Ar.

Mohamed Azharuddin 1
 URBAN RENEWAL – definition
Urban renewal is a program of land 
redevelopment .

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

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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 and
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

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 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.

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 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 )

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WHERE URBAN RENEWAL IS REQUIRED?

Urban renewal is required for

•Dilapidating, ageing parts of the city, not

providing the city its full potential and becoming a
health hazard
•In built form it consists of old area of the city,
congested area around transit points, illegal
settlements needing redevelopment
•In terms of infrastructure - measures for efficient
and smooth movement of traffic, improvement of
transportation network, provision /improvement
of utilities.

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JNNURM

• 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)

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EXISTING PROVISIONS AIMED AT URBAN RENEWAL

The Maharashtra Regional & Town Planning (M.R.&.T.P.)

Act, 1966 has provisions to take up urban renewal /
redevelopment in an area of the city under the
Comprehensive Area Development Scheme
 Town Planning Schemes
Other area specific tools
Slum Redevelopment & Rehabilitation (SRA) Act,
Special provisions for cluster development.

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SCENARIO IN MUMBAI

 REDEVELOPMENT ON FREE HOLD LAND IN

MUMBAI
 REDEVELOPMENT OF MHADA’s HOUSING
SCHEMES
 CLUSTER DEVELOPMENT
 BULK LANDS
 TOD – TRANSIT ORIENTED DEVELOPMENT

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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

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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 Tyagraj 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

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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.

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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

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 Fundamentals of
Urban and Regional
Planning

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Introduction to Planning Discipline
• Urban – An urban area is characterized by higher population density and
vast human features in comparison to areas surrounding it. Urban areas may
be cities, towns or conurbations, but the term is not commonly extended to
rural settlements such as villages and hamlets.

• As per Census of India 2001:

a) All statutory places with a municipality, corporation, cantonment board or
notified town area committee, etc.
b) A place satisfying the following three criteria:
i) a minimum population of 5,000;
ii) at least 75% of male working population engaged in non-agricultural
pursuits; and
iii) a density of population of at least 400 persons per sq. km.
 City – Towns with population of 100,000 and above.

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 Introduction to Planning Discipline

• Region
• On the basis of the elemental factor of space, a region is a geographic or
areal unit with certain limits and bounds. The unit may consist of a few
villages or a number of countries. A region may, therefore, be thought of
as an areal or spatial organization of varying dimensions.
• Any portion of earth’s surface where physical conditions are
homogeneous can be considered as a Region in geographic sense, ranging
from a single feature region to compage, depending on the criteria used
for delineation.
• In practice a prefix is added to highlight the attributes on which the region
has been defined, for example, agriculture region, resource region, city
region, planning region,

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 Introduction to Planning Discipline
• All the daily activities of human beings are carried out on land.
Proper organization of these activities i.e. planning will help the
human being in leading a richer and fuller life in liveable
surroundings or environment.

• "Planning" means the scientific, aesthetic, and orderly

disposition of land, resources, facilities and services with a
view to securing the physical, economic and social efficiency,
health and well-being of urban and rural communities.

• Planning – a continuous, time-oriented and cyclic process of

identification and achievement of goals

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 Introduction to Planning Discipline

• Cyclic Process of Planning: a process that includes-

a) Identification of goals and objectives,
b) Assessment of problems, potential and priorities,
c) Preparation of alternative conceptual plans and their evaluation to
select most appropriate concept,
d) Preparation of plan based on related concept and its approval,
e) Implementation,
f) Feedback and
g) Review of the Plan

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 Introduction to Planning Discipline
• Town Planner – A person professionally qualified by education and
experience and membership of Institute of Town Planners, India
(ITPI) to pursue the profession of urban and regional planning .

• Fields of Planning: i)) Urban; ii) Regional; iii) Environmental;

iv) Transport and v) Infrastructure
• Urban Planning – is a technique and method of development
that contributes to the organization, development and
evolution of urban areas and their urbanising environs, based
on economic, social, legal and aesthetic concepts and
conditions in order to promote the welfare of public and
quality of environment.

