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Chapter – 4
URBAN PLANNING STANDARDS FOR ATHANI TOWN
4.1 INTRODUCTION:
Town planning measures may affect the property interest of
many individuals as town planning implies certain amount of control
over the individual’s rights to use his ‘property’. Hence, community
has to have adequate legal powers to enable it to enforce necessary
regulations and control in the use of land for the general good of the
community.
‘Property’ means a certain thing (like land, building, etc.) that is
owned. It may be said that ‘property’ is an intangible interest created
and protected by law and governing relations between the owner and
others, including the community as well. In this sense, the owner has
‘property’ or has ‘property interest’ in his land. His property interest
consists of:
1. ‘Right’ to keep others off his land,
2. ‘Powers’ to transfer his land to other, and
3. ‘Privileges to use his land.
The owner’s privileges to use his land are often affected by town
planning measures. These measures have to operate within the
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following two limits, such that the land owner’s privileges and other
interests in land or not adversely affected.
1. Planning measures must satisfy the constitutional requirement of
procedure established by ‘law’, in that the regulation must be in
the public interest, i.e., they must be directly related to public
need, safety and morals or welfare.
2. Town planning measures must be in accordance with the
provisions of a statute, which provides legal backing to the local
government unity to draw its planning powers. The measures
must not exceed the substantial planning powers delegated by
the Act to the local planning unit and they must be adopted in
accordance with the specified procedures.
These are important aspects which should be followed strictly as
otherwise courts may ‘strike down’ all the planning measures as
unconstitutional. If procedures are not followed as set down
under the rules and regulations, even the measures undertaken
with good intentions may become ‘invalid’ under the law.
4.2 TOWN PLANNING LEGISLATION IN INDIA:
Side by side we had certain planning legislation introduced in
different parts of India, before independence. There is no continuity or
uniformity in the legislations of various States as far as town planning is
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concerned as we find in England. Different States had different
provisions for town planning measures either under the Municipal Acts
or under special enactments, such as City Improvement Trust Acts or
Town Planning Acts. It is only after independence that all the States are
putting their heads together to evolve a common policy on town and
country planning matters.
With the growth of urban problems, the municipalities utterly
failed to respond to the changing situations. The work involved in
planning, improvement and extension of towns was so complex and
great that the municipalities were unable to carry on these works
effectively. Of course, there were reasons for their failure. Firstly, due
to ignorance and disunity, secondly, lack of imagination and interest,
thirdly, lack of trained personnel and sufficient funds and fourthly, lack
of legal backing to effectively implement town planning schemes and
projects. State Government which thought that provision for town
planning and improvement under the Municipalities Acts would
answer the need of the community was misguided and their hopes
were shattered. As a result, we see to-day overcrowding, congestion,
deterioration and haphazard development in most of our cities and
towns. However, certain enlightened States enacted special acts
enacted and they give an idea as to the measures taken and the efforts
made by government, though in a very limited way, to improve the
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living conditions of the people in urban areas and guide the future
growth of the urban centres in a planned manner.
