SlideShare ist ein Scribd-Unternehmen logo
1 von 115
Downloaden Sie, um offline zu lesen
Town Planning
Unit-VIII
Syllabus
Town Planning
• Review of Planning Legislation and acts relating to urban
and regional planning. Building bye laws planning
agencies and their functions, D.C. rules or city. Concept
of FSI, fungible FSI and TDR. FSI in few important
cities across Indian region and around the World.
Norms for FSI utilization for different kind of buildings
like residential, commercial, education and hospitals.
Redevelopment of building in cities. Reforms in D.C
rules by U.D department of state government and
municipal authorities.
Town Planning
• The growth of civilization has also resulted in more and
more laws, regulations, and restrictions and of course
their violations as well.
• There are laws and laws, all around such as
constitutional, civic laws, traffic laws, financial laws,
personal laws etc.
• while some of the laws are essential for the humanity,
there are other which held ion the proper and planned
growth of civilization in general, in the olden days
human beings had been wandering from place to place
in search of livelihood but the modernization have put
an end to all such adventures.
Town Planning
Town Planning
• Knowledge, have developed lot of conveniences
for their proper living.
• Human beings no longer have to roam around
for proper shelter but live in better planned and
construction of such houses, same basic rules
and regulations which may be termed as
„building Bye-laws are absolutely necessary.
Town Planning
Town Planning
• Building Bye-Laws are tools used to regulate coverage,
height, building bulk, and architectural design and
construction aspects of buildings so as to achieve orderly
development of an area. They are mandatory in nature
and serve to protect buildings against fire, earthquake,
noise, structural failures and other hazards.
• In India, there are still many small and medium sized
towns which do not have building bye-laws and in the
absence of any regulatory mechanism, such towns are
confronted with excessive coverage, encroachment and
haphazard development resulting in chaotic conditions,
inconvenience for the users, and disregard for building
aesthetics, etc
Building Bye -Laws
Importance Of Building
By Bye -Laws
• Building by laws are made to ensure orderly development of
localities in urban areas so that every houses is assured of
good ventilation and no building affects the lighting and
ventilation of neighbors.
• There has to be laws or regulations binding on the
prospective builders, if not, the building constructed will be:
• 1.Un- Scientific
• 2. Un-healthy
• Inconvenient for the people to occupy.
• The buildings should not be constructed merely with profit
motive without paying any attention to the health and
comfort of the in - habitants.
Importance of Building
By Bye -Laws
• The buildings must get sufficient sunshine, air and ventilation.
• Open spaces should be well planned.
• The buildings should create better environment.
• The buildings should be located in healthy surroundings and
should have an aesthetic appearance.
• But to achieve all this, there has to be a suitable regulations or
what are know as model building bye laws, enforced strictly by
the authorities, and followed by the builders honestly and
truthfully.
Importance of Building
By Bye -Laws
Importance of Building
By Bye -Laws
• These buildings Bye Laws Are Drawn Up By A Panel
Experts In Various Branches Of The Building Industry
Such As:
• Town Planning
• Architecture
• Civil Engineering
• Electrical Engineering
• Air – Conditioning
• Fire- fighting and administration etc.
• Theses building bye -
• laws when formulated are enforced on all buildings whether
constructed by government, local bodies, private persons or
agencies
Importance of Building
By Bye -Laws
General Principles Of Building By B- Laws
• The building bye - laws are generally based on
the following principles
• The building bye - laws should be reasonably
rigid and adequately flexible as they have to be
sometimes revised according the improvements
affected in science and engineering and as per
peculiar circumstances existing at the time.
General Principles Of Building By B- Laws
• These laws should be advantageously used for
the common good of the people.
• Minimum standards should be properly laid
down and they should be strictly made to be
adhered to by all concerned.
• Minimum floor space and cubic space per
member should be insisted upon.
General Principles Of Building By B- Laws
• The size of any room should not be less than a
specified minimum.
• Taking into consideration the number of
inmates in the building the minimum window
space and sanitary conveniences should be
insisted upon.
• At least one window of the specified size/area
should be provided in each room to open
either on a street or open yard.
General Principles Of Building By B- Laws
• The room should receive direct light and air
from exterior open space on at least two
sides to satisfy ideal conditions of air
circulation.
• There should be some healthy relations
between the cubic contents of the room
building and open spaces around.
• The width and extent of the open space
depends upon the height of the structure.
General Principles Of Building By
B- Laws
• The height of the building is fixed as per the
zone in which it is built.
• The width of the street should never be
exceeded by the height of the building there.
• The openings admitting light and air should
bear a prescribed ratio to the floor space.
• The set backs should be correctly followed
D.C.Rules
• The present development control regulations
have come into force from 25 th march 1991.
The regulations are framed to regulate the
development /redevelopment in the
Maharashtra region.
D.C.Rules
Applicability of Regulations
• These regulations shall apply to all
development, redevelopment, erection and/or
re-erection of a building, change of user etc. as
well as to the design, construction or
reconstruction of, and additions and alteration
to a building.
Applicability of Regulations
• These regulations shall also apply to any revision of
the development permissions/building permissions
granted earlier under any Development Control
Regulations .
Part Construction
• Where the whole or part of a building is demolished
or altered or reconstructed, removed, except where
otherwise specifically stipulated, these Regulations
apply only to the extent of the work involved
Applicability of Regulations
Applicability of Regulations
Change of Occupancy / User:
• Where the occupancy or the user of a building
is changed, except where otherwise specifically
stipulated, these Regulations shall apply to all
parts of the building affected by the change.
Applicability of Regulations
Reconstruction : -
• The reconstruction in whole or part of a building
which has ceased to exist due to an accidental fire,
natural collapse or demolition, having been
declared unsafe, or which is likely to be
demolished by or under an order of the Municipal
Council or Nagar Panchayat and for which the
necessary certificate has been given by the said
Municipal Council or Nagar Panchayat shall be
allowed subject to the provisions in these
Regulations
Applicability Of Regulations
Applicability Of Regulations
Conflicts In Provisions -
• If there is any overlapping of provisions or any
conflicts between the existing provisions and the
provisions in the Development Control & Promotion
Regulations for Municipal Councils and Nagar-
panchayats in Maharashtra, then matter shall be
referred to the Director of Town Planning,
Maharashtra State, Pune whose decision shall be final.
Applicability Of Regulations
Applicability of CRZ Regulations -
• Any development within CRZ areas shall be
governed by the Coastal Regulation Zone
Notification No.S.O.19(E), dated 6.1.2011 as
amended from time to time, wherever applicable.
Applicability of Heritage Regulations -
• The heritage regulations, establishment of Heritage
Conservation Committee and the list of Heritage
Sites shall be applicable as previously sanctioned
by the Government/concerned Competent
Authority.
Applicability Of Regulations
Applicability Of Regulations
The Set Backs Should Be Correctly
Followed
• The minimum distance between individual
buildings should be rigidly controlled.
• Necessary water supply and sanitary
connections should be made to every unit.
• There should be uniformity as regards drainage
connections, water supply, gas and electricity.
• The buildings should have adequate fire-
fighting arrangements if over 69 ft. in height
The Set Backs Should Be Correctly
Followed
• In fact, it is essential that there should be
control over the user of the buildings and
control over the materials and construction of
the building
The Set Backs Should Be Correctly
Followed
• Floor Area Ratio As a formula: Floor Area Ratio =
(Total covered area on all floors of all buildings on a
certain plot) / (Area of the plot) The Floor Area Ratio
(FAR) or Floor Space Index (FSI) is the Ratio of the
total floor area of buildings on a certain location to the
size of the land of that location, or the limit imposed on
such a ratio.
• The Floor Area Ratio is the total building square footage
(building area) divided by the site size square footage
(site area).
• Thus, an FSI of 2.0 would indicate that the total floor
area of a building is two times the gross area of the plot
on which it is constructed, as would be found in a
multiple - story building
Floor Area Ratio
Floor Area Ratio
Floor Area Ratio
• “Floor Area Ratio (FAR)”- The quotient of the
ratio of the combined covered area (plinth area)
of all floors, excepting areas specifically
exempted under these regulations, to the total
area of plot, viz.: -
• Floor Area Ratio (FAR) = Tota1 Covered Area on All Floors x 100
Plot Area
Floor Area Ratio
Floor Area Ratio
• Thus, FSI or is the upper limit to the built space
you may construct on a given plot. It is the
ratio of allowed built-up area to the plot area.
• For example, on a 10,000 ft2 plot which has an FSI
of 2, you may construct a maximum of 20,000 ft2
of area, and no more.
• FSI can also be called FAR or
.Certain types of spaces, such as basements,
parking areas, and utility rooms, are, which means
that they do not need to be counted in the FSI
calculations.
Floor Area Ratio
Floor Area Ratio
• The following are not counted in FSI
calculations:
• Basements
• Stilt Parking
• Staircases
• Lifts and lift lobby (lobby area to an extent
equal to lift area, additional lobby areas are
counted)
Floor Area Ratio
• Pump rooms, utility areas, security cabins
• Shafts
• Society Office up to 12 m2 if there are less than 20
apartments, and 20 m2 if more
• Gymnasium up-to 2% of FSI area
• One Servants ‟toilet per floor up to 2.2 m2 with
access from lift lobby Refuge Areas and terraces
Normally, 15% of the plot must be reserved as a
recreation area. If the plot area is greater than
2,500m2, then this 15% is also subtracted from the
total FSI of the plot.
Fungible FSI
• The word Fungible from the Latin root
describes something that acts as a replacement
for something else. The municipal corporation
of Mumbai introduced this system to curb
misuse of existing building regulations by
developers.
Fungible FSI
• Developers would build space over and above
the allowable FSI by the means of some grey
areas in the building regulations. These grey
areas centered a round things that were free of
FSI, or not counted in FSI calculations, such as
flower beds, services shafts, and balconies. In
the fungible FSI system, the allowable FSI on a
plot is increased by 35% , with a maximum cap
on the total construction area, with no
exemptions. This serves to reduce
'overbuilding' on plots by developers.
Fungible FSI
Fungible FSI
• The fungible FSI seeks to act as a replacement
for or a legalization of the misuse of
regulations, but with a clear mathematical limit
that should not be exceeded. As of late 2013,
fungible FSI is applicable to all plots in Mumbai
with the exception of those that fall under
Coastal Regulation Zone (CRZ) limits.
Fungible FSI
• The Maharashtra Government, in an attempt to provide
balanced playing field to Developers and reduce
arbitrary decision-making, has amended the
Development Control Regulations (DCRs) for the State
Capital City, Mumbai.
• According to the new DCR Amendments, Balconies,
Flower Beds, Terraces, Voids and Niches would now be
counted in the Floor Space Index (FSI). To compensate
for the loss of free-of-FSI areas, Fungible FSI to the
extent of 35 per cent for Residential Development and
20 per cent for Industrial and Commercial
Developments has been allowed with premium.
Fungible FSI
• Fungible FSI would be available at 60 per cent
premium for Residential, 80 per cent for Industrial
and 100 per cent for Commercial at the Ready
Recknor Rates (RR Rates) which are revised from this
January 1st, 2012 ranging between 5 per cent and 30
per cent in 716 zones of Mumbai. Fungible FSI can be
used for making Flower-Beds or Voids; else used for
constructing bigger habitable areas.
Fungible FSI
• However, to protect the interests of the existing owners
and occupiers so as to avoid the transfer of Fungible FSI
in respect of existing building to the free sale portion by
the Developers, it has also been further clarified that the
Fungible FSI in respect of rehab portion would not be
transferable to the free sale area of the Developer. No
premium for Fungible FSI would be charged for the
members whose flats were being redeveloped though the
space restrictions would be the same.
• The parking would be available as per the provisions of
the DCR, but 25 per cent more at the option of the
Developer. This would be without premium and without
being counted in the FSI.
TDR
• Transferable Development Rights are a
mechanism to reduce new construction in
crowded areas and shift it to less dense parts of
the city.
TDR
TDR
TDR
• In Mumbai, TDR was initiated to prevent new
construction in south Mumbai and shift it northwards. It
works as follows: say you own a 10,000 ft2 plot with an
FSI of 1.3 in South Mumbai, on which you have an
existing building with 8,000 ft2 of built-up area. To utilize
your full FSI allowance, you would have to build 10,000
x 1.3 = 13,000 ft2 of space. This means you have 5,000
ft2 of extra capacity in your plot which you are not using.
With TDR you can then sell this right to build 5,000 ft2
to someone north of you . You then cannot build more
than the existing 8,000 ft2 on your plot.
TDR
TDR
• FSI in Mumbai city is 1.33 & FSI in the suburbs
is 1.0.
• 2. in suburbs TDR potential is permissible with
total cap of 2.0.
Norms For FSI Utilization For Different Kind Of
Buildings
• Residential Use Zone The residential areas are
developed either as
(a) Plotted development or
(b) Group housing/flatted development.
• Density pattern i.e. (high density, high medium
density, low medium density or low density) are
followed for working out the pattern of development
with respect to the size of the plot, number of dwelling
units on each plot, setbacks, FAR and the number of
