided with a
turnaround area of 9 metres x 9 metres at the closed end.
ARCHITECTURAL CONTROL
The Architectural façade or elevation of any building or the architectural features of any premises shall be in
conformity with such conditions as the Authority may impose at the time of grant of permission.
ADVERTISEMENT CONTROL
Any hoarding or structure used principally for the purpose of advertising shall be in conformity with the
conditions the authority may stipulate fit to impose from time to time and must be maintained in a safe
condition on the satisfaction of the authority.
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.
84 |
TREE PRESERVATION
The tree preservation order may prohibit the felling, topping, lopping or willful destruction of the
trees concerned, except when those operations are carried-out with the permission of the Authority
and under such conditions, as the Authority may deem fit. In granting planning permission for any
development, the Authority may wherever it is appropriate, make adequate provision for the
preservation or planting of trees.
LAYOUT RULES
LAYOUT USE ZONES
PARAMETERS
Residential Commercial L.Industrial G.Industrial Institutional
Minimum 90sq.m 90- 110 220- 340 1500 sq.m 500 sq.m
extent of plot sq.m sq.m
Minimum 6m 4.5m – 7m 9 m – 12m 20 m – 25m 20m

plot coverage
Maximum 65 percent 65 percent 75 percent 75 percent

plot coverage
Minimum
setback lines
(a)Front 1.5 – 6.0m 1.5m-6.0m 4.5m-6.0m 6m 3.0-6.0m
setback
(a)Rear 1.5 – 4.5m 1/4th the 3m 3m 1/4th the
setback ht.of the ht.of the
bldg. bldg.
Minimum 10 – 30m 10 – 30m 7.2m in 10m in CMA 7.2m in
abutting road CMA CMA
width
Parking
standards
Equivalent 0.50-1.50 0.50-2.50 0.50-1.0 0.50-1.0 0.50-1.50
car spaces-
ECS per
100sq.m of
floor area
Floor space 1.5 1.5 1 1.25 1.5
index
REGIONAL PLANNING
Integrated development of human settlements and countryside within a region.
• Regional planning deals primarily with the integrated development of human settlements and
countryside within a region.
• It aims at reducing the disparity in the level of living of the people and the wide gulf between urban
and rural life.
85 |
• Regional planning can be a tool for balanced development of the nation and co-ordinate the aims
and objectives of the national development planning with the implementation programmes at the
micro-level.
REGIONAL PLANNING AND DEVELOPMENT
A village is the center for many of the activities of its countryside, that the town is the center for an area
within a radius of about 10 to 15kms, and a great city for a still wider area, which it serves a s a regional
center of economic and social organization.
Industrial revolution has caused certain towns to grow very rapidly without organic relation to
countryside and the services have tended to concentrate in a few centers.
CHARACTERISTICS OF “GROWTH CENTER” IN REGIONAL PLANNING|
• Every town or village is in more or less degree a regional capital
• Each town works as a service center for the neighboring area; it is the seat of regional
integration for the area around it.
• Present day activities are to be concentrated in some central area
• Consumer markets govern the location of industries, which in turn depend on the population
of the town and its environs
• Population size alone cannot decide the hierarchy of human settlements
• The function of settlement is more important than the size of population
• The absence of more towns may make a town serve a wider area and closer proximity of
more towns in an area may force some big towns to remain only trading towns and be in a
lower order of hierarchy.
Zonal plan
• a link between the layout and the Master Plan
• A Zonal Development Plan means
a plan for a Zone (Division) of the
Union Territory of Delhi. The Zonal
Plan (Divisional Plan) details out the
policy of the Master Plan and acts as
a link between the layout and the
Master Plan.
• The development schemes/layout
plans indicating use premises should
confirm to the Master Plan/Zonal
(Divisional) Plan.”
86 |
STARTING OF ZONING
Indian Master Plan approach was fundamentally guided by the British Town Planning legislations.
And further integrating the western concept of 'zoning' into the Master planning lead to the
preparation of new lower hierarchy development plans called 'Zonal development plan' handling more
comprehensive and more focused objectives derived from the Master plan.
DEFINITION OF ZONING
The basic concept of zoning lies in the division of a settlement into zones and districts according to
present and potential uses of land and buildings.
Zoning has to pay particular attention to the character of a place and its suitability.
Thus, ‘zoning’ is establishing ‘districts’ within which certain rights of citizens are legally curbed.