1 The City of Bombay Improvement Act (Repealed in 1925) 1898
2 The City of Mysore Improvement Act 1903
3 The Calcutta Improvement Act 1911
4 The Bombay Town Planning Act 1915
5 The Uttar Pradesh Town Improvement Act 1919
6 The Madras Town Planning Act 1920
7 The Punjab Town Improvement Act (brought into effect
only in 1936 by constituting Lahore Improvement Trust)
1922
8 The Nagpur Improvement Trust Act 1936
9 The City of Bangalore Improvement Act (Repealed in
1976)
1945
10 The Kanpur Urban Area (Development) Act 1945
11 The West Bengal Land Development and Planning Act 1948
12 The Bihar Restriction of uses of Land Act 1948
13 The Madhya Pradesh Town Planning Act 1948
14 The Madras City Improvement Trust Act 1950
15 The Bihar Town Planning and Improvement Trust Act 1951
16 The Hyderabad City Improvement Act 1951
17 The Bombay Town Planning Act (Promulgated in 1957) 1954
18 The Delhi (Control of Building Operations) Act 1955
19 Slum Areas (Improvement and Clearance) Act 1956
20 The Orissa Town Planning and Improvement Act 1956
21 The Delhi Development Act 1957
22 The Assam Town and Country Planning Act 1959
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23 The Karnataka Town and Country Planning Act
(Amended in 1964)
1961
24 The Maharashtra Urban and Regional Planning Act 1966
25 The Tamilnadu Town and Country Planning Act 1971
26 The Bangalore Development Authority Act 1976
27 The Bombay Metropolitan Regional Development
Authority Act
1979
28 The West Bengal Town and Country (Planning and
Development) Act
1979
29 The Andhra Pradesh Urban Area (Development) Act 1975
30 The Karnataka Improvement Boards Act 1976
One important aspect to be considered in this context, is the
emergence of the Indian Republic with effect from 26th January 1950
and the fundamental rights that every citizen enjoys as far as his
property rights are concerned under the Constitution of the country.
Certain provisions contained in the early Town and Country Planning
Acts required revision under the changed set up.
The old enactments could not solve effectively many of the ills of
our urban centres. Hence, it was felt that with a view to checking the
haphazard and unhealthy development of our urban and rural areas, a
comprehensive legislation was necessary. For this purpose, the institute
of Town Planners, India, drafted a Model Town Planning Act as early as
in 1957 and circulated it among all the States for adoption. This draft
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Model Act was further scrutinized and revised by the Town and
Country Planning Organization, Government of India (the then Central
Regional and Urban Planning Organization) in consultation with the
State Town Planning Departments in 1961. The finalized Model Act
was circulated among the States for their reference and early adaption.
The Model Act provided only for plan-making but it had no provisions
for the plan-implementation. The Town and Country Planning
Organization has since brought out a separate model law for planning
and implementation of the master plans and regional plans.
Some of the States felt that a common legislation providing for
plan-making and plan implementation, including land acquisition and
development, was immediately required. This was also conceived in
the Bombay Town Planning Act of 1954. But the Bombay Act, like
similar other Acts, visualized the preparation of master plan for any city
by the local authority whose powers were limited to the area over
which the authority had jurisdiction. Unfortunately some of the most
serious planning problems exist not only within the city limits but also
outside its boundaries. Problems like land development,
transportation, utilities and services, etc. transgress municipal
boundaries. These discrepancies, existing between the legal boundaries
of cities and the ‘natural’ boundaries of communities suitable for
planning, are still to be remedied, particularly in metropolitan areas.
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To remedy such discrepancies it is necessary to constitute an
authority having jurisdiction not only on the municipal area, but also on
certain potential areas lying outside the limits of any local authority.
The Model Act contained provisions for such exigencies.
4.3 THE KARNATAKA TOWN AND COUNTRY PLANNING
ACT:
The Karnataka Town and Country Planning Act adapted the
concept of the Model Act regarding the constitution of planning
authorities for wider areas. The Karnataka Act, at present, is extended
only to major urban centres in the State.
The state government has declared local planning areas under the
Act and planning authorities are constituted to prepare and implement
master plans. Though the Karnataka Act is not very comprehensive, it
contains provisions to tackle town planning problems both within and
outside the municipal limits. The experience gained under this Act
would be of much use to other States which are formulating
comprehensive town planning legislations.
The following are the salient features of the Karnataka Town and
Country Planning Act, 1961.
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a) Organization and Function:
1. The Act provides for the constitutions of a State Town
Planning Board for advising the state government regarding
planning and development and for determining principles and
policies for achieving balanced development of the State as a
whole. This Board will have the Minister in charge of town
planning as chairman and the Director of Town Planning as
member-secretary with other official and non-official
members.
2. It provides for the state government to declare any area in the
State to be a local planning area for the purpose of the Act.
