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Land Use and Zoning

Land Use Categories

• Land use is the human use of land. Land use

involves the management and modification of
natural environment into built environment
such as fields, pastures, and settlement.

• Land use is a generic term without a universal

definition

• Land use simply refers to the function of

land, particularly what it’s being used for

• Land use is a process of organizing the use of

land to meet occupant’s needs while respecting
the capabilities of the land

• Land use refers to the manner of utilization

of land, including its allocation, development
and management

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Land Use Categories

ICAR Nine Fold Land Use Classification(1951)

ICAR Nine Fold Land Use Classification(1951)

Urban Land use representation as pefr URDPFI

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Urban Land Use Representation

• Common color code adopted by various

planning bodies.

• The URDPFI don't specify a mandated color

code for land use

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Land Use Planning
• Land use planning is the process of regulating the use of land by a central
authority. Usually, this is done to promote more desirable social and environmental
outcomes as well as a more efficient use of resources.

• It refers to the rational and judicious approach of allocating available land

resources to different land using activities and for different functions consistent
with the overall development vision/goal of a particular city.

• It refers to a document embodying a set of policies accompanied by maps and similar

illustrations which represent the community desired pattern of population
distribution and a proposal for the future allocation of land to the various land
using activities.

• In urban planning, land use planning seeks 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

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Land Use and Zoning

Objective of Land Use Planning Land Use Planning Principles
• Evaluate and record unique features
• To promote the efficient utilization,
Acquisition and disposition of land as a
• Preserve unique cultural or historical
limited resources.
features
• Make sure there is enough for our future
• Conserve open space and environmental
generations to use and enjoy while
features
addressing the needs of the present
times
• Calculate additional charges for
altering land

• Plan for mixed uses in close proximity.

• Plan variety of transportation options

• Set limits and managed growth patterns

• Encourage development in areas of

existing infrastructure

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Land Use and Zoning

Zoning
• Zoning is a planning control tool for regulating the built environment and creating functional
real estate markets.

• It does so by dividing land that comprises the statutory area of a local authority into
sections, permitting land uses on specific sites to shape the layout of towns and cities and
enable various types of development.

• It determines the location, size, and use of buildings and decides the density of city blocks.

• Zoning is the division of an area into different districts and zones in which certain
activities are prohibited and others are permitted.

• Zoning is a planning control tool, and the way governments regulate the physical development of
land based on its usage, purpose, geology, etc.

• It is the regulation and restriction of land uses based on a predetermined plan.

• It defines the rules that govern what and where people and institutions can and cannot build in
our cities, suburbs, and towns.

• Zoning tells us how tall our houses can be and how far our houses need to be away from the
street.

• The purpose of zoning is to protect and conserve the value of land use
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Land Use and Zoning

Necessity of Zoning

• The purpose of zoning is to allow local and national authorities to regulate and
control land and property markets to ensure complementary uses.

• Zoning can also provide the opportunity to stimulate or slow down development in
specific areas

• The planning and zoning process functions differently around the world and is
controlled by different levels of authority.

• Most commonly, a local authority such as a municipality or a county controls zoning

(as in Australia or the United States) whereas in other cases zoning is implemented
at the state or national level (as in France or Germany)

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Land Use and Zoning

Zoning Ordinance
• The zoning regulation is usually developed in the form of a zoning ordinance, which
is the text specifying land use of specific blocks and even each individual lot
within a city block.

• Zoning regulations include specifications regarding lot size, density or bulk,

height, and floor area ratio (FAR).

• The zoning ordinance is the formal categorization of land use policies applicable to
land within a municipality It also sets the legal framework.

• Zoning ordinances usually consist of zoning districts and overlays.

• Most zoning regulations also set requirements for the FAR of a development, which
often differ from locality to locality

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Relationship Between Land Use and Zoning

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Land Use and Zoning

Relationship Between Land Use and Zoning

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Land Use and Zoning

Euclidian Zoning
• Also known as ‘Building Block’ zoning and ‘single use’
zoning.

• Single-use zoning is where only one kind of use is

allowed per zone.

• Uses within each district are usually heavily

prescribed to exclude other types of uses, e.g.
residential districts typically disallow commercial or
industrial uses..

• Some ‘accessory’ or ‘conditional’ uses may be allowed

to accommodate the needs of the primary uses.

• Its is utilized by some of the municipalities because

of ease of implementation, relative effectiveness, long
established legal precedent, and familiarity to
planners and design professionals

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Land Use and Zoning

Performance Zoning
• Performance Zoning is an approach to land use planning that is based on quantifiable
performance standards that regulate the intensity of land use to prevent adverse
impact on abutting and nearby properties.