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 Introduction to Planning Discipline
• Regional Planning - It is a specific type of planning, based on a
specific planning structure (regional system), for inducing
public action aimed at societal well being. It implies that
regional planning is concerned fundamentally with the society
in the context of space.
• Environmental Planning - Environmental planning is a tool for
environmental protection and sustainable development of any
area from environmental point of view.
• Transport Planning - The process of analysis of travel demand
in a city or region having regard to socio-economic, land-use,
and other factors and formulation of policies, programmes,
plans and projects for its efficient management.

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 Introduction to Planning Discipline

• Infrastructure – The basic components of a human settlement

that make it functional and improve its quality of life and
include network of water supply, sewerage, drainage,
electricity, communication, transportation and facilities and
services.
 Facility – in urban planning a premises where health-care,
educational, socio-cultural and recreational activities take place.

 Services - include transportation by rail, road, air, waterways,

telecommunication, police protection, fire fighting, postal etc.

 Utilities – basic public services like water supply, sewerage, drainage

and electricity supply.

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 Definitions and Bases of Planning
• Town and Country Planning - to channelize various types of
forces such as physical, social, economic and administrative in
a planned manner to create the total environment, which is
healthy, efficient and satisfying for working, living, recreation
and other activities of human being.

• Objective – to provide healthy environment and

conveniences to the people of the area by physical
arrangement of land-use pattern and structure.

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 Definitions and Bases of Planning
• Social and economic aims town planning

 Socially successful planning tends to make people’s life

happier, because it results in physical environment which is
conducive to health; facilitates social interaction and gives
visual attractiveness

 It increases wealth, by efficiently arranging communication

routes to carry out human activities in a more efficient and less
wasteful manner through proper spatial arrangement

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 Definitions and Bases of Planning
• Characteristics of successful Town Planning:

 Promotion of accessibility
 Employment of resources as economically as possible
 Separation of incompatible land uses from each other and
association of compatible or mutually helpful uses.
 Carrying out of all developments in a visually pleasant and
practical manner

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 Urban Planning Basics

• Goal of Planning - to guide the development of a city or town

so that it furthers the welfare of its current and future residents
by creating convenient, equitable, healthful, efficient and
attractive environments.

• Three key aspects of Urban/City Planning:

a) physical environment
b) social environment
c) economic environment

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 Urban Planning Basics
a) Physical environment - A city's physical environment includes its
location, its climate and its proximity to sources of food and water.
b) Social environment - The social environment includes the groups to
which a city's residents belong, the neighborhoods in which they live,
the organization of its workplaces. One of the biggest issues in most
cities is the inequitable distribution of resources.
c) Economic environment - Primary employers, such as manufacturing as
well as research and development companies, retail businesses,
universities, federal labs, local government, cultural institutions, and
departments of tourism all play strong roles in a city's economy.
Planners work with local authorities to make sure residents are not excluded from
the benefits of urbanization as a result of physical, social or economic
barriers.

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 Urban Planning Basics
All the daily activities of human beings are carried out on land.

 Land is the basic platform of all human activities

 Proper organization of these activities i.e. planning will help the human
being in leading a richer and fuller life in liveable surroundings or
environment.

 Land is scare resource. Developed urban land is more scarce. With the
increasing urban population the use of land should be very judicious and
optimum; hence, it is important to use the land in sound principles of urban
planning.

 A comprehensive understanding of the process through which land uses

get allocated in a city at a particular point of time and change over a
period of time (not rigid but flexible) is necessary

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 Land Use Planning

• Land-use - an activity performed on a parcel of land, expressed by

category, through colour or black/white hatch pattern.

• Land-use planning is basically concerned with location and

amount of various land use areas such as residential, commercial,
religious, cultural and other activities engaged in by the residents
of a city in conduct of their life.