OBJECTIVES OF ZONING
 To lessen congestion in streets
 To secure safety of fire and other hazards
 To promote health and general welfare
 To protect amenity value and hence property
 To provide adequate light and air
 To prevent over concentration of population
 To facilitate transportation, water supply, sewerage, schools, parks, etc
 To encourage the most appropriate use of land
PLANNED UNIT DEVELOPMENT (PUD)
A planned unit development (PUD), is a type of building development and also a regulatory process.
It is a large, integrated
development,
development under unified
control according to master
plan, and located on a
single (or contagious) tract
of land.
As a building development,
it is a designed grouping of
both varied and compatible
land uses, such as housing,
recreation, commercial
centers, and industrial
parks, all within one
contained development or
subdivision.
87 |
The mix of uses allows residents to meet many daily needs for goods and services without leaving the
development and provides employment for some residents.
PUD as a regulatory process is a means of land regulation which promotes large scale, unified land
development by means of mid-range, realistic programs in chase of physically curable, social and economic
deficiencies in land and cityscapes.
Where appropriate, this development control promotes:
• A mixture of both land uses and dwelling types with at least one of the land uses being regional in
nature
• The clustering of residential land uses providing public and common open space
• Increased administrative discretion to a local professional planning staff while setting aside present
land use regulations and rigid plat approval processes
• The enhancement of the bargaining process between the developer and government municipalities
which in turn strengthens the municipality's site plan review and control over development for
potentially increased profits due to land efficiency, multiple land uses, and increased residential
densities.
Frequently, PUDs take on a variety of forms ranging from small clusters of houses combined with open
spaces to new and developing towns with thousands of residents and various land uses. However, the
definition of a PUD does not take into consideration these types of developments unless they fit into a
category of size ranging from 100 to 200 acres (40 to 81 ha). In a PUD the property owner owns the land
the dwelling sits on.
NEED AND APPLICABILITY
 Local PUD development regulation provide more planning flexibility than traditional zoning. Under a
conventional development scenario, the site is divided into equivalent- sized lots, each of which
meets minimum zoning lot size requirements.
 In contrast, PUDs are characterized by a clustering of development on smaller lots on one or several
portions of the site, leaving the remainder of the site undeveloped. Such clustering allows the
developer to protect and buffer environmentally sensitive areas, to preserve important site features,
or to provide recreation areas, significant open space and other amenities on the reminder of the
site.
 The developer generally will be able to achieve a greater number of developable lots or units on the
site when he/she can design around environmental constraints.
 In many cases, local jurisdictions offer density bonuses to encourage planned development that
preserve significant open spaces.
 When large blocks of undeveloped lands are maintained in productive use, such as orchards or
pastures, they can contribute economic value to the project.
 A planned development provides facilities, and amenities for the common use of the development
residents, rather than the general public – they are generally maintained by a house owners
association.
88 |
 Some jurisdictions also provide for planned residential developments (PRDs) which are similar,
Master planned, and typically clustered development, but are limited to residential uses.
URBAN RENEWAL
Definition: Urban renewal is a program of land redevelopment .
The redevelopment of areas within a large city, typically involving the clearance of slums.
Urban renewal involves the relocation of businesses, the demolition of structures, the relocation of
people, and the use of eminent domain (government purchase of property for public purpose) as a
legal instrument to take private property for city-initiated development projects.
Over time, it has evolved into a policy based less on destruction and more on renovation and
investment
Urban renewal successes of Barcelona, Spain's
UNDERSTANDING URBAN RENEWAL
The term Urban renewal means rebirth or regeneration of a city or a part of it which has been plagued by the ills of
urbanization.
• The planning concept originated in England and

