URBAN PLANNING PROCESS
AND MASTER PLANNING
Prof. Dr. S. Shabih-ul-Hassan Zaidi
B.Sc. CRP (UET, LHR); M.Sc. HSP (AIT,
Bangkok); Ph.D. URP (Birmingham University,
UK)
Dean, Faculty of Architecture & Planning
University of Engg. & Technology, Lahore
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The need for Urban Planning
It is by now considered as an established principle
that some control of land use is required to be
applied by the public authorities to safeguard people
from the atrocities of the unwanted uses. For
example the industrial use may create noise, odour,
smoke, dust, and gases harmful to the human
health. It is, therefore, necessary to separate such
noxious uses from the living areas. We cannot leave
our cities to the mercies of the market mechanism
and leave people to suffer at the hands of profiteers.
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PLANNED VS UNPLANNED GROWTH
OF CITIES
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The unplanned growth of cities is characterized
by the haphazard development of mixed uses, in
the form of slums and squatter settlements which
suffer from the lack of utility services, public
facilities and open space.
The planned growth of cities is characterized by
proper placement of all land uses and provision
of utility services and public facilities in a planned
manner in the form of housing schemes and
planned shopping centers, industrial estates and
parks & open spaces.
URBAN PLANNING AND
DEVELOPMENT PROCESS
Goals &
Objectives
Surveys &
Data Collection
Evaluation &
Feedback
Problem
Identification
Implementation
Of Plans & Projects
Planning &
Designing
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Policies &
Strategies
Land Use Zoning
Land Use Zoning means the spatial distribution
of city functions- its residential areas, its
industrial, commercial and retail business
districts and the spaces set aside for
institutional and leisure-time functions in a
proper manner. In a Land Use Zoning Plan,
separate zones (sub-areas) are allocated for
different uses in such a manner that
incompatible uses are separated from each
other.
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Master Planning
A Master Plan is defined as a comprehensive plan
which provides guidelines for the future development
of a city, town or district. It is an important document
which lays foundation for securing a better
environment and as a result better quality of life. It
mainly provides policies regarding the land use
development and control while targeting at:
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i) Improving quality of life by enhancing built and
natural environment.
ii) Encouraging coordinated economic
development and spreading its benefits.
iii) Making the most effective use of infrastructure.
FORM OF THE MASTER PLAN
The Master Plan is composed of:
1) A Proposals Map: It is basically a proposed Land Use Zoning
Plan and Layout Plan of Roads and other means of
transportation.
2) Written Statement/ Document: It is a document containing a
summary of existing conditions, policies and strategies,
interpretation of land use zoning and layout plans and other
proposals for various subjects of the plan such as Utility
Services, Public Facilities, housing, transportation, income and
employment and other socio-economic aspects.
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Salient Features of the Modern
Master Plan
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Surveys and Data collection about all aspects of the physical, social and
economic life of the area (City or Tehsil). For example, Land Use, Socioeconomic, Housing, Industrial Commercial and Transportation surveys
and survey of schools, hospitals and other public buildings.
Use of Computers and GIS technology for the creation of a data base
and the preparation of Master Plan.
Involvement of Local people, stakeholders and local administration in
the preparation and implementation of Master Plan.
Special concern about the Environmental Protection and conservation of
resources.
Implementation procedures for the execution of proposed projects must
be contained within the Master Plan document.
FUNCTIONS OF THE MASTER PLAN
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Interpreting national and regional policies.
Establishing aims, policies and general proposals.
Providing framework for local plans.
Indicating action areas.
Providing guidance for development control.
Providing basis for coordinating decisions.
Bringing before the Council and the public the main
Planning issues and decisions.
Local Plans as Component Plans of the
Master Plan
The Master Plans, Spatial Plans, Structure Plans and Development
Plans prepared these days are a set of an overall general plan and a
number of local plans such as:
i) Local district plans, for comprehensive planning of relatively
extensive areas. These are middle order plans which serve as a link
between Master Plan and the Local Action Area Plans or site
development schemes.
ii) Local action area plans, for comprehensive planning of areas
selected for intensive change which is to commence within a specified
period. These are detailed plans which go up to plot sub-division level.