Only on such declaration the Act will apply to that area,
excluding the military cantonment area.
3. Provision is made for the constitution of a planning authority
for any local planning area declared under the Act. Special
planning authority would be constituted for any local
planning area, which may extend even beyond the limits of
any local authority. In other cases, the Act provides for the
Town Improvement Board, or where there is no such Town
Improvement Board the local authority, having jurisdiction
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over such local planning area to be constituted to function as a
planning authority.
4. Every planning authority specially constituted will consist of:
(i) A Chairman.
(ii) A town planning officer, to be the member secretary.
(iii) Representatives of local bodies having jurisdiction over
the planning area, the total number of such
representatives limited to five.
(iv) Three other members, appointed by the state
government.
5. The Act provides for the state government to specify the date
with reference to which the present use of any land in the State
has to be determined and different dates may be fixed for
different areas in the State. Every planning authority is
expected to prepare an accurate map showing the present land
use in the planning area under its jurisdiction and other
particulars. This is one of the special features of the Act.
6. Master plan: Master plan under the Act for any local planning
area has to be prepared in two stages.
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a) Preparation of an outline development plan which for all
practical purposes will be an interim master plan. The
details are enumerated in the Act.
b) Preparation of a comprehensive development plan for the
area. This is a detailed and more exhaustive master plan.
As soon as the comprehensive development plan is
prepared and approved; the outline development plan
prepared earlier would be treated as superseded.
Provision is also made for revision of comprehensive
development plan at least once in every five years from the
date on which the last comprehensive development plan
came into force.
7. Chapter V of the Act provides for town planning schemes for
the purposes of implementing the proposals in the
comprehensive development plan. The procedural details,
powers and functions of the planning authority and the
financial implications are detailed in the Act.
8. Every planning authority is expected to function as an
independent body with separate funds of its own.
9. Land acquisition and compensation: The Act provides for
amending section 23 and 24 of the Land Acquisition Act, 1894
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in matters to be considered in determining compensation and
those to be neglected for such determination and provides for
antedating the market value of land. The purpose of such
antedating is to prevent speculation on urban land by vested
interests and to keep down cost of land to be acquired for
public purpose. The National Planning Commission, which
earlier was of the opinion that pegging down of land values
by fixing an antedate for determining the market value of any
property acquired for town planning schemes, has since
revised its opinion and advised the state governments that
antedating without due consideration of the circumstances
which led to such antedating would adversely affect the
interests of the land owners, and would not be fair to have a
fixed antedate for compensation in the Act. Hence, the
Karnataka town and Country Planning Act, 1961 was
amended in 1964, and the antedate fixed as on 1st November,
1956 as the date for determining market value has been
changed as follows:
a) In the case of acquisition of the designated land under the
any land under the master plan proposals, the market
value, as on the date of publication of the finally approved
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outline development plan or the comprehensive
development plan, as the case may be, would be paid as
compensation.
b) In the case of acquisition of any land under the town
planning scheme, the market value as on the day of such
scheme coming into force would be considered for
compensation.
Providing that if the proceedings for acquisition of the land
under the Act are commenced after a period of two years from
the above said dates, the market value of such land shall be
the value of that land on a date two years immediately
preceding the date on which a notification for purposes of
acquisition of the land is issued under the Act.
In addition to the market value of the land as provided above,
15% of such market value is also allowed to be paid to the
owner in consideration of the compulsory nature of
acquisition.