America
• Decayed parts of the city were demolished &
rebuilt
• These programs were thrust upon the city and its
people and were criticized and halted on
opposition by organized community
movements.
• The urban renewal programs taken up later,
involved greater participation of the
communities
• Key aspects -sustainability and inclusiveness
89 |
INDIAN CONTEXT
• Indian cities have a history that dates back to
centuries
• In the last century cities faced a major
unprecedented force of urbanization which
ripped them
• They have grown exponentially
• Their administration has not been able cope up
with rapid urbanization
• The age old infrastructure is weakened and
decayed leading to degeneration of the core
areas in the city.
• Cities which have survived centuries are now at
critical stage.
• Concept of Urban Renewal – To provide life to
the dying city.
DEFINITIONS OF SOME OF THE TERMS USED IN DESCRIBING URBAN RENEWAL
Slums
Slums may be broadly defined as an area with untidy and ill ventilated residences without proper sanitation and
water supply. In slum and blighted areas we can find “submerged humanity” and social disorganization. Poor mostly
inhabit these areas.
Blight
Any area or a part of urban or rural in deterioration is called “Blighted area irrespective of its degree of deterioration”
The blight may be in physical conditions such as topological blight, or economic blight as the semi or full deterioration
of commercial activities in that area.
Obsolescence
It can be defined as an associate of blights and slums, since the basic nature is same for all. An area which is unfit for
the present use either due to the change in the pattern of living or due to cultural or economic changes is called
“obsolescent area”
Central Area
Generally oldest parts of the city will be the central area. Since from where the city starts growing to meet the
increasing population and to provide fashionable and luxurious type of buildings coupled with the residences of the
poorest city dwellers.
CBD
This term CBD or Central Business District is used to denote the important Central commercial Zone where the
commercial function is the predominant function and others are mostly negligible. This is the most accessible area of
the town. This is the most populous area in the daytime. This areas predominant function is commercial (retail and
wholesale)
90 |
WHY URBAN RENEWAL?
The triggers:-
 Effective functioning of Administrative towns( state HQ, District HQ)
 To accommodate an event of magnitude.
(Asian games, Common Wealth Games in Delhi, Tri Centenary Celebrations of consecration of the Guru Granth Sahib
at Nanded)
 Necessity due to natural /man-made calamity (Earthquake in Bhuj, Plague in Surat)
 Obsolescence of land uses (Shifting of manufacturing industries )
 Market driven change of land use (Commercialization of Girgaum,Parel areas of Mumbai)
 To conserve historic monuments/ environment. ( Areas around theTaj mahal precinct )
NEED FOR URBAN RENEWAL
Urban renewal programme is essential to remove the congestion of traffic, to demolish the useless building, or
buildings which cannot be used for any purposes such as commercial or residential etc. The sub-standard condition
will make the buildings unfit for any such use.
The urban renewal programme permits us to demolish them. It also enables us to rebuild the same area with all the
facilities and to make the environment to be a planned one. The reasons for the need of urban renewal can be divided
into three:
1. Physical obsolescence – blight and deterioration
2. Economic losses
3. Social imbalances
 CONDITIONS LEADING TO URBAN RENEWAL
 BLIGHT
It is a phenomenon by which a building or an area as well as its activity deteriorate because of age, poor structural
quality and inadequate facilities with less or no maintenance. Once blight is caused it spreads rapidly to neighbouring
areas.
 SLUM
An area with advanced condition of blight causing bad environment- physically and socially by lack of basic amenities
and maintenance with structural quality of the building materials used being poor
 OBSOLESCENCE
A structure or a space that is rendered redundant or non-functional is said to be an obsolete structure. This is an area
which is unfit for the present use either due to the change in the pattern of living or due to cultural or economic
change.
Types of obsolescence
a) STRUCTURAL – Where the building has reached a point of being unable to offer shelter.
b) FUNCTIONAL – Where the interior and sanitation has deteriorated to a point of being difficult to use.
c) LOCATIONAL/ENVIRONMENTAL –Where the surrounding areas make the building unsuitable for use
91 |
d) ECONOMIC- If the building doesn’t give expected returns
 GOALS OF URBAN RENEWAL
To maintain health of
• Urban settlement
• Functions
• Financial adequacy of government
• Capacity of city
• Traffic & transportation
• Maintenance of basic services
Three aspects constitute the urban renewal. They are
1. Redevelopment (clearing and reuse of land)
2. Rehabilitation (repairing or remodeling)
3. Conservation (preventing)
 TYPES OF URBAN RENEWAL
1. REDEVELOPMENT:
It is applicable to areas where the

arrangement of the building and general
character of obsolescence and
deterioration make it worth less to live and
thus liable the area to be redeveloped.
Main aims of redevelopment policy are:
1. Removal of existing
building
2. Reuse of cleared land
3. Use of any open land that

was interspersed among
the improved buildings and
possibly adjacent land also.
This latter may be required
for street widening,
commercial uses etc.
2. REHABILITATION : Bilbao, Spain