• It takes into consideration the economic, social and

environmental conditions while selecting and adopting best
option for future land use and structure to built upon land.

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 Land Use Planning

Land-use planning aims to make the best use of land

resources by:
 assessing present and future needs and matching it with supply;
 identifying and resolving conflicts between competing uses,
between the needs of individuals and those of the community,
and between the needs of the present generation and those of
future generations;
 seeking sustainable options that best meet identified needs and
bring about desired changes;

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 Land Use Planning

General Principles

Location Requirements - Indentify three major functional areas in

the urban complex –
i) the work areas,
ii) the living areas and
iii) the leisure-time areas;
and distributing them in space as per their locational attributes.

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 Land Use Planning

General Principles

Space Requirements – is a basis for assessing land requirement to

accommodate growth in urban areas in the next 20 years. It consists
of three major steps:

i. study of existing land use pattern;

ii. derivation of space standards e.g. density standards population in
residential areas and works in industrial and business areas;
iii. space requirement for facilities such as school, hospital , parks and
play grounds and others .

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 Urban Land Use Planning
Land use planning should aim at integrated and comprehensive
planning
Integrated development of residence, work and recreation areas
Geddesian Triangle
Folk (organism)

Work Place
(Function) (Environment)
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 Urban Land Use Planning

Comprehensive Planning

 It is not merely a physical activity but of multidisciplinary nature

covering economic and social aspects
 Integration of old with the new

Petric Geddes – the founder of modern town and regional planning.

The theoretical ideas of Petric Geddes have influenced much
subsequent planning practice, regional economic development and
environmental management . In particular his focus on the triad
‘Place-Work-Folk’ is fundamental to land use planning

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 Definitions
• Accessibility – Available means of communication i.e. roads, rail etc.
• Base map – map serving as the foundation for subsequent planning
showing all physical features and existing land-use/built-up area of the
area/city .
• Density of Population – population divided by the areas occupied by
houses
• Gross density – population divided by the area layout including roads
and open spaces.
• Net density – population divided by the plots, excluding roads and
open spaces.

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 Definitions
• Recreation areas – an area designated for recreational activities –
open spaces, play grounds, parks, botanical gardens, golf course etc.
• Water bodies – River, lakes, ponds, nallah (open drain)
• Ring road – a circular road on all side of the proposed
development/settlement
• Bye pass – a road designed to carry heavy vehicular traffic to operate
without entering the built up area of the city.
• O D Survey – Origin and Destination survey conducted to count
vehicles coming from and going to another area/city.
• Nazul land – the land vested with the government

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 Definitions
• Khasra map – official map of a village record indicating boundaries
of all properties, dimensions, property numbers, ownership, and
identify of property and its details.
• Residential land-use – the land category in a development or layout
plan devoted to residential activity which may be further sub-divided
into zones/clusters by nature (e.g. Primary residential, mixed
residential, informal residential), intensity (e.g. high, medium or law
density), type (plotted or flatted), ownership (individual or group
housing).
• Commercial, Industrial, Institutional, Public-semi-public
(utilities/services), Transportation
• Topo-sheet – map prepared by Survey of India for entire country,
indicating every details, e.g. road, rail, forest, river, canal, built-up
area etc.
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 Definitions
• Catchment area or drainage basin - area drained by a stream /river
or other body of water (the area and population from which a facility or
region attracts visitors or customers)

• Urban Agglomeration (UA) – the out growths of urban areas have

also been incorporated in larger urban areas and are designated as
‘urban agglomeration’ which comprise:
a) An urban area with continuous urban outgrowth which is outside the
statutory urban limits but falling within the boundaries of the
adjoining village or villages;
b) Two or more adjoining urban areas with their outgrowths, so as to
form a continuous urban spread;
c) Two or more adjoining areas without outgrowths, but which form a
continuous urban spread.

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