storeys/height of the building.
Norms For FSI Utilization For Different
Kind Of Buildings
Norms For FSI Utilization For Different Kind Of
Buildings
Buildings within the Residential Use Zone
• Buildings for various uses/activities within the
residential use zone forming part of the residential
layout plan are to be constructed with the norms of the
coverage, FAR, height and others as applicable to that
size of a residential plot.
Norms For FSI Utilization For Different
Kind Of Buildings
Norms For FSI Utilization For Different Kind Of
Buildings
• Plotted Development The layout plans for residential
scheme are formulated keeping in view
• That there would be sufficient light and air in the
buildings when constructed
• That there would be protection against noise, dust and
local hazards
• That there would be sufficient open space for various
family needs
Norms For FSI Utilization For Different Kind Of
Buildings
• That the circulation and access is easy and is safe from
accident point of view
• That, as far as possible, the plots are of regular shape
and size and
• These are logically arranged in a systematic manner
so as to give a regular pattern of development in the
form of row houses, detached and semi-detached
houses and if necessary the regular bungalow type
plots.
Norms For FSI Utilization For Different Kind Of
Buildings
Residential Premises –
• Following table is suggested for different size of the
plots applicable, ground coverage, FAR, height and
number of dwelling units for a residential area:
Group Housing
• The number of dwelling units are calculated on the basis of the
density pattern given in the development plan, taking into
consideration a population of 4.5 persons per dwelling unit.
• Minimum size of the plot 2250 sq m.
• In hill towns 5000 sq m.
• Maximum ground coverage 35%
• Maximum FAR 125 (higher FAR may be given depending on
the pattern of development and should not exceed 150)
• Maximum Height 15 m. (for plot sixes up to 4000 sq m.) and
26 m. for plots above 4000 sq m.
• In hill areas 15 m. for all size of plots.
• Number of dwelling units To be calculated on the basis of
the net plot area of a particular neighborhood. This may vary
between 50 DUs. to 124 DUs. per ha.
Group Housing
Non- Residential Premises
Hostel
• Maximum ground coverage 33.33%
• Maximum floor area ratio 100
• Maximum height 26mt.
Other Control
i) Minimum R/W in front 12 m.
ii) Basement up-to the building envelope to the
maximum extent of 50% plot area shall be allowed
and if used for parking and services should not be
counted in FAR.
Non- Residential Premises
Non- Residential Premises
Guest House, Boarding House and Lodging House
• Minimum plot size 500 sq m.
• Maximum ground coverage 33.33%
• Maximum floor area ratio 100
• Maximum height 26 m.
• Other Controls:
• i) Minimum R/W in front 20 m.
• ii) Basement up-to the building envelope to the maximum
extent of 50% of plot area shall be allowed
• and if used for parking and services should not be counted
in FAR.
Non- Residential Premises
Convenience Shopping
• Maximum ground coverage 40%
• Maximum floor area ratio 60
• Maximum Height 15 m.
• In hills 6 m.
Non- Residential Premises
Non- Residential Premises
Local Shopping
• Maximum ground coverage 30%
• In hills 35%
• Maximum FAR 100
• Maximum Height 15 m.
• In hills 9 m.
Community Centre
• Maximum ground coverage 25%
• In hills 30%
• Maximum FAR 100
• Maximum Height 26 m.
• In Hills 15 m.
Non- Residential Premises
Hospitals
• Minimum plot size 6000 sq m.
• Maximum ground coverage 25%
• Maximum floor area ratio 100
• Maximum Height 26 m
Other Controls
• Area to be used for housing of essential staff is indicated
in the norms for health facilities. In such an area the
regulations of group housing shall apply.
• Basements below the ground floor and to the extent of
ground coverage shall be allowed and if used for parking
and services should not be counted in FAR.
Non- Residential Premises
Non- Residential Premises
Health Centre/Nursing Home
• Maximum ground coverage 33.33%
• Maximum floor area ratio 100
• Maximum height 15 m.
• Basement shall be as in case of Hospital
Non- Residential Premises
a) Filling-cum-service station size 36 m. x 30 m. and 45
m. x 33 m.)
• i) Ground Coverage 20%
• ii) FAR 20
• iii) Max. Height 06 m.
• iv) Canopy Equivalent to permissible ground coverage
within setback line.
• v) Front Setback Min. 06 m.
Non- Residential Premises
Non- Residential Premises
b) Filling Station Size
(30 mt. x 17 mt. and 18 mt. x 15 mt.)
• i) Ground Coverage 10%
• ii) FAR 10
• iii) Max. Height 06 m.
• iv) Canopy Equivalent to permissible ground coverage
within setback line.
• v) Front Setback Min. 03 m
Non- Residential Premises
Other Regulations
• i) Shall be approved by Explosives/Fire Dept.
• ii) Ground coverage will exclude canopy area.
• iii) Mezzanine if provided will be counted in FAR
• iv) Wherever the plot is more than 33 m. x 45 m.
development norms shall be restricted to as applicable
to the size i.e. 33 m. x 45 m. both in urban and rural
areas.
Non- Residential Premises
Compressed Natural Gas (CNG) Mother- Station
• i) Plot Size (Max.) 36 m. x 30 m.
• ii) Maximum Ground Coverage 20%
• iii) Maximum Height 4.5 m. (Single Storey)
• iv)Building Component Control
room/office/Dispensing room, store, pantry and W.C.
Compressed Natural Gas (CNG) Mother-
Station
Educational Facilities
Nursery School
• Maximum ground coverage 33.33%
• Maximum floor area ratio 66.66
• Maximum height 8 m
• In hills 6 m
Educational Facilities
Educational Facilities
Primary School
• Maximum ground coverage 33%
• Maximum floor area ratio 120
• Maximum Height 15 m
Educational Facilities
Higher Secondary School
• Maximum ground coverage 30%
• Maximum floor area ratio 120
• In hills 100
• Maximum Height 15 m
Higher Secondary School
Educational Facilities
College
• Maximum ground coverage 25%
• Maximum floor area ratio 100
• In hills 75
• Maximum height 15 m.
Note:
• In case of the above premises the total area of the plot shall be
divided in
• i) School/college building area
• ii) Play field area
• iii) Parking area
• iv) Residential and hostel area
• The maximum ground coverage and FAR shall be calculated only on
the areas meant for building
Educational Facilities
FSI Norms For Redevelopment Across
Mumbai
• In Mumbai, the permitted FSI varies in various
locations depending upon the land and type of
existing residence whether a Slum, Tenanted,
MHADA, Cluster or a Co-operative Society
and also the projects to be redeveloped.
FSI Norms For Redevelopment Across
Mumbai
• As per Development Control Rules 33(7) of Mumbai, in
the case of Cess Building, every tenant who is having less
than 300 sq ft carpet area shall be given minimum of 300
sq ft ownership flat and the tenants having 300 to 753 sq.
ft area, the existing area. Any area above 753 sq. feet will
not be granted to the tenants.
• Of course, the maximum ceiling was 2.5 Floor Space
Index (FSI) under this category of buildings. Many of the
old buildings in areas were not becoming viable under
the above rules and therefore, the government took a
decision to increase the same to 3 FSI.
FSI Norms For Redevelopment Across
Mumbai
FSI Norms For Redevelopment Across
Mumbai
• In case of redevelopment of plots under the above
category, the builder gets incentive FSI of 50% or
60% of FSI over and above the FSI consumed to
re-house the existing tenants.
• In such cases FSI goes beyond 6 or 7. There is no
limit. For MHADA layout, the FSI is 2.5.
• In case of projects approved by MMRDA in
Mumbai Metropolitan Region other than Mumbai
under Rental Housing Scheme, the FSI allowed is
4
FSI Norms For Redevelopment Across
Mumbai
Reforms in D.C rules by U.D department of state
government and municipal authorities.
• In India, the combined effect of multiple layers
of poorly conceived central, state and municipal
regulations contribute to an artificial urban land
shortage. As a result urban land prices are
abnormally high in relation to India‟s
household income, and households consume
less floor space than they could afford if the
regulatory environment were reformed.
Reforms in D.C rules by U.D department of state
government and municipal authorities.
• In addition, some regulations have a negative impact
on the spatial structure of cities. By unreasonably
reducing the amount of floor space that can be built in
centrally located areas, and by making land recycling
difficult, some regulations tend to “push” urban
development toward the periphery.
• By making urban development financially unfeasible
in areas where there is high demand for commercial or
residential space, some regulations encourage
corruption.
Regulations should be regularly audited and
submitted to a cost benefits analysis
• In reviewing or auditing land regulations it is
convenient to divide them according to their impact on
markets.
• Some regulations contribute to a decrease in land
supply, other artificially increase land consumption
and therefore demand for land.
• The double effect of restricting supply and mandating
high land consumption has an evident impact on price.
Reforms in D.C rules by U.D department of state
government and municipal authorities.
• Government regulations or practices contributing
to a decrease in land supply:
• Urban Land ceiling act
• The major effect of the urban land ceiling act has
been to freeze large areas of land in legal disputes.
These areas are not available for development or
redevelopment. An additional negative impact of
the act was to prevent private developers to
assemble land for subsequent development. The
act gave a de facto monopoly on land development
to government developers.
Reforms in D.C rules by U.D department of state
government and municipal authorities
Reforms in D.C rules by U.D department of state
government and municipal authorities.
Rent control
• The effect of rent control on the supply of new
rental stock is obvious and well documented.
However rent control laws have also an effect
on land supply and city shape. Rent control
contributes to a decrease in land supply because
buildings which are under rent control cannot
be redeveloped or even renovated.
Reforms in D.C rules by U.D department of state
Government and Municipal authorities.
Reforms in D.C rules by U.D department of state
government and municipal authorities
Regulations preventing or slowing down the
conversion of land from one use to another.
• Any change of use, even when approved by
Master plans, requires lengthy approval to
become effective. This is particularly serious at
the periphery of cities where land has to be
converted from agricultural to urban use.
Reforms in D.C rules by U.D department of state
Government and Municipal Authorities
Reforms in D.C rules by U.D department of state
government and municipal authorities
Master Plans Ignoring real estate demand
• Master plans allocate land between various uses
and limit the amount of floor space which can be
built on specific parcels, either directly through
maximum FSI or indirectly through set backs, plot
coverage ratio, and maximum number of floors.
While these types of control are not objectionable
per se, the parameter used are often arbitrary and
have been set without taking into account the
efficiency of city structure or the affordability of
different social groups.
Reforms in D.C rules by U.D department of state
government and municipal authorities
Reforms in D.C rules by U.D department of state
government and municipal authorities
High Stamp Duty
• High stamp duties discourage land transactions, and as
a consequence reduce the supply of land on the
market. High stamp duty incites to grossly under-
declare the real value of land. This in turn adversely
affects the possibility of using land as collateral for
construction financing.
Reforms in D.C rules by U.D department of state
government and municipal authorities
Large Institutional land holdings
• Government entities or parastatals such as
Railways often own large tracts of land in cities.
Because this land cannot be sold on the market
to the benefit of the owning institution, it is
often underused, or used in a way incompatible
with its real market value.
Reforms in D.C rules by U.D department of state
government and municipal authorities
Reforms in D.C rules by U.D department of state
government and municipal authorities
Very low Property Taxes
• Very low property taxes and property taxes
based on actual rents rather than on land values
create an incentive to hold vacant or underused
land, thus decreasing the amount of land on the
market.
Reforms in D.C rules by U.D department of state
government and municipal authorities
Very Low Property Taxes
• The failure to provide primary infrastructure with a
capacity consistent with demand is often cited as a
justification for constraining development intensity, in
particular low FSI. It is important to realize that an
adjustment of land use regulation to actual market
demand will also require the provision of primary
infrastructure of sufficient capacity.
Expected Impact Of Land Regulatory
Reforms
• The careful review and reforms of the
regulations mentioned above would result in a
lower cost for urban development and for
housing. An additional benefit will be a more
efficient spatial organization for cities.
Expected Impact Of Land Regulatory
Reforms
Expected Impact Of Land Regulatory
Reforms
• More compact cities, more efficient land use. No
enclaves of under use or unused land; more efficient
use of existing primary infrastructure.
• Increase share of the housing stock supplied by
unsubsidized formal private sector developers,
decrease in illegal subdivisions and slum areas.
• Generally lower land prices but higher prices in some
prime commercial and business areas.
Expected Impact Of Land Regulatory
Reforms
• Decrease in trip length due to more compact cites
and because of more intense use of land in the
CBD (Central business district) (less dispersion of
employment). A more intensely used CBD allows
a better efficiency of transit and therefore should
increase urban air quality in the long run.
• Increase in the consumption of floor space per
person for both residential and business use. This
should result in an increase of welfare for
households and an increase in productivity for
firms.
Expected Impact Of Land Regulatory
Reforms
Expected Impact Of Land Regulatory
Reforms
• Average urban population densities are likely to stay
constant as more efficient land use and higher FSI are
likely to be balanced by a higher floor consumption.
Expected Impact Of Land Regulatory Reforms
• Finally, by reducing the difference between what is
allowed and what is financially feasible, land use
reform should reduce significantly the opportunity for
corruption
References
• Urbanization Urban Development & Metropolitan
Cities in India
• Dr V. Nath Concept Publications
• Standardized Development Control And Promotion
Regulations For Municipal Councils And Nagar Panchayats In
Maharashtra.
• Building Bye-laws Municipal Building Bye - Laws And
Restriction In Designing Of Buildings
• Internet Websites
Thanks…

