Revisiting landuse

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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

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Historic City of Varanasi and tourism heat map along the edge of river Ganges.

Image Source: Google Earth & Sightsmap

Life at Edge

Satellite view of urban settlement trail along river edge


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Key strengths and potential sectors of Indian states

ANDHRA PRADESH

ITES destination

Industrial estates

Abundant energy

World-class academic institutions

Storehouse of minerals

ASSAM

Comprehensive central investment policy for NER

Liberalised state industrial policies,

Skilled and cheap manpower

Pleasant climate and scenic landscape

Locational advantage for foreign trade

CHHATTISGARH

Power surplus

Availability of low grade coal-power plants

Ample amount of land

HARYANA

High per capita income

Proximity to trade and consumption centers in country- NCR

Automobiles and automotive components

IT/ITES facilities /software,

Textiles and readymade garments

Property development and retailing

Agro export

HIMACHAL PRADESH

High incentives index

Consumer market index

Most urbanised state

Low power tariff and cost of power generation

Policy proactiveness

Availability of natural resources for agro-based industries

High literacy rates and good quality workforce

High quality limestone

JAMMU & KASHMIR

Concessional land rates for industries on lease

Large tourism potential

Horticulture industry

Skills of weaving and designing of textile products,

Traditional skills of fine craftsmanship can be used in the field of electronic and precision engineering.

KARNATAKA

Proactive government

Sector-friendly policies

Large pool of skilled manpower

Best infrastructure

Larger focus on industrial growth

KERALA

High literacy rate

Largest producer of coconut, pepper, coir, cocoa, rubber and areca nut

MADHYA PRADESH

Law and order

High growth in infrastructure development..

High growth in agriculture

Good governance.

Centrally located, / accessible

Low cost of skilled labor

Low cost of land

Cement, textiles and edible oils.

Track record of attracting private investment in transport infrastructure

Initiated greenfield special economic zone.

Automobile and pharmaceutical industries

Improving social development indices

RAJASTHAN

Cement

Mineral production

Producers of cotton and wool

Tourist destination

Progressive states in electricity sector reforms

Oil and gas reserves

Emerging destination for it and ITES industries

UTTARAKHAND

Hydro-potential

Promoting industrial estates, industrial parks and growth centre

Vast pool of a natural resource

Tourism development

Quality human resource base at competitive rates

Number of fiscal benefits like concessional industrial package

By Anoop Jha

Source: pppindia.com

Thin line between development works, social service and exploitation

By - Anoop Jha

A case of tribal communities and regions

We need to question our own intention of doing right and doing good thing to others. May be what we think is right for someone or some community might not be that good for them as we assume.

Who is to decide what is good for whom? Is it the job of government? or maybe the Highbrow society? Or socially, politically and intellectually established individuals with their idiosyncratic ideology and philosophy having their own idea of utopian society? Is it the job of little advanced segment of society to decide what is good for not so advanced segment of society?


[Handpicked Books]

What could be the hidden intention behind doing good to others or some community or some region, which we call development work or at times social service?  Let’s take the example of tribal community and tribal region. Is it the shear innocent intention of sharing existing wealth and knowledge to unprivileged or unexplored segment of society or is it to exploit the untapped potential of the previously unexplored tribal region for our own advantage, is it a sincere effort to understand and document the needs and social pattern of these tribal communities or is it just to get commercial advantage by exposing these hidden communities to mainstream society, is it to help them learn utilize their own resources more efficiently or the hidden intention to exploit rich tangible and intangible tribal resources.  Is it to provide them better health, better opportunities and better lifestyle or is it  just shear gratification of doing social service.  Has that road been built to connect those hidden tribal communities to the mainstream society and to provide them new age opportunities and facilities or the intention is to extract the tribal wealth of region and exploit the heritage and culture value in form of tourism and all. 

Shy and conservative tribal communities throughout the world need very little for their living; they are an autonomous society in themselves.  They have been adapted to their environment in course of evolution and their local environment usually provides them all they need- food, shelter, social interaction, entertainment, spiritual satisfaction. Now there are few choices to make. One is to let this situation of apparent equilibrium of autonomous tribal community go ahead as usual and second to interfere and change the equilibrium either for their good or for own advantage which seems to be the case most of the time. This is a sensitive and tender issue has to be dealt with much thought and compassion. Social behaviors, norms and needs of tribal communities are mostly way different then the mainstream, so simply imposing the rules of mainstream society on the said communities might not do justice to them. For example the concept of formal education might be something totally alien to many tribal communities, so simply introducing the primary and secondary education system to those communities might not be a good idea just because we want everyone in the country to be literate, may be they simply don’t need a formal education, may be they need a different kind of skill orientated education, may be they need an education system totally different from mainstream society.  There are many such issues to address and subject of discussion.

