TOWN PLANNING

MODULE 3

PLANNING PROCESS &

STANDARDS

UNDERSTANDING OF PLANNING PROCESS.

RELEVANCE OF STANDARDS IN PLANNING AS
PER URDPFI GUIDELINES PREPARED BY TCPO
 INTRODUCTION

• Planning relates to the process of preparing a plan, a framework of

long, medium and short-term roadmap for the development of any
geographic area. A plan is contextual to the geography, climate and
people of the area and is prepared in conjunction with the local
and national policy guidelines. Therefore, it can be said that
planning follows policy. Planning essentially deals with meeting
the needs of the future through appropriate resource allocation at
present and is a multi-dimensional process. It is undertaken at
many levels and involves a large number of stakeholders. Being a
multi-disciplinary field, planning process includes inputs from a
diverse range of technical experts. People’s participation forms an
integral and important part of planning.
• Planning is undertaken on a multi-level basis, at the central level,
state level and local levels. In the case of towns/urban areas, the
local government comprises of the municipality or nagar panchayat
while in rural areas, the local government is formed of the panchayat
samiti. While the former is formed of the ward committee, the latter
is comprised of the gram panchayat. Before the introduction of 73rd
and 74th constitutional amendment act in 1992, a top-down
approach was followed in planning where the decisions were taken
by the central or state government and passed down to local
governments for implementation and execution. However, this
approach has shifted to bottom-up approach since 1992 where the
decentralization of planning process was advocated, giving the local
government the authority to take decisions and implement them in
their own areas and regions. This gave rise to a new concept –
micro-level planning.
 PLANNING PROCESS AT MULTI LEVELS
• CENTRAL LEVEL– At this level, planning is done by the planning
commission and is financed by the central finance commission. It is
done for a duration of 5 yrs and brought out in the form of five-year
plans.
• STATE LEVEL – Here, the planning is done by the state planning
commission and financed by the state finance commission. Similar
to above, the duration for which planning is done remains at 5 yrs
and it is available in the form of state five-year plans.
DISTRICT/METROPOLITAN LEVEL – The district planning
commission or metropolitan planning commission prepares the
district development plan, perspective plan etc, which is financed by
the state finance commission. While the development plans are
made for a time period of 5 yrs, the perspective plans prepared at
this level are made for long term development, often for 25 years.
• CITY DEVELOPMENT BLOCK/ URBAN LOCAL
BODIES – Further coming down in the hierarchy of local
planning bodies, the ULBs present in the area are involved in the
preparation of district development plans (on 5 yearly basis) and
annual plans (on yearly basis), which is financed by the state
government. While preparing the plan, other regulatory bodies
operating at further local levels (such as ward committees and
gram panchayats) are involved in the decision-making process.
 DIFFERENT PLAN OPTIONS

As there are multi levels of plan preparation organizations, so are there

multiple hierarchies in the plan preparation process. The highest in the
order are the National Plans, also known as Five Year Plans that
broadly outline the development goals and policy agenda of the
government for a term of five years. National planning involves the
process of setting goals, developing strategies, and outlining tasks and
schedules to accomplish the national goals. It proposes and justifies an
overall plan in which the role of individual sectors can be seen in
context. A similar exercise is done at the state level and a state
development plan is prepared. It serves as a state’s overall planning
document which can act as a guide for all state agencies as they
develop plans, programs and projects and to establish priorities and
allocated limited resources. An SDP is the reflection of the vision of its
citizens and is also a document that accounts for the plans of the local
and regional development agencies
 .
Perspective planning refers to long-term planning in which long
range targets are set in advance for a period of 15, 20, or 25
years. A perspective plan, however, does not imply one plan for
the entire period of 15 or 20 years. In reality, the broader
objectives and targets are to be achieved within the specified
period of time by dividing the perspective plan into several
short-period plans of 4, 5 or 6 years.
Development Plans are made for specific urban or rural entities
for each five years. A development plan provides a road map of
city or rural area for its physical, social and economic growth.
However, for a bigger urban entity like metro or mega city,
several sectoral strategy plans are formulated with the intention
of a detailed plan for such specific sectors. For example,
sectoral plans could be prepared for mobility, housing, water
supply, sewerage, Soil Waste Management etc. Development
Plan is further broken up into annual plans or annual action
plan for specific financial allocations and actions. Every annual
plan indicates projects and schemes with all necessary details.
Detailed Project Report (DPR) is then formulated for for each
project separately before implementation.
 Stages of planning