Weitere ähnliche Inhalte

Was ist angesagt?

Development control rules and regulation
Development control rules and regulationDevelopment control rules and regulation
Development control rules and regulationMANINANDANSAHU
 
Planning Legislation in India (Town Planning)
Planning Legislation in India (Town Planning)Planning Legislation in India (Town Planning)
Planning Legislation in India (Town Planning)S.P. Sharma
 
2.4 town planning surveys
2.4 town planning surveys2.4 town planning surveys
2.4 town planning surveysSachin PatiL
 
Master Plan & Delhi Master Plan
Master Plan & Delhi Master PlanMaster Plan & Delhi Master Plan
Master Plan & Delhi Master PlanSahil Kaundal
 
Town planning schemes
Town planning schemesTown planning schemes
Town planning schemesSakshiGadakh
 
2.1 growth pattern of towns
2.1 growth pattern of towns2.1 growth pattern of towns
2.1 growth pattern of townsSachin PatiL
 
National Urban Housing and Habitat Policy-2007
National  Urban Housing and Habitat Policy-2007National  Urban Housing and Habitat Policy-2007
National Urban Housing and Habitat Policy-2007JIT KUMAR GUPTA
 
Clarence perry
Clarence perryClarence perry
Clarence perryAyaz Khan
 
Theories and Concepts of town planning
Theories and Concepts of town planningTheories and Concepts of town planning
Theories and Concepts of town planningSrishti Mehta
 
Master plan (Town Planning)
Master plan (Town Planning)Master plan (Town Planning)
Master plan (Town Planning)S.m. Atik
 
Evolution of planning legislation in india
Evolution of planning legislation in india Evolution of planning legislation in india
Evolution of planning legislation in india Parth Sadaria
 
Neighbourhood Concept
Neighbourhood ConceptNeighbourhood Concept
Neighbourhood ConceptAnshul Abbasi
 
Determinants or Urban Form urban morphology
Determinants or Urban Form urban morphologyDeterminants or Urban Form urban morphology
Determinants or Urban Form urban morphologySomesh Siddharth
 
Satellite town planning
Satellite town planningSatellite town planning
Satellite town planningAnuj Kumar
 

Was ist angesagt? (20)

Development control rules and regulation
Development control rules and regulationDevelopment control rules and regulation
Development control rules and regulation
 
Planning Legislation in India (Town Planning)
Planning Legislation in India (Town Planning)Planning Legislation in India (Town Planning)
Planning Legislation in India (Town Planning)
 
2.4 town planning surveys
2.4 town planning surveys2.4 town planning surveys
2.4 town planning surveys
 
Master Plan & Delhi Master Plan
Master Plan & Delhi Master PlanMaster Plan & Delhi Master Plan
Master Plan & Delhi Master Plan
 
Town planning schemes
Town planning schemesTown planning schemes
Town planning schemes
 
2.1 growth pattern of towns
2.1 growth pattern of towns2.1 growth pattern of towns
2.1 growth pattern of towns
 
Town and country planning
Town and country planningTown and country planning
Town and country planning
 
National Urban Housing and Habitat Policy-2007
National  Urban Housing and Habitat Policy-2007National  Urban Housing and Habitat Policy-2007
National Urban Housing and Habitat Policy-2007
 
TDR - TRANSFER OF DEVELOPMENT RIGHTS
TDR - TRANSFER OF DEVELOPMENT RIGHTSTDR - TRANSFER OF DEVELOPMENT RIGHTS
TDR - TRANSFER OF DEVELOPMENT RIGHTS
 
Clarence perry
Clarence perryClarence perry
Clarence perry
 
City forms
City formsCity forms
City forms
 
Theories and Concepts of town planning
Theories and Concepts of town planningTheories and Concepts of town planning
Theories and Concepts of town planning
 
Master plan (Town Planning)
Master plan (Town Planning)Master plan (Town Planning)
Master plan (Town Planning)
 
Evolution of planning legislation in india
Evolution of planning legislation in india Evolution of planning legislation in india
Evolution of planning legislation in india
 
Ray (rajiv awas yojana)
Ray (rajiv awas yojana)Ray (rajiv awas yojana)
Ray (rajiv awas yojana)
 
Master Plan
Master PlanMaster Plan
Master Plan
 
Neighbourhood Concept
Neighbourhood ConceptNeighbourhood Concept
Neighbourhood Concept
 