It is an area where buildings may be good structurally but may not be proper for habitation purposes and some
repairing or remodelling may make them fit for habitation purposes. Modernizing and repairing so as to enable them
to be at satisfactory standards of living can restore some neighbourhood.
The policy is most applicable to those city zones:
92 |
• In which there is a high degree of loss of efficiency in original function or functions
• In which there are conditions appearing which are likely to cause deterioration in the sound economic
activity
• In which there is continuous deterioration in living conditions
• In which, buildings although generally in structurally good conditions have begun to deteriorate due
to lack of maintenance.
Administrative measures of controlling the use of reuse of land and the buildings are
• Either restore the area to its original functions
• To bring about a new and appropriate functions, in accordance with the general city development
proposals.
La Matanza Urban ReHABITATION Project
93 | P a g e IX SEM DOA MCE 2018 Compiled by S .Sangeetha

Suburb ZEN, Palermo, Italy
3. CONSERVATION :
It is most applicable to zones of city which are now generally suited to their function, zones in which buildings are
kept in good condition, zones containing buildings and areas of historical, cultural or architectural value. A
conservation policy would have as its objectives the protection of such areas by preventing their falling into a
condition requiring redevelopment.
The following measures are important in such zones:
• Owners must maintain buildings to legally prescribed standards
• Overcrowding of rooms and dwellings are not to be permitted
• Overcrowding of buildings on sites not to be permitted (new buildings proposals are to be carefully
assesses)
• Strict enforcement of zoning regulations i.e., the area is not allowed to disturb the essence of what is
being conserved
 ELEMENTS CONSIDERED FOR CONSERVATION
 HISTORICAL ELEMENTS
Building complexes or sites which have a high significance in history like forts,palaces,batlefields,etc.
 ARCHITECTURAL ELEMENTS
Buildings or urban areas of intricate architectural patterns, urban form,façade,carving,painting,domes etc
 RELIGIOUS ELEMENTS
Pilgrim centers which are attached to the people sentiments and traditions like temples,churches,mosques etc
 NATURAL ELEMENTS
Elements formed due to natural phenomenon like rocky outcrops,caves,ports,river beds,water falls,islands,etc.

 BENEFITS FROM URBAN RENEWAL
There is a wide range of benefits to be derived from urban renewal. Generally they are classified under 3 groups as
follows:
1. Physical benefits
2. Social benefits
3. Economic benefits
1. PHYSICAL BENEFITS :
These are the benefits that can be seen and experienced and include
1. Provision for urgently needed facilities in the urban area or at least land for it (such as a hospital,
school, bus terminal, park etc.)
2. Traffic betterments in the form of rearrangement of an obsolete street system; increasing traffic
carrying capacity of streets by widening or channelising them, providing space for transit facilities,
etc.
3. Enhancement of utilities by replacing worn-out or obsolete water lines and sewage facilities and
installing drainage facilities to eliminate flooding in low lying areas, and reducing water pollution by
installation of sewage treatment facilities
2. SOCIAL BENEFITS :
1. These benefits are not as easily evaluated or measured and yet may have more impact than physical
ones.
2. Broader social benefits include new schools and recreation facilities, a community center building
with programmes for the poor and aged, a health clinic, or a job-training programme.
3. Probably the most impressive social advancement renewal offers is the elimination of substandard
housing and the creation of standard housing in neighbourhood.
4. Due to renewal programmes there is a chance to uplift the status of the slum dwellers.
3. ECONOMIC BENEFITS :
1. If renewed area is used for commercial purposes, or even for residential (for rent) the returns from
them (in terms of economic benefits) are more in addition to physical and social benefits.
2. The renewed area may fetch more money than the income, which we can get, from the un-renewed
buildings.
3. The chances of accidents (fire accidents) are comparatively very less.
4. This was revealed in a study in United States.
5. The maintenance cost will be less in renewed area than that of the un-renewed area in addition to the
fear of collapse of these substandard building at any time.
 STRATEGIES OF URBAN RENEWAL

