UNIT II SITE PLANNING Syllabus Surveys Site analysis

UNIT II SITE PLANNING Syllabus: Surveys – Site analysis – Development Control – Layout regulations- Layout design concepts.

SURVEYS • Carried out by looking for information already recorded by investigators and authorities and by original field work

The town planning survey tells the present state of the town and finds out the details of 1. The people, their needs and occupations. 2. The land building and how they satisfy the needs of the people.

Necessity The two main advantages of a fully documented survey is as follows 1. The survey helps to find the relationship between complicated activities of a town life. 2. It helps to give solution towards the local requirements.

Collection of data The following four surveys are carried out to collect data I. Functional survey II. Social survey III. Territorial survey IV. Vital survey

Functional survey The functional aspects of town life are studied. The items included are - means of communication -conditions of industry Types of information collected in functional survey 1. Roads- History, Road width, Traffic survey and tree planting. 2. Railways- positions of level crossing, passenger stations and goods sheds.

3. Air ports and sea ports 4. Waterways and canals 5. Local industries- availability of raw materials and type of labour employed. 6. Mines and their location 7. Probable cost of the scheme.

Social survey: Social aspects of the Townhistory, architecture, health, housing Types of information collected 1. Ancient ruins of historical building 2. Architectural character 3. History of growth 4. Preservation of wild life 5. Parks and play grounds 6. Public services- water supply, sewerage, electricity, telephones, street lighting.

Territorial survey Physical features, agricultural soil, forests, climatic conditions are studied 1. Geology 2. Contours of land 3. Rivers, oceans and lakes 4. Climatic conditions 5. Forest and other natural vegetation

Vital survey-The population aspects. 1. History of the past growth of population 2. Density of population

Types of survey I. Preliminary Survey II. National Survey III. Regional survey IV. Civic Survey

I. Preliminary Survey The data collected- preliminary in nature 1. Electric power and its distribution 2. Highways- conditions of road 3. Housing – Existing housing 4. Industries 5. Land use- Density and character of towns 6. Railways 7. Water supply and Sewage

II. National Survey- A study of natural resources 1. Administration- The aspects of land survey 2. Agriculture- Types of agricultural soil & crop Patterns 3. Communication facilities- Roads, Railways, Waterways 4. Geography- Extent of sea coast

III. Regional survey The town to be planned – should fit into the conditions prevailing in the region IV. Civic Survey done by the conditions in and around the town 1. Communication amenities 2. Contour- helps in deciding gradients of roads 3. Existing land use and land value

4. Historical background 5. Housing – Characteristics of houses 6. Industries 7. Population 8. Preservation of natural features 9. Public buildings 10. Public health 11. Public services 12. Topography.

Site Analysis What is Site planning? Site planning is the art of arranging • Structures on the land Shaping spaces between them • Art linked to Architecture, Engineering, Landscape Architecture and City Planning • Site plan locate objects and activities in space and time • The site plan may be concerned with a small cluster of houses, a single building and the surrounding space and a small community built in a single operation.

Site Identity and Change • Site and the purpose for which it is used should be identified • Every site, when disturbed it takes time to experience the mutual adjustment of its elements • A site is composed of many factors above, below and on the ground

Many factors are involved in the analysis of the site which are to be considered I. Natural Factors 1. Geology 2. Topography 3. Hydrography 4. Soil 5. Vegetation 6. Wild Life 7. Climatic factors

II. Cultural Factors 1. Existing Land use 2. Linkages 3. Traffic and Transit 4. Density and Zoning 5. Utilities 6. Existing Buildings 7. Historic factors III. Aesthetic Factors 1. Natural Features 2. Spatial Pattern

Development Control is the process involving land use control in which the development carried out by any agencies both private and public is checked in the benefit of whole society. Modern town planning helps in a systematic regulation to be followed in the use of land.

Factors to be considered in the complex urban system 1. Physical factor – based on size and density of population 2. Functional factor – based on predominance of activities 3. Administrative factor Certain issues to be considered 1. Sporadic growth of private properties 2. Sprawl of slums 3. Major transportation congestion

4. Crowding of residential and industrial zones 5. Availability of land for reclamation and thus offering new opportunities for development. Need for Development Control • Control over development and use of land buildings by local authorities. • It helps to avoid the chaotic growth of towns and to promote – Health – Safety morals – General welfare of the community

How to enforce the rules? • Good and efficient police power • Efficient authority to enforce the development controls • Efficient development control system.

Aims and Objectives of development control 1. Guides development or the use of land preserves other sites from the undesirable development 2. Prevents the misuse of land so that it will not injuriously affect the interests of the community 3. It sets certain frame work of the development process – help in the improvement of the total environment

4. The rules should be flexible enough for the changing population and the complex needs of urban society

Use of Development control Ø Health and safety • A strong rules to prevent injurious and hazardous to the people. - Provision against health hazards - Provision of adequate day light, sun shine and ventilation - Protection against air pollution - Provision of facilities for normal family and community life - Protection against normal hazards- fire - Provision of aesthetic satisfaction.

Ø Convenience • The inter- relationship between different activities should be convenient to the public for easy movement between home to work, work to recreation etc. , Ø Economy • It is an important factor concerning development control. • The particular land use should be allocated in the particular area. For example: An institutional building should not come up in a commercial zone- as economically there is a loss in the land value or land cost.

Ø Aesthetic • The place of living/working and spend one’s leisure time, there should be some importance given to aesthetic components. For example: the correct set backs has to be followed to give a good look of the building.

Tools of development control The most common tools are 1. Sub division control 2. Height control 3. Plot coverage control 4. Set back control 5. Floor Area Ratio(FAR) control 6. Density control 7. Building line control 8. Architectural control 9. Advertisement control

1. Sub division control • Due to increasing demand for plots for erection of houses, factories and other structures, the owners of agricultural and vacant lands in the outside of the towns subdivide their lands in to plots and streets and sell them. • The local authorities can exercise control over this land sub- division. • The streets showed in the layout should be properly leveled, paved, sewered, drained and lighted.

2. Height control • This is ensured to provide adequate supply of light and air. • Regulations are adopted for tall buildings because they cut off light and air from neighbours. 3. Plot coverage control • Open space which is compulsory to be left to secure sufficient light and ventilation.

4. Set back control • These rules are beneficial because - Gives space for trees and lawns - Keeps the building away from dust, noise of the street - Reduce fire hazard - Can be used for parking.

5. Floor Area Ratio(FAR) control • FAR is the ratio of the total gross floor area of all the storeys of a building to the total area of the plot. • It cab be applied to all buildings and any alterations can be easily done. 6. Density control • It checks the number of persons in the area. • It helps to maintain optimum living standards.

7. Building line control • Building lines are made on one or both sides of a street and thus prevent the creation of any new structure between building line and street. • It helps in future widening of streets and roads. 8. Architectural control • The primary objective is to prevent excessive uniformity of the buildings and poor design while extension of buildings. • It also helps conserving historic areas.

9. Advertisement control • It is a recent development and helps towards public interest in controlling outdoor advertisement.