• Traditional zoning regulates general classes of land use. This site-specific method
of zoning provides significantly more flexibility than traditional use-based zoning

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Performance Zoning

Goals

• Protect natural resources.

• Avoid land use incompatibilities.

• Mitigate negative externalities

FEATURES

• Performance trumps function and forms.

• No districting-everything’s place is everywhere.

• Requires sophisticated technical resources.

• Substitutes quantitative and qualitative measurements

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Performance Zoning

• Performance and Impact zoning techniques enable more unusual land uses to move into
existing zones if they conform to a fixed set of standards established for that
district.

• Differing land uses produce varying external impacts, ranging from traffic and noise
to glare and waste generation.

• Under impact zoning, performance standards are established to manage those impacts
and better promote compatible development.

• For instance, a gym might be able to open in a medium density residential area if it
closes at 9 pm, is only one story in height, and will not push traffic levels above
an established, acceptable threshold.

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Land Use and Zoning

Form Based Codes
• A form-based code is a land development regulation that fosters predictable built
results and a high-quality public realm by using physical form (rather than
separation of uses) as the organizing principle for the code.

• A form-based code is a regulation, not a mere guideline, adopted into city, town, or
county law.

• A form-based code offers a powerful alternative to conventional zoning regulation.

• Form based codes address the relationship between building facades and the public
realm, the form and mass of buildings in relation to one another, and the scale and
types of streets and blocks.

• The regulations and standards in form-based codes are presented in both words and
clearly drawn diagrams and other visuals.

• They are keyed to a regulating plan that designates the appropriate form and scale
(and therefore, character) of development, rather than only distinctions in land use
types.

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Form Based Codes

Five Main Elements of Form Based Codes

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Incentive Zoning
• Incentive zoning is a valuable tool that can be used to grant provisions that
developers want in exchange for desired public improvements, needs, and goods. •
Incentive zoning contributes to strong public-private partnerships and also provides
a flexible performance.

• Both public and private gets benefited in this process.

• One of the first applications of incentive zoning was in New York City, where
increased floor area was provided to office building developers in exchange for the
provision of public plaza space accessible to the public at the base of the building.

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Land Use and Zoning

Incentive Zoning
• Incentive zoning may be of any forms
such as:

1. Density bonuses

2. Reduced parking requirements

3. Other permitting and financial bonuses

• Those public goods sought by the

community in exchange for incentives
should be defined through the
Comprehensive Plan or Sector Plans and
might include public space or greenways,
new connecting streets,etc

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Land Use and Zoning

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.

• The height zoning affords the following advantages.

• Controls the development of central business area of the cities and it thereby as
sists in solving the problems associated with such heavy concentration e g traffic
congestion etc.

• It is found that if buildings with uniform height are constructed on important

streets or roads, it gives pleasing aesthetic appearance.

• It prevents an undue monopoly of light and ventilation by some tall buildings at the
expense of adjacent units of small heights.

• 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.

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Height Zoning
• The height zoning affords the following advantages:

1. Controls the development of central business area of the cities and it thereby as
sists in solving the problems associated with such heavy concentration e.g traffic
congestion, etc.

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.

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Height Zoning

• Principal Purposes of Height Zoning:

1. Protection from Fire Hazards.

2. Protection against aviation accidents.

3. Protection of view.

4. Protection of the character of the neighborhood.

5. Protection of light and air in familiar ground.

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Open Space Zoning

• Open space zoning regulations are techniques used by communities to accommodate

growth while preserving lakes, streams, wetlands, other natural features and other
special features (e g historic landmarks and scenic views) that are important to the
community Open space zoning requires a certain percentage of a site to be preserved
as open space to protect these resources.

• There are four fundamental components of open space zoning:

1. Special site features are inventoried and mapped.

2. A significant portion of the site is protected as permanent open space.

3. Building envelopes are sited to respect special features and preserve the quantity
and quality of open space on the site.

4. Viewsheds are protected by siting development to maintain a low visual impact,

particularly along public roadways and waters.

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Open Space Zoning

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Module 5

11. Planning Processes and Tools: - Urban Redevelopment: Renewal, Rehabilitation,

Conservation; Scales of Planning: Master plan/Comprehensive Development Plan, Area
Plan, Regional Plan, Perspective Plan, URDPFI Guidelines; Steps of urban planning.

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Planning Process
 Determination of Aims and Objectives

 Identification of site needs

 Identification of projected needs

 Plan formulation/Inclusive planning/Statutory

obligations.

 Decentralisation of plan approval process.