Until they all arrive at a consensus, role of government in the mean time can be to protect the tribal communities and regions from external commercial invaders,  and provide them the health infrastructure with emergency facilities.   

Seems they love to waste fuel

By - Anoop Jha

Road junctions need smarter user interactive signal system..

And people need education!! When they know it’s going to be at least 3 to 6 minutes wait at road junction of their busy city and when it’s not extreme summer then why don’t they turn off the engine of their car for a while? This little act of saving petrol or diesel might not save them a lot of money today but if counted over a year the sum of this effort might add few thousand additional bucks in their bank balance. Imagine the gallons of fuel saved over the period by the collective efforts of citizens in a city.

Let’s dig into the psychology of car owners and possible reasons to waste the fuel at road junctions which could have been avoided. Is it because they are ultra rich people and don’t mind burning some fuel at junction, is it that car owners never thought about this as an option, is it that they are so much in hurry and preoccupied that they don’t want to think about it, is it that they want to avoid those beggars and casual vendors selling toys at junctions hence depending on air-conditioning system of car rather than opening window for few moments, is it that there is no one to educate them about how much fuel can be saved over the year by such practices, does it even really save some fuel or just a vague assumption? May be, may be not? But may be traffic signal itself has to play an important role in this regard.


[Handpicked Books]

 

Current traffic signals are not smart enough to cope with the growing vehicle population and complexity. Need some proof? It can’t be called smart if signals are out of sight for majority of vehicles of quarter mile long queue. It can’t be smart if one doesn’t really know that how long they have to wait which is the case for majority of junctions. It can’t be smart if traffic signals of adjacent road junctions are not synchronized with each other for most efficiency, and it they are not flexible enough to adjust its signal timing as per fluctuating traffic volume at different hours of the day. It can’t be smart if it fails to convince or persuade people to follow the rule or to remind them the cost to neglecting the traffic rules.

Smart signals need to communicate with commuters in every possible way. They have to be more informative, strategically placed, built on flexible software platform, logic based traffic signals which should appear to have presence of mind, and they should be integrated with the installed cameras to gather information, derive inferences and act accordingly. They should be able to convey to commuters, what is the best time to turn off and on the vehicle engine for maximum fuel efficiency on a junction. What about an intricate pattern of parking size grid marked on roads approaching junction, assigning a dedicated waiting space for vehicles for maximum efficiency, safety and visibility? And so on!!

We plan new transportation systems, but with old tools!! We need to sharpen the old tools to make than smarter and to make the whole system efficient. 

Why city forms are like the way they are?

By - Anoop Jha

Inspecting reasons of changing development patterns from core city to contemporary development.

Morphological Differences in old & new development

While issue of changing city morphology across time is being discussed its imperative to ask what difference does a time span induces which alters the physiology and psychology of urban development?

After analyzing several old and new city developments patterns, some catalysts which emerge as possible reasons of change since Old Town to New City Era can be as follows - 

Rise of Multi-nuclei development

Multiple developer entities

Multiple governing agencies

Rapid mass housing requirement

Stringent Fire Norms

Increased Building Height

New construction materials & technologies

Changed mode of private & public transportation

Landuse classification restructuring


[Handpicked Books]

Utility distribution requirement

Landscape requirements and norms

New active climate control tools for buildings

Easy exposure to international benchmarks

Increased requirements of privacy

Changed Living style and  social interaction  pattern

New trend of concept based development

Targeted development to please stakeholders

Breaking the monotony of planning

By - Anoop jha

Interesting twist to parking plan

Parking Grid

Parking lot circulation showing innovative approach of planning grid which serves two purpose

1)It gives a holistic touch to industrial style rigid  parking grid with main organic collector route

2)It puts a desirable physical limitation on speed of car in parking area due to its curvature and alignment

Artificial Sonic Urban Environment to break the monotony of City!