Determinants or Urban Form urban morphology
Determinants or Urban Form urban morphologyDeterminants or Urban Form urban morphology
Determinants or Urban Form urban morphology
 
Satellite town planning
Satellite town planningSatellite town planning
Satellite town planning
 
Development Plan
Development PlanDevelopment Plan
Development Plan
 

Andere mochten auch

Introduction to town and Urban planning
Introduction to town and Urban planningIntroduction to town and Urban planning
Introduction to town and Urban planningWaleed Liaqat
 
A Field Manual for the Preparation of a Participatory Community Development P...
A Field Manual for the Preparation of a Participatory Community Development P...A Field Manual for the Preparation of a Participatory Community Development P...
A Field Manual for the Preparation of a Participatory Community Development P...copppldsecretariat
 
Ajit katari book review
Ajit katari book reviewAjit katari book review
Ajit katari book reviewAjit Katari
 
Principal of building planning
Principal of building planningPrincipal of building planning
Principal of building planningSameer Thaiyam
 
Certifcation of Building Using GRIHA Rating System
Certifcation of Building Using GRIHA Rating SystemCertifcation of Building Using GRIHA Rating System
Certifcation of Building Using GRIHA Rating SystemSandeep Jain
 
Preparation of master plan
Preparation of master planPreparation of master plan
Preparation of master planSiva Nanda Reddy
 
Interior designer profession presentation
Interior designer profession presentation Interior designer profession presentation
Interior designer profession presentation Hanis A.Badri
 
Flats in Kochi for Sale
Flats in Kochi  for SaleFlats in Kochi  for Sale
Flats in Kochi for SaleLivit Homes
 
Trivandrum Master Plan Inputs - Final
Trivandrum Master Plan Inputs - FinalTrivandrum Master Plan Inputs - Final
Trivandrum Master Plan Inputs - FinalAjay Prasad
 
Sydney Melnyk Interior Design Portfolio
Sydney Melnyk Interior Design PortfolioSydney Melnyk Interior Design Portfolio
Sydney Melnyk Interior Design PortfolioLakeland Cathy Wolters
 
Interior Design Portfolio.
Interior Design Portfolio.Interior Design Portfolio.
Interior Design Portfolio.Erica Brown
 
Town planning presentation
Town planning presentationTown planning presentation
Town planning presentationVishvendu pandey
 

Andere mochten auch (20)

Introduction to town and Urban planning
Introduction to town and Urban planningIntroduction to town and Urban planning
Introduction to town and Urban planning
 
Unit 1 ppt
Unit 1 pptUnit 1 ppt
Unit 1 ppt
 
A Field Manual for the Preparation of a Participatory Community Development P...
A Field Manual for the Preparation of a Participatory Community Development P...A Field Manual for the Preparation of a Participatory Community Development P...
A Field Manual for the Preparation of a Participatory Community Development P...
 
Ajit katari book review
Ajit katari book reviewAjit katari book review
Ajit katari book review
 
Master plan
Master planMaster plan
Master plan
 
griha Manual vol i
griha Manual vol igriha Manual vol i
griha Manual vol i
 
Principal of building planning
Principal of building planningPrincipal of building planning
Principal of building planning
 
Certifcation of Building Using GRIHA Rating System
Certifcation of Building Using GRIHA Rating SystemCertifcation of Building Using GRIHA Rating System
Certifcation of Building Using GRIHA Rating System
 
Building laws
Building lawsBuilding laws
Building laws
 
Building by laws
Building  by lawsBuilding  by laws
Building by laws
 
Development Plan- Planning Intervention (CRITICAL ANALYSIS OF MASTER PLAN CA...
Development Plan- Planning Intervention (CRITICAL ANALYSIS OF MASTER PLAN  CA...Development Plan- Planning Intervention (CRITICAL ANALYSIS OF MASTER PLAN  CA...
Development Plan- Planning Intervention (CRITICAL ANALYSIS OF MASTER PLAN CA...
 
Preparation of master plan
Preparation of master planPreparation of master plan
Preparation of master plan
 
Nbc ppt
Nbc pptNbc ppt
Nbc ppt
 
Interior designer profession presentation
Interior designer profession presentation Interior designer profession presentation
Interior designer profession presentation
 
Kmbr 1999
Kmbr 1999Kmbr 1999
Kmbr 1999
 
Flats in Kochi for Sale
Flats in Kochi  for SaleFlats in Kochi  for Sale
Flats in Kochi for Sale
 
Trivandrum Master Plan Inputs - Final
Trivandrum Master Plan Inputs - FinalTrivandrum Master Plan Inputs - Final
Trivandrum Master Plan Inputs - Final
 
Sydney Melnyk Interior Design Portfolio
Sydney Melnyk Interior Design PortfolioSydney Melnyk Interior Design Portfolio
Sydney Melnyk Interior Design Portfolio
 
Interior Design Portfolio.
Interior Design Portfolio.Interior Design Portfolio.
Interior Design Portfolio.
 
Town planning presentation
Town planning presentationTown planning presentation
Town planning presentation
 

Ähnlich wie Town Planning

Building by Laws Lecture Notes
Building by Laws Lecture NotesBuilding by Laws Lecture Notes
Building by Laws Lecture NotesKishAgrwa1
 
Builiding Byes laws
Builiding Byes laws Builiding Byes laws
Builiding Byes laws Shourya Puri
 
Principles and Building Bye Laws
Principles and Building Bye LawsPrinciples and Building Bye Laws
Principles and Building Bye LawsBurhanuddin Kapadia
 
Presentation town planning...MOHD. ASLAM, MET FACULTY OF ARCHITECTURE
Presentation town planning...MOHD. ASLAM, MET FACULTY OF ARCHITECTUREPresentation town planning...MOHD. ASLAM, MET FACULTY OF ARCHITECTURE
Presentation town planning...MOHD. ASLAM, MET FACULTY OF ARCHITECTUREMohammad Aslam
 
Development control rules and regulation
Development control rules and regulationDevelopment control rules and regulation
Development control rules and regulationMANINANDANSAHU
 
LAW AND LEGISLATION RELATED TO HOUSING
LAW AND LEGISLATION RELATED TO HOUSINGLAW AND LEGISLATION RELATED TO HOUSING
LAW AND LEGISLATION RELATED TO HOUSINGDeeksha yadhuvanshi
 
Functional planning of building
Functional planning of buildingFunctional planning of building
Functional planning of buildingShivanshSood2
 
Develpment contols chandigarh, periphery control pb laws
Develpment contols chandigarh, periphery control  pb lawsDevelpment contols chandigarh, periphery control  pb laws
Develpment contols chandigarh, periphery control pb lawsJIT KUMAR GUPTA
 
Daup mupd-upl-2015-lecture 2
Daup mupd-upl-2015-lecture 2Daup mupd-upl-2015-lecture 2
Daup mupd-upl-2015-lecture 2Galala University
 
The future of EIA - Legislative and regulatory change
The future of EIA - Legislative and regulatory changeThe future of EIA - Legislative and regulatory change
The future of EIA - Legislative and regulatory changeIES / IAQM
 
What are Development controls
What are Development controlsWhat are Development controls
What are Development controlsJIT KUMAR GUPTA
 
Workshop - License of Property Development in Indonesia
Workshop - License of Property Development in IndonesiaWorkshop - License of Property Development in Indonesia
Workshop - License of Property Development in IndonesiaLeks&Co
 
Topic 9b - UBBL.ppt
Topic 9b - UBBL.pptTopic 9b - UBBL.ppt
Topic 9b - UBBL.pptAizuddin9
 
Construction site management
Construction site managementConstruction site management
Construction site managementrajlaxmipardeshi
 
RUPH121 Environmental Design-1.pptx
RUPH121 Environmental Design-1.pptxRUPH121 Environmental Design-1.pptx
RUPH121 Environmental Design-1.pptxAbelTomondo
 

Ähnlich wie Town Planning (20)

Building by Laws Lecture Notes
Building by Laws Lecture NotesBuilding by Laws Lecture Notes
Building by Laws Lecture Notes
 
Builiding Byes laws
Builiding Byes laws Builiding Byes laws
Builiding Byes laws
 
Principles and Building Bye Laws
Principles and Building Bye LawsPrinciples and Building Bye Laws
Principles and Building Bye Laws
 
Presentation town planning...MOHD. ASLAM, MET FACULTY OF ARCHITECTURE
Presentation town planning...MOHD. ASLAM, MET FACULTY OF ARCHITECTUREPresentation town planning...MOHD. ASLAM, MET FACULTY OF ARCHITECTURE
Presentation town planning...MOHD. ASLAM, MET FACULTY OF ARCHITECTURE
 
Ch 3 zoning
Ch 3 zoningCh 3 zoning
Ch 3 zoning
 
Development control rules (NBC)
Development control rules (NBC)Development control rules (NBC)
Development control rules (NBC)
 
Development control rules and regulation
Development control rules and regulationDevelopment control rules and regulation
Development control rules and regulation
 
LAW AND LEGISLATION RELATED TO HOUSING
LAW AND LEGISLATION RELATED TO HOUSINGLAW AND LEGISLATION RELATED TO HOUSING
LAW AND LEGISLATION RELATED TO HOUSING
 
Functional planning of building
Functional planning of buildingFunctional planning of building
Functional planning of building
 
Develpment contols chandigarh, periphery control pb laws
Develpment contols chandigarh, periphery control  pb lawsDevelpment contols chandigarh, periphery control  pb laws
Develpment contols chandigarh, periphery control pb laws
 
Daup mupd-upl-2015-lecture 2
Daup mupd-upl-2015-lecture 2Daup mupd-upl-2015-lecture 2
Daup mupd-upl-2015-lecture 2
 
The future of EIA - Legislative and regulatory change
The future of EIA - Legislative and regulatory changeThe future of EIA - Legislative and regulatory change
The future of EIA - Legislative and regulatory change
 
Zoning
ZoningZoning
Zoning
 
Ch 3 building by laws
Ch 3 building by lawsCh 3 building by laws
Ch 3 building by laws
 
Redevelopment of Buildings
Redevelopment of Buildings Redevelopment of Buildings
Redevelopment of Buildings
 
What are Development controls
What are Development controlsWhat are Development controls
What are Development controls
 
Workshop - License of Property Development in Indonesia
Workshop - License of Property Development in IndonesiaWorkshop - License of Property Development in Indonesia
Workshop - License of Property Development in Indonesia
 