 Monitoring

 Review and evaluation of plans.

 Revised plan

Source : URDPFI Vol 1

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Source : URDPFI Vol

1

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Source : URDPFI Vol

1

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Source : URDPFI Vol 1

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Source : URDPFI Vol

1

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Classification of
Towns
• Based on population
• Class I - > 1 lakh
• Million +
• Mega cities
• Class II – 50k to < 1 lakh
• Class III – 20K to < 50k
• Class IV – 10k to < 20k
• Class V – 5k to <10K
• Class VI - <5k

• Statutory town : Municipal corporation,

Municipality, Nagar panchayat,
cantonment board, notified town area
committee etc,

• Non statutory Census town

• Urban Agglomeration

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Relationship
of Planning
system

Source : URDPFI Vol 1

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Planning System Framework

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Perspective plan
• Perspective plan defines the vision and focuses on the
spatio‐economic development policies, strategies and
programmes towards the intended development of the State.
• The Perspective Plan of a State could include‐State Urbanisation
Policy and State Land Utilisation Policy.
• The plan is based on state resource mapping and analysis and
assessment of potential resources. It addresses the long term
policies regarding development of infrastructure and resource
mobilisation.
• The scope of this plan covers the social, economic,
environmental and spatial development goals, policies and
priorities relating to the activities that have spatial and financial
implications.
• The purpose of a perspective plan is to provide an overall
framework for preparation of detailed plans.
• It serves as a guide for urban local authorities and regional
development authorities in preparation of the regional and
development plans.

• Kerala perspective plan 2030

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Kerala Perspective Plan 2030

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Regional plan
• A comprehensive plan at an appropriate scale (district/inter district, investment region or special area) for the
integration of urban nodes with the semi‐urban and rural areas. The plan is based on understanding of the
characteristics of the region such as flow of people, goods, knowledge and money.
• Planning regions could be classified under three heads:

• Administrative Regions: District Regions or Metropolitan Regions as per the recommendations of the 73rd & 74th
Constitutional Amendment Act.
• Investment Regions : new investment manufacturing zones, industrial and freight corridors, special investment
regions etc. They could be identified under National Acts/ policies,
• Special regions: sensitive in terms of environment/ socio economic or political aspects.
• Urban and regional planning is undertaken under various statutes such as TCP act, municipal laws, industrial
development act, cantonment board act, improvement trust act, etc.
• Often these laws are mutually exclusive.
• Regional plans are/should be prepared for regions notified, that are defined by seamless connectivity of people,
economic activities, infrastructure dependability etc.
• RPA is notified to prepare a regional plan and coordinate/ oversee the implementation of the regional plan.
• Regional plan focuses on balanced development and plan for hierarchy of settlements, both urban and rural (in
terms of its geographical area coverage), hierarchy of connectivity network, road, rail, sea and airports and intermodal
transport hubs, focuses on land utilisation, resource mobilisation, environmental protection and disaster risk
management.

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Regional plan

Administrative, Metropolitan region

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Regional plan

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Development plan/Master plan

In-depth analysis - Development of a vision

Formulation of a strategy - Financial plan
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Structure plan
• Structure Plan is to serve as a planning tool which directs the growth and zones of planning.
• Not as precise as the development plan. (such as the Structure Plan for Bangalore Metropolitan Region).

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Structure plan
• Structure Plans may be considered as an overarching Development plan for Metropolitan Regions, allowing broad
framework and flexibility.

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Local Area Plan

• In accordance with the 73rd and 74th CAA aim to disaggregate planning decision and implementation of plans to bring
the process closer to the local people.
• Encourage decentralization and improve implementation of Development Plans.
• Local area plans are to be prepared to guide the development or re‐development of land, conservation of buildings
and physical features, providing improvements in the physical layout, making infrastructure and amenities available
and managing the area.
• The aim is to enhance health and safety of the residents to support economic development as well as to enhance the
quality of life, environment, and for area specific; regulatory parameters for the area covered.
• Local area plans need to specify the implementation details to comply with the Government Policies, such as
housing, hi‐tech townships, rainwater harvesting, energy, disaster management, industrial and service sector
investment, barrier‐free environment for the elderly and the physically disabled, e‐Governance, tourism and other
policies and facilitate formulation of specific projects.
• The plan should delineate reservation of land for roads and other public purposes, for construction, reclamation etc.
The plan should provide a framework for recovery of the associated costs for public projects, by mechanisms like levy
of betterment charges, charges on additional development rights, and appropriate user charges.