The Act requires immediate revision in view of the
experience gained so far. It is felt that the constitution of the
Planning Authorities, the technique of implementing
development plans and the procedure in getting the plans
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approved, require revision. The provision made in the Act for
preparing and implementing the town planning scheme is
laborious and time consuming. This aspect requires to be
reviewed. It is high time that Karnataka Town and Country
Planning Act, which was considered as a pioneer Act in the
sixties, is reviewed and revised incorporating the latest
thoughts in Town and Country Planning.
b) Land Value:
Urban land generally appreciates in value and it is
desirable for any government in a welfare state to take a
portion of the unearned increment in land value for the
general welfare of the community as a whole, instead of
leaving the entire benefit to the individual owner who in
many cases, happens to be a speculator on urban land. Such a
procedure is said to have been adopted in England after the
Labour Party took over power. Earlier, the same party which
was in power in 1947 made provision in the British Town and
Country Planning Act, 1947 to nationalize the development
rights of all lands in that country once and for all. By the
payment of a global sum of 300,000,000 at one point once and
for all, the price of land was proposed to be reduced to
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existing use value. But, before such nationalization of land,
there was a general election and the Conservative Government
which came to power abandoned the previous policy and laid
down new rules for compensation which were more beneficial
to the owners than to the State. Further, the 1968 Law fixes the
prices of land compulsorily acquired at the rate current on the
date of settlement, as already mentioned.
These are important incidents in the history of town
planning in England and show how policies on urban land
change with the change of government. Now that the
Government of India and the State Governments in this
country are committed to the policy of ‘Socialistic Pattern of
Society’ they should lead in making bold and forward-looking
urban land policy with fair compensation to the owners of the
land and thus help the town planning movement. The
Constitution of India has since been amended and the
question of compensation for land compulsorily acquired for
public purpose is made non-justifiable.
The Urban Land (Ceiling and Regulation) Act 1976 was
enacted for preventing speculation on land and to prevent
concentration of such land in the hands of a few individuals.
The Act also contemplates the states taking over of surplus
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land beyond the ceiling limit at a reasonable price for utilizing
the land for public purpose. This is a new experiment
undertaken by India which is facing rapid urbanization.
4.4. PLANNING ADMINISTRATION:
The town planner is concerned with developing a better city and
he is equally concerned with the administrative steps necessary to
achieve this goal. Town planning law and administration is new to this
country and it could be said that it is a 20th century thought, particularly
assuming importance after the advent of the Five Year Plans, which
generated greater economy for improvement of the standard of life of
the people. Most of the activities were so un-co-ordinated that each
sector worked independently without much regard to the activities in
the other sectors. Though there is emphasis for co-ordinated action in
all the seven reports of the Five Year Plans, the results are not as
expected. Apart from the socio-economic aspects of the Five Year Plan
programmes, the physical aspect was entirely in the hands of
individuals and individual departments. As a result we see the adverse
effects of these activities in and around our urban and rural areas.
Developments are taking place with least regard to the basic principles
of regional planning and city town planning.
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It is important to know the causes for such problems in the
present day context. Urban areas, particularly the metropolitan areas,
are being planned and developed by different agencies, having different
goals in view. Agricultural land is converted to non agricultural
purposes by the revenue authorities, as and when the owners request
for such conversions. We cannot fully blame these two parties for
indiscriminate conversion and development of urban land. Have we
given then a guide plan to follow? In a majority of the towns and
villages, we have not done so. Then, why blame others? Now, remains
the other case where certain development plans are prepared by local
governments, planning authorities, improvement trusts, etc. how many
of them are legalized? Only a few prepared under town planning
statutes. Then, how can we expect the sovereign citizen and the Deputy
Commissioner to follow advisory plans which have no legal backing?
Many town planners are facing these problems daily. We may not like
the way in which other departmental officers work with least regard to
the plans prepared after careful study and analysis and at great cost.
We are equally pained at the attitude of property owners in not
following such plans. We are frustrated when courts ‘strike down’ the
insistence of a proposal contained in a master plan which is not yet
enforced legally! How can we blame any of these three authorities? The
defect lies in the absence of a statute governing town planning and
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administration, delay in processing the plan by a competent authority,
as laid down in the Act and finally enforcing the proposals of the
master plan in good spirit. (K.S. Ramegouda-1986)
4.5 PLANNING ORGANIZATION:
Progressive thoughts, unfortunately, are implemented so slowly
in this country that they become outmoded by the time they are
translated into action. It is to be remembered that any new idea to be
implemented requires further revision of the legislation without which
the new though will be only in theory and not in practice. We should
be quick in brining town planning legislation up to date, so that new
ideas are realized in building better cities towns to live in.
