PLANNING PROPOSAL
Brasilia 2060 Structure Plan
PLANNING PROPOSAL:
Brasilia 2060 Structure Plan
6.2
Planning Proposal: Residential
6.2.1 Introduction
“Food, shelter!” “Food, shelter!” these are cries that go back as far as human civilisation
cares to remember. Today, the same public could be heard in the developed world as well
as in the developing world. The public protest, or rather an outcry of dissatisfaction if could
be dissected, will still be very much about the “demand for food and shelter”. In other
words, the public’s outcry particularly for housing is legitimate; a basic right for the public to
demand. It is to many, a basic human need or rather an important public good. Generally, it
is defined as the act of putting under or receiving shelter; the state of dwelling in a
habitation.
United Nations reported that in 2005, 3.2 billion of the world’s total population (6.5 billion)
was concentrated in urban areas. Of these, an estimated 20 – 40 million do not have access
to proper housing. As far as Brasilia is concern, the DSP Brasilia 2060 seeks to understand
and projected this demand particulary for the additional approximately 4.4M people
estimated to be in Brasilia by 2060. In order to address the demand issue, there is a need to
strategically source for the supply of land where not only the quantity of houses are met but
also the possibility of providing varieties or forms of housing.
Globally every economically active person ought be given the opportunity to possess their
own home, at a price they can afford and at a location of their desire. Hence, the supply of
housing have to be sufficient, affordable and to be provided in a variety or forms (high rise,
apartment or landed). However, this is an ideal situation that has not been achieved for
many of the world’s population due to political and social unrest, lack of urban planning and
sluggish levels of economic development resulting in low income levels.
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Brasilia in particular has enjoyed a relative period of political stability and economic growth,
the climate of Brasilia is ready for a stage by stage approach in terms of residential provision
in tandem with the population growth. This will from a basis for the land safeguarding for
residential development within the DF’s boundary. This land safeguarding for residential is
done not just by analyzing natural population growth, but also the projected rise in housing
demand with increased worker migrants attracted to this area of economic growth.
It is the aim of this section to provide a clear picture of the possibilities which Brasilia could
do in terms of housing provision. DSP Brasilia 2060 takes a comprehensive approach in the
compution of the physical size of land area required, and in the sourcing out for possible
locations for the development unique new towns where residential lands are located. These,
together with delivering an integrated township concept of residential development are to
serve the needs of different segments of the population.
Left to right:
Unplanned housing; an outdoor faucet at a slum due to lack of proper utilities within
homes; Low-income housing
(Source: Internet)
6.2.2 Objectives
The residential land use proposal of the DSP Brasilia 2060 seeks to do the following:
1.
It aims to provide sufficient land for a variety of housing forms. This is a case
of land accounting system proposed to be in place to ensure that the demand being
estimated for the near, medium and long-terms residential land could be met. It takes into
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consideration that in any given area, there will be a range of housing forms, such as the very
high-density types requiring less land-take versus the land-extensive types of residences (e.g.
luxury bungalows or farmhouses). This will be the basis for the region to fall back on in the
process of providing residential units. As the region grows, more residential units are
developed and these amounts are to be deducted from the ultimate targeted figure. So the
target figure will ensure that sufficient land is set aside for housing the targeted population
in a given region.
2.
There is a need to ensure that there is a balanced mix of housing types and
densities to meet different lifestyles and income needs. Therefore, in the provision of
residential land use, there is a need to factor in the reality of the housing situation by
considering the various housing needs of different segments of society; ranging from the
economically challenged who may rely largely on high-density rental housing to the highest
income groups who desire land extensive dwellings of lower density and in less urbanized
settings.
3.
There has to be a conscious attempt to integrate residential areas particularly
with regards to lower density housing with nature in a sensitive manner. This serves to
provide quality housing by having more nature in and around the residential areas. This is to
promote the appreciation and the use of nature by the residents living in close proximity
with nature.
4.
There is also a need to have the residential development in close proximity to
work places. This is to provide options for people who wish to work close to their homes,
ultimately, reducing the need to travel.
6.2.3 Strategies
The objectives above outline what the residential land use plan seeks to do. The following
strategies are the means by which objectives will be met:
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1.