In fact these are site development schemes and existing slum
improvement schemes, ready for implementation on ground.
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Local Plans as Component Plans of the
Master Plan
….Contd.
iii)
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Subject plans, for the detailed treatment of a
particular planning aspect in part or all of Master
Plan area. These plans are needed for certain
aspects of planning which need special
emphasis for a part or entire city area.
The Local Plans provide guidance for new
developments as well as improvement of
existing areas and in actual practice the local
plans of the lowest order are implemented on
ground in the form of projects.
THE NEED FOR A MIDDLE ORDER
LOCAL PLAN
The Local District Plans or Middle Order Plans
are required to be prepared because:
1.
2.
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3.
The Local Action Area Plans or Site Development Schemes
must be prepared under the guidelines provided by the
Local District Plans. The Master Plans provide over-all policy
guidelines only.
The mosaic of a number of small local schemes becomes a
large area requiring higher order physical and social
infrastructure such as Trunk Sewers, Hospitals and
Colleges. These higher order utility services and public
facilities can only be provided through a Middle Order Plan.
Major road layout pattern and provision of large CBDs can
only be ensured through a Middle Order Plan.
Form Of The Local Plans
The Local Plans are composed of:
1) A Proposals Map or Illustrative diagrams: These are
detailed maps/ plans and illustrative diagrams showing
details of the all the proposals to be implemented.
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2) Written Statement/ Document: It is a document
containing a summary of existing conditions, policies and
strategies, interpretation of the detailed proposals to be
implemented in the local area, and the procedures for
implementation of the local plan.
Functions of Local Plans
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Applying the strategy of the Master Plan in
detail.
Providing detailed basis for development
control.
Providing basis for coordinating decisions.
Bringing before the public detailed planning
issues and decisions.
DEVELOPMENT DEFINED
The word development is defined as
‘the carrying out of building,
engineering, mining or other
operations in, on, over or under land,
or making of any material change in
the use of buildings or other land’.
(Cullingworth, 1982, p.78).
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TOWN PLANNING AND THE BUILDING
AND DEVELOPMENT CONTROL
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John Stephenson (1982, p.7) defines Town
Planning as, ‘Planning falls broadly into two
categories. First, development planning is the part
of the process in which the future of the area in
question is mapped out. The plans will be
concerned not only with building but also with job
opportunities, manpower, education, and transport.
Secondly, development control ensures that the
construction of buildings, and the use to which land
and buildings are put conforms to established
policies’.
APPLICATION OF BUILDING AND
DEVELOPMENT CONTROL
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Land Use Control can be ensured through the
development of a Land Use Zoning Plan and the
application of an effective building control and
development control system to implement the Master
Plan. Generally speaking all developments should
require planning permission which can be obtained from
local planning authority such as TMAs under the present
local government system in Pakistan. This requires the
application of Building Control Bylaws and Scheme
Approval Regulations. The TO (P&C) has to carry out
this assignment in a TMA. In the development authorities
the Town Planning wing does this job.
Implementation of Plans through
Building and Development Control
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Development control is the cutting edge of the land use
planning system. It is the mechanism by which planning
affects most people and a Master Plan (which is
prepared in consultation with the concerned people and
is approved by a people’s representative body) gets
implemented.
Development control necessarily involves some
procedure for enforcement. This is provided by
‘enforcement notices’ under which an owner who
carries out development with out permission or in
breach of conditions can be compelled to undo
development—even if this involves the demolition of a
new building.
Building Byelaws and Development
Control Regulations
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Building and Development Control is implemented
through certain laws or byelaws such as:
1) Zoning and Land Sub-division Regulations as in
USA or Town and Country Planning Act, 1971 of
U.K. (Comprehensive Town Planning Laws).
2) Building Byelaws of LDA, Lahore. (Byelaws
prepared by local development authorities or TMAs).
3) Punjab Private Site Development Schemes
(Regulation) Rules, 2005. (Provincial level Rules
and Regulations).