• The process of planning essentially means to organize and allocate

resources for the future growth. Therefore, the first step is to
determine what needs to be accomplished through the preparation
of the plan based on a detailed baseline study of the existing
situation. This follows formulation of a vision and thereafter
establishing new goals through a series of well-structured
quantifiable objectives. The next step is to analyze the existing
scenario by gathering necessary information and using scientific
analytical techniques. As the current situation and needs are brought
out through study, there arises a requirement to identify the key
drivers of growth in that particular system..
• With that being clear, its constituent parameters and variables are
projected for future and a simulation process is initiated through
the synthesis of various alternative scenarios. Weighted for their
individual merits and demerits, various strategies are then
developed for the various options in hand. The proposal stage in
any planning process is only complete when it provides solutions
in terms of the proposal for projects, a stage called projectization.
The outcome of this process is an organized report which has four
basic parameters – a land-use plan, regulations for land use,
infrastructure and amenities and general guidelines, norms or
standards applicable to a specific sector or location
 EXAMPLES OF URBAN PLANNING IN
INDIA
• The master plan of Delhi is an example of a plan document which
has been reviewed and revised with the changing requirements of
the city. It was first prepared in 1962, revised in 2001 and prepared
for the year 2021. The recently published MPD 2021 has been
prepared taking into account, the limited resources available in the
city and a pressure on the infrastructure due to high and rising
levels of migration. It employed the tool of public participation and
has been planned with policy guidelines for a period of 20 years.
This document includes regulations and guidelines at the city and
sub-city level, a comprehensive traffic and transportation plan,
circulation network plans, traffic management schemes,
environment management schemes.
DELHI MASTER PLAN
 PLANNING CONTROL TOOLS

• In an urban planning process, various tools are used to ensure the

desired objectives of the plan. Planning is a comprehensive
process and involves a lot of technical, legal and socio-political
procedures. It is a multi-disciplinary field wherein stakeholders
from diverse backgrounds have their vested interests. In order to
guide the proposed development a particular area and control
adequate levels of development, it utilizes a set of tools and
techniques to keep the unchecked growth in control. Examples of
such development control regulations are land-use control rules,
building bye-laws and acts pertaining to advertisement or trade
licenses.
• Planning is a continuous process & planning system should be such
that it ensures continuity.
•
Earlier town planning was a piecemeal process but after Independence
the city planning experienced tremendous growth & challenges for
resettlement
• due to political changes.
Several resettlement, new Industrial base towns & urban centers were
under process of planning. Town planners conclude that land use
plans are needed to guide development of urban centers to promote
orderly
• development & healthy living environment.
For this purpose the ministry of Urban affairs & employment,
governing of India organized a national workshop on master plan
approach during February 24-25, 1995. The research study of this
workshop awarded as UDPFI – Urban development plans
formulation and implementation guidelines.
 THE NEED OF THE GUIDELINES:
The study of UDPFI norms and standards is needed to evolve:

 System that is dynamic, flexible and efficient.

 Process that is less time consuming.

 Innovative ideas of land assembly and fiscal resource

mobilization

 Simple & effective form of laws, rules and regulations.

 NORMS AND
STANDARDS

Distribution of Infrastructure Recreational Traffic and

land use facilities Transportation
Commercial
facilities
•Developed area
average densities
• Work force
•Proposed land use
structure of urban
centers in plain area
 URBAN CENTER
CLASSIFICATION
Population based

Settlement type Plain areas Hill areas

Small town Less than Less than 20,000
50,000
Medium town 50,000- 5lakh 20,000 less than
80,000
Large cities More than 5 80,000 and more
lakh
DISTRIBUTION OF LAND USE
Developed area average densities:-
Settlement type Persons per Hectare(pph) in
Plain areas Hill areas
Small town 75-125 45-75

