Development controls and Chandigarh Architectural controls
- 1. DEVELOPMENT CONTROLS & CHANDIGARH ARCHITECTURAL CONTROLS, Ar Jit Kumar Gupta Mail- jit.kumar19442@mail.com, 90410-26414
- 2. DEFINING DEVELOPMENT CONTROL, Development controls/ planning controls, / development management: are the elements/process-- through which local government regulates land use and new building. It relies on a "plan-led system“ whereby development plans are formed and the public is consulted.
- 3. DEVELOPMENT CONTROL? Development Control --is the process that regulates; -- development and use of land. It includes: -- construction of new buildings -- extension of existing ones -- change of use of buildings or ---Change of use of land to another use. -- Developing new houses/ industrial buildings / shops important-- for sustaining economic success --Also important to protect / improve quality of environment-- towns ,villages, countryside.
- 4. DEVELOPMENT CONTROLS Development controls defined as; -- the mechanism --through which entire process of urban development is regulated -- to achieve objective of promoting overall benefit of society and -- creating a distinct image of city. Controls include i. guiding the development ii use of land, iii curbing misuse of land iv promoting rational /orderly development of built environment. Development controls -- required to meet situations and contexts which are generally static they tend to become rigid and complex. --Looking at far reaching impact / implications of development controls on the: -- growth and development --character, fabric and personality of a city, --they need to be framed with great care and abundant caution. --Considering larger public interest and general welfare of community, --formulation of development control should satisfy basic requirements of ; --health, --safety-- convenience, --economy and --amenity.
- 5. TYPES OF DEVELOPMENT CONTROLS LAND SUB-DIVISION CONTOLS LAND USE CONTROLS ZONING CONTROLS DENSITY CONTROLS HEIGHT CONTROL GROUND COVEAGE CONTROL FLOOR AEA RATIO CONTROLS VOLUMETRIC CONTROLS SETBACK CONTROLS ARCHITECTURAL CONTROLS ADVERTISEMENT CONTROLS BOUNDARY WALL AND GATE CONTROLS
- 6. SUB- DIVISION CONTROL--LAND Subdivision Controls Subdivision Controls-- require developers to prepare raw land for development that promotes-- public health and safety. Controls ensure: 1. land can be developed without endangering public health and safety; 2. developers to provide --for proper water, sewerage, drainage ; control soil erosion and sedimentation; 3. to Set standard/create a network of streets for rational traffic & transportation. 4. to plan that conserves energy or promotes use of renewable energy. 5 Set standards for providing public utilities and services. 6 Lay down proportion of land under different uses- --housing, -- commercial, --open spaces, --roads, --public amenities etc
- 7. ZONING Urban areas divided into districts -- to regulate use of land Zoning regulates --way developers can erect, construct, reconstruct, alter, or use buildings and structures in each district. Zoning also 1. Regulate s-- Height, number of stories; size of buildings and other structures; 2. Regulate -- % age of area of building lot that may be occupied; 3. Regulates-- location, use of buildings, structures, and land for residential, commercial, and other purposes; and 4. Considering character of the district & suitability for particular uses, with a view to conserving the value of buildings and encouraging most appropriate use of land within municipality. 5. Control extent to which people can develop land for a permitted use.-- defining minimum lot size and floor area requirements ; control number / size of homes --Setback to specify distance between a structure and lot's boundaries.
- 8. SET BACK CONTROLS Setback – margins or open spaces in any plot of land where no construction is permitted Land under setbacks belongs to owner – no construction permitted Maximum setbacks -- four- one on each side- front, Rear and sides Building with 4 setbacks – Detached building Building with 3 setbacks –Semi- Detached building Building with 2 setbacks – Terraced building Number of setbacks depends upon size of plot ; covered area permitted at ground and Requirement of fire safety Larger the plot -- more are setbacks and larger such setbacks Setbacks ;; i. Provide space for widening roads when needed without damaging buildings Ii. Pomoting urban design of area/ street picture by bringing uniformity Iii to Ensure adequate air, light and ventilation within /among buildings Iv To provide space for Parking within building without causing congestion in area V. To create gardens/open spaces/landscape area within building Vi To protect buildings from street noise/ traffic Vii. To promote Privacy for residents
- 9. DENSITY CONTROL Density- defined ---as number of persons per unit area Housing density--- number of housing or dwelling units/per unit area Regulates number of houses/ population in any area/ building Avoids over -crowding in any area Helps in distribution of population in city/ area --- working out amenities to be provides- open spaces, roads, schools, community centre, shopping , health care etc Differentiates area into High/ Medium /Low density area Helps in planning area in terms of plot size -- with large size in low density area Three types of density- Overall Density – at city level- average density of population per unit area of the entire urban area --Gross Density- at Sector level- average density of population per unit area of entire residential area -- Net Density– at Local Level- average density of population per unit of housing area including local roads but excluding open spaces, shopping, public institutions -- Net Density always highest and overall density always lowest
- 10. DENSITY CONTROL Density is regulated through regulating built area/ plot area by defining -- setbacks to be provided in buildings - Maximum height of building --Size of plots --number of houses per unit area -- Floor area Ratio Advantages of Density Controls: i. Facilitate proper layout 2. Designing appropriate public amenities and services and their distribution 3 Ensures adequate light and ventilation to residences for creating healthy environment 4 Avoiding congestion/ over-crowding 5 Stabilizing land values