By - Anoop Jha

Talking city - With endless possibilities

Even in the big vibrant city you live, you go through the same old repeated pattern of daily activities in an outdoor urban environment, same street, same mode, same people, same noise, and same monotony of everyday that a city presents in spite of all its somewhat varying activities. To break the monotony of city some dynamic and catalytic surprise element need to be introduced into the functional and ambient system of city. Let’s take “artificial sonic environment” as that surprise element; it has some inherent characteristics which makes it one of the best possible and commercially viable solutions to be an experimental tool to create rich user experience in the city.

Imagine you are waiting at a bus stop to catch the bus to your office like any other working day and suddenly you are greeted by a pleasant light sound of the flute blended with some hilly region tune, emerging from the background which enveloping the ambient environment of that particular bus stop and subsequently every passenger leaving that bus stop with pleasant memory and a bright smile. What a pleasant start of the day.

Imagine a situation where you reached a busy local fruit and vegetable market to buy stuffs. While you are busy negotiating the price with vendor you suddenly pay attention to the light sound of morning chorus of birds and munching buffalos or roaming heard of cows blended with sweet ethnic rural song which is again emerging from background speakers concealed at strategic public urban spaces which encloses the local market. This particular buying experience would be so different and pleasant than any other day that next time you would be inevitably encouraged to walk down the street from your home to re-live that similar experience, only to find out more sonic surprises in terms of changing songs and tunes, listening to morning news right into the middle of vegetable market, you can even listen to your favorite songs and tunes or can dedicate it to whole market or to the entire population of public plaza or square or even to entire city from right there and then through city level network of speakers and stereos installed by governing authorities by paying a token amount which goes into the expansion and maintenance of the sonic infrastructure of city itself and collectively becomes an additional source of income to municipal authorities. Sounds Good, isn’t it??

Role of Managers as Decision Maker

By - Anoop Jha

Planning and Architectural decisions which can save valuable time and resources

The future course of any planning or architectural project is shaped by decisions made at different stages of project by able managers. A manager should have strong organizational capabilities to manage the limited resources in most effective ways, excellent interpersonal skill sets like oratory command, active listening, backed by groomed personality, delegational capabilities, strong sense of intuition, superb management and leadership capacity which reflects in swiftness, smartness and precision of decisions made in the crucial moments. Managers should be capable of perceiving macro level issues which might emerge in course of project as well as should be capable of understanding and analysing minute details of project and process if required.

In planning and architecture every now and then macro level issues demands attention as well as swift and smart decision from managers. A wrong decision can be a toll on already limited and pressing time and resources while a sensible decision which emerges from the wisdom and experience of managers can save a lot of time and hassle.

Now, what is sensible decision and how can one arrive at a sensible strategic decision?  A team leader or manager is like a captain of any dynamic sport, who has to constantly change, modify and revive his or her strategy, negotiating twists and turns of this dynamics and unpredictability of the game, accommodating and absorbing changing situations, while keeping his or her focus on the end result i.e. winning the game.  In the similar way a manager or team leader has to constantly reinvent its strategies meeting the project needs, accommodating dynamism of project with the focus on timely completion of projects with effective utilisation of resources at hand.

Neglected Urban River Stretches - an untapped potential

By - Anoop Jha

Ignorance to the very thing which initiated the settlement of city

River which was supposed to be the life of city has become a dumping yard of city and ignored like a backyard of house in the course of evolution of city. Most of the early civilizations evolved and nurtured on the banks of river, there must be some reason for that.

Historically City used to be a combination of human Settlement, built form and River, which used to be a complete experience in itself, and key to an autonomous existence, because people used to be utterly dependent on river for –

Agriculture,

Food,

Grazing Land,

Trade,

Business,

Transport,

Drinking water,

Other Daily Activities

Contemporarily most of the rivers in the developing countries are either polluted or ignored or both, the only activity related to that is -

Dumping Industrial Waste

Dumping city sewage and waste water

Retrieving water for drinking and other purposes

For majority of rivers in the cities of developing countries the case is that river is no more directly related to livelihood of residents of the city, insignificant business or trade activities related to river, dominance of surface transport, numerous other recreational activities and places other than river.  Even rivers are perceived as hindrance in Commuting from one part of city to the other (common feeling: God forbid the long route and traffic jams on bridges crossing river at rush hours!!!).

Need is to Understand the significance of river in forming the balanced ecosystem in the dynamics of city. Cleaning, nurturing and integrating the river stretches in to the fabric of city. There is an urgent need for Pro-river Planning approach integrating it with mainstream city life. Strict but sensible river conservation and integration guidelines need to be in the place.

