Assignment mixed land use

Planning History & Theory
Mixed Land Use in Residential Area
Submitted by
Priyank Gupta

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Contents
Introduction of Mixed Landuse
Definition
Overview
History
Design Principle – Mixed Land Use
Advantages & Disadvantages
Types of Mixed Landuse
Zoning for Mixed Uses
Examples of Different Types of
JAGANNATH UNIVERSITY
FACULTY OF ARCHITECTURE
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Planning History & Theory Mixed Land Use in Residential Area
mixed land use
Experience from Indian cities
Mixed land use policy for
Jaipur Master Plan 2025
Mixed land use policy for
Delhi Master Plan 2021

If a parcel of land is subjected to more than one different activity simultaneously then, it will result in a
mixed land use pattern.
In towns and cities, security, contentment and even excitement come from the presence of lots of other
people going about their business.
Indian Cities have a strong tradition of mixed land use patterns. The workplace in the next room, the
shop next door and the community square around the corner have always been a way of life, well
articulated in the morphology of traditional settlements.
In the last four decades of India’s town planning history, however master plans of nearly small and
large towns have adopted a system of zoning in preference to the traditional system of mixed land use.
Reasons for happening Mixed Landuse are
• Firstly Quantitative Inadequacy of providing shopping
• Secondly, Qualitative Inadequacy in terms of inconvenient Location of providing Shopping.
• Thirdly, the Emergence of Non-permissible use in residential areas ( Due to slack of enforcement of
Regulations
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Introduction of Mixed land Use.
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Definition
Mixed use, as defined in the mixed-use handbook ,
means any combination of commercial ( e.g. retail, office,
and entertainment ) and non-commercial uses ,such as
residential uses ,mixed vertically or horizontally .
Mixed land use enables a range of land uses including
residential, commercial, and industrial to be co-located
in an integrated way that supports sustainable forms of
transport such as public transport, walking and cycling,
and increases neighborhood amenity. Mixed land use
developments can enhance the economic vitality and
perceived security of an area by increasing the number
of people on the street and in public spaces
(Smart Growth, no date).
Viaduct Harbour, Auckland, New Zealand

Mixed-use development is in a broad sense any urban, suburban or village development, or even
a single building, that blends a combination of residential, commercial, cultural, institutional, or
industrial uses, where those functions are physically and functionally integrated, and that
provides pedestrian connections. The term ("a mixed-use development") may also be used more
specifically to refer to a mixed-use real estate development project—a building, complex of
buildings, or district of a town or city that is developed for mixed-use by a private developer,
(quasi-) governmental agency, or a combination thereof.
Traditionally, human settlements have developed in mixed-use patterns. However, with
industrialization as well as the invention of the skyscraper, governmental zoning regulations were
introduced to separate different functions, such as manufacturing, from residential areas. In the
United States, the heyday of separate-use zoning in the U.S. was after World War II, but since the
1990s, mixed-use zoning has once again become desirable as the benefits are recognized. These
benefits include:
• greater housing variety and density
• reduced distances between housing,
• more compact development
• stronger neighborhood character
• pedestrian and bicycle-friendly environments Traditional mixed-use development: residential and
retail, pedestrian-friendly street in Bitola, Macedonia
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workplaces, retail businesses, and
other destinations
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Overview
Mixed land use promotes active transport between different activities by locating origins and
destinations close to each other. This reduces travel distances and enables ‘linked trips’ where one trip
is used to undertake many activities. The range of activities in each mixed use development also
encourages social interaction as people fulfill more of their needs in their local area.
A mixed use neighborhood should include a diverse mix of uses such as various dwelling types, home
businesses, child care centres, schools, medical centres and public open space that promote walking or
cycle trips within the neighborhood.
Ideal neighborhoods include a range of employment, education, recreation and retail opportunities and
regional transport connections within comfortable walking or cycling distances of a dense population
base. Without this high population base in a densely compacted area, many of the preferred uses will
not survive financially. They also incorporate a mix of housing types and affordability; a mix of civic,
institutional and commercial facilities; and a mix of public spaces to cater for a range of users
(children through to older adults) with a diversity of needs (Bowe, 2004).
These principles for mixed use development work best in large centres but can equally enhance local
centres. Any additional population and employment density in a centre will increase the economic
activity and financial viability of the centre. The availability of public transport, cycling and walking
facilities is important to facilitate access to and within the centre but over time less car parking is
required as people come to appreciate the amenity of walking to and through the centre.
A larger version of mixed use development is commonly called Transit Oriented Development (TOD),
particularly where development is centered around major transport nodes such as train stations. TOD
makes better use of transport infrastructure to ‘back fill’ high capacity transport corridors and support
regional public transport links. TOD leads to a more efficient and equitable cities by reducing travel
costs for all residents.
Various good examples of mixed use development can be found in Kreuzberg (Berlin),
Fitzroy (Melbourne), Subiaco (Perth) and Pyrmont (Sydney).