In order to ensure that there is enough land for the variety of housing forms
based on the residential projections. the different variety of density and also composition is
proposed to spread throughout the 7 regions. Since population growth is never static, it is
necessary to assume low, medium, and high-growth rates at a given period of time. If there
is a population boom forecasted, a huge number of housing units will have to be provided.
Then, it is likely that more high-density, high-rise housing parcels will be provided first. At
the same time, it is also possible to continue to safeguard land for low- and medium-density
housing forms to ensure that a wide variety of land allocated for residents is always
available.
2.
A balanced mix of housing types and densities is guaranteed through a
systematic allocation of residential densities on detailed DSP Brasilia 2060 land use plans.
This will have to be spread out in different types of locations throughout the new towns
within the 7 regions. For example, there is a concerted effort to pump more housing units
of fairly high density to popular areas like Airport City Oriented Region, JK Industrial Park,
and major regional transport hubs areas like the Corridor Oriented Region. These are areas
where the accessibility is at its highest. Without this deliberate effort, high-density, high-rise
housing will tend to concentrate in highly-urbanized areas like the City Core Area and its
immediate fringe while low and medium density housing types end up being spread out in
suburban areas.
3.
Again, at the micro-level planning, that is the level of the Concept Master
Plan, there is a need to adopt a location-based strategy to allocate the different housing
densities. As a “Rule of Thumb” the higher-density housing is preferred to be located around
public transport and activity nodes. These would include mass transit stations, rail and bus
terminals, commercial centres, markets, key hubs, like major educational institutes and
government offices clusters. This strategy serves 2 purposes; firstly with more people living
in and around these nodes, the intensity of usage of facilities in and around the immediate
area will be high. This translates to the full optimization of valuable land around, these
facilities ultimately, reducing the unit cost in the
infrastructure, secondly, for the stake
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holders, they would reap better returns on their investments of the infrastructure put in
place.
4.
Low and medium-density housing should be well distributed throughout a
region. This is important to ensure a mixed in terms of affordability through the provision of
the different housing forms. This will indeed result in an interesting urban landscape
particularly in terms of height topography. Due to their inherent attractiveness and their
abilities to enhance the quality of residential living, nature and rural areas ought to have
predominantly low-density housing assigned around it. This is to protect ecologicallysensitive areas and avoid the development of uncontrolled high-density housing propelled
by an attractive property market.
Figure 6.2.1: Shows Jurong East Regional Centre Singapore, illustrates high density living
around the Metro Station
A summary of the objectives of the residential land use plan and the strategies through
which it will be achieved is shown in Table 6.4.
Objectives
Strategies
 Provide sufficient land for
variety of housing forms
 Use high, medium and low population scenarios to guide
residential projections, aliging this with population growth and
migration rate.
 Ensure balanced mix of
housing
types
and
densities to meet different
lifestyle needs
 Allocate residential land according to different densities and
spread them out in different types of locations to achieve a
checker board effect
 Integrate residential areas
with nature areas in a
 Develop higher density housing around transport and activity
nodes to achieve maximum usage of infra-structure.
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sensitive manner
Table 6.2.1:
 Develop lower density housing around nature and rural areas to
ensure that the carrying capacity of the nature area is not
affected.
Objectives and strategies of the Residential Plan
6.2.4 Density Bands
Housing density is, simply put, a measurement of how compact an area is in terms of the
number of dwelling units per unit land area, in this case, per hectare. It can also be
expressed in the number of persons per land area if the number of persons in each
household has been assumed. In this DSP exercise the figure used is 3.3 persons per
household size. It tells in an instant how packed the number of homes and how populated in
a given area will be relative to another location of the same land size. Density banding is
thus a hierarchy of the guaging levels of compactness of dwelling units adopted within a
planning area.
Left to Right: Very high density housing in BH; Low-density landed housing estate around
Praca do Papa; Low-density traditional housing in Ouro Preto.