Even if the Riverfront Development is not possible due to some constraints like revenue, resource etc. some of the strategies to integrate river to the city life can be –

River cleansing and maintenance through diversion and downstream disposal of city waste water and sewage

Streamlining, developing and maintaining optimum acceptable standards of clean and safe public spaces with public facilities at river banks

Providing access to “public transport nodes” from river bank at walkable distances,

Integrating every existing open and green space of city to the   riverbank    

24X7 Surveillance and easy help facilities 

Comprehensive list of Landuse Categories

Masterplan and Urban Landuse Activities

Urban Landuse

RESIDENTIAL

Single House/Plot/Flat

Group Housing

Guard residence

COMMERCIAL

Retail Shop/Plate Form

Repair shop

Personal service Shop

Vending booth

Showroom

Weekly Market

Convenience shopping centre

Local/ Sector level Shopping Centre

Shopping Centre/ Commercial Centre/ Shopping Mall

Informal commercial unit/ Platform

Wholesale Market/ Mandi

Bakery/Confectionary/Atta Chakki

Coal/ Wood/ Building Material Market

Vegetable/ Fruit Market

Cold Storage

Hotel

Service Apartment

Restaurant/ Canteen/ Food Court

Drive-in cinema

Exhibition Hall/ Exhibition centre

Banquet hall/ Barat ghar

Petrol/ Deisel/ Gas Filling Station

Oil depot and LPG refilling plant

Gas Godown

Warehouse/ Godown for Non-Hazardous Items

Warehouse/ Godown for Hazardous Items

Automobiles Showrooms/ Showroom cum service centre

Freight Complex/ Logistic Park

Steel/ Cement/ Building Material Yard

Weigh Bridge/ DharmKanta

Cinema/ Multiplex

INDUSTRIAL

Service/ Cottage Industry

Flatted Factories

 Information/ Software Technology Industry

Small/ Light Industry

Industrial plot (specific industry type)

Medium & Large scale Industry

Film Centre/ TV, Radio Programme Production Centre

OFFICES

Govt./ Semi Govt. / Public Undertaking/ Local Body Office

Office/Corporate office

Professional/Personal/Agent Office

Banks

Project Development/ Management/ Maintenance office

Satellite/ Wireless/ Telecommunication centre

PUBLIC / SEMI-PUBLIC / INSTITUTIONAL FACILITIES

Guest house/lodging/boarding house

Hostel

Reformatory and Orphanage

School for mentally/ Physical challenged Persons

Crèche & Day Care Centre/Play & Nursery School

Old age home

Primary school

Secondary School/Integrated Residential School

Vocational Institute

Degree/P G/professional (medical/Engg. etc) college

University

Post Office

Telephone Exchange

Police Station/Fire station

Police Post

Library

R & D Centre

Health Centre/ Family Welfare Centre/ Dispensry

Trauma Centre

Hospital/ Medical college

Clinic

Nursing home

Clinical Lab

Veterinary Hospital/Dispensary

Health club/Gym

Dance/ Music/Art centre

Yoga/ Meditation centre

Milk Booth

Religious Building/ Centre

Community Centre

Convention centre/ Conference Centre/ Auditotium

Planetarium

Socio-cultural Centre

PCO

Internet/ Information Centre

Social Wellfare Centre

Cremation/Burial ground/ Crematoriu

PUBLIC UTILITIES

Sewerage treatment plant/ Pumping station

Sanitary landfill site/ Solid waste treatment plant

Tube well/ Over head tanks/ Under ground tanks/ Renny well

Electric sub-station

Public toilet

Transmission tower/ Mobile tower

TRANSPORTATION

Open parking

Covered/Multi-level parking

Taxi/ Auto/Rickshaw Stand

Truck Terminal/ Transport Nagar

Bus Stand/ Shelter

Bus Depot/ Terminal

Motor Garage/ Service Garage/ Workshop

Traffic Park/ Children Traffic Park/Training Centre

Loading/ Unloading Facilities/Space

Transport/Cargo booking centre

Container Depot

Toll Plaza

Helipad

RECREATIONAL

Park/ Play Ground

Multipurpose open spaces

Golf course/ Race course

Stadium/ Sports training centre/Sports complex

Picnic Spot

Indoor stadium/games Hall

Amusement/ Specialised/ Theme Park

Recreational Club/Swimming pool

Museum-cum-Auditorium/Conference Hall/ Art/Exhibition gallery

Open air theatre

National Memorial

Source: Noida Master Plan - 2031