Topic 9b - UBBL.ppt
Topic 9b - UBBL.pptTopic 9b - UBBL.ppt
Topic 9b - UBBL.ppt
 
Construction site management
Construction site managementConstruction site management
Construction site management
 
RUPH121 Environmental Design-1.pptx
RUPH121 Environmental Design-1.pptxRUPH121 Environmental Design-1.pptx
RUPH121 Environmental Design-1.pptx
 

Mehr von GAURAV. H .TANDON

Suicide Prevention through Architecture (Building) and City Planning
Suicide Prevention through  Architecture (Building) and City PlanningSuicide Prevention through  Architecture (Building) and City Planning
Suicide Prevention through Architecture (Building) and City PlanningGAURAV. H .TANDON
 
Suicide Prevention through Architecture (Building) and City Planning
Suicide Prevention through  Architecture (Building) and City PlanningSuicide Prevention through  Architecture (Building) and City Planning
Suicide Prevention through Architecture (Building) and City PlanningGAURAV. H .TANDON
 
Digital Detoxing in Smart Cities
Digital Detoxing in Smart CitiesDigital Detoxing in Smart Cities
Digital Detoxing in Smart CitiesGAURAV. H .TANDON
 
Digital Detoxing in Smart Cities
Digital Detoxing in Smart CitiesDigital Detoxing in Smart Cities
Digital Detoxing in Smart CitiesGAURAV. H .TANDON
 
Crash for Cash-Organized Crime (COC).pptx
Crash for Cash-Organized Crime (COC).pptxCrash for Cash-Organized Crime (COC).pptx
Crash for Cash-Organized Crime (COC).pptxGAURAV. H .TANDON
 
Ecological Footprint (1).pptx
Ecological Footprint (1).pptxEcological Footprint (1).pptx
Ecological Footprint (1).pptxGAURAV. H .TANDON
 
The unethical practice of gift giving to doctors by pharma companies
The unethical practice of gift giving to doctors by pharma companiesThe unethical practice of gift giving to doctors by pharma companies
The unethical practice of gift giving to doctors by pharma companiesGAURAV. H .TANDON
 
Gamification of Smart Cities
Gamification of Smart Cities Gamification of Smart Cities
Gamification of Smart Cities GAURAV. H .TANDON
 
Collusion and Fraud Detection on Electronic Energy Meters
Collusion and Fraud Detection on Electronic Energy Meters Collusion and Fraud Detection on Electronic Energy Meters
Collusion and Fraud Detection on Electronic Energy Meters GAURAV. H .TANDON
 
Cyber Security in Smart Buildings
Cyber Security in Smart Buildings Cyber Security in Smart Buildings
Cyber Security in Smart Buildings GAURAV. H .TANDON
 

Mehr von GAURAV. H .TANDON (20)

Suicide Prevention through Architecture (Building) and City Planning
Suicide Prevention through  Architecture (Building) and City PlanningSuicide Prevention through  Architecture (Building) and City Planning
Suicide Prevention through Architecture (Building) and City Planning
 
Suicide Prevention through Architecture (Building) and City Planning
Suicide Prevention through  Architecture (Building) and City PlanningSuicide Prevention through  Architecture (Building) and City Planning
Suicide Prevention through Architecture (Building) and City Planning
 
Digital Detoxing in Smart Cities
Digital Detoxing in Smart CitiesDigital Detoxing in Smart Cities
Digital Detoxing in Smart Cities
 
Digital Detoxing in Smart Cities
Digital Detoxing in Smart CitiesDigital Detoxing in Smart Cities
Digital Detoxing in Smart Cities
 
Premerital Sceening .pptx
Premerital Sceening .pptxPremerital Sceening .pptx
Premerital Sceening .pptx
 
Polymath(Renaissance man)
Polymath(Renaissance man)Polymath(Renaissance man)
Polymath(Renaissance man)
 
Crash for Cash-Organized Crime (COC).pptx
Crash for Cash-Organized Crime (COC).pptxCrash for Cash-Organized Crime (COC).pptx
Crash for Cash-Organized Crime (COC).pptx
 
Voting Age .pptx
Voting Age .pptxVoting Age .pptx
Voting Age .pptx
 
Ecological Footprint (1).pptx
Ecological Footprint (1).pptxEcological Footprint (1).pptx
Ecological Footprint (1).pptx
 
Urban Heat Island Effect
Urban Heat Island EffectUrban Heat Island Effect
Urban Heat Island Effect
 
Communication Skills
Communication SkillsCommunication Skills
Communication Skills
 
The unethical practice of gift giving to doctors by pharma companies
The unethical practice of gift giving to doctors by pharma companiesThe unethical practice of gift giving to doctors by pharma companies
The unethical practice of gift giving to doctors by pharma companies
 
Compassionate Cities
Compassionate CitiesCompassionate Cities
Compassionate Cities
 
Gamification of Smart Cities
Gamification of Smart Cities Gamification of Smart Cities
Gamification of Smart Cities
 
Anti-Microbial Copper
Anti-Microbial Copper Anti-Microbial Copper
Anti-Microbial Copper
 
Smart Forest City
Smart Forest City Smart Forest City
Smart Forest City
 
Smart forest cities
Smart forest cities Smart forest cities
Smart forest cities
 
Automotive Hacking
Automotive Hacking Automotive Hacking
Automotive Hacking
 
Collusion and Fraud Detection on Electronic Energy Meters
Collusion and Fraud Detection on Electronic Energy Meters Collusion and Fraud Detection on Electronic Energy Meters
Collusion and Fraud Detection on Electronic Energy Meters
 
Cyber Security in Smart Buildings
Cyber Security in Smart Buildings Cyber Security in Smart Buildings
Cyber Security in Smart Buildings
 

Kürzlich hochgeladen

CHUYÊN ĐỀ DẠY THÊM TIẾNG ANH LỚP 11 - GLOBAL SUCCESS - NĂM HỌC 2023-2024 - HK...
CHUYÊN ĐỀ DẠY THÊM TIẾNG ANH LỚP 11 - GLOBAL SUCCESS - NĂM HỌC 2023-2024 - HK...CHUYÊN ĐỀ DẠY THÊM TIẾNG ANH LỚP 11 - GLOBAL SUCCESS - NĂM HỌC 2023-2024 - HK...
CHUYÊN ĐỀ DẠY THÊM TIẾNG ANH LỚP 11 - GLOBAL SUCCESS - NĂM HỌC 2023-2024 - HK...Nguyen Thanh Tu Collection
 
2024.03.23 What do successful readers do - Sandy Millin for PARK.pptx
2024.03.23 What do successful readers do - Sandy Millin for PARK.pptx2024.03.23 What do successful readers do - Sandy Millin for PARK.pptx
2024.03.23 What do successful readers do - Sandy Millin for PARK.pptxSandy Millin
 
P4C x ELT = P4ELT: Its Theoretical Background (Kanazawa, 2024 March).pdf
P4C x ELT = P4ELT: Its Theoretical Background (Kanazawa, 2024 March).pdfP4C x ELT = P4ELT: Its Theoretical Background (Kanazawa, 2024 March).pdf
P4C x ELT = P4ELT: Its Theoretical Background (Kanazawa, 2024 March).pdfYu Kanazawa / Osaka University
 
Philosophy of Education and Educational Philosophy
Philosophy of Education  and Educational PhilosophyPhilosophy of Education  and Educational Philosophy
Philosophy of Education and Educational PhilosophyShuvankar Madhu
 
UKCGE Parental Leave Discussion March 2024
UKCGE Parental Leave Discussion March 2024UKCGE Parental Leave Discussion March 2024
UKCGE Parental Leave Discussion March 2024UKCGE
 
How to Use api.constrains ( ) in Odoo 17
How to Use api.constrains ( ) in Odoo 17How to Use api.constrains ( ) in Odoo 17
How to Use api.constrains ( ) in Odoo 17Celine George
 
Prescribed medication order and communication skills.pptx
Prescribed medication order and communication skills.pptxPrescribed medication order and communication skills.pptx
Prescribed medication order and communication skills.pptxraviapr7
 
Presentation on the Basics of Writing. Writing a Paragraph
Presentation on the Basics of Writing. Writing a ParagraphPresentation on the Basics of Writing. Writing a Paragraph
Presentation on the Basics of Writing. Writing a ParagraphNetziValdelomar1
 
Education and training program in the hospital APR.pptx
Education and training program in the hospital APR.pptxEducation and training program in the hospital APR.pptx
Education and training program in the hospital APR.pptxraviapr7
 
How to Solve Singleton Error in the Odoo 17
How to Solve Singleton Error in the  Odoo 17How to Solve Singleton Error in the  Odoo 17
How to Solve Singleton Error in the Odoo 17Celine George
 
Patient Counselling. Definition of patient counseling; steps involved in pati...
Patient Counselling. Definition of patient counseling; steps involved in pati...Patient Counselling. Definition of patient counseling; steps involved in pati...
Patient Counselling. Definition of patient counseling; steps involved in pati...raviapr7
 
What is the Future of QuickBooks DeskTop?
What is the Future of QuickBooks DeskTop?What is the Future of QuickBooks DeskTop?
What is the Future of QuickBooks DeskTop?TechSoup
 
The basics of sentences session 10pptx.pptx
The basics of sentences session 10pptx.pptxThe basics of sentences session 10pptx.pptx
The basics of sentences session 10pptx.pptxheathfieldcps1
 
Maximizing Impact_ Nonprofit Website Planning, Budgeting, and Design.pdf
Maximizing Impact_ Nonprofit Website Planning, Budgeting, and Design.pdfMaximizing Impact_ Nonprofit Website Planning, Budgeting, and Design.pdf
Maximizing Impact_ Nonprofit Website Planning, Budgeting, and Design.pdfTechSoup
 
3.21.24 The Origins of Black Power.pptx
3.21.24  The Origins of Black Power.pptx3.21.24  The Origins of Black Power.pptx
3.21.24 The Origins of Black Power.pptxmary850239
 
How to Add a many2many Relational Field in Odoo 17
How to Add a many2many Relational Field in Odoo 17How to Add a many2many Relational Field in Odoo 17
How to Add a many2many Relational Field in Odoo 17Celine George
 
Drug Information Services- DIC and Sources.
Drug Information Services- DIC and Sources.Drug Information Services- DIC and Sources.
Drug Information Services- DIC and Sources.raviapr7
 
Benefits & Challenges of Inclusive Education
Benefits & Challenges of Inclusive EducationBenefits & Challenges of Inclusive Education
Benefits & Challenges of Inclusive EducationMJDuyan
 
5 charts on South Africa as a source country for international student recrui...
5 charts on South Africa as a source country for international student recrui...5 charts on South Africa as a source country for international student recrui...
5 charts on South Africa as a source country for international student recrui...CaraSkikne1
 

Kürzlich hochgeladen (20)

CHUYÊN ĐỀ DẠY THÊM TIẾNG ANH LỚP 11 - GLOBAL SUCCESS - NĂM HỌC 2023-2024 - HK...
CHUYÊN ĐỀ DẠY THÊM TIẾNG ANH LỚP 11 - GLOBAL SUCCESS - NĂM HỌC 2023-2024 - HK...CHUYÊN ĐỀ DẠY THÊM TIẾNG ANH LỚP 11 - GLOBAL SUCCESS - NĂM HỌC 2023-2024 - HK...
CHUYÊN ĐỀ DẠY THÊM TIẾNG ANH LỚP 11 - GLOBAL SUCCESS - NĂM HỌC 2023-2024 - HK...
 