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History
Throughout most of human history, the majority of human settlements developed as mixed-use
environments. Walking was the primary way that people and goods were moved about, sometimes
assisted by animals such as horses or cattle. Most people dwelt in buildings that were places of work as
well as domestic life, and made things or sold things from their own homes. Most buildings were not
divided into discrete functions on a room by room basis, and most neighborhoods contained a diversity
of uses, even if some districts developed a predominance of certain uses, such as metalworkers, or
textiles or footwear due to the socio-economic benefits of propinquity. People lived at very high
densities because the amount of space required for daily living and movement between different
activities was determined by walkability and the scale of the human body. This was particularly true in
cities, and the ground floor of buildings was often devoted to some sort of commercial or productive
use, with living space upstairs.
This historical mixed-used pattern of development declined during industrialization in favor of large-scale
separation of manufacturing and residences in single-function buildings. This period saw massive
migrations of people from rural areas to cities drawn by work in factories and the associated businesses
and bureaucracies that grew up around them. These influxes of new workers needed to be
accommodated and many new urban districts arose at this time with domestic housing being their
primary function. Thus began a separating out of land uses that previously had occurred in the same
spaces. Furthermore, many factories produced substantial pollution of various kinds. Distance was
required to minimize adverse impacts from noise, dirt, noxious fumes and dangerous substances. Even
so, at this time, most industrialized cities were of a size that allowed people to walk between the
different areas of the city.