In the case of the Brasilia, the density bands adopted range from less than 5 dwelling units
at the lowest end, to more than 45 dwelling units at its highest end (Table 6.2.2 refers). This
system of categorizing residential densities is a very useful quantitative tool for assigning
residential populations across a planning region as it helps to balance population pressure
on land in an objective manner. For instance, areas with greater ecological sensitivities and
an existing tranquil character such as the Recreation Oriented Region and Agri-Recreation
Oriented Region a low density of residential use would be prefered while an upcoming JK
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Industrial Oriented Region where there is a need to house a strong supply of workforce
would justify the assigning of a very high residential density ti this area to meet the
industrial labour demand.
Very Low
Low
Up to 15 persons per
hectare
Medium
Between 15 to 150
persons per hectare
High
Between 50 to 150
persons per hectare
> 150 persons per
hectare
Or
Up to 5 dwelling units
per hectare
5 to 15 dwelling units
per hectare
15 to 45 dwelling units
per hectare
> 45 dwelling units per
hectare
Housing usually takes
the form of landed
detached houses with
large grounds
Housing usually takes
the form of landed
semi-detached or
terrace houses
Housing form is usually
low rise apartment
blocks
Housing form is
usually medium to
high rise apartment
blocks
Table 6.2.2:
Residential density bands
An important point to highlight is that density bands are relative tools of measurement.
They need to be assessed in the context of the planning area they are being applied. Hence,
a highly urbanized area such as a highly urbanised would necessarily adopt extremely high
residential densities due to the competition for land by all the land uses. On the other hand,
a country with a huge expanse of land would adopt lower densities across the density bands
since there are no land constraints to contend with. However, this may not be always true
as the higher the density the more compact development will result which ultimately
reduces the cost of providing for infra-srtucture. Reason being, that the cost of provision is
shared by more people. Also, if sufficient amenities are provided, people need not trace
beyond the necessary.
The other important point to note is also that high density living does not mean that there
will be a drop in the quality of the environment. Please refer to figure 6.2.1 where Singapore
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being a quite high density living where the GPR is at 2.8 but still ranks very high in the
livibility.
Figure 6.2.1: High Density does not equal to Low Quality Living (Adoptaed from CLC
Presentation Slides)
Low density and low height institutional developments like hospital, community centre, and
schools can be used to create an interesting height profile quite similar to a checker board.
These lower densities and height development punctuates the contour of higher densities
and higher residential apartment blocks, leaving interesting “gapes”, “holes” or “lungs”. This
approach, coupled with strategic location of open space such as town/neighbourhood parks
and open public plaza provides the relief from high density living, resulting in a better living
environment.
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SC
SC
N R
C
N
R
N
P
SC
SC
SC
SC
N
C
N
C
Town
Centre
N
P
N
C
N
P
R
S
P
SC
SC
N
R
C
N
R
C
SC
High-rise Buildings
Low-rise Buildings
SC
SC
Industr
ial
R
N
P
SC
Town
Park
SC
Business
Park
SC
R
SC
SC
N R
C
N
P
SC
SC
N
C
N
P
SC
SC
N
P
R
N
N
SC
SC
Figure 6.2.2: Checker Board Concept (Adopted from HDB New Town concept)
6.2.5 Provisions of Residential Uses in General
Methodology
The starting point for computing the demand of residential land is taking the ultimate
population projected figure of 4.23 M by 2060. This include the natural population’s growth,
the migrant workers and their family members that will be settling within the DF’s boundary.
Having fixed the total number of people to be housed, the total area that is required to
house this number could be work out by applying the average density. Then, the proportion
of this total residential land is then being distributed to the various regions. This was with
the intention of having the population to spread out and also to achieve the density and the
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proportion of residential as compare to the other uses prescribe for the different regions.
Within each zone’s given amount of residential land, the projected population would be
accommodated by using an interplay of the four density bands adopted in the DSP.
In a nutshell, to compute an estimate of the total amount of residential land required, two
main parameters are used: the total projected population, and average residential density
are captured in Figure 6.2.3.
Total
Population
Average residential density
=
Residential Land
Demand
(ppha)
Figure 6.2.3: Computing Demand for Residential Land
*: This refers to the average residential density.
