Elements of City Design - Zoning

Prepared by – Gargi Sojitra

 Zoning

• Zoning includes 2 main aspects of planning

– Allocation of land for specific purposes
– Control of the use, height and construction of buildings.

• Zoning is defined as the regulation by law of the use of

land and (or) buildings and of the height and density
of buildings in specific areas for the purpose of
securing convenience, health, safety and general
welfare of the community.
 Zoning
• Zoning ≠ Reser ation
• Zoning – applied to certain types of general uses
• Reservation – confined to the uses of specific nature
such as reservation for gardens, schools, markets etc.
• Structural regulations – deal with restrictions on
building materials, workmanship etc.
 Uses of Land

• The uses of land can be broadly classified in two categories

– Profit making uses of land
– Non-profit making uses of land

• Profit making uses of land

– Developed with motive of making profit.
– Example - sites developed for office, residences, industries, etc.
 Uses of Land

• Non-profit-making uses of land:

– Developed without any motive of profit-making
– Example - playground, parks, road, government offices,
etc.
– The main non-profit-making use in urban area - the
roads.
– The profitable uses of land are highly dependent on the
non-profit uses of land.
 Objects of Zoning

• It is main tool for planner for achieve his goal. The planner
gets opportunities for designing for future growth and
development of town.

• It is very useful for planner for making any town planning

scheme effective and successful.

• The zoning affords proper coordination of various public

amenities like transport, water supply, drainage, electric
power etc.
 Principles of Zoning

• Arrangement of Zones
– Usual pattern – in form of concentric bands
– Central, sub-central, intermediate, undeveloped area
– Providing blocks or units for various uses in different
parts of town
 Principles of Zoning

• Boundaries
– Providing suitable boundary between 2 zones
– Roads – usually unsuitable as boundaries
– Railway line, park, open green space – suitable
boundaries
 Principles of Zoning

• Existing Towns
– Information regarding existing use is gathered.
– Town is then divided by considering the predominant use
in particular area, as far as possible.
– However the use can be changed if properly justifiable.
 Principles of Zoning

• Flexibility
– Principles of zoning may be rigidly enforced but flexibility
should be given in working out the details
– Ex – proximity of residential place to work place should
be there but it should also be far enough to avoid
associated nuisances .
 Principles of Zoning

• New Towns
– Areas required for residence, industry and buisness
should be worked out with proper method (Population
should be known).
– The town should be then divided into zones.
 Advantages of Zoning

• Danger from fire – min chances of occurrence and

damages can be controlled.
• Future Development – controlled future development
• General amenities – parks, shopping centers etc. provided
for easy access and use. Avoids undue wastage of time,
money and space.
• Health of community – prevents invasion of undesirable
industries in residential area, thus preventing harmful
gases and wastes from polluting the residential areas.
 Advantages of Zoning

• Population distribution. – regulates density of population,

no undue concentration