These factors were important in the push for Euclidean or single-use zoning premised on the
compartmentalization of land uses into like functions and their spatial separation. In Europe,
advocates of the Garden City Movement were attempting to think through these issues and
propose improved ways to plan cities based on zoning areas of land so that conflicts between
land uses would be minimized. Modernist architects such as Le Corbusier advocated radical
rethinking of the way cities were designed based on similar ideas, proposing plans for Paris such
as the Plan Voisin, Ville Contemporaine and Ville Radieuse that involved demolishing the entire
center of the city and replacing it with towers in a park-like setting, with industry carefully sited
away from other uses.
In the United States, another impetus for Euclidean zoning was the birth of the skyscraper. Fear
of buildings blocking out the sun led many to call for zoning regulations, particularly in New
York City. Zoning regulations, first put into place in the 1916 Zoning Resolution, not only called
for limits on building heights, but eventually called for separations of uses. This was largely
meant to keep people from living next to polluted industrial areas. This separation, however, was
extended to commercial uses as well, setting the stage for the suburban style of life that is
common in America today. This type of zoning was widely adopted by municipal zoning codes.
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With the advent of mass transit systems, but especially the private automobile and cheap oil, the ability
to create dispersed, low-density cities where people could live very long distances from their
workplaces, shopping centres and entertainment districts began in earnest. However, it has been the
post-second World War dominance of the automobile and the decline in all other modes of urban
transportation that has seen the extremes of these trends come to pass.
In the 1920s, the U.S. National Zoning Enabling Act of 1923 and a series of National Subdivision and
Planning acts in English-speaking countries first set forth standards and practices of single-use zoning
to be adopted by every municipality, which soon became the standard for all post-World War II
development. These laws enforced and codified standards for modern suburban design as it is known
today, which have been exported to many other countries through planning professionals and
transportation engineers. The resulting bills progressively included restrictions on alleyways, minimum
road widths, restrictions on cross streets for major arteries, buffer zones between separate areas, and
eliminating mixed-use in all new developments, resulting in a moratorium on traditional urban
development which remains in place in most areas that are not specifically zoned as "mixed use" or
"general urban development", a common term for grandfathered urban areas. In addition, some
existing urban areas commonly cited as mixed-use have been rezoned in such a way that, if
demolished, they could not be rebuilt as such; for example, post-flood redevelopment areas in the
18th-century city of New Orleans.
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Throughout the late 20th century, it began to become apparent to many urban planners and other
professionals that mixed-use development had many benefits and should be promoted again. As
American, British, Canadian and Australian cities deindustrialized, the need to separate residences
from hazardous factories became less important. Completely separate zoning created isolated "islands"
of each type of development. In most cases, the automobile had become a requirement for
transportation between vast fields of residentially zoned housing and the separate commercial and
office strips, creating issues of Automobile dependency. In 1961,Jane Jacobs' influential The Death
and Life of Great American Cities argued that a mixture of uses is vital and necessary for a healthy
urban area.
Zoning laws have been revised accordingly and increasingly attempt to address these problems by
using mixed-use zoning. A mixed-use district will often serve as the "downtown" area of a local
community, ideally associated with public transit nodes in accordance with principles of transit-oriented
development and new urbanism. Mixed-use guidelines often result in residential buildings
with streetfront commercial space. Retailers have the assurance that they will always have customers
living right above and around them, while residents have the benefit of being able to walk a short
distance to buy groceries and household items or see a movie.
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Design Principle – Mixed Land Use
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Why?
Research evidence shows that mixed land use (i.e. the presence of multiple destinations) is
a key factor influencing neighborhood walkability, travel costs and fuel use (Newman and
Kenworthy, 1998). In low density neighborhoods with a few local destinations, fewer
people walk and more people drive (Frank, 2004; Wen, 2006). From a health perspective,
even a slight increase in physical activity and the prevention of
weight gain can lead to significant community benefits. Low density neighborhoods result
in activities being spread out resulting in car dependence and geographic inequity
(including stratification of the population) as wealthier people move to locations that
minimize their travel.
Encourage
Successful mixed use areas can be achieved through:1
• Locating development within easy walking distance (400 metres) of high quality public
transport corridors or other public transport operating at a frequency of four or more
services per hour in the off-peak.
• Providing a range of development types that allow for a mix of day and night time
activities supported by dense residential activity that aids with natural surveillance and
provides a ‘base load’ of activity.
• Ensuring that surrounding transport networks and adjoining development is integrated
• Providing high amenity open space and recreation areas especially for children,and
• Ensuring that lighting, street furniture, signage, footpath treatment and safe road
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with the new development.
crossings provide a safe and convivial urban realm for all users.
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Rule of thumb
A mix of land uses, including residential, and access to the shops and services required for daily living
that is well integrated with public transport, designed to maximize surveillance and to be safe from
traffic will support the use of active forms of transport. A wider range of regional transport services
will be supported as density of activity increases.
Avoid
• Development that is not integrated with public transport networks and land use activities required
• Development that is more than 400 metres (a five minute walk) from any dwelling to an area of
appropriate public open space that meets the population’s needs (particularly children) in terms of
scale and activities.
• Organising the design and funding of development without reference to efficient movement
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to meet daily needs (bakery, supermarket, gymnasium,newsagent).
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networks.
• Single use developments that rely on people travelling long distances for daily activities (such as
office parks that create a third lunch time peak).

Some of the Advantages of mixed land use are:
• Greater housing variety and density, more affordable housing (smaller units), life-cycle housing
• Creation of an economic efficient blend compatible Landuse
• Land May be utilized efficiently & optimal, more compact development, land-use synergy (e.g.
• Stronger neighborhood character, sense of place, walkable, bike-able neighborhoods, increased
• Convenience in Business, nearness of residence low operating cost.
• Creates Suitable Environment for Small Investments which does not easily find place in specialized
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(starter homes to larger homes to senior housing)
residents provide customers for retail which provide amenities for residents)
accessibility via transit, both resulting in reduced transportation costs
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zones.
• Reduce travel Distances &Time between housing, workplaces, retail businesses, and other
amenities and destinations
• Provides earning opportunities to Female members, old people and others
• Reduction in Crime ( UK studies show Reduction in Crime rate)
• Can Use obsolete property including Listed Buildings
• Better access to fresh, healthy foods (as food retail and farmers markets can be accessed on
foot/bike or by transit)