Medium town 100-150 60-90

Large cities 100-150 60-90
Metro cities 125-175 -

Comment -
• The Densities of medium town & large cities are considered
similar for sustainability.
• The density of 125 pph is max. factor for small town &
average for medium town & large cities & minimum for Metro
cities for their identification & survival.
.
 WORK
FORCE:-

Work force participation 33% of total population

Industrial workers (%) of total work force

Small and medium town 20 %

Large cities

25 %

Worker’s Density 100 to

125 pph
•

• Comment -
Due to more population in Large cities the Industrial
worker Population is 25%
In current scenario The industrial worker population
PROPOSED LAND USE STRUCTURE OF
URBAN CENTERS
Land use category Percentage of developed area
Small Medium Large cities Metro cities
Residential 45-50 40-45 35-40 35-40
commercial 2-3 3-4 4-5 4-5
Industrial 8-10 8-10 10-12 12-14
Pub& Semi-Public 6-8 10-12 12-14 14-16
Recreational 12-14 18-20 18-20 20-25
Transport & 10-12 12-14 12-14 15-18
Communication
Agriculture & Water bodies balance balance balance
balance
Comment -
• Land use structure of urban center depends upon its function and size. Due
to higher density in metros the land use for residential purpose is less
compared to smaller areas with less density.
• Land use distribution for industrial, commercial and recreational purpose
increases as we move from small town to metro cities.
 NORMS AND
STANDARDS

Distribution of Infrastructure Commercial Recreational Traffic and

land use facilities facilities Transportation

Physical infrastructure Social infrastructure

•Water Supply • Educational facilities

•Water Requirements • Health care facilities
for institutional • Socio- Cultural facilities
buildings
• Distribution services
•Sewage
• Police
•Drainage
• Fire
•Electricity
•Solid waste
 INFRASTRUCTURE
• Basic requirement of urban life.
• Innovative efforts to ensure wide coverage & equitable distribution.
Physical Infrastructure:-
Water Supply:
Size of town
Aspect Small Medium Large
and Metro
Domestic
1. Absolute Min. 70 lpcd 70-100 lpcd 135 lpcd
2. desirable 100 lpcd 135-150 lpcd 135-150 lpcd
Non- Domestic
Fire fighting 1% of total demand
Public purpose 10-15 lpcd 20-25 lpcd 30-35
lpcd
Comment -
• The 135 lpcd of water consumption Includes the need for fire fighting.
 WATER REQUIREMENTS FOR
INSTITUTIONAL BUILDINGS
Institutions
Litres per head per day
Hospital
a. No. of beds exceeding 100 450 per bed
b. No. of beds not exceeding 100 340 per bed
Hotels 180 per bed
Hostels 135
Boarding schools/ colleges 135
Restaurants 70 per seat
Airports & Sea ports 70
Junctions stations & 70
intermediate stations
45
Terminal Stations & Intermediate stations
45
Day schools/ colleges 45
Offices & factories 15
Cinema, concert halls and theatres
Comment -
Water is an important Resource Hence Rain water harvesting should be
encouraged in Institutional buildings as well as residential zones especially in
medium towns & cities.
 SEWERAGE & DRAINAGE
• The drainage system for any city/town is governed mainly by natural
course and topography. The discharge is calculated that guides the
requirements for provision of additional drain as well as up gradation of
existing drains.
• The treatment of sewerage is essential to provide hygienic conditions.
• The sewerage is estimated at the rate of 80% of the water supply demand.
• The large & metro cities shall be provided with regular sewerage treatment
facilities at zonal/city level.
• The newly developed areas shall have community level septic tanks based
on economic & environmental considerations.
• The squatter settlements may be provided with a facility of 1 toilet for
4 to 5 families
based on the concept of low cost and low water consumption.

Comment -
In case of developing cities the Treatment plant shall be planned with possible
future expansion including biogas plant ,energy conservation &environment
considerations .
 ELECTRICITY
• Power supply consumption works out to be about 2 KW per household at
the city level including domestic, commercial, industrial and other
requirements.
• 1 electric substation of 11 KV for a population of 15,000 is recommended
for towns/ cities.
Comment -
• Solar power System Shall be emphasized in residential as well
as Institutional Areas.
• Bio-gas Plants Shall be Initiated in small & medium Towns.