2024.03.23 What do successful readers do - Sandy Millin for PARK.pptx
2024.03.23 What do successful readers do - Sandy Millin for PARK.pptx2024.03.23 What do successful readers do - Sandy Millin for PARK.pptx
2024.03.23 What do successful readers do - Sandy Millin for PARK.pptx
 
P4C x ELT = P4ELT: Its Theoretical Background (Kanazawa, 2024 March).pdf
P4C x ELT = P4ELT: Its Theoretical Background (Kanazawa, 2024 March).pdfP4C x ELT = P4ELT: Its Theoretical Background (Kanazawa, 2024 March).pdf
P4C x ELT = P4ELT: Its Theoretical Background (Kanazawa, 2024 March).pdf
 
Philosophy of Education and Educational Philosophy
Philosophy of Education  and Educational PhilosophyPhilosophy of Education  and Educational Philosophy
Philosophy of Education and Educational Philosophy
 
UKCGE Parental Leave Discussion March 2024
UKCGE Parental Leave Discussion March 2024UKCGE Parental Leave Discussion March 2024
UKCGE Parental Leave Discussion March 2024
 
How to Use api.constrains ( ) in Odoo 17
How to Use api.constrains ( ) in Odoo 17How to Use api.constrains ( ) in Odoo 17
How to Use api.constrains ( ) in Odoo 17
 
Prescribed medication order and communication skills.pptx
Prescribed medication order and communication skills.pptxPrescribed medication order and communication skills.pptx
Prescribed medication order and communication skills.pptx
 
Presentation on the Basics of Writing. Writing a Paragraph
Presentation on the Basics of Writing. Writing a ParagraphPresentation on the Basics of Writing. Writing a Paragraph
Presentation on the Basics of Writing. Writing a Paragraph
 
Education and training program in the hospital APR.pptx
Education and training program in the hospital APR.pptxEducation and training program in the hospital APR.pptx
Education and training program in the hospital APR.pptx
 
How to Solve Singleton Error in the Odoo 17
How to Solve Singleton Error in the  Odoo 17How to Solve Singleton Error in the  Odoo 17
How to Solve Singleton Error in the Odoo 17
 
Patient Counselling. Definition of patient counseling; steps involved in pati...
Patient Counselling. Definition of patient counseling; steps involved in pati...Patient Counselling. Definition of patient counseling; steps involved in pati...
Patient Counselling. Definition of patient counseling; steps involved in pati...
 
What is the Future of QuickBooks DeskTop?
What is the Future of QuickBooks DeskTop?What is the Future of QuickBooks DeskTop?
What is the Future of QuickBooks DeskTop?
 
The basics of sentences session 10pptx.pptx
The basics of sentences session 10pptx.pptxThe basics of sentences session 10pptx.pptx
The basics of sentences session 10pptx.pptx
 
Maximizing Impact_ Nonprofit Website Planning, Budgeting, and Design.pdf
Maximizing Impact_ Nonprofit Website Planning, Budgeting, and Design.pdfMaximizing Impact_ Nonprofit Website Planning, Budgeting, and Design.pdf
Maximizing Impact_ Nonprofit Website Planning, Budgeting, and Design.pdf
 
Personal Resilience in Project Management 2 - TV Edit 1a.pdf
Personal Resilience in Project Management 2 - TV Edit 1a.pdfPersonal Resilience in Project Management 2 - TV Edit 1a.pdf
Personal Resilience in Project Management 2 - TV Edit 1a.pdf
 
3.21.24 The Origins of Black Power.pptx
3.21.24  The Origins of Black Power.pptx3.21.24  The Origins of Black Power.pptx
3.21.24 The Origins of Black Power.pptx
 
How to Add a many2many Relational Field in Odoo 17
How to Add a many2many Relational Field in Odoo 17How to Add a many2many Relational Field in Odoo 17
How to Add a many2many Relational Field in Odoo 17
 
Drug Information Services- DIC and Sources.
Drug Information Services- DIC and Sources.Drug Information Services- DIC and Sources.
Drug Information Services- DIC and Sources.
 
Benefits & Challenges of Inclusive Education
Benefits & Challenges of Inclusive EducationBenefits & Challenges of Inclusive Education
Benefits & Challenges of Inclusive Education
 
5 charts on South Africa as a source country for international student recrui...
5 charts on South Africa as a source country for international student recrui...5 charts on South Africa as a source country for international student recrui...
5 charts on South Africa as a source country for international student recrui...
 