- 11. HEIGHT CONTROLS Objectives – i. to control height, volume and cubicle contents of building- ii. Define Street width /setbacks to ensure air, light and ventilation to , buildings- by fixing the light plane at an angle of 45 degree/ 63.50 degree to the horizontal, giving a ratio of 1:1/2:1 with the width of road -- Restriction on height of building depends on; -- Nature of Building/ Type of Zone and Climatic conditions Advantages of Height Zoning 1. --- To control development in area 2. -- solve problems involving traffic, congestion etc 3. -- improving street picture/ urban design 4. -- Ensuring adequate air , light and ventilation by avoiding construction of tall buildings in a low height area. 5. -- Controlling land values and stabilizes them in preferred area
- 12. HEIGHT CONTROLS Height – helps in providing larger built area over any piece of land More the height-- more are the setbacks provided in building-- to ensure air, light / ventilation in building/ surrounding buildings More the height-- lesser is ground coverage -- to provide more open space at ground and larger space for parking Main objectives of Height control are to-- ensure adequate day- lighting in the building and manage traffic and to provide space for disaster management To achieve above objectives there are two options-- -- to provide buildings of moderate height with less space between them -- Buildings with more height and more space between them -- With more height- city of towers can be created Former pattern helps in creating-- streets of normal width with buildings of low/ moderate height Latter pattern creates -- tower like buildings with wide roads Height controls helps in checking population density Height controls also regulates the needs of disaster management
- 15. DEVELOPMENT CONTROLS- CHANDIGARH Chandigarh widely acclaimed as: -- Mecca of planning and architecture due to -- various innovations incorporated in --planning, designing, -- development and -- management of capital city city today is valued universally for: -- using mechanism of development controls -- for promoting --state of art development -- and quality built environment. In the absence of any statutory master plan, growth and development of Chandigarh -- exclusively regulated through --various development controls, -- put into operation --as integral part of city planning and
- 16. DEVELOPMENT CONTROLS Entire growth of city -- subjected to developmental controls Each area of city -- zoned to be used/develop for specific purpose. --Entire built environment -- under strict control comprising of following -- defining edges of buildings -- setbacks --maximum height -- ground coverage, -- projections, -- boundary wall and gate -- use of materials and -- size of doors and windows on façade --Different set of controls applicable to different area depending upon importance. --All commercial areas under architectural control. --All plots on V4 subjected to prescribed design with freedom to change interiors.
- 17. DEVELOPMENT CONTROLS Large plots along V2-- follow prescribed system of development /construction -- with no change permitted on the façade. All residential plots subjected to zoning controls. Plots up to 250 sq. yards, planned as terraced housing, subjected to frame controls. Plots above 250 sq. yards, subjected to zoning controls defining -- building edges, -- height, - FAR, -- ground coverage, -- projections, -- boundary wall and gate etc. All buildings in residential area-- to have front court yard and back court yard. Two sets of controls applicable Within city Outside city
- 18. DEVELOPMENT CONTROLS Within City Zoning control Full architectural control System of construction & architectural treatment. Design control. Architectural controls Frame controls. Gates and Boundary walls. Advertisement control. Tree preservation order.
- 19. DEVELOPMENT CONTROLS Full architectural controls Applicable to all commercial buildings and Residential houses along shopping street V4 Controls related to houses include Defining building lines Height of buildings Building materials For commercial area Complete standard design provided including detailed design.
- 23. DEVELOPMENT CONTROLS . System of construction & architectural treatment. Applicable to all the buildings in city centre. All commercial buildings along V2 Avenues Control in city centre include A grid of columns Fixed floor height Shuttering pattern on concrete System of glazing Screen wall behind columns Interior left to discretion of owner. For buildings along V2 in addition to the principles of city centre, the control includes façade treatment.
- 35. DEVELOPMENT CONTROLS Design control For special buildings in architectural controlled area, schematic design is prepared on which basis architect evolves design in consultation with the Chief Architect System applies to--- cinemas --petrol stations etc.
- 36. DEVELOPMENT CONTROLS Architectural controls Applicable to residential buildings along important areas --- Uttar Marg --- leisure valley. Design prepared by a qualified Architect in consultation with the Chief Architect to maintain architectural standard in area.
- 38. DEVELOPMENT CONTROLS Frame controls Most important control followed in residential plots up to 250 sq. yards. Bulk of houses in smaller category of 250 sq. yards and below. --Followed in terraced housing. Introduced due to lack of control -- which led to extremely poor -- substandard kind of architects. -- No prediction of what neighbor would do. -- Achieving good street picture became impossible. Control comprises of --Fixing the extent and height of party walls. -- A top connecting course making frame. -- Standards size of doors and windows. -- Harmony provided by frame and variety by individual treatment of building.
- 41. DEVELOPMENT CONTROLS Gates and Boundary walls All gates and -- building walls - to conform -- standard designs --adding unity to the street picture. Advertisement control. Control to take care of visual pollution in city To regulate display of advertisements on the buildings and in city. Control comprised of --- specify ing size, space, location and kind of display to be used in advertisement.
- 42. DEVELOPMENT CONTROLS Tree preservation order All existing trees to be preserved. No removal of trees allowed without permission. Sanction granted for removal in rare cases of extreme hardship New trees to be planted in lieu of tree removed. No hopping, lopping and chopping of trees allowed without permission.