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Land Demand
10000
9000
8000
7000
6000
5000
4000
3000
2000
1000
0
Land Demand
2020
2040
2060
Table 6.2.3: Demand for residential land
(a)
(b) = (a) x 3.3
(c)
Total
Residential
Area for
Workers
Population
(d) = (b)/ (c)
Airport City
128,260
423,257
400
AgriRecreational
80,053
264,175
Industrial
317,548
COR
Region
Workforce
Workers Densi
Population
ty
Total Area for
Total Residential
Resident
Population
Population
(e) = (d) x 1.7
(f) = (e) x (c)
1,058
1,799
719,538
150
1,761
2,994
449,098
1,047,909
800
1,310
2,227
1,781,445
60,890
200,937
800
251
427
341,593
Residential
45,834
151,253
800
189
321
257,130
Recreational
11,228
37,054
100
371
630
62,992
Brasilia+
113,526
374,637
600
624
1,061
636,882
757,339
2,499,222
5,564
9,459
4,248,678
Total
Table 6.2.3: Estimated total population
*: This refers to the average residential density.
In order to ease the real estate market, it is of course an ideal situation for the central
agency to release the supply of residential land stock to be in tandem with the demand of
residential land. Therefore, there is a need to able to release the residential lands in tandem
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with the market sentiments through possibly land sales programme. The important point to
note through this exercise is that the supply of land available for development should
always exceed market demand to ensure that land values are not unreasonably raised and
that the intended level of development is not lowered. It also helps an urban area to avoid
the unpleasant effects of urban sprawl and slums from developing, where lower income
groups are forced out due either to insufficient supply or sheer lack of affordability.
6.2.6 Housing Proposals
Planning Rationale in the Deployment of Residential Land Parcels
As explained in Chapter 5, different zonal characteristics have been highlighted for different
areas. While residential land has been set aside in every area, several areas have been
identified to be developed as primarily “Residential Cluster” with higher residential
injections in terms of the percentage of reisdential landuse and also the number of units per
acre.
For any regions, the amount of residential parcels or units safeguarded and provided for,
respectively depends very much on the characteristic of the region themselves. The general
guiding primciples are as follows:
1. Putting a sizeable population in one focused area allows more effective use of
shared assets such as infrastructure, education, social and community facilities,
which also require critical mass to justify their provision.
2. Having a large concentration of residential population in one place makes it a
natural and efficient labour pool for industries in the vicinity, without requiring
workers to live in less amenable and unpopular industrial areas.
3. A highly attractive natural area may make a suitable developmental area for low
density housing. This is to ensure that with the lower density development, the
surrounding areas are not affected.
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Left to Right: Hillside Housing at Nova Lima; Waterfront housing at Peninsula dos Passavos
em Alphaville Lagoa dos Ingleses (Source: Alphaville)
In this DSP Brasilia 2060, there are two regions where the density is slightly lower than the
rest. This is the Recreational region and the Agricuture-Recreation Region. In these regions
the density is delibeartely kept low to ensure the natural surrounding remanin status quo.
On the other hand Airport City Oriented Region and the JK Industrial Oriented Region,
higher density of residential development is being introduced. This was primarily to ensure
that enough dwellings units could be produced from the safeguraded residential parcels
within these 2 regions to meet the futre demand from these employment sources nearby.
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Figure 6.4: Residential Distribution Plan
2020
2040
2060
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Top to Bottom (L – R): Predominant low-cost housing in Ribeirão das Neves; Prison and
social facilities; Poor infrastructure with dirt roads and run-down hospital-These
examples are from Belo to illustrate incompatible uses in close proximity to residential
areas
Job opprtunities for settlements like Planaltina de Goias, Formosa (these are settlements to
the north, outside the DF’s boundary) and Planaltina RA VI with their close proximity to up
and coming new industrial areas and commercial/retail/institutional centres within the
Airport City’s boundary. the opportunities for employment for the aplenty. The inhabitants
With the safeguarding new residential land, the intention is to provide opportunities to
rejuvenate the airport and the surrounding area through the establishment of new form of
housing form and estates.
With the DSP Brasilia 2060’s emphasis on the integrated
provision of complementary commercial and social facilities, the quality of life in and around
this area be raised, both tangibly and intangibly to another plane.