Some cities organize town planning as a regular municipal
function and a few enlightened cities (only a few) have their own wings
for town planning. Others like advisory plans from the state town
planning organizations. The remaining towns and villages have no
town planning function, except their day-to-day municipal functions of
sanitation and road repairs. This is the time appropriate to evolve some
pattern of organization for town planning. Of course, organization
alone does not solely determine the effectiveness of planning.
Competent and dedicated personnel can make any pattern of
organization to work efficiently by informal means. However, an
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unsound organizational structure and the resulting relationship can
hamper even the most able leadership. In such cases, reorganization
can have the effect of releasing the full creative energy of such
leadership.
4.6 INTEGRATED DEVELOPMENT OF SMALL AND MEDIUM
TOWNS (IDSMT):
A deliberate policy to encourage the growth of small and
medium towns was initiated in the sixth Five Year Plan, by introducing
a Central Government sponsored scheme i.e., the Integrated
Development of Small and Medium Towns (IDSMT). The IDSMT plan
document indicated that this new urban policy would aim at slowing
down the growth of METROPOLITAN (Bigger) cities and at increasing
the rate of growth and service centres for the rural hinterland. IDSMT
Scheme continued in the seventh and eighth Five Year Plan through
increased investments in the small and medium towns for the
improvement of their economic and physical infrastructure, besides
other essential facilities and services. The idea behind developing these
towns was to place them in a position from where they could effectively
serve the rural hinterland and ultimately help in checking the migration
of people from rural areas to urban centres to big towns / metropolitan
cities as a part of the National Urban Policy.
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The revised strategy for IDSMT lays special emphasis on the
strengthening of the economic base of the towns with the perspective of
integrating the economic base of the towns and spatial planning in a
given region and help them to emerge as regional centres of economic
growth and employment, thereby decentralizing economic growth
generation, to improve the total financial position and self reliance on a
long term basis and to take future infrastructural development
programmes, orderly growth and planning of the town, employment
generation, better housing, commercial, industrial development on their
own. The main aim of the project is to reduce the incentives for people
of the rural and smaller urban areas to migrate to bigger cities and
towns for employment, balanced and evenly growth in a planned
manner of the town and its infrastructure, its linkage in the regional
context and most important of all, the local bodies to be self sufficient,
sustainable and to be in a position to repay the borrowed capital,
improve the functioning of municipalities and improve the services to
the poor and down trodden.
The Central Government sponsored scheme for ‘B’ category
towns with population between 20,00 to 50,000 is of Rs. 2.00 Crores as
“Minimum Project Cost” with a maximum of Rs. 90 lakhs as central
assistance, Rs. 60 lakhs being the state share and Rs. 50 lakhs from
financial institutions such as HUDCO/LIC. The recovery will be use
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charged based. This is only an indicative, providing for slight
difference depending on the size and financial standing of the town.
The history of urban local self-government bodies in Karnataka
State, in common terminology known as Municipalities, is almost a
century old. They have been constituted mainly to provide the basic
amenities such as;
a) Supplying potable water,
b) Operation and maintenance of drainage and sewerage systems,
c) Providing public lighting,
d) Maintaining sanitary conditions and hygiene of public places,
e) Construction and maintainance of Bus/Truck terminals, Road,
Culverts and bridges,
f) Maintainance of public parks and gardens,
g) Ensuring planned and orderly urban growth,
h) Regulation of building construction and
i) Licensing of commercial activities.
They have been entrusted with the civil registration system under
the registration of Birth and Death Act 1969. In the recent past, they
have been given the responsibility of implementing the special
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programmes/schemes of the central/ State Government meant for the
urban poor and down trodden such as Jawahar Rojgar Yojana etc.