Town Planning

  • 2. Syllabus Town Planning • Review of Planning Legislation and acts relating to urban and regional planning. Building bye laws planning agencies and their functions, D.C. rules or city. Concept of FSI, fungible FSI and TDR. FSI in few important cities across Indian region and around the World. Norms for FSI utilization for different kind of buildings like residential, commercial, education and hospitals. Redevelopment of building in cities. Reforms in D.C rules by U.D department of state government and municipal authorities.
  • 3. Town Planning • The growth of civilization has also resulted in more and more laws, regulations, and restrictions and of course their violations as well. • There are laws and laws, all around such as constitutional, civic laws, traffic laws, financial laws, personal laws etc. • while some of the laws are essential for the humanity, there are other which held ion the proper and planned growth of civilization in general, in the olden days human beings had been wandering from place to place in search of livelihood but the modernization have put an end to all such adventures.
  • 5. Town Planning • Knowledge, have developed lot of conveniences for their proper living. • Human beings no longer have to roam around for proper shelter but live in better planned and construction of such houses, same basic rules and regulations which may be termed as „building Bye-laws are absolutely necessary.
  • 7. Town Planning • Building Bye-Laws are tools used to regulate coverage, height, building bulk, and architectural design and construction aspects of buildings so as to achieve orderly development of an area. They are mandatory in nature and serve to protect buildings against fire, earthquake, noise, structural failures and other hazards. • In India, there are still many small and medium sized towns which do not have building bye-laws and in the absence of any regulatory mechanism, such towns are confronted with excessive coverage, encroachment and haphazard development resulting in chaotic conditions, inconvenience for the users, and disregard for building aesthetics, etc
  • 9. Importance Of Building By Bye -Laws • Building by laws are made to ensure orderly development of localities in urban areas so that every houses is assured of good ventilation and no building affects the lighting and ventilation of neighbors. • There has to be laws or regulations binding on the prospective builders, if not, the building constructed will be: • 1.Un- Scientific • 2. Un-healthy • Inconvenient for the people to occupy. • The buildings should not be constructed merely with profit motive without paying any attention to the health and comfort of the in - habitants.
  • 10. Importance of Building By Bye -Laws • The buildings must get sufficient sunshine, air and ventilation. • Open spaces should be well planned. • The buildings should create better environment. • The buildings should be located in healthy surroundings and should have an aesthetic appearance. • But to achieve all this, there has to be a suitable regulations or what are know as model building bye laws, enforced strictly by the authorities, and followed by the builders honestly and truthfully.
  • 12. Importance of Building By Bye -Laws • These buildings Bye Laws Are Drawn Up By A Panel Experts In Various Branches Of The Building Industry Such As: • Town Planning • Architecture • Civil Engineering • Electrical Engineering • Air – Conditioning • Fire- fighting and administration etc. • Theses building bye - • laws when formulated are enforced on all buildings whether constructed by government, local bodies, private persons or agencies
  • 14. General Principles Of Building By B- Laws • The building bye - laws are generally based on the following principles • The building bye - laws should be reasonably rigid and adequately flexible as they have to be sometimes revised according the improvements affected in science and engineering and as per peculiar circumstances existing at the time.
  • 15. General Principles Of Building By B- Laws • These laws should be advantageously used for the common good of the people. • Minimum standards should be properly laid down and they should be strictly made to be adhered to by all concerned. • Minimum floor space and cubic space per member should be insisted upon.
  • 16. General Principles Of Building By B- Laws • The size of any room should not be less than a specified minimum. • Taking into consideration the number of inmates in the building the minimum window space and sanitary conveniences should be insisted upon. • At least one window of the specified size/area should be provided in each room to open either on a street or open yard.
  • 17. General Principles Of Building By B- Laws • The room should receive direct light and air from exterior open space on at least two sides to satisfy ideal conditions of air circulation. • There should be some healthy relations between the cubic contents of the room building and open spaces around. • The width and extent of the open space depends upon the height of the structure.
  • 18. General Principles Of Building By B- Laws • The height of the building is fixed as per the zone in which it is built. • The width of the street should never be exceeded by the height of the building there. • The openings admitting light and air should bear a prescribed ratio to the floor space. • The set backs should be correctly followed
  • 19. D.C.Rules • The present development control regulations have come into force from 25 th march 1991. The regulations are framed to regulate the development /redevelopment in the Maharashtra region.
  • 21. Applicability of Regulations • These regulations shall apply to all development, redevelopment, erection and/or re-erection of a building, change of user etc. as well as to the design, construction or reconstruction of, and additions and alteration to a building.
  • 22. Applicability of Regulations • These regulations shall also apply to any revision of the development permissions/building permissions granted earlier under any Development Control Regulations . Part Construction • Where the whole or part of a building is demolished or altered or reconstructed, removed, except where otherwise specifically stipulated, these Regulations apply only to the extent of the work involved
  • 24. Applicability of Regulations Change of Occupancy / User: • Where the occupancy or the user of a building is changed, except where otherwise specifically stipulated, these Regulations shall apply to all parts of the building affected by the change.
  • 25. Applicability of Regulations Reconstruction : - • The reconstruction in whole or part of a building which has ceased to exist due to an accidental fire, natural collapse or demolition, having been declared unsafe, or which is likely to be demolished by or under an order of the Municipal Council or Nagar Panchayat and for which the necessary certificate has been given by the said Municipal Council or Nagar Panchayat shall be allowed subject to the provisions in these Regulations
  • 27. Applicability Of Regulations Conflicts In Provisions - • If there is any overlapping of provisions or any conflicts between the existing provisions and the provisions in the Development Control & Promotion Regulations for Municipal Councils and Nagar- panchayats in Maharashtra, then matter shall be referred to the Director of Town Planning, Maharashtra State, Pune whose decision shall be final.
  • 28. Applicability Of Regulations Applicability of CRZ Regulations - • Any development within CRZ areas shall be governed by the Coastal Regulation Zone Notification No.S.O.19(E), dated 6.1.2011 as amended from time to time, wherever applicable. Applicability of Heritage Regulations - • The heritage regulations, establishment of Heritage Conservation Committee and the list of Heritage Sites shall be applicable as previously sanctioned by the Government/concerned Competent Authority.
  • 31. The Set Backs Should Be Correctly Followed • The minimum distance between individual buildings should be rigidly controlled. • Necessary water supply and sanitary connections should be made to every unit. • There should be uniformity as regards drainage connections, water supply, gas and electricity. • The buildings should have adequate fire- fighting arrangements if over 69 ft. in height
  • 32. The Set Backs Should Be Correctly Followed • In fact, it is essential that there should be control over the user of the buildings and control over the materials and construction of the building
  • 33. The Set Backs Should Be Correctly Followed • Floor Area Ratio As a formula: Floor Area Ratio = (Total covered area on all floors of all buildings on a certain plot) / (Area of the plot) The Floor Area Ratio (FAR) or Floor Space Index (FSI) is the Ratio of the total floor area of buildings on a certain location to the size of the land of that location, or the limit imposed on such a ratio. • The Floor Area Ratio is the total building square footage (building area) divided by the site size square footage (site area). • Thus, an FSI of 2.0 would indicate that the total floor area of a building is two times the gross area of the plot on which it is constructed, as would be found in a multiple - story building
  • 36. Floor Area Ratio • “Floor Area Ratio (FAR)”- The quotient of the ratio of the combined covered area (plinth area) of all floors, excepting areas specifically exempted under these regulations, to the total area of plot, viz.: - • Floor Area Ratio (FAR) = Tota1 Covered Area on All Floors x 100 Plot Area
  • 38. Floor Area Ratio • Thus, FSI or is the upper limit to the built space you may construct on a given plot. It is the ratio of allowed built-up area to the plot area. • For example, on a 10,000 ft2 plot which has an FSI of 2, you may construct a maximum of 20,000 ft2 of area, and no more. • FSI can also be called FAR or .Certain types of spaces, such as basements, parking areas, and utility rooms, are, which means that they do not need to be counted in the FSI calculations.
  • 40. Floor Area Ratio • The following are not counted in FSI calculations: • Basements • Stilt Parking • Staircases • Lifts and lift lobby (lobby area to an extent equal to lift area, additional lobby areas are counted)
  • 41. Floor Area Ratio • Pump rooms, utility areas, security cabins • Shafts • Society Office up to 12 m2 if there are less than 20 apartments, and 20 m2 if more • Gymnasium up-to 2% of FSI area • One Servants ‟toilet per floor up to 2.2 m2 with access from lift lobby Refuge Areas and terraces Normally, 15% of the plot must be reserved as a recreation area. If the plot area is greater than 2,500m2, then this 15% is also subtracted from the total FSI of the plot.
  • 42. Fungible FSI • The word Fungible from the Latin root describes something that acts as a replacement for something else. The municipal corporation of Mumbai introduced this system to curb misuse of existing building regulations by developers.
  • 43. Fungible FSI • Developers would build space over and above the allowable FSI by the means of some grey areas in the building regulations. These grey areas centered a round things that were free of FSI, or not counted in FSI calculations, such as flower beds, services shafts, and balconies. In the fungible FSI system, the allowable FSI on a plot is increased by 35% , with a maximum cap on the total construction area, with no exemptions. This serves to reduce 'overbuilding' on plots by developers.
  • 45. Fungible FSI • The fungible FSI seeks to act as a replacement for or a legalization of the misuse of regulations, but with a clear mathematical limit that should not be exceeded. As of late 2013, fungible FSI is applicable to all plots in Mumbai with the exception of those that fall under Coastal Regulation Zone (CRZ) limits.
  • 46. Fungible FSI • The Maharashtra Government, in an attempt to provide balanced playing field to Developers and reduce arbitrary decision-making, has amended the Development Control Regulations (DCRs) for the State Capital City, Mumbai. • According to the new DCR Amendments, Balconies, Flower Beds, Terraces, Voids and Niches would now be counted in the Floor Space Index (FSI). To compensate for the loss of free-of-FSI areas, Fungible FSI to the extent of 35 per cent for Residential Development and 20 per cent for Industrial and Commercial Developments has been allowed with premium.
  • 47. Fungible FSI • Fungible FSI would be available at 60 per cent premium for Residential, 80 per cent for Industrial and 100 per cent for Commercial at the Ready Recknor Rates (RR Rates) which are revised from this January 1st, 2012 ranging between 5 per cent and 30 per cent in 716 zones of Mumbai. Fungible FSI can be used for making Flower-Beds or Voids; else used for constructing bigger habitable areas.
  • 48. Fungible FSI • However, to protect the interests of the existing owners and occupiers so as to avoid the transfer of Fungible FSI in respect of existing building to the free sale portion by the Developers, it has also been further clarified that the Fungible FSI in respect of rehab portion would not be transferable to the free sale area of the Developer. No premium for Fungible FSI would be charged for the members whose flats were being redeveloped though the space restrictions would be the same. • The parking would be available as per the provisions of the DCR, but 25 per cent more at the option of the Developer. This would be without premium and without being counted in the FSI.
  • 49. TDR • Transferable Development Rights are a mechanism to reduce new construction in crowded areas and shift it to less dense parts of the city.
  • 50. TDR
  • 51. TDR
  • 52. TDR • In Mumbai, TDR was initiated to prevent new construction in south Mumbai and shift it northwards. It works as follows: say you own a 10,000 ft2 plot with an FSI of 1.3 in South Mumbai, on which you have an existing building with 8,000 ft2 of built-up area. To utilize your full FSI allowance, you would have to build 10,000 x 1.3 = 13,000 ft2 of space. This means you have 5,000 ft2 of extra capacity in your plot which you are not using. With TDR you can then sell this right to build 5,000 ft2 to someone north of you . You then cannot build more than the existing 8,000 ft2 on your plot.
  • 53. TDR
  • 54. TDR • FSI in Mumbai city is 1.33 & FSI in the suburbs is 1.0. • 2. in suburbs TDR potential is permissible with total cap of 2.0.
  • 55. Norms For FSI Utilization For Different Kind Of Buildings • Residential Use Zone The residential areas are developed either as (a) Plotted development or (b) Group housing/flatted development. • Density pattern i.e. (high density, high medium density, low medium density or low density) are followed for working out the pattern of development with respect to the size of the plot, number of dwelling units on each plot, setbacks, FAR and the number of storeys/height of the building.
  • 56. Norms For FSI Utilization For Different Kind Of Buildings