DSP Brasilia 2060 do not want a situation where there is going to be a lack of affordable low
income housing, where lower skilled labor’s pool depend on within the Airport City. DSP
2060 certainly does not want Planaltina de Goias, Formosa and Planaltina RA VI might turn
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into “bedroom towns”, and where these pools of labor commute daily to work. This does
not only leads to bad traffic congestion on the roads but also cements the character of
Planaltina de Goias, Formosa and Planaltina RA VI become entrenched as low-income
residential settlement areas subservient to the industrial, and to other revenue-generating
towns.
Different types of housing form: Single to a double storey or more residential development
Hence, the proposal is to safeguard more than 30%, approximately 1,800ha of the Airport
City Oreinted Region or residential use. By encouraging new residential uses in the areas
surrounding the Airport City, there will be two positive effects:
1.
The labour pool for the airport and airport related industries will be brought
closer, reducing commuting time and traffic congestion on the roads.
2.
These areas will be revitalized with more live-in population. This will in turn
result in an increase in the level of social activities and interaction.
Areas within Ceilandia, Samambaia RA Xll, Taguatinga RA lll Aguas Claras RA lll are possibily
examples of ‘bedroom communities’, where a majority residents commute to work in City
Core. Therefore, at the western fringe of these settlements, DSP has designated this area as
Corridor Oriented Region where high density residential will be proposed with 3
employment nodes of industrial clusters. This will serve the industrial areas of the western
part of the study area, so as to provide a balanced pole of growth in the overall DF’s
development. With the proposed new focus industries here there is a chance to serve as
new employemnt nodes here so as to encourage people that lives around here to work here
without having to travel to the City Core. In addition, these industrial clusters themselves
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will also benefit as there are already in existence of a large labour pool of workers with the
requisite skill sets they can draw from. This Corridor Oriented Region is therefore,
geographically well-positioned to be an employment source and also potential for the
introduction of high density living as the demand is there.
As a consequence of the new opportunities present in the subject site, a large influx of new
workers and their families are expected to be attracted and move to the area, placing a
greater pressure and high demand on housing. Without proper and careful designation of
residential land, widespread and disorderly housing developments will likely take place, with
developers scrambling to assemble land as fast as they can. Individuals and households may
also set up homes in areas not intended – or legally allowed – for residential use. This would
lead to disorganized and unsightly urban sprawl, a situation to be avoided at all cost.
With the largest expanse of soft land available in the entire study area (8,454 ha or 19% of
total), a substantial plot within the JK Industrial Region offers the best opportunity for
coming up with a dedicated development plan which can be drawn up and implemented
smoothly and quickly. One of the quickest way is perhaps through the sale of sites
programme. This plot of land is uncumbered, relatively flat and it is presently serve by an
existing federal highway 040 and 050 to the west of the site. Not only will this development
serve as a showcase project, the development of this site early will ensure that part of this
DF’s boundary once developed is able to counteract the more urbanized western areas of
south comprise Novo Gama, Cidade Jardim Valparaiso and Cidade Ocidental and the
immediate east comprise Gama, Santa maria RAXIII. In addition to the provision of
residential development, this area will be the main focus of industrial estates and parks
development. This serves to provide job opportunitites for the population from the
surrounding settlements. This gives the south a head start to jump-start development since
that region has historically been areas of limited opportunities.
The other higher residential land use proportion region is the are and the “Recreational
Oriented Region”, the former encompasses a major portion of Café San Troco, Cariru and
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Santo Antonio, and the latter encompasses areas around Vendiaha, Marado dos Passaros,
Radio Bras and Barreiro.
These are regions where the focus is to inject housing areas of a low-density type amidst
natural open spaces, with an aim to have extensive recreational options. The reason for
designating the regions as such, as these 2 regions are located in the midst of
environmentally sensitive and agricultural areas of DF which has to be sensitively-managed
and thus, cannot accommodate high-intensity land uses.