Municipalities need financial resources to fulfil the above
responsibilities and they have been entrusted with powers to levy
certain taxes and fees. The main sources of income of the Municipalities
are;
a) Taxes on houses, vacant lands, commercial and industrial
buildings,
b) Receipts from water supply,
c) Licence fee for building construction,
d) Fees from business and commercial establishment,
e) Transfer of receipts from entertainment tax, receipts under motor
vehicles Act, octroi compensation and other statutory grants
constitute the contribution from the Government.
They can also raise loans for capital expenditure from central,
state governments and financial institutions like HUDCO, LIC etc.
4.7 ORGANIZATIONAL SET-UP:
Municipalities were directly under the control of the government
upto 1985 and then the control was transferred to the Directorate of
Municipal Administration created for the purpose in 1985 under the
Ministry of Housing and Urban Development. The two organs of the
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local bodies are: the one consisting of elected representatives and the
other of executive machinery, state governments have powers to
supercede the elected body and appoint administrators, if warranted.
At the District level, the deputy commissioner shall monitor their
activities with the assistance of chief officers.
4.8 MONITORING AND MAINTENANCE:
The State government already constituted a State level co-
ordinating/monitoring committee under the chairmanship of the Chief
Secretary to the Government, to review the progress periodically, sort
out inter-sectoral problems and problems regarding availability of
funds and materials required for the implementation of the integrated
development programme. Similarly at town level, co-ordination/
monitoring committees under the chairmanship of the Deputy
commissioners of the districts concerned have been constituted for the
approved towns. Soon after the approval of the project report, a town
level committee will be constituted for Athani also.
The town Municipal council, Athani will maintain the
infrastructure and other facilities within the Municipal limits. The other
implementing agencies will maintain the infrastructure pertaining to
them. Adequate provision will be made by the town municipal council
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and other implementing agencies for the annual maintenance with State
Government assistance.
4.9 TRAINING OF PERSONNEL:
The State Government has intimated the city/town municipalities
selected under the integrated development programme to depute
personnel engaged on the integrated development programme scheme,
for the training programmes to be conducted from time to time by the
regional centres and training institutes for imparting adequate training
and expertise in the execution and monitoring of the integrated
development programme schemes.
4.10 PREPARATION OF PROJECT REPORTS:
The assistance of local authorities concerned and other urban
development agencies should be taken in preparing the project report.
The project division should be strengthened by creating a civil
engineering division in the directorate of municipal administration in
order to scrutinize project reports and accord technical sanction for
speedy implementation of the integrated development programme. A
nodal officer may be appointed by Directorate of Municipal
administration to co-ordinate and oversee the planning and
implementation of IDSMT Scheme.
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4.11 SPACE STANDARDS FOR PLANNING:
With the idea of having a uniform standard for reference and
adoption by town planners, architects and engineers in India, the
Institute of Town Planners, the School of Planning and Architecture,
and the Town and Country Planning Organization, New Delhi, tried to
evolve certain planning standards. Planning organizations, like the
Delhi Development Authority, the Bangalore Metropolitan Planning
Board and the Calcutta Metropolitan Planning Organization have also
adopted some standards in the preparation of master plans for the
respective metropolitan cities. When these standards are compared, it
is observed that there is disparity between them and also between the
standards adopted in India and those in other countries. Hence, an
attempt is made here to evolve workable standards for reference and
adoption by persons concerned with urban and regional planning in
India.
The list is not exhaustive and there is large scope for improving
the standards, taking into consideration the latest techniques and
theories. The role of architects and engineers in this task is also very
important, as they have rich experience in evolving such standards in
their respective fields of study. It is hoped that the start made by the
Institute of Town Planners and other organizations would be continued,
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and town planners in India would adopt uniform standards in their
profession.
The proposed standards will be useful for ready reference by
practicing town planners, architects, engineers, students and planning
organizations including local bodies in their planning work. They will
be of great help to those responsible for making policy programmes and
recommendations on urban and regional planning, and in developing
town planning techniques on the ‘systems engineering’ method.