 Rebuilding
 Rehabilitation
 Redevelopment
95 |
 Renewal
 Clearance
 Conservation
 Preservation
 Blight
 Infrastructure
 Economic upgradation
 JNNURM Jawaharlal Nehru National Urban

Renewal Mission
 In India the need to infuse
vibrancy and rejuvenate cites was
recognized in 2005 and the Central
Government launched the
Jawaharlal Nehru National Urban
Renewal Mission (JNNURM)
 Launched to encourage cities to initiate steps for
bringing phased improvements in their civic
service levels
 Initiative to redevelop towns and cities by
developing infrastructure, carrying out municipal
reforms and providing aid to the state
governments and the urban local bodies (ULBs)
Mission Objective and Coverage

• Planned development
• Integrated development of infrastructure
• Linkages between asset creation
& asset management
• Ensuring adequate investment of funds
• Scaling up delivery of services and emphasis on universal access
• Renewal of inner city areas.
SALIENT FEATURES
Cities are required to prepare City Development Plans (Vision Documents) as participatory frameworks for
• Infrastructure planning and prioritization, and
• Framing urban reform agendas
96 |
Funding support for infrastructure is linked to reforms
• Cities and State need to enter into Memorandum of Agreement with Government of India to implement
urban reforms in order to access JNNURM funds
Urban Infrastructure Projects are prepared and executed by the Cities
• Cities are provided funding assistance for implementing urban projects based on Detailed Project Report.
ELIGIBLE PROJECTS
• Urban Renewal
• Water Supply
• Sewerage & Sanitation
• Solid Waste Management
• Storm Water Drains
• Urban Transport
• Parking spaces (through PPP)
• Development of heritage areas
• Preservation of water bodies
• Prevention & rehabilitation of soil erosion
JNNURM (Jawaharlal Nehru National Urban Renewal Mission):

 It is a massive city modernization scheme.
 To improve the quality of life and infrastructure in the cities.
 The duration of the Mission is 7 years (2005-2012).
Background of the Program:

(1) Need for Urban Sector Development:
According to the 2001 census, India has a population of 1027 million with approximately 28% or 285 million
people living in urban areas.
 Urban population may increase to about 40% of total population by the year 2021.
 By the year 2011, urban areas would contribute about 65 per cent of gross domestic product (GDP).
 However, this depends on the availability and quality of infrastructure services.
97 |
(2) Investment Requirements in the Urban Sector: In seven-year period

MISSION STATEMENT:
The aim is to encourage reforms and fast track planned development of identified cities. Focus is to be on efficiency
in urban infrastructure and service delivery mechanisms, community participation, and accountability of ULBs
towards citizens.
SCOPE OF THE MISSION
The Mission shall comprise two Sub- Missions, namely:
(1) Sub-Mission for Urban Infrastructure and Governance:
 Administered by the Ministry of Urban Development.
 The main thrust of the Sub-Mission - on infrastructure projects relating to water supply and
sanitation, sewerage, solid waste management, road network, urban transport and redevelopment
of old city areas
(2) Sub-Mission for Basic Services to the Urban Poor:
 Administered by the Ministry of Urban Employment and Poverty Alleviation.
 The main thrust of the Sub-Mission - on integrated development of slums through projects for
providing shelter, basic services and other related civic amenities with a view to providing utilities
to the urban poor.
Other cities and towns:
 Other than that selected 63 towns/cities, Smaller cities/towns are covered under Urban
Infrastructure Development Scheme for Small and Medium Towns (UIDSSMT) and Integrated
Housing and Slum Development Programme (IHSDP).
JNNURM:
 BASIC SERVICES TO THE URBAN POOR (BSUP)
Salient features
• Central Assistance in the form of ACA(Additional Central Assistance) as full grant.
• A minimum of 12% beneficiary contribution for houses which in the case of SC /ST/BC/OBC/PH and other
weaker sections is 10%.
• Access of Central assistance predicated upon the State/ Urban Local Bodies/Parastatals agreeing to reforms.
• Reforms to ensure improvement in urban governance and management.
• Cities to prepare City Development Plans and Detailed Project Reports.
99 |
 JNNURM:BSUP: Funding
• The Central fund is released as Additional