Some of the disadvantages of mixed land use are:
• Mixed type of traffic resulting in traffic congestion
• Spilling of activities on the roads causing congestion
• Environmental pollution & noise pollution.
• Very high density sometimes leading to a slum like condition
• If designated parking spaces are not provided for the non-residential uses the customers or visitors
• When non-residential uses operate from residential premises they tend to pay the taxes under the
• Neighbourhoods tend to lose the residential character when other uses begin to dominate.
• Variety of uses increases the pressure on the infrastructure like water, sewerage etc.
• Mixed-use commercial space is often seen as being best suited for retail and small offices. This
• Construction costs for mixed-use development currently exceed those for similarly sized, single-use
buildings; challenges include fire separations, sound attenuation, ventilation, and egress.
• Additional costs arise from meeting the design needs. In some designs, the large, high-ceilinged,
column less lower floor for commercial uses may not be entirely compatible with the smaller scale
of the walled residential space above
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tend to park the Vehicles on the streets hence taking away good amount of portion of the
carriageway.
residential slab thus causing huge losses to the local governments.
precludes its widespread adoption by large corporations and government facilities.
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Types of Mixed land Use
The mixing of uses can be done in two ways
• Horizontal/vertical mixing of uses into a single building
• Location of different uses in a single area with significant Integration among the different uses
Infill and TOD
Two specific kinds of mixed-use developments, infill developments and transit oriented developments
(TOD). These are location-specific mixed-use developments
• Infill development refers to redeveloping older inner city land as mixed use developments.
• Transit-oriented development (TOD) refers to mixed-use neighbourhoods that are built around
Corridor mixed-use: Olympia, Washington
Regional planning has long-recognized the use of corridors as opportunities for focused growth.
“Vertical or horizontal mixed-use development along corridors
The challenge of encouraging mixed-use along existing corridors involves attracting developers cities,
at a minimum, should work to update public amenities such as sidewalks and street trees and should
adjust zoning to accommodate higher-density, mixed-use and housing.
Neighbourhood mixed-use
Most neighbourhoods contain basic elements such as mix of dwelling units, shops, workplaces, civic
buildings, worship places, and schools, neighbourhoods are contained within a relatively small
geographic area and have a tight network of interconnecting streets and public spaces.
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transit or public transport stops.
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Mckenzie town, Canada
Neighbourhoods are variously sized for 1,500 to 2,600
population. A corner site in the neighbourhood square is
designated for a substantial building with convenience
retail and other commercial and public services.
Walk up apartments and townhouses compose
the square; and there is potential for mixed use buildings.
Kolding, Denmark
The site is a pendant shaped block which consisted of
40 properties,3and 4storeys (with basement) containing
129 dwellings units,6 business properties and 2 club premises.
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Zoning for Mixed Uses
There was a time when single-use zoning served a vital purpose. Before zoning, industrial and waste-generating
land uses were a major nuisance for nearby residential and commercial areas, sometimes even
threatening public health. But today, as our economy continues on a path of rapid deindustrialization, we are
finding that a system developed early in the last century cannot meet the needs of our changing communities.
Strict segregation of land uses continues to stand in the way of developing modern, mixed use neighborhoods
and districts that foster both environmental sustainability and a sense of community.
Traditional Zoning and Overlay Districts.
More and more communities are finding that their 10- to 20-year-old zoning ordinances are no longer
responsive to current development trends. Traditional zoning codes can be an obstacle to elements that make
cities vibrant and livable, such as higher density development and easy access to public transport. Also, older
codes can lack flexibility in allowing developers to negotiate with the city for mutually beneficial projects.
Some areas designate overlay districts or special zones to remedy problems caused by outdated zoning codes.
If overused, this strategy can lead to confusion, as the community’s zoning map becomes an impossible-to-read
hodgepodge of numerous districts, special districts, and overlay districts, each with their accompanying
pages of text, lists of uses, and differing design standards. In many cases, a better solution is creating a mixed
use zoning ordinance that clearly defines the land regulation standards necessary for implementing the
community vision.
Mixed Use Zoning