In the absence of uniform standards, the authenticity of the
standards adopted by any town planner in the country will be open to
question. Hence, such standards, apart from being useful in the
technical work, save the town planner from adverse comments and
unhealthy criticisms.
The following list gives the recommended standards under
various categories of land uses, civic amenities, community facilities,
utilities and services, traffic and transportation, industry, housing, etc.
for the overall balanced growth of Athani town.
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a) Planning Standards for Civic Amenities and Community Facilities
Educational facilities Population per unit
Number of pupils Area in hectares
Nursery school
(age group 3 to 6 years)
1,500 80 0.2 (including play
ground)
Basic primary school
(age group 6 to 14
years)
3,500 400 1.0 (including play
ground)
Higher secondary
school (age group 14 to
17 years)
15,000 1,000 2 (including play
ground)
Colleges 50,000 2,000 3 to 4 (including
play ground)
Technical institution 50,000 1,000 5.0
Source: K.S. Ramegouda 1986, Urban and Regional Planning.
b) Medical Facilities
Dispensary 5,000 - 0.1 Health centre (0.5 bed per
1,000 population)
20,000 15 0.4 (including staff
quarters)
Hospital (2 beds per 1,000
population)
50,000 100 2 (including staff
quarters)
District Tuberculosis
centre
1.0 to 1.2 million 100 2
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c) Other Facilities
Other amenities Population per unit Area in hectares
Post and telegraph office 10,000 0.1 (including staff quarters)
Electricity substation 50,000 0.2
Police station 10,000 0.2
Police station (major) 50,000 0.8 (including staff quarters)
Fire station 50,000 0.8 (including staff quarters)
Cinema theater 20,000 0.25
Community hall and library 25,000 0.75
Open air theater 50,000 0.8
Religious building 3,000 0.1
Auditorium 20,000 0.4
Filling station 15,000 0.05
Filling-cum-service station 25,000 0.1
Parks, Playgrounds and Open Spaces
Category Population per unit Area in hectares
Tot lot 500 0.05
Children’s park 2,000 0.2
Neighbourhood playground 1,000 0.2
Neighbourhood park 5,000 0.8
Burial ground 10,000 0.4
Total area required for parks,
playgrounds and open spaces
1,000 1.5
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Water Supply Consumption
Population range
Break up per capita consumption in litres per day Domestic
use Public
use Ind. And commerce Agriculture Waste Total
Less than 1,000 25 - - - - 25
1,000-5,000 45 10 5 - 10 70
5,000-20,000 45 10 15 15 10 95
20,000-50,000 45 35 15 10 10 115
Traffic and Transportation
Standard for Roads
Streets in residential areas Minimum right of way in metres Cul-de-sac 9 (max. length 150 m. with
sufficient turning radius)
Loop street 9 (max. length 450 m)
Service road 9
Residential street 9-14 (with cross road at 200 m.)
Collector street 18
Feeder street 23
Major street 30
Other roads:
Roads in commercial and
industrial areas
14
Sub-arterial road 45
Arterial road 60
Cycle track 2.25-3
Foot path (on either side of roads
having width 12m and above)
1.75-2.5 in residential and other
areas 4.5 min. in C.B.D.
Pathways inside public gardens
and pedestrian malls
1.5-3
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Minimum Off-Street Parking Space
Type of use One parking space shall be
provided for every
Theatres and auditoriums 20 seats of accommodation
Retail business 45 sq.m. of sales area
Office building 90 sq.m. of office floor space
Restaurants 15 seats of accommodation
Hostels 4 guest rooms
Industrial buildings 100 employees in the industry
Wholesale and warehouse
buildings
90 sq.m. of storage floor space
Multi-family dwellings 4 dwellings units
Lodging establishments and
tourist homes
5 guest rooms
Minimum Parking Space for Each Car or Truck
Car 3m x 6m When individual parking space is
required
2.5m x 5 m When parking lots for community
parking are required
Truck 3.75m x 7.75m
Loading and Unloading Space:
Off-street loading and unloading berths shall be 3.75 m x 7.75 m
provided as below:
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(i) For all kinds of developments excepting residential,
warehouses and godowns: one berth for initial 500 to 1500
sq.m. of floor area. Additional berths at the rate of one for
every subsequent 1000 Sq.m. or part thereof.