Particularly for the Recreational Oriented Region, i.e. areas around Vendiaha, Marado dos
Passaros, Radio Bras and Barreiro where the region is being assured of a good balance
between nature and development can be struck from the start. The general vision is one
where housing is built near to residents to enjoy both aesthetically and also, through
interaction with the natural features.areas of natural beauty for the
Figure 6.2.5: Monumental Axis and International Airport Juscelino Kubitschek- Development
within these areas where institutions uses are mixed with residential development is to be
encouraged
At the same time, environmentally-sensitive areas do not remain totally out-of-bounds or to
be reserved exclusively for the residents. These areas have to be made accessible to the
public. A range of recreational facilities could be developed in its vicinity and within the
ecological area itself to promote its value and showcase sustainable uses. For instance,
parks and green connectors, nature trails, rock walls, exercise grounds, lookout points etc.
could be developed for people to use and enjoy.
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Left to Right: Brasilia National Park (Natural Waterslides), Climbing Exercises (NA Centre in
Brasilia), Rope Rappeling- Activities like these ought to be made available not too far from
residential developments
(Source: Internet)
The “Agri-Recreational Oriented Region”
will be made almost like a combination of
agricultural cum university community where the residential-agriculture- institutional uses
being intricately linked. The idea behind the Ariculture-Residential region zone is that land
has to be set aside for extensive educational campuses and research institutes, while
supporting a large live-in but low density population who will attend and run these
institutesand agricultural business businesses. The preferred location for such land uses is
usually in a more outlying area due to lower land price and availability of large tracts of land.
For the above reason, some percentage of land in the JK Industrial Park Region (10%), in the
Airport City Oriented Region (7%), in Agri-recreational Region (5%), have been proposed to
be left for the development of large institutes of higher learning and research to support the
clusters of new industries coming up in the study area as well as within each of the
respective regions. At the same time, by placing the Recreation Oriented Region within this
north-western corner of DF and placing Agri-Recreation Region within the south-eastern
sector of DF , the strategy is to provide an additional axis of growth to spread development
to the north west and the south east of DF, since student populations in particular are highly
mobile and are good drivers for growth.
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6.3
The Planning of a Township
The various regions are further subdivided into townships and as you have read earlier,
stringent criteria are being applied to select the area for regions likewise another set of
criteria are used to determine the boundary of each township.
6.2.1 Determination of township boundary
The way land area is being worked out for a typical township are as follows: The amount of
land and the extent of the outer boundary is determined by the radius of about 2 km, form
the center of the township. This is a radius to determine the maximum travel time by car
which is tolerable. The reason being, most South American cities, cars seem to be the chief
means of transport. This is a just a gauge for us to estimate the outer boundary of a
township size. The second level of check is by using a benchmark land area which is 1,000ha
is for about high density of 2.80 for a planned township in Singapore. But as far as Singapore
is concern this is high density living hence but for us we want to hit a more moderate
density where the development should be 2,000 ha which we could achieve a density of
about 1.40. The third way of estimating a township size by way of revisiting the site areas
obtain from the 2 methods to ensure that the density assigned for that particular township
still fit, meaning for low density township the average du per ha should be less than 0.5.
Lastly, the selected area for the township is to be contagious to ensure a more feasible
meaningful independent development. Hence the size of the township will be from applying
combinations of all 3 methods
As you must have realized by now the DSP has set out the general location and quantum of
low, medium and high density housing to be provided in the various regions to meet the
projected Brasilia 2060 population of 4.5M people. In the planning of residential areas in the
Concept Master Plan, the DSP housing distribution therefore forms a critical broad planning
parameter.
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In order to carry out detail planning of the residential areas, an array of facilities and
infrastructure requiremnts are to be incorporated with the Concept Master Plan broad
residential landuse area. This is to ensure not only working environments and therefore
contribute towards a better quality of life.
Residential panels within a township cannot be considered in isolation but it is to be
considered as part of a wider picture which comprises community development,
architectureal and environment. As there are going to be several townships within a
region,there is also a need to ensure each town has a story identity to differentiate it from
the rest. Naturally all of these have to be designed with sustainability in mind.