Mixed use zoning sets standards for the blending of residential, commercial, cultural, institutional, and where
appropriate, industrial uses. Mixed use zoning is generally closely linked to increased density, which allows
for more compact development. Higher densities increase land-use efficiency and housing variety while
reducing energy consumption and transportation costs. The mixed use buildings that result can help strengthen
or establish neighborhood character and encourage walking and bicycling.
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Mixed Use Zoning For Smart Growth
Smart growth seeks to encourage compact design, walkable neighborhoods, housing choice, and the
creation of more transportation options through access to transit and greater connectivity between
neighborhoods. To further the goals of smart growth, a growing number of communities are including
provisions for mixed use development in their zoning ordinance.
Mixed use development encourages compact
development through increased density.
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Traditional Neighborhood Development and New Urbanism.
Traditional zoning ordinances can result in large-scale,
single use, large-lot residential developments. These sub
divisions often require costly and redundant municipal
infrastructure to function while furthering dependence on
nonrenewable energy sources. Traditional neighborhood
developments and new urbanism projects tend to support
a wider range of uses and higher densities in new projects
while encouraging travel to, from, and within neighborhoods
by modes other than the automobile. Thanks in part to
advocates for traditional neighborhood development,
many developers are responding to a growing demand
for neighborhoods that offer a range of housing types
where services and goods are nearby and accessible to pedestrians.
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Traffic Congestion
Mixed use zoning can reduce the peak-hour congestion paralyzing urban areas across the nation. It provides the
tools necessary to develop areas where people have the opportunity to work, shop, and socialize near their homes.
By increasing opportunities to combine trips, mixed uses can reduce the vehicle miles traveled by residents of a
community.
Parking
Parking requirements for mixed use development
can be flexible because spaces can be shared
among the uses. For example, a bank with regular daytime
hours has no need to provide parking during the
evening hours. The bank’s parking can be used by people
coming home from work or by patrons of nearby
cafes or entertainment facilities. Shared parking reduces
the amount of surface area devoted to parking, resulting
in cost savings for developers, environmental benefits in
the form of less storm water runoff, and aesthetic improvements
to neighborhood’s appearance.
Transit-Oriented Development
TOD establishes a “symbiotic relationship” between land uses
in proximity to a transit station. For example, medical and
institutional services, retail, and multifamily residential
structures can all be integrated around major public transport
nodes. Increasing residential density to levels that support public
transit makes it possible to carry out day-to-day activities
such as shopping or visiting the doctor – without needing to travel outside of the neighborhood. TODs are not
possible without mixed use zoning and a consideration of the appropriate residential density and land-use
Integrating uses—residential, retail, and child care in
this case—helps to create vibrant neighborhoods in
which residents can accomplish several activities
walking instead of driving.
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Regulatory Tools
Planned Unit Development
Traditional zoning and development codes tend to prohibit the densities and mix of uses found in
traditional neighborhood developments. As a remedy, localities without mixed use zoning can turn to a
Planned Unit Development (PUD) designation to incorporate retail and commercial uses within select
residential subdivisions. A problem with PUDs is that developers often perceive the process as highly
politicized, unpredictable, costly, and time consuming. Clearly worded ordinances that allow mixed
uses can circumvent many of the complications arising from more arbitrary or location-specific PUD
designations.
Revising the Zoning Ordinance
Many practitioners and scholars recognize that current codes need more flexibility to create places
that are diverse, sustainable, and supportive of current trends in business and technology. Revising
the zoning ordinance is likely to be politically unpopular in almost any city. Once property owners and
developers understand the potential benefits of allowing mixed uses, much of the initial opposition
may subside. Educating both developers and the community at large is a critical component for
ensuring the successful adoption of mixed use zoning regulations.
Comprehensive Planning
The implementation of the comprehensive plan is dependent on the rules of the zoning ordinance.
Linking a revised ordinance to the goals of the comprehensive plan gives municipal land-use controls
the structure necessary to withstand legal challenge. This connection helps to guarantee that the goals
identified in the comprehensive plan are linked to standards for implementing the community’s vision.
Patrick C. Smith