Central Assistance (in the form of grant). The
financing pattern of BSUP is as under:
 Sectors and Projects Eligible for Assistance - Directorate for Basic Services to the Urban Poor.
 Integrated development of slums, housing and development of infrastructure projects in slums in
the identified cities.
 Projects involving development, improvement, and maintenance of basic services to the urban poor.
 Slum improvement and rehabilitation of projects.
 Projects on water supply, sewerage, drainage, community toilets, and baths etc.
 Projects for providing houses at affordable cost for slum dwellers, urban poor, economically weaker sections
(EWS) and lower income group (LIG) categories.
 Construction and improvement of drains and storm water drains.
 Environmental improvement of slums and solid waste management.
 Street lighting.
 Civic amenities like community halls, child care centers etc.
 Operation and Maintenance of assets created under this component.
 CASE STUDY 1 : Implementation of JNNURM -BSUP : A Case Study of the Housing

Sector in Chennai
Chennai is one of the city that benefited under the Jawaharlal Nehru Urban Renewal Mission (JNNURM), a
national level program launched in 2005 dedicated to improving the availability of much needed infrastructure
such as power, telecommunications, roads, water supply, and sanitation in order to cater to an increasing
urban population and to make cities effective engines of sustained economic growth.
Chennai is poised to become the third densest Indian city in 2030 with a population of over 13 million people.
This projection identifies the need for Chennai to invest in upgrading and extending urban infrastructure and
100 |
service delivery systems to prepare for an increasing urban population – something that the JNNURM
attempted to address.
Program details:
Chennai, with a population of nearly eight million in the metropolitan area, was classified as a ‘mega city’ under the
program. The JnNURM made funds available to cities under two sub-missions: Urban Infrastructure and Governance
(UIG), administered by the Ministry of Urban Development (MoUD) which managed infrastructure projects for the city
as a whole, and the Basic Services for the Poor (BSUP), administered by the Ministry of Housing and Urban Poverty
Alleviation, which focused on providing shelter, basic services, and other related civic amenities for the urban poor.
Implementation of UIG in Chennai Under the UIG,
a total of 35 infrastructure projects were taken up in the sectors of water supply, solid waste management, sewerage,
roads and flyovers, drainage and storm water drains, and development of heritage areas.
As the chart below shows, storm water drains have taken up the largest section of the pie, followed by water supply.
Implementation of BSUP in Chennai
A total of 24 projects have been approved in Chennai under BSUP. The projects under the BSUP scheme include the
construction of resettlement colonies, provision of houses and infrastructure for slums and slum-dwellers in the
Corporation, and the provision of infrastructure for slums in the Chennai Metropolitan Area.
TNSCB
77% of all funding allocated under the BSUP for Chennai has gone to building large-scale resettlement colonies, the
entirety of which is being built by the TNSCB.
There are three approved projects: 9,936 tenements in Ezhil Nagar, 10,452 tenements and infrastructure facilities at
Perumbakkam (Phase 1),and 9,476 tenements in Perumbakkam (Phase 2).
Importantly, the approved funding for both the Ezhil Nagar project and the second phase of Perumbakkam states
that it covers only the construction of housing, not of constructing infrastructure facilities, suggesting that the issues
with lack of services that plagued previous resettlement colonies may repeat themselves here as well.
101 |
 SCENARIO IN MUMBAI
 REDEVELOPMENT ON FREE HOLD

LAND IN MUMBAI
 REDEVELOPMENT OF MHADA’s
HOUSING SCHEMES
 CLUSTER DEVELOPMENT
 BULK LANDS
 TOD – TRANSIT ORIENTED
DEVELOPMENT
DENSIFICATION VERSUS DECONGESTION
DENSIFICATION
Optimize high value land redevelopment,

promote higher FSI and hence densification
DECONGESTION A diametrically opposite view - decongesting the area.
• shifting the residents to other locations and re-designating land