Solid waste Disposal

• The garbage is removed and dumped at the sanitary landfill or in
some cases it is converted to compost especially in small towns.
• The generation of waste varies from a quarter of Kg in small towns
to about half a kg per capita in large and metro cities.
Comment -
• Garbage separation of Dry , wet garbage & recyclable material
to achieve efficient method of disposal
shall be encouraged by educating people.
 SOCIAL INFRASTRUCTURE
• These facilities shall be provided with 25% additional population.
• Incase of metro cities, these facilities serves the regional demand
• Incase of small & medium towns ,the villages & surrounding areas depends
on them
Educational facilities:-
Pre-primary to Secondary Education
•Pre primary, nursery school 1 for 2500 population
•Senior secondary school 1 for 7500 population
Technical Education centre
•1 such centre provided for every 10 lakh pop. Include 1
industrial training institute and 1 polytechnic institute.
College
•1 for 1.25 lacs population
•No of student 1000 to 1500
•Area 1.80 Ha.
University Campus with Area of 10 ha.shall be provided.
Comment – These are found to be sufficient but location of these facilities are
mor eimporatnt for development.
 HEALTH CARE FACILITIES :
a) General hospital
Hospital for 2.5 lakh population capacity 500 beds
Initially the provision may be for 300 beds
Area for hospital 4 ha
Area for residential accommodation 2 ha
Total area 6 ha

b) Intermediate hospital
1 hospital for 1 lakh population capacity
Area for hospital 2.70 ha
Area for residential 1 ha
accommodation Total area 3.70 ha

c) Nursing home, child welfare and maternity center

1 for 0.45 to 1 lakh population
Capacity 25 to 30 beds
Area 0.20 to 0.30 ha

d) Dispensary
1 for 0.15 lakh population
Area 0.08 to 0.12 ha

Comment -
•The ratio of Dispensary is very less as due to polluted environment & life
style of urban areas & accidents occurring everyday these needs to be
improved/modified for metro cities.
 SOCIO-CULTURAL
FACILITIES
a) Community room
1 for 5,000 population area 660 Sq..m
b)Community hall and library
1 for 15,000 population area 2000 sq.m
c) Recreational club
1 for 1 lakh population area 10,000 sq.m
d)Music, dance and drama centre
1 for 1 lakh population - area 1,000 sq.m
e)Meditation and spiritual centre
1 for 1 lakh population area 5000 sq.m
f) Socio-cultural centre
1 for 10 lakh population area 15 ha

Comment –
•These need to be improved in Metro cities as Music, dance & drama
Centers are Not only Cultural Oriented but it’s a part Of Industry.
•These facilities can be clubbed with Commercial Activity.
 DISTRIBUTION SERVICES
a) Petrol pump
• One petrol pump for 150 ha of gross residential areas in residential zone
• One petrol pump for 40 ha of gross industrial area
• Two petrol pumps in each district centre
• One petrol pump in each community
centre Comment –
• These are sufficient & adequate.

b) Milk distribution
•One milk booth for 5,000 population.
Comment
•These are sufficient & adequate.

c) LPG Godown
•One gas Godown for 40-50 thousand
population is sufficient for any size of om
town.
•The major concern for its storage and distribution is the location which shall be away fr
the residential areas.
Comment
•
 POLICE
Police station
1 for 90,000 population
Area inclusive of essential residential accommodation 1.5 ha

Police post
1 for 0.4 to 0.5 lakh population
Area inclusive of essential residential accommodation 0.16 ha

District office and battalion

1for 10 lakh population 0.80 ha
Area for district office area for battalion 4 ha
Total area 4.80 ha

Police line 1 for 20 lakh population 4 to 6 ha

District jail 1 for 10 lakh population - area 10 ha

Comment –
•The Police line is less in case of metro cities.
 FIR
E
• 1 fire station or sub fire station within 1 to 3 km to be provided
for 2 lakh population
• Area for fire station with essential residential accommodation 1 ha
• Area for sub- fire-station with essential residential
accommodation 0.60 ha

Comment –
•The disaster Management centers & rehabilitation shelters shall be
encouraged in Social Infrastructure.
 NORMS AND
STANDARDS
Distribution of Infrastructure Commercial Recreational Traffic and
land use facilities facilities Transportation