  • 57. Norms For FSI Utilization For Different Kind Of Buildings Buildings within the Residential Use Zone • Buildings for various uses/activities within the residential use zone forming part of the residential layout plan are to be constructed with the norms of the coverage, FAR, height and others as applicable to that size of a residential plot.
  • 58. Norms For FSI Utilization For Different Kind Of Buildings
  • 59. Norms For FSI Utilization For Different Kind Of Buildings • Plotted Development The layout plans for residential scheme are formulated keeping in view • That there would be sufficient light and air in the buildings when constructed • That there would be protection against noise, dust and local hazards • That there would be sufficient open space for various family needs
  • 60. Norms For FSI Utilization For Different Kind Of Buildings • That the circulation and access is easy and is safe from accident point of view • That, as far as possible, the plots are of regular shape and size and • These are logically arranged in a systematic manner so as to give a regular pattern of development in the form of row houses, detached and semi-detached houses and if necessary the regular bungalow type plots.
  • 61. Norms For FSI Utilization For Different Kind Of Buildings Residential Premises – • Following table is suggested for different size of the plots applicable, ground coverage, FAR, height and number of dwelling units for a residential area:
  • 62. Group Housing • The number of dwelling units are calculated on the basis of the density pattern given in the development plan, taking into consideration a population of 4.5 persons per dwelling unit. • Minimum size of the plot 2250 sq m. • In hill towns 5000 sq m. • Maximum ground coverage 35% • Maximum FAR 125 (higher FAR may be given depending on the pattern of development and should not exceed 150) • Maximum Height 15 m. (for plot sixes up to 4000 sq m.) and 26 m. for plots above 4000 sq m. • In hill areas 15 m. for all size of plots. • Number of dwelling units To be calculated on the basis of the net plot area of a particular neighborhood. This may vary between 50 DUs. to 124 DUs. per ha.
  • 64. Non- Residential Premises Hostel • Maximum ground coverage 33.33% • Maximum floor area ratio 100 • Maximum height 26mt. Other Control i) Minimum R/W in front 12 m. ii) Basement up-to the building envelope to the maximum extent of 50% plot area shall be allowed and if used for parking and services should not be counted in FAR.
  • 66. Non- Residential Premises Guest House, Boarding House and Lodging House • Minimum plot size 500 sq m. • Maximum ground coverage 33.33% • Maximum floor area ratio 100 • Maximum height 26 m. • Other Controls: • i) Minimum R/W in front 20 m. • ii) Basement up-to the building envelope to the maximum extent of 50% of plot area shall be allowed • and if used for parking and services should not be counted in FAR.
  • 67. Non- Residential Premises Convenience Shopping • Maximum ground coverage 40% • Maximum floor area ratio 60 • Maximum Height 15 m. • In hills 6 m.
  • 69. Non- Residential Premises Local Shopping • Maximum ground coverage 30% • In hills 35% • Maximum FAR 100 • Maximum Height 15 m. • In hills 9 m. Community Centre • Maximum ground coverage 25% • In hills 30% • Maximum FAR 100 • Maximum Height 26 m. • In Hills 15 m.
  • 70. Non- Residential Premises Hospitals • Minimum plot size 6000 sq m. • Maximum ground coverage 25% • Maximum floor area ratio 100 • Maximum Height 26 m Other Controls • Area to be used for housing of essential staff is indicated in the norms for health facilities. In such an area the regulations of group housing shall apply. • Basements below the ground floor and to the extent of ground coverage shall be allowed and if used for parking and services should not be counted in FAR.
  • 72. Non- Residential Premises Health Centre/Nursing Home • Maximum ground coverage 33.33% • Maximum floor area ratio 100 • Maximum height 15 m. • Basement shall be as in case of Hospital
  • 73. Non- Residential Premises a) Filling-cum-service station size 36 m. x 30 m. and 45 m. x 33 m.) • i) Ground Coverage 20% • ii) FAR 20 • iii) Max. Height 06 m. • iv) Canopy Equivalent to permissible ground coverage within setback line. • v) Front Setback Min. 06 m.
  • 75. Non- Residential Premises b) Filling Station Size (30 mt. x 17 mt. and 18 mt. x 15 mt.) • i) Ground Coverage 10% • ii) FAR 10 • iii) Max. Height 06 m. • iv) Canopy Equivalent to permissible ground coverage within setback line. • v) Front Setback Min. 03 m
  • 76. Non- Residential Premises Other Regulations • i) Shall be approved by Explosives/Fire Dept. • ii) Ground coverage will exclude canopy area. • iii) Mezzanine if provided will be counted in FAR • iv) Wherever the plot is more than 33 m. x 45 m. development norms shall be restricted to as applicable to the size i.e. 33 m. x 45 m. both in urban and rural areas.
  • 77. Non- Residential Premises Compressed Natural Gas (CNG) Mother- Station • i) Plot Size (Max.) 36 m. x 30 m. • ii) Maximum Ground Coverage 20% • iii) Maximum Height 4.5 m. (Single Storey) • iv)Building Component Control room/office/Dispensing room, store, pantry and W.C.
  • 78. Compressed Natural Gas (CNG) Mother- Station
  • 79. Educational Facilities Nursery School • Maximum ground coverage 33.33% • Maximum floor area ratio 66.66 • Maximum height 8 m • In hills 6 m
  • 81. Educational Facilities Primary School • Maximum ground coverage 33% • Maximum floor area ratio 120 • Maximum Height 15 m
  • 82. Educational Facilities Higher Secondary School • Maximum ground coverage 30% • Maximum floor area ratio 120 • In hills 100 • Maximum Height 15 m
  • 84. Educational Facilities College • Maximum ground coverage 25% • Maximum floor area ratio 100 • In hills 75 • Maximum height 15 m. Note: • In case of the above premises the total area of the plot shall be divided in • i) School/college building area • ii) Play field area • iii) Parking area • iv) Residential and hostel area • The maximum ground coverage and FAR shall be calculated only on the areas meant for building
  • 86. FSI Norms For Redevelopment Across Mumbai • In Mumbai, the permitted FSI varies in various locations depending upon the land and type of existing residence whether a Slum, Tenanted, MHADA, Cluster or a Co-operative Society and also the projects to be redeveloped.
  • 87. FSI Norms For Redevelopment Across Mumbai • As per Development Control Rules 33(7) of Mumbai, in the case of Cess Building, every tenant who is having less than 300 sq ft carpet area shall be given minimum of 300 sq ft ownership flat and the tenants having 300 to 753 sq. ft area, the existing area. Any area above 753 sq. feet will not be granted to the tenants. • Of course, the maximum ceiling was 2.5 Floor Space Index (FSI) under this category of buildings. Many of the old buildings in areas were not becoming viable under the above rules and therefore, the government took a decision to increase the same to 3 FSI.
  • 88. FSI Norms For Redevelopment Across Mumbai
  • 89. FSI Norms For Redevelopment Across Mumbai • In case of redevelopment of plots under the above category, the builder gets incentive FSI of 50% or 60% of FSI over and above the FSI consumed to re-house the existing tenants. • In such cases FSI goes beyond 6 or 7. There is no limit. For MHADA layout, the FSI is 2.5. • In case of projects approved by MMRDA in Mumbai Metropolitan Region other than Mumbai under Rental Housing Scheme, the FSI allowed is 4
  • 90. FSI Norms For Redevelopment Across Mumbai
  • 91. Reforms in D.C rules by U.D department of state government and municipal authorities. • In India, the combined effect of multiple layers of poorly conceived central, state and municipal regulations contribute to an artificial urban land shortage. As a result urban land prices are abnormally high in relation to India‟s household income, and households consume less floor space than they could afford if the regulatory environment were reformed.
  • 92. Reforms in D.C rules by U.D department of state government and municipal authorities. • In addition, some regulations have a negative impact on the spatial structure of cities. By unreasonably reducing the amount of floor space that can be built in centrally located areas, and by making land recycling difficult, some regulations tend to “push” urban development toward the periphery. • By making urban development financially unfeasible in areas where there is high demand for commercial or residential space, some regulations encourage corruption.
  • 93. Regulations should be regularly audited and submitted to a cost benefits analysis • In reviewing or auditing land regulations it is convenient to divide them according to their impact on markets. • Some regulations contribute to a decrease in land supply, other artificially increase land consumption and therefore demand for land. • The double effect of restricting supply and mandating high land consumption has an evident impact on price.
  • 94. Reforms in D.C rules by U.D department of state government and municipal authorities. • Government regulations or practices contributing to a decrease in land supply: • Urban Land ceiling act • The major effect of the urban land ceiling act has been to freeze large areas of land in legal disputes. These areas are not available for development or redevelopment. An additional negative impact of the act was to prevent private developers to assemble land for subsequent development. The act gave a de facto monopoly on land development to government developers.
  • 95. Reforms in D.C rules by U.D department of state government and municipal authorities
  • 96. Reforms in D.C rules by U.D department of state government and municipal authorities. Rent control • The effect of rent control on the supply of new rental stock is obvious and well documented. However rent control laws have also an effect on land supply and city shape. Rent control contributes to a decrease in land supply because buildings which are under rent control cannot be redeveloped or even renovated.
  • 97. Reforms in D.C rules by U.D department of state Government and Municipal authorities.
  • 98. Reforms in D.C rules by U.D department of state government and municipal authorities Regulations preventing or slowing down the conversion of land from one use to another. • Any change of use, even when approved by Master plans, requires lengthy approval to become effective. This is particularly serious at the periphery of cities where land has to be converted from agricultural to urban use.
  • 99. Reforms in D.C rules by U.D department of state Government and Municipal Authorities
  • 100. Reforms in D.C rules by U.D department of state government and municipal authorities Master Plans Ignoring real estate demand • Master plans allocate land between various uses and limit the amount of floor space which can be built on specific parcels, either directly through maximum FSI or indirectly through set backs, plot coverage ratio, and maximum number of floors. While these types of control are not objectionable per se, the parameter used are often arbitrary and have been set without taking into account the efficiency of city structure or the affordability of different social groups.
  • 101. Reforms in D.C rules by U.D department of state government and municipal authorities
  • 102. Reforms in D.C rules by U.D department of state government and municipal authorities High Stamp Duty • High stamp duties discourage land transactions, and as a consequence reduce the supply of land on the market. High stamp duty incites to grossly under- declare the real value of land. This in turn adversely affects the possibility of using land as collateral for construction financing.
  • 103. Reforms in D.C rules by U.D department of state government and municipal authorities Large Institutional land holdings • Government entities or parastatals such as Railways often own large tracts of land in cities. Because this land cannot be sold on the market to the benefit of the owning institution, it is often underused, or used in a way incompatible with its real market value.
  • 104. Reforms in D.C rules by U.D department of state government and municipal authorities
  • 105. Reforms in D.C rules by U.D department of state government and municipal authorities Very low Property Taxes • Very low property taxes and property taxes based on actual rents rather than on land values create an incentive to hold vacant or underused land, thus decreasing the amount of land on the market.
  • 106. Reforms in D.C rules by U.D department of state government and municipal authorities Very Low Property Taxes • The failure to provide primary infrastructure with a capacity consistent with demand is often cited as a justification for constraining development intensity, in particular low FSI. It is important to realize that an adjustment of land use regulation to actual market demand will also require the provision of primary infrastructure of sufficient capacity.
  • 107. Expected Impact Of Land Regulatory Reforms • The careful review and reforms of the regulations mentioned above would result in a lower cost for urban development and for housing. An additional benefit will be a more efficient spatial organization for cities.
  • 108. Expected Impact Of Land Regulatory Reforms
  • 109. Expected Impact Of Land Regulatory Reforms • More compact cities, more efficient land use. No enclaves of under use or unused land; more efficient use of existing primary infrastructure. • Increase share of the housing stock supplied by unsubsidized formal private sector developers, decrease in illegal subdivisions and slum areas. • Generally lower land prices but higher prices in some prime commercial and business areas.
  • 110. Expected Impact Of Land Regulatory Reforms • Decrease in trip length due to more compact cites and because of more intense use of land in the CBD (Central business district) (less dispersion of employment). A more intensely used CBD allows a better efficiency of transit and therefore should increase urban air quality in the long run. • Increase in the consumption of floor space per person for both residential and business use. This should result in an increase of welfare for households and an increase in productivity for firms.
  • 111. Expected Impact Of Land Regulatory Reforms
  • 112. Expected Impact Of Land Regulatory Reforms • Average urban population densities are likely to stay constant as more efficient land use and higher FSI are likely to be balanced by a higher floor consumption.
  • 113. Expected Impact Of Land Regulatory Reforms • Finally, by reducing the difference between what is allowed and what is financially feasible, land use reform should reduce significantly the opportunity for corruption
  • 114. References • Urbanization Urban Development & Metropolitan Cities in India • Dr V. Nath Concept Publications • Standardized Development Control And Promotion Regulations For Municipal Councils And Nagar Panchayats In Maharashtra. • Building Bye-laws Municipal Building Bye - Laws And Restriction In Designing Of Buildings • Internet Websites