Revisiting landuse

Please visit my web page "Urban Tenets" at https://urbantenets.nl/

************************************************

If any part of city, neighborhood, plot or real estate inventory is not performing optimally, or partially vacant or deserted; then possibly assigned land use is not appropriate, which is required to be heterogeneous and able to be readjusted in near real time. The definition of land use as well need to be re-examined.

Land use regulation in any part of world usually has inbuilt provisions of land use conversion, sometimes by complex and lengthy statutory provisions; while land use remains binding for five to ten years or longer. Also, today’s land use plan, might be based on 5 to 10 year or older idea of what growth is or what growth should be or what growth may look like in future.

The actual current growth, desired land use composition and today’s socio-commercial dynamics may or may not match the historically envisaged growth pattern, land use classification; or land use spatial distribution; which usually leads to mismatch in current land use demand, supply, and mix. Hence the nobel intention of development control regulation, though may serve its intended purpose of stopping haphazard development, may also prove to be insufficient or counter-productive due to its rigidity. Further the definition of land use in terms of its current broad categories, and manner of current application in three dimentional space may remain a barrier for quick adaptation to market demand and supply, in absence of further granularity.

The traditional land use regulation is usually top-down, many a times fails to respond to emerging unforeseen bottom-up requirements over years; especially short-term requirements and rarely corresponds to real time requirements. City scale development control regulations or meso scale land use regulations and urban design guideline in all its legitimacy and validity, still by its very nature, may also create a rigid abstract three-dimensional regulated space which may act as a self-limiting criterion, failing to respond to present and real time land use demand pressure and socio-commercial aspirations.

While land use remains, an indispensable city planning tool, it a) may require to reinvent itself to be agile, allowing land usage conversion in near real time; b) may require to factor in dynamic property pricing and associated economic cost-benefit so that not a single acreage of potential urban space or single square feet of precious real estate remain underutilised in a city; c) may require to be implemented at a more granular level i.e., looking at a mixed-use zone or mixed-use building for instance not just as a spatial land use demarcation or a vertically stacked land use, but to be seen as mosaic (pixels) of variety of land usage both horizontally and vertically; compatibility of which can always be worked out.

Author: Anoop Jha

************************************************

[Recent update

Starting 2024, launching urban management, interior design, home decor and commissioned artwork services in the Netherlands, serving local as well as international remote clients.

Please Note, that I am also conducting a FREE 45-minute online individual consultation on your interior design and home decor needs and aspirations if you are in the Netherlands or even internationally. Drop me an email at anoop.jha@gmail.com 

Please visit my web page "Urban Tenets" at https://urbantenets.nl/

Instagram interior design page @urbantenets 

Instagram fine art and illustration page @urbanoregional 

************************************************

Thoughts on Complete Street Design

Please visit my web page "Urban Tenets" at https://urbantenets.nl/

************************************************

A lush green street, a canopy street, aesthetic avenue, rich boulevard and a street equipped to handle and harvest storm water in every part of city has been a distant dream here. Is it too difficult a dream to achieve. There are few reasons for same. A preconceived RoW template mindset which leaves very little earth or scope within RoW for landscape Architects to play with, transport modeling software only being limited to carriageway design and not the complete RoW, lack of synergy between approach of transport planning, storm water management, landscape architecture and street lighting leading to complete absence of collective vision. It cannot be solved professionally as by that time each one is rigid and wise enough to exclude most of above tasks from their respective scope of work.  Unless a transport planner will care for trees or a landscape architect will care to understand what goes into engineering of road or a water expert will have affinity and knowledge of ecology until then we won't get to experience a complete street. It has to start with education not from the desk of multi disciplinary team sitting in office. Above mentioned subjects to be made compulsory in each others curriculum for few semesters not just to teach them the technicalities but to help them sensitize about each others domain, to gain/give respect to each other and garner natural affinity about others subject so that end user could experience a complete street.

No such thing as Level Play Field or Even Ground...

You have to learn to master all terrain! 

#embankment #slope #goat #kid #children #play #photography

What does growth cycle of design industry looks like?