Some of the more frequent mixed-use scenarios in the United States are:
• Neighborhood commercial zoning – convenience goods and services, such as convenience stores,
• Main Street residential/commercial – two to three-story buildings with residential units above
• Urban residential/commercial – multi-story residential buildings with commercial and civic uses
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Types of contemporary mixed-use zoning
permitted in otherwise strictly residential areas
and commercial units on the ground floor facing the street
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on ground floor
• Office convenience – office buildings with small retail and service uses oriented to the office
workers
• Office/residential – multi-family residential units within office building(s)
• Shopping mall conversion – residential and/or office units added (adjacent) to an existing
standalone shopping mall
• Retail district retrofit – retrofitting of a suburban retail area to a more village-like appearance
and mix of uses
• Live/work – residents can operate small businesses on the ground floor of the building where they
live
• Studio/light industrial – residents may operate studios or small workshops in the building where
they live
• Hotel/residence – mix hotel space and high-end multi-family residential
• Parking structure with ground-floor retail
• Single-family detached home district with standalone shopping center

The prime land of chandigargh ,which was the highest cost factor and is not affordable to most of the
population ,is presently being used in a limited time dimension of nine to ten hours per day, thereby
leading to a waste of the potential of land. There was an attempt to mix the commercial with residential
at the upper floors ,which has failed due to extension of shops are used for storage or rented out to
offices
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Experience From Indian Cities
Chandigargh :
In corbusier’s vision, commercial zone of chandigargh city was to be the heart of the city. To
accomplish this the total commercial area was divided in a hierarchy of four categories like:
• City level commercial (city centre)
• Sector level peripheral commercial
• Internal sector level markets
• Informal markets
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Ahmedabad:
• Ahmedabad is a prosperous city today, the second largest in western India with the second largest
• Distribution of commercial categories across residential areas of various income groups. Only in
HIG residential area offices are slightly more as compared to LIG and MIG residential areas.
• In mixed use building shops were found to have a average floor space of 25sq.mt and offices 21-
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textile industry in the country.
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25sq.mt.

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Jaipur Master Plan 2021
Mixed Use Regulations
The Mixed Use is a policy being acknowledged
with a view to nuance of its need in the
Residential areas.
80 feet and above road of existing area
( Where the clear ROW is available) and
where commercial activities have come up
are being earmarked for mixed use.
There are certain roads having less than
80 feet wide, engulfed with commercial
activities however it is not being attended
to now and will be detailed out at the
Zonal Level plans subject to the State
Government Policy and as per decision
taken by Honorable Rajasthan High Court
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Delhi Master Plan 2021
Delhi Development Authority made an amendment to the mixed land use policy for Master Plan 2021.
The amendment allows mixed land use in a wide range of residential colonies. It also lets schools and
other businesses like fitness centres and guest houses operate from residential areas, even in the Walled
City
Non-permissible Uses
Any trade or activity involving any kind of obnoxious, hazardous, inflammable, non-compatible and
polluted substance or process shall not be permitted.
Permissible Uses
• Mixed use covers Retails Shops, Professional Activity and specific other uses.
• Mixed use shops only on ground floor up to the maximum permissible ground floor coverage.
• The front setback should not have boundary wall.
• Parking @ 2.0 ECS per 100 sqr.mtr. shall be provided within the premises. Where this is not
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available, cost of development of parking shall be payable to the concerned local body.
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Professional Activity
• Professional activity shall be permissible on any floor subject to a maximum of 25% of the floor
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area of the dwelling unit or not exceeding one floor.
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Other Activities
One of the following activities may be permitted in a residential premise on plot of a minimum of
size of 200 sqm. (160 sqm. in Special Area, villages and Rehabilitation Colonies) facing a
minimum road width of 18 mtrs ROW (13.5 mtrs. in Rehabilitation Colonies and 9 mtrs. in
'Special Area' and villages).
(a) Pre-primary school (Nursery/Montessori School, Creche etc.)
(b) Nursing home
(c) Guest house
(d) Bank
(e) Fitness Centre (Gymnasium, yoga, meditation centre)
Intended Mixed Use
(i) The quantum of Mixed Use Area and its allocation/distribution for various categories of
Residential areas shall be specified in the layout Plans.
(ii) The layout plans would clearly earmark areas for Mixed Use, preferably located
opposite/adjoining designated commercial areas.
(iii) Mixed Use on residential plots should be located on 18 mtrs. ROW roads and above with
common Parking areas to be earmarked, along with mandatory parking to be provided within the
premise.

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References:
• 2003-04; SurchiKumar ; Thesis on Urban Design ; C.E.P.T University Ahmedabad.
• 1999-2001 ; Sharad Pnachal ; Thesis on Mixed Land use in an Urban Context ;
A case of Ahmedabad ; C.E.P.T University Ahmedabad.
• www.indianground.com/delhi/proposed-master-plan2021
• Wikipedia
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Assignment mixed land use

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Assignment mixed land use