The Design Principles of a Township
A township has to be a self contained unit, hence it has to be self sufficient. Self sufficient in
terms of:

(i)
Provision of Employment: The location of most townships are specifically located to:
Individual estate/parks: DSP has disperse the selected industries to the various
regions that have the inherent characteristic to adopt the selected industries.
(ii)
Regional/ Town Centre: Mixed uses within theses centres should be the other
source of employment for nearby residents.

Provision of Community Facilities: These include community centres, sports complex,
polyclinics, libraries and public parks.

Provision of Educational Institutions: This should range from primary school,
secondary schools up to technical college.
All above uses will be sufficiently connected by well layout roads, bus lanes, bicycle lanes
and pedestrian walkways.
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LIVE
WORK
LEARN
PLAY
Figure 6.2.6: Self Contained Township
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1. Neighbourhood
All the residential parcels with a township are further divided into neighbourhoods.
Community facility
Open Space/Neighbourhood Centre
Education Facility
Neighbourhood Centre
Figure 6.2.7: Neighbourhood Concept (Adopted from HDB residential model)
Each neighbourhood parcel comprises a neighbourhood park, neighbourhood centre and a
primary/secondary school. These facilities are all within the 400m walkway radius of the
neighbourhood concerned. The idea is each neighbourhood is to function as a selfcontained unit far as primary, daily needs are concerned, within the larger township.
2. Hierarchy
As mentioned in the commercial and open space section, the provision of these with the
township is arranged in a hierarchical fashion in order to provide a sense of place and
orientation.
Therefore, the initial residential township of JK Pole Industrial area is being planned as:
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(i)
Neighbourhood Centre
-Serving just the neighbourhood residents
-Selling daily necessities (e.g. bread, toiletries etc.)
(ii)
Town Centre
-Serving the population of the entire township (several neighbourhood
combined)
-Selling “higher order goods” other than daily necessities
On the other hand, open space is being planned as:
(i)
Neighbourhood Park-Serving just the neighbourhood residents
(ii)
Town
Parks-Serving the
population
of
the
entire township
(several
neighbourhood combined)
-may have some retail/commercial elements within the park
3. Connectivity
The town centre will serve as the transportation hub for the entire township. This is where
the metro and bus stations will be located. The metro, serving a wider catchment will take
passengers from the regional centre and beyond in and around the township eventually to
each and every neighbourhood if possible, the metro and the bus terminal are to be
integrated to achieve a more seamless transfer from one mode of transportation to
another.
The major arterial roads are to be found around the fringe of the township. Within these
fringe roads, the township will be interspersed with bicycle trails and pedestrian walkway. A
network of transport system that allows residential options with regards to the mode of
transportation they feed that best suit them in their life style they pursue.
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LEGEND:
Major Road Intersection
Metro Station
Metro Line
Expressway
Major Arterial Road
Town
Centre
Minor Arterial Road
Figure 6.2.8: Conceptual Road Network in new town (Adopted from HDB New Town concept)
At the end of the day, a comprehensive community plan is expected. Based on the angle of
a community plan, the plans have to be people centred hence the provision of needs that
intends to guaranteed a lifestyle that arouse from the placement of building, provision of
basic community services and also provision of public places that allows for the interaction
of the residents; after all humans are downright social animals. The right to interact is
always a priority in the quest for community bonding.
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Conclusion
At the end of it all, DSP Brasilia 2060 aims at not only providing enough land for housing but
also enough land to accommodate the different intensity of housing (low, medium and high)
This is to not only provide choice for the residents of Brasilia but also to be able to provide
an appropriate balance and an interesting mix of low, medium and high density housing.
This is crucial for Brasilia in time development; hence Brasilia has to be ready to meet this
challenges in the future residential demand.
DSP Brasilia having –the above objective in mind has in fact adopted strategies that:
(i)
To increase the intensity of residential uses in areas where they are deemed
to be most appropriate like areas there is no constraints (environmental or
otherwise)
(ii)
To plan for lower density housing in areas in close proximity to Nature
Reserves, unique environment area and also water body
(iii)
To ensure that compatible uses are only allowed in areas where they are very
close to residential development. This in order to ensure that “nuisance”
pollution if any should not be an impact to the residents of Brasilia.
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