Design industry follows a repetitive elliptical growth path.

If you look back down the development lane of design industry especially visible in product design and fashion industry, you will witness some familiar recurring pattern of growth, repetitive, though every time in a new avatar.

More than say 90 percent of designers still use direct or derivatives of primitive or rather eternal   geometrical building blocks as raw material- shapes and surfaces, like circle, triangle, square, prism, hyperbole  etc. and remaining 10 percent relentlessly trying to unearth some divine pattern or previously unseen building blocks or magic design elements, anxiously looking here and there for some clue, looking into microscope, looking up to nature, science, nano technology, microbiology, history or mythology or whatever or simply resorting to hallucinated inspiration, so that some divine "never before design element" descends upon them out of luck, while still acknowledging that those basic geometric building blocks like triangle and circles are not going to go away anywhere soon, probably never.

So, when majority of fundamental design elements have remained exactly the same throughout the evolution of design industry, this industry is bound to follow a recurring path starting from basics, evolving on the way through innovation, reaching to maturity, taking an inspirational U-Turn and finally going back to its roots, from where it all started. Apparently a perfect circle of growth; but it goes further, we haven’t talked about technology yet, this ever evolving technology provides designers even bigger opportunities, with new materials, new textures, enhance durability and elasticity, new colors, new opacity newer viscosity and so on, which helps prolong this period of growth cycle pushing this circular trajectory to follow an even larger elliptical path, finally going back to its roots just to be born again.

You might also like this post - Artificial Sonic Urban Environment to break the monotony of City!

Still untapped potential of raw satellite images for city planners!

Urban Planning satellitexted

Satellite view of urban alphabet

Love exploring cities from the eyes of satellites! they tell stories which were never written, imprints of time still visible, you see a city, you see it growing, you see where its going, you learn where it comes from. They say you need to travel if you want to learn, you confront with knowledge and experience while travelling. Some tools like free or else satellite imageries were not available for planners decades back or even recently, by the time it arrived for planners as a tool, GIS and satellite image interpretation etc. also accompanied and hence all the focus shifted towards degitising the whole world including your neighborhood street and front yard, making layers after layers, though they sure help planners in many ways, but you know at times on feels that in this whole process of mechanization and automation and interpretation, the shear beauty of raw, as it is satellite images and views are loosing its significance. 

The naked and raw satellite images of earth like as seen in google earth can tell things and give clues which even high level high resolution satellite image interpretations can't tell, the judgement of human eyes and brain, not just the computer processor, once in a while for sake for fun learning at least. Urban planners, transport planners and so on planners need to see and understand the random behaviors of random cities across the world, travel wont be possible and you don't have enough time to wait for that as well so go explore a city, any city or settlement or villages on google earth or something, every time you will go there you will learn something. Don't get simply spoon-fed by other's version of what that particular city is  all about, go learn yourself through your own version of experience, through satellite images, if you are not familiar with the streets and terraces and vegetation of a city from its aerial or satellite dimension, your all efforts to become a good planner is halfhearted. Explore to understand and share with the world or simply use this learning in you next city planning or development project. There is always more than you can explore there!

When “Traffic Merging Ahead” on every alternate road, clashes are bound to happen

Bad transport infrastructure and poor road designs leading to conflicts on road.

No one wants to get into argument or fight on the fine morning office hour or while on the way back home, really!! Everyone has some plan for the day ahead, and they really can’t afford to waste time here on road arguing for nothing. But what to do with these urban roads that make these people susceptible to conflict and road rage due to design which lack consistency and continuity. It’s ironical that in the same alignment of road where mile long vehicle queue is witnessed also has a part of stretch like super smooth expressway, either right in the middle of metropolis or connecting neighboring cities, districts and states leading to gridlock. It’s like speedy route to gridlock. So 70-90 % of the whole journey stretch you can cover in 20-30% of journey time, spending rest of the journey in gridlocked section travelling in snail’s speed. Journey on that reaming 10-30% stretch becomes more frustrating because you have just witnessed a test of speed on the expressway like road stretch back on the journey.