Hierarchy of commercial Area of commercial Distribution of

centers centers shops
 COMMERCIAL
ACTIVITY
Hierarchy of commercial centers is a function of the hierarchy of planning
units in an urban center

Planning unit Population Served Hierarchy of commercial centre

Housing cluster 1000-4000 Cluster centre

Sector 5000-20000 Sector centre

Community 25000-100000 Community centre

district 125000-500000 District centre

Sub-city 25 lakh- 50 lakh Sub- city centre

city 50 lakh + City centre

Comment –
•These distribution is found to be sufficient.
DISTRIBUTION
OF SHOPS
Type of shops district community sector cluster

Formal shops(total) 1250 365 55 24

General retail 1200 295 35 16

Fruit & vegetables Not specified 40 6 3

Service & Repairs 50 30 13 5

Informal shops 370 110 22 13

General retail 355 88 14 8

Comment –
•Fruits & Vegetables Markets locations shall be planned to avoid road
encroachment by local Hawkers.
Area of Commercial Centers
Area Per 1000 No. of Shops
Persons
Sq.Mt.
Cluster Centre 220 1 for 110
Persons

Sector Centre 300 1 for 200

Persons

Community Centre 500 1 for 200

Persons

District Centre 880 1 for 300

Persons

Comment –
•These are found to be sufficient.
 RECREATIONAL
FACILITIES
Planning unit
Housing cluster 3-4 local parks and playgrounds
sector 3-4 local park and playgrounds
community 2-3 community level park and
open space
district
1 district level park and sports
Sub city centre
centre, maidan
1 city level park, sports
Overall town/ city level complex, botanical /zoological
garden
Type , maidan Area in sq.mt.
Small Town 10 sq.m- 12 sq.m per ha.
1 - 1.2 person
/ 1000 persons
Medium Town 1.4 - 1.6 ha. / 1000 persons
Large cities 1.2- 1.4 ha. /1000 persons

• Comment -
• Local parks ,Playgrounds & Open Spaces shall be distributed evenly in case of
metro cities.
• The Proportion for large cities is average of small & medium town as the land is
costlier in case of large cities.
 MISCELLANEOUS
• FACILITIES
Cremation/ burial ground: Provision of at least 2 sites for 5 lakh
population and to provide one electric crematorium for large size towns.
• Dhobi ghat: one site for 1 lakh population with appropriate arrangements
for water and drainage facilities.
• Taxi stands/ Bus stops/ Rickshaw stands:-
- These should not be located near the road intersections
-The maximum distance of such facilities should not exceed
0.5 km from the farthest point in any
residential area.

Comment –
•These are found to be sufficient.
 TELECOMMUNICATION:

• Communication- 10 lines per 100

population. Comment
•The standards for mobile & telecommunication tower with their
safe locations needs to be provided in Guidelines.
•In modern days the norms & standards for wi-fi system & internet shall
be considered.

• Postal services- one post office for 10-15 thousand population.

•Found to be Sufficient.
 NORMS AND
STANDARDS

Distribution of Infrastructure Commercial Recreational Traffic and

land use facilities facilities Transportation

Classification of Design
Urban roads standards of
Urban
roads roads
 NORMS AND STANDARDS FOR
TRANSPORTATION
Classification of Urban roads:

Arterial Road: Roads for intra-urban traffic with no frontage

access.
•Sub-Arterial Road: Roads for intra-urban through traffic with
frontage access.
•Collector road: Streets for collecting and distributing traffic from
and to local streets and also providing access to arterial and sub
arterial roads.
•Local Street: Street for access to residence, business or other
abutting property, having necessary parking and pedestrian
movement free access too.
 DESIGN CONSIDERATIONS OF
URBAN ROADS
Road type Speed Width
Arterial 80 kph 50-60 m
Sub-Arterial 60 kph 30-40 m
Collector street 50 kph 20-30 m

Local street 30 kph 10-20 m

Cross-Sectional Elements:
Description Width
Single lane without kerbs 3.5 m
2-lane without kerbs 7m
2 lane with kerbs 7.5 m
3lane with/without kerbs 10.5/
11 m
4-lane with/without kerbs
14 m
6-lane with/without
21.0
kerbs
Comment – m
•These road widths shall be improved with informal parking on roads.
 FOOT PATH (SIDE WALK)
Capacity Required width of
footpath (m)
All in one direction In both directions