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Special Purpose Plan

• Special Purpose Plan can be prepared for specific development sectors depending on its economic and
environmental importance.
• These plans are to be within the framework of the Regional Plan, Development Plan or Local Area Plan in the
jurisdiction of the local authority.
• These plans may also emerge to serve the purpose of urban planning needs under different Central and State
Government grants, funding schemes.

Annual Plan
• An Annual Plan would contain the details of the new and ongoing projects that the local authority intends to
implement during each financial year for necessary financial resource mobilization and monitoring its performance.
• It is to be prepared by the local authority in each financial year to identify the new projects, which the authority will
undertake for implementation during the year, taking into account the physical and fiscal performance of the
preceding year, the priorities, the policies and proposals contained in the approved Regional Plan, Development Plan
or Local Area Plan.
• It is intended to provide the resource requirement during the year and sources of funds including those mobilized by
the local authority, grants, aids and project/scheme funds by the State and Central Governments.
• It is an important document for the resource mobilization as on the basis of this, the plan funds are to be allocated by
the funding body. This plan, therefore, serves as an important link with the budgetary process. Annual plans also
provide a mechanism to monitor progress of development plan and various projects

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•Sustainable Neighbourhood Planning(UN –HABITAT)

• Adequate street density and efficient street network: the street network takes at least 30% of the
land, and at least 18km of street length per km².
• High Density: at least 15,000 people per km²
• Mixed land – use: at least 40% of the floor space is allocated for economic uses in any neighborhood
• Social mix: availability of houses in different price ranges and tenure types in any given neighborhood to
accommodate different incomes, 20 to 50 % of the residential floor area is distributed to low-cost
housing, and each tenure type should be no more than 50 %.
• Limited land – use specialization: to limit single function blocks or neighborhoods; single function
blocks covering less than 10% in any neighborhood

Radburn, New Jersey; Greenbelt, Maryland; Greenhills, Ohio etc. Chandigarh, Bhubaneswar and Gandhinagar,
Churchill Gardens, London, Addison Circle, Addison, Texas, Greenwich Millennium Village, London, Burrard Slopes,
City of Vancouver, British Columbia

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Land Development Techniques

• TDR: TDR is a technique of land development, which separates the development potential of a particular parcel of
land from it and allows its use elsewhere within the defined zones of the city.

• GUD: The concept of Guided Urban Development (GUD) emerged in response to ad hoc, uncontrolled urban
development with no regard to infrastructure services. Guided Land Development model uses the provision of
infrastructure as instrument to guide urban development. This is done in partnership with land‐owners who pay for
the cost of providing services to their land and in return donate land for public infrastructure and a payment as
betterment levy.

• Accommodation Reservation: The land owner can develop the facility for which the land is reserved especially
public projects free of cost and then utilize the development right equivalent to the full permissible FSI for his own
purpose.

• Ghaziabad Joint development Model: a joint venture (JV) is formed between the GDA and the
builders/developers/co‐operative societies. Twenty per cent of the plots developed are to be reserved for EWS/LIG
and the costing and allotting of social facility by developer has to be done as per the government regulations. The
balance of the land is to be sold by the developer at profit. For the entire process, the development authority acts
only as a facilitator.

• TPS: A Town Planning or Plot Reconstitution Scheme provides collaborative means of undertaking and financing
land development without the need for compulsory land acquisition, but with the involvement of land owners.
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•Land Development Techniques

• Land Acquisition
o bulk land acquisition by State and by private initiatives as per RFCTLARR, 2013.
o Bulk land acquisition method with Private Initiative.
• Hyderabad Differential compensation model:
o Model I: When land is acquired for projects mainly for public purpose appropriate compensation is paid to
land‐owners by consulting them.

o Model II: When land is acquired for projects such as SEZ, Industrial Estates, Satellite townships and others where
value addition enhances the land prices substantially, mainly for third party use, compensation is normally worked
out on profit sharing basis, which is in two parts, namely‐

 Basic Value (Government Rate) of Land

 % Equity Sharing in SPV / % of Net Developed Area / Built Space

• Saleable FAR and Mixed use:

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Source: http://mazepune.com/town-planning-schemes-tool-planning-
cities/

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Town Planning Scheme

•Implemented as per the provision of DP.

•It is a land readjustment tool to adapt land for urban
use.
•Land bank for urban poor.
•Infrastructure cost recovery.
•Land appropriation compensation adjusted against
land value increments due to infrastructure provision.
•Land for financing of infrastructure (15%).
•Reclamation of low lying, swampy areas.

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•Town Planning Scheme Example

Preparation of Ownership, plot area statement Final Plots

Identification of area required for amenities

Marking of Final Plot area with shape (on or near to the Original Plot)
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