Things become worse when variety of vehicles start competing for the lanes with suddenly reduced carriageway near bottlenecks at every few hundred meter due to variety of reasons like poor road design, bad road geometry, old narrow bridge, recent construction and maintenance works, frequent vehicle breakdown, faulty or unrealistic traffic signals (it’s unbelievable that there are also around less than 10 seconds of green signal assigned for some stretches at some busy road junctions) etc. at least similar is the case in many developing countries.

This induced conflict is result of lack of cohesiveness and isolated accountability among different agencies and consultations hired at different point of time, for revamping urban transit stretches and systems. In Urban scenarios, Road stretches cannot planned and designed in isolation, hence no question of isolated accountability, like trunk routes cannot be designed in isolation without  considering feeder traffic flow. What is happening here in bottleneck situations is that vehicles are allowed to reach the bottleneck at high speed which encourages quickly accumulated high volume traffic at bottleneck, and then the real struggle begins, people ruthlessly competing for limited lanes!! It’s a painful experience of struggle for daily commuters, not because of slow speed but due to immense psychological pressure and tiresome drive to negotiate that rude, ruthless competing traffic while trying to protect their asset and peace of mind. No wonder it also leads to frequent road rage incidents. Even if bottleneck situation is unavoidable there has to be smooth transition from high speed stretch to the bottleneck point, which can only be done through proper road design, sensible signage and its highly visible locations, commuter education, manual or automatic traffic assistance and guidance, strengthening alternate route, staggered office timing, land use restructuring, etc.

How we assess and respond to architecture

Need of assessment without prejudice and unconditioned response.

Architecture and design is awfully judgmental and philosophical stream, its aesthetic and functional perception varies from person to person and it holds different meanings for users of different socio-economic and educational background.  For the evolution of architecture it is necessary to assess it from a radically different perspective, questioning every established values and prevalent formulas and benchmarks of good architecture.

Just getting overwhelmed by the magnificent interior of a high-end hotel lobby or much hyped restaurant interior or luxuriously decorated living room of an ultra-rich individual is not a real justice to the architecture and interior design in term of its design assessment and criticism. When someone come across to such wonderful places associated with big names, their immediate response of pleasant surprise in the moment they enter the building makes their design assessment biased with a touch of prejudice. Their analytical mind which is responsible for aesthetic and functional judgment, immediately surrenders to the mesmerizing ambiance of interior. Getting mesmerized by something amazing is a natural response of the human mind, but little more is expected from the architects  and designers in terms of their response to immediate environment, surrounding ambiance, assessment in terms of functionality and desired balance between aesthetics and  functionality. In that state of amazement they tend to forget the actual purpose of design, and start judging it on its face value.

Lavishness and expensiveness of architectural treatment can be enough to move an average audience or user hence one should be cautious not to get deviated or mesmerized by the shear ambiance of the environment while assessing the functionality and aesthetics of the said design. One has all the right to question the validity and contextuality of design elements and functionality of design even if it is created by established and much celebrated architects and designers. Often people seem to have been caught in the articulated concepts and animated design language while assessing and experiencing architectural spaces and design elements. Their experiences are colored by the aura of authority of established and much hyped architects and designers. Experiences are more or less fabricated and predefined in most of the cases.

One feels that there should be freedom of assessment. There is a need, not only to challenge and break free of established design values but to perceive the design from a clear vision which is beyond the past experiences, which is neither opaque by any prejudice nor conditioned by any socio-economic or regional background of the observer. An assessment based on complete firsthand experience might be a better and sensible way to judge the design.

By Anoop Jha

Top 50 books of Urban Design

 

More coming....

Note: These Books are randomly chosen from an online digital database and has been arranged / composed randomly as well. These ranking are solely as per general judgment of blog author based on visual graphic appeal of book and title catchwords and these ranking does not represent any ranking in literary,  technical or any other sense.  This is only an effort to provide interested users and book lovers, a collection of relevant books and literature at one consolidated place for their ready reference. Further details of individual books are linked to the images. This note is in addition to the disclaimer section of this blog.