• A change in use /zone will make this location most prime, resulting in land use transformation
• Gentrification is part of natural process of city development
• A forced relocation is one alternative. In small parts and scale the same is achieved through SRA
EFFECT OF CHANGE OF LAND USE
Thane experience
The city had an economic base in the industrial estate and industries along its periphery. However with
passing years there is a decline in the manufacturing sector and shift towards service sector. Thus of
industrial land was converted to residential
Mulund experience
A change of land use was witnessed in 90s along LBS Road in the area between Mulund and Thane. Most
of these industries shifted out and land was converted to residential. The new development consists of
shopping malls and high end residential apartments. T.Nagar,
Chennai experience
The redevelopment project of the Thyagaraja Nagar area covering 6.86 sq.km. was conceived by the
Chennai Corporation for development area into a world class shopping destination Stakeholders
questioned the same
102 |
CLUSTER DEVELOPMENT IN – A RAY OF HOPE
The Bhendi Bazar cluster redevelopment project is arguably

one of the most ambitious urban renewal schemes Mumbai
has seen.
It aims to turn one of the city's most congested and

ramshackle neighbourhoods, into a swank, new green
precinct.
The proposal was to work with 3,200 homes and 1,200 shops
located in 250 buildings and convert these into eight clusters of
40-storey buildings, all of them green.
THE WAY FORWARD
The recipe for success -

 Formulation of aims and objectives for the entire city
 Identification of areas/ sectors requiring attention
 Strategizing to implement the objectives
 Having action plans and tasks well defined for the focus areas/ sectors
Thus a holistic approach would go a long way in fulfilling the objective of urban renewal
103 |

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UNIT 4 – URBAN PLANNING AND RENEWAL AR 6902 HUMAN SETTLEMENTS AND PLANNING

 Scope and Content of Master plan

• Urban area, geographical area distinct from rural areas

Definition of urban area

• (ii) all other places which has features as

(1) a minimum population of 5000;

(1) a density of population of at least 400 persons per sq. km.

 NECESSITY OF THE MASTER PLAN

• And the over-grown cities became a mess and a muddle with

• The migration of rural population has caused housing

• Industries have encroached upon the residential areas

 SCOPE AND CONTENT OF MASTER PLAN

 CONTENT OF MASTER PLAN

 STAGES IN THE PREPARATION OF MASTER PLAN

 DURATION OF PREPARATION OF MASTER PLAN

 APPROACH TO URBAN PLANNING AND DEVELOPMENT

 PLANS OF SCHEMES / PROJECTS

 LAND USE PLAN

 LAND USE PLAN

LAND USE CLASSIFICATION AND SUB GROUPS

MAIN GROUP SUB GROUP

COMMERCIAL Retail and whole sale trade, other professional and

Light industry, general, special and hazardous

Educational, cultural and religious institutions,

Roads, railways, transport depots and terminals,

Electric power plant, sub stations, transmission

AGRICULTURAL Agricultural fields, Markets, garden orchards and

NON URBAN Cemeteries, brick kilns, quarries and mines

DEVELOPMENT CONTROL MECHANISM IN CHENNAI

3. Institutional use zone

 Permitted by special sanctions

Stations, Telephone exchanges.

 Permitted by special sanctions

INSTITUTIONAL USE ZONE

v) Brick kilns and clay tile manufacturing.

LIGHT INDUSTRIAL ZONE

NON-URBAN USE ZONE

RULES OF SPECIAL BUILDINGS

 Road of length 240m-400m -12.0m

Minimum 6m 4.5m – 7m 9 m – 12m 20 m – 25m 20m

Maximum 65 percent 65 percent 75 percent 75 percent

Urban renewal successes of Barcelona, Spain's

UNDERSTANDING URBAN RENEWAL

• The planning concept originated in England and

DEFINITIONS OF SOME OF THE TERMS USED IN DESCRIBING URBAN RENEWAL

WHY URBAN RENEWAL?

 Effective functioning of Administrative towns( state HQ, District HQ)

 To accommodate an event of magnitude.

 Necessity due to natural /man-made calamity (Earthquake in Bhuj, Plague in Surat)

 Obsolescence of land uses (Shifting of manufacturing industries )

 Market driven change of land use (Commercialization of Girgaum,Parel areas of Mumbai)

 To conserve historic monuments/ environment. ( Areas around theTaj mahal precinct )

NEED FOR URBAN RENEWAL

1. Physical obsolescence – blight and deterioration

 CONDITIONS LEADING TO URBAN RENEWAL

d) ECONOMIC- If the building doesn’t give expected returns

 GOALS OF URBAN RENEWAL

• Financial adequacy of government

• Traffic & transportation