1220 800 1.5

2400 1600 2.0
3600 2400 2.5
4800 3200 3.0
6000 4000 4

• Comment -
• These is one of the Important feature as many services can be laid
down under Footpath
• It gives surface for pedestrian movement.
• These are usually not identified or demarked on site,
• Hence measures & regulations for footpath shall be improved.
 CYCLE
TRACKS
•The minimum width of cycle tracks should be 2m.each additional lane,
where required should be 1 m.
•Separate cycle tracks should be provided when the peak cycle traffic is
400 or more on routes where motor traffic is 100-200 vehicles/hr.
•When number of motor vehicles using routes is more than 200 per hour,
separate cycle tracks are justified even if cycle traffic is only 100 cycles per
hour.
•These are still Missing on many Urban Roads hence Regulations needs
to be effectively developed.

Parking
Equivalent car space for different vehicles.
Car/taxi 1

Two wheeler 0.25

Auto rickshaw 0.50
Bicycle 0.10
 PARKING SPACE
REQUIREMENTS
a) The minimum parking space requirements for each car and truck is :
Car : 3m X 6m Truck : 3.75 m X 7.5m
a) Residential - Detached, semi-detached and row houses
Plot area upto 100 Sq.Mt – no private or community parking space
Plot area:101-200 Sq.Mt – only community parking space
Plot area:301-500 Sq.Mt- minimum 1/3 of open area for parking
Plot area :501-1000 Sq.Mt- minimum 1/4th of open area for parking
Plot area: 1001sq.m +- minimum 1/6 of space area for parking

a) Flats :-
- one space for every two flats of 50-90 Sq.Mt or more of floor area
- one space for every flat of 100 Sq.Mt or more of floor area

• Comment -
• Norms for Public Parking on street & off street shall be revised
including the width of roads.
• Multi-level parking System By government shall be encouraged.
 5. COLOUR SPECIFICATION FOR LAND USE IN A
DEVELOPMENT PLAN
Sr. Zone description color
No.
1 Primary Residential Zone yellow

2 Mixed residential Zone Orange

3 Unplanned residential Zone Brown

4 Commercial Blue

5 Industries Purple

6 Public & semi Public Red

7 Recreation Green

8 Roads Black

9 Agriculture Light Green

 CONCLUSIONS
Land for Urban poor
•In Mumbai more than 50 % of population are slum dwellers but they
occupy only 8% of land.

•The Development plan consists of various zones such as Residential,

Commercial, Industrial, Recreational, No Development Zone, Coastal
Regulation Zone, but there is no allocation of space for urban poor's,
pavement dwellers which is growing population & which needs
immediate attraction to make Mega cities more appealing in
aesthetically & functionally.

•It is the Task to reform the Strategies, policies by Central ,State &
local governments to serve the interest of urban poor.

•The Reserved plots & Coastal Regulation zone Norms can be modified
to accommodate the land For Urban poor.
 Low Fsi
• In India the Fsi ranges between 1.2 2% in large cities & 5
to to 6 % in mega cities in special
• cases.
The low value of fsi tends to more consumption of land &
hence Shortage of land is faced for future development. These
affects the lower & middle income group households due to
Increased price of land.
• In Asian countries the fsi Practiced is between 5 to 15.Hence
for affordability point of view, the fsi shall be increased to
cater the demand of land for future needs.

Educational Facilities
• For safety Purpose the additional Space allocation for Peak Hour
traffic in front of any school, colleges & other Institutions shall
be provided.
• Primary & secondary schools to be used in Double shifts
with Bigger intake for efficient use of land.
• Educational & institutional Zones must be crated in Master
plan.
 Land Regulations
• Land regulations shall be revised to reduce the difference between what
is allowed & what is Financially feasible.

• These can be achieved by More compact cities, more efficient Land Use
& Primary Infra structure.

• Increase in consumption of fsi.

• Decrease in Trip length due to compact cities.

• Urban population density will likely to stay Constant due to efficient

land use.
T H A N K YOU