Ch 3 zoning
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This document discusses zoning and its importance in town planning. It defines zoning as the process of dividing land into zones with different permitted uses, like residential, commercial, etc. The main objectives of zoning are to promote public welfare, enable future growth planning, and coordinate public amenities. Zoning provides advantages like orderly development and improved health, safety and prosperity. Key aspects of zoning covered are density zoning, height zoning, and use zoning. The document outlines the zoning powers of local authorities to regulate land use and development.
Ch 3 zoning
- 1. PREPARED BY:- Karm Balar ASST. Prof. S.S.A.S.I.T. S.S.A.S.I.T G.T.U SHREE SWAMI ATMANAND SARASWATI INSTITUTE OF TECHNOLOGY, SURAT Building & Town planning 1
- 2. MEANING OF THE TERM • Zoning describes the control by authority of the use of land. & Areas of land are divided by appropriate authorities into zones within which various uses are permitted. • Zoning is the process of planning for land use by a locality to allocate certain kinds of structures in certain areas. • types of zoning include open space, residential, commercial , industrial, agricultural, etc.
- 3. OBJECTS OF ZONING The main purposes of zoning are described below: • Zoning’s recognized purpose is to promote common good and general welfare of the community as a whole. • It is main tool for planner for achieve his goal. The planner gets opportunities for designing for future growth and development of town. • It is very useful for planner for making any town planning scheme effective and successful. • The zoning affords proper coordination of various public amenities like transport, water supply, drainage, electric power etc.
- 4. • It also requires consideration of future growth like development, drainage, public streets, pedestrian walkways, density of population, and many other factors.
- 5. ADVANTAGES OF ZONING 1. Future Development. 2. General amenities. 3. Health of community. 4. Population distribution. 5. Public utility services. In general it may be suggested that zoning promotes health, safety, prosperity, orderly development and overall welfare of the community.
- 6. IMPORTANCE OF ZONING • The importance of zoning has been recognized during the last century as a measure to control and to regulate uses of land. The zoning proves to be essential and fundamental to evolve comprehensive town planning and because of this fact, it is accommodated in present times in planning legislation of most of the centuries of the world. • Zoning allow the specification of new development in all sorts ways – building height, style, etc. zoning also enable a city to grow sustainable in the future. The zoning guarantees that the future development of the town will be in accordance with the zoning plan which has been devised to serve the welfare of the community in the best possible manner.
- 7. There is some example showing the undesirable situations which might develop in the absence of zoning are as follows: • The big apartment flats of big heights may be constructed very near to small cottages or houses and thereby, they suffer from loss of light and air for surrounding structure. • The development centers of public interest may take place at random without any considerations of their surrounding and hence their functioning result into wastage of time, money and space • The unsightly factories giving gases and untimely noises at the residential area of the town and by the way of their working, they make the residential area unfit for living.
- 8. ASPECTS OF ZONING/TYPES OF ZONING The zoning is related to the following three important aspects: 1. Density Zoning 2. Height Zoning 3. Use Zoning
- 9. DENSITY ZONING: The population per unit area or acres is defined as the density of population and with help of this whatever zoning is grouped is known as density zoning. This density may be either gross or net density. Gross density: it is the average density of population per unit area of the residential zone, including open spaces and area under non residential use such as schools, shops, etc. Net density: it is the average density per unit of the housing area including local public. A gross density of 50 per acre is permitted within the city limits. It means that the residential area is half or 50% of the gross area. Generally in cities like Bombay. Calcutta banglore are provided a gross density of 50 per acre is allows. For twenty storey building its about 100 to 125 per acre and for garden type apartment it is 35 per acre.
- 10. The town planner has to fix certain standards of gross and net density for various areas to suit the conditions. To control the population following points are noted… The minimum size of the lot for each house is fixed. The number of houses per unit area is specified. The ratio of total plot area to the total builp up area is fixed. The front, side and rear margins of the boundaries are specified. The maximum height of the building is specified. The following table gives the size of plot and % area occupied by them and this will found suitable for development of town.
