MODULE 3

Introduction to planning as a discipline- need, issues and potentials

Census classification of towns in India
Urban, rural and regional planning in India with examples
Planning machinery in India: Levels of planning, Development control
Regulations
DEVELOPMENT CONTROL REGULATIONS
DEVELOPMENT CONTROL –DEFINITION AND ITS SIGNIFICANCE.

It is the process through which development carried out by many agencies, both public and private,
is checked for the benefit of whole society.

For an efficient Development Control system

we need an enforcement authority

having sufficient power to enforce the development controls.

NEED FOR DEVELOPMENT CONTROLS

● It largely implements the provision of development plan.

● It sets certain trends in the framework of development

process which indirectly help in improving the total
environment.

● It helps to secure coordinated development.

TOOLS OF DEVELOPMENT CONTROL

❖ Land use control

❖ Sub-division control
❖ Height Control
❖ Plot Coverage control
❖ Setback Control
❖ Floor Area Ratio
❖ Density control
❖ Architectural control
❖ Advertisement control
❖ Building byelaws or Building regulations
❖ Zoning regulations
 TOOLS OF DEVELOPMENT CONTROL
❖ Land use control

The main aim is to

• Maintain proper standards of

health, safety, morals and welfare.
• Avoid the deterioration of general
environment which may be due to
a mixture of incompatible uses.
• Stabilize the land values and to
avoid speculation of land.
❖ Sub-division control
TOOLS OF DEVELOPMENT CONTROL
• Subdivision regulations give local
authorities powers to exercise control over
the land subdivision.
• The owner of the land being subdivided
should bear the responsibility for forming
the roads in the prescribed manner and for
the provision of public sites for the
community facilities.
• The subdivision layout plan would be
within the framework of master plan with
regard to land use, density and road
proposals.
 TOOLS OF DEVELOPMENT CONTROL
❖ Height control

• Cut off the light and air from the neighbours.

• Generate increased traffic, as a result of the
large number of offices and shops which they
contain.
• Overload utilities.
• Endanger occupants due to fire hazards.
• Amplify the noise and confusion of the streets.
• Height controls is aimed to ensure an adequate
supply of light and air.
• Height control is also helpful in achieving a
particular character of use zone.
❖ Plot Coverage control
They are usually dependent on factors like
• Character and use of zone.
• Size of the plot.
• Availability of fire services.
• Special problems of water supply and sewage proposal.

❖ Set back control

Why this is important?
• Afford rooms for lawns, trees etc.
• Keeps the dwelling away from dust, noise and
pollution of the street.
• Reduce fire hazards due to space between buildings.
• Can be used for parking.
❖ Setback control regulations vary from use to use and
area to area.
❖ Setback control regulations vary depending on plot size,
proportion of plot, land use of the site etc.
❖ Floor Area Ratio control
Why this is important?
• It can be applied to all types of buildings.
• It is more flexible than other forms of control.
• Additions and alterations to existing buildings can
be more easily controlled.
Also called FSI - Floor Space Index

❖ Density control
Why this is important?
• Overcrowding of the population.
• Congestion in streets.
• Reduction of fire hazards.
• Overloading on the utilities.

❖ Density control directly checks the no. of persons in

the area.
❖ The optimum range of density is required for
maintaining the optimum living standards.
❖ Architectural Control

The primary objective is to prevent excessive

uniformity, dissimilarity, inappropriateness and poor
quality of design in the extension of buildings

Architectural control generally includes

❖ Façade control and Frame control
• It is gained importance in cities like Delhi
and Chandigarh.
• It helps in conserving areas of historical
importance like the Charminar complex in
Hyderabad.
❖ Advertisement Control
• Permanent damage to the entire city
landscape.
• Can cause accidents.
❖ Building Bylaws
Building rules specify standards relating to
• The structural safety of buildings
• Internal dimensions of rooms
• Light and ventilation
• Open spaces to be left on plots around
buildings.
• Minimum standards for facilities like kitchen,
latrine, bathroom and sanitation etc.

❖ Zoning Laws
Zoning ordinance sub-divides the city into
zones in each of which specified uses are permissible
and restrictions regarding the height, bulk, density and
setbacks are specified for each zones. A zoning
ordinance consists of a map and a written document.
How are public infrastructure
projects financed?

OR

Who pays for development?

PUBLIC INFRASTRUCTURE FUNDING
 Buying the Land

What is the Fund for? Construction

Maintenance

Eminent Domain - refers to the power of the

government to take private property and convert it into
public use. Government must provide Just Compensation
to the property owners.
Source: The Time of India. Nov 22, 2021
t https://timesofindia.indiatimes.com/city/kochi/centre-adds-nh-66-widening-to-bharatmala-pariyojana/articleshow/87836703.cms
Infrastructure Projects - FUNDING METHODS
● Public Funding - completely funded by government - Through Taxes

● Special Purpose Vehicle Funding (SPV) - Example, Government Bonds

● Public Private Partnership - Build-Operate-Transfer (BOT) - Example: Tolls

● Private funding only - Loans, Foreign Direct Investment, etc - recovered

through various means, like BOT, Taxes or Bonds.

● Land Value Capture Financing

LAND VALUE CAPTURE or VALUE CAPTURE FINANCING

❖ Value Capture

Method developed to recover the cost

of public infrastructure projects from the
users or those who benefit directly from the
project.
LAND VALUE CAPTURE METHODS

❖ Land Value tax

❖ Betterment Levy
❖ Fees for changing Landuse
❖ Development Charges
❖ Transfer of Development rights (TDR)
❖ Fees for Additional FSI
❖ Vacant land Tax
❖ Land Pooling System
❖ Land Acquisition with Compensation
LAND VALUE CAPTURE or VALUE CAPTURE FINANCING

Land Value Tax Fees for changing Betterment Levy

land use
● Only Increment of land ● Fees for adding some ● Compulsory Charge
value is considered. other land use instead of imposed on owners whose
● Buildings are not the use specified in Master land has been made better
considered for taxing. Plan. by public infrastructure
● Share of the increment development.
can be taken by the
municipality.
LAND VALUE CAPTURE or VALUE CAPTURE FINANCING

Development Charges Vacant Land Tax Premium for

Additional FSI/FAR
● One time charge imposed ● Tax imposed for land left ● Base F.A.R -2
on land owners when they vacant beyond some time ● Additional F.A.R-2.5 (2+0.5)
build or develop a land. period.
● This amount is used to ● This is given at some fees to
fund public infrastructure ensure developers share the
projects additional value being
generated
LAND VALUE CAPTURE or VALUE CAPTURE FINANCING

Transfer of Development Land Acquisition with Land Pooling System

Rights (TDR) Compensation (LPS)

● Transfer of FAR or ● Compulsory acquisition of ● Land owners pool land

development rights from land for public projects - voluntarily and Govt
one plot to another plot. example road widening develops it.
● TDR document can be ● Just Compensation to be ● Value and ownership is
bought or sold. provided by Government shared by Govt (developer)
and original owner of land.
THANK YOU