(ii) For warehouses and godowns: Two berths for initial 500 to
1500 sq.m. of floor area. Additional berths at the rate of one
for every subsequent 500 sq.m. or part.
Industry Floor Area Requirements
Types of industry Floor area per worker
in sq.m.
Plot area per worker in
sq.m. 1. Food products
(i) Bakery (small and confectionery
(ii) Flour mills (organized) and fruit
canning and preservation
2. Wooden products
(i) Wooden electrical goods
(ii) Furniture making
3. Leather products
(i) Leather shoes and other leather
products
4. Stoneware, clay and ceramic
products
(i) Stone crushing
(ii) Common crockery, refractories,
tiles, etc.
(iii) Glazed sewer pipes, hume pipes
11
20
9
14
6
7
13
26
28
70
23
35
14
18
33
64
158
Desirable Land Use Pattern (percentage)
Particulars Population range Less than 50,000
Residential 50
Industrial 6
Commercial 3
Parks, playgrounds and open spaces 8
Transportation and communication 22
Public and semi-public 8
Others 3
100
Desirable Densities of Population:
Particulars Persons per hectare Average gross density for the city 100
Average gross density for the community 150-200
Net density for residential neighbourhood 200-250
Gross density at the periphery and suburbs
including low land value areas
100
Intermediate rings of cities and districts 200
Inner ring around core area 250-375
Core of city and high land value areas 500
159
Residential Plot Sizes for Towns in India:
Income group Dimensions in Mts. Area in sq.mts
Low 9 x 15
12 x 15
135
180
Middle 12 x 18
14 x 21
15 x 24
216
294
360
High 18 x 27
24 x 30
27 x 36
486
720
972
Public housing and multiple
family plots (90 sq.m. per
family with 12m to 18m road)
90 x 90
90 x 180 and
multiples of 90
8,100
16,200
Plot Area Coverage and Floor Area Ratio:
a) Residential:
Area of plot in Sq.m
Max. Percentage of coverage
100-200 65
200-300 60
300-400 55
400-500 50
500-1000 45
Above 1000 40
Floor area ratio: 1.0
to 3.0
160
b) Commercial:
Area of plot in Sq.m
Max. Percentage of coverage
Up to 100 80
100-300 75
300-400 70
400-500 65
500-1000 50
1000-2000 40
Above 2000 35
Floor area ratio: 1.0
to 4.0
c) Industrial:
Area of plot in Sq.m
Max. Percentage of coverage
Light industry 250-2000 50
Medium industry 2000-4000 40
Heavy industry Above 4000 35
Floor area ratio: 0-5
to 1.5
161
Set Back for Residential Buildings:
a) Front and Rear Setbacks:
Depth of site in mts Min. front in mts. Min. rear in mts. Up to 15 1.5 1.5
15-18 1.5 1.8
18-21 3.0 1.8
21-24 4.0 2.0
24-27 4.5 2.5
27-30 4.5 3.0
30-36 6.0 4.0
Above 36 9.0 4.5
b) Side Setbacks:
Width of site in mts.
Min. left side in mts.
Min. right side in mts.
Up to 9 1.0 1.0
9-12 1.25 1.75
12-15 1.25 30.
15-21 1.75 3.5
21-27 3.0 4.0
27-30 3.0 4.5
Above 30 4.5 6.0
Housing: Minimum plinth area per dwelling 32.5 sq.m.
Minimum floor area per dwelling 23.25 sq.m.
Minimum size of dwelling 2 living rooms, kitchen
and bath
Desirable persons per room 2.0