- 11. Size of plot No. of plot % area 7 m * 10 m 15 15 10 m* 10 m 30 30 12 m* 20 m 35 35 15 m* 25 m 7 7 20 m* 30 m 6 6 25 m* 40 m 4 4 30 m* 50 m 3 3 Total = 100 plots 100%
- 12. Considering a family consisting of 5 persons living in a plot, the population in 100 plot will be 5 * 100 = 500 persons. If 20 plots are arranged per acre the land required will be 100/20 = 5 acre. Hence the net density of population per acre will br 500/5 = 100. Also if an area is reserved for parks, playground, recreation than the gross density of population per acre will be 500/10 = 50.
- 14. HEIGHT ZONING: The height zoning aims at controlling the height of buildings with due consideration of contents of the buildings and the street width/ the marginal open spaces for the provision of light and ventilation. • Beside the use og land there are other factor like height volume of building which need to be controlled it is done by means of height of zoning. • Tall building impair the value of small neighborhood houses by cutting off sunshine, air, breeze, etc. and thus make the small houses unsuitable for inhabitation. • They make the streets narrow and increase the congest of traffic.
- 15. So that there are various method to control the height of high rise buildings. in first method the height of the building is regulated according to the width of the abutting road. Generally 45° and 63° and air plane rules are adopted.
- 16. The ratio of height to width of the road will be 1: 1 in case of 45° and 2: 1 for 63°. Another method adopted here is called as bulk-volume method. In this case the volume of the building is made equal to the volume of the prism with plinth area as base and height, equal to the width of road (1/3 * area * height) Now a days mostly FSI is used to fix the height of building or modern sky- scrapers
- 17. The height zoning affords the following advantages: 1) it does not allow the tall building to grow near by building of less height. 2) It is found that if buildings with uniform height are constructed on important streets or roads, it gives pleasing aesthetic appearance. 3) It prevents an undue monopoly of light and ventilation by some tall buildings at the expense of adjacent units of small heights.
- 18. USE ZONING: The main principle of use zoning is to divide the city in to different sections or zones, and utilising of each of the zone to the right purpose and incorrect location with respect to other. They are classified into four sub-divisions: A. Residential zone : covered with 40% to 50% with house, semi - detach house, detach house, flats, sky-scrapers etc. B. Commercial zone : covered area of 2% to 5% with markets, wera-house, business office, bank, building for employees. C. Industrial zone : covered area of 5% to 20% D. Recreational zone : covered area of 15% to 20% E. Civic zone : covered area of 2% to 3% with bank, post office, court, museum, show- room etc. F. Institutional zone : covered area of 1% to 2%
- 19. ZONING POWER • This is totally about the rules and regulations of town. • Zoning power given to the local authorities and it will decided the following things… a) Which kind of zone may be located in particular locality of the town. b) He percentage of land to be used for building, their heihghts etc.. c) Approval of plans for proposed buildings. d) Prohibition of undesirable use for land. • The Rules and Regulations power will given to the local authorities. Such power includes the land approval of proposed structure, prohibiting of the undesirable use of land, etc.
- 21. MAPS FOR ZONING • The map showing the existing use of land marked in different colors such as residential, commercial, etc. • The map should also show the portions of detached houses, semi detached houses, flats and apartment houses ,etc. • It should be also marked on the map the position of all manufacturing plants, public properties, parks ,play-Grounds, etc. • The map showing density of population in different areas of the town and expressed either as houses Per unit area should be prepared. • The map showing land values in the different sections of the town should be prepared.
- 22. LAND USE AND NEIGHBORHOOD PLANNING • Land-use zoning is the term used for a branch of urban planning encompassing various disciplines which seek to order and regulate land use in an efficient and ethical way, thus preventing land-use conflicts. Governments use land-use planning to manage the development of land within their jurisdictions. In doing so, the governmental unit can plan for the needs of the community while safeguarding natural resources. To this end, it is the systematic assessment of land and water potential, alternatives for land use, and economic and social conditions in order to select and adopt the best land-use options. Often one element of a comprehensive plan, a land-use plan provides a vision for the future possibilities of development in neighborhoods, districts,
- 23. NEIGHBORHOOD PLANNING • Neighborhood planning gives communities direct power to develop a shared vision for their neighborhood and shape the development and growth of their local area. They are able to choose where they want new homes, shops and offices to be built, have their say on what those new buildings should look like and what infrastructure should be provided, and grant planning permission for the new buildings they want to see go ahead. Neighborhood planning provides a powerful set of tools for local people to ensure that they get the right types of development for their community where the ambition of the neighborhood is aligned with the strategic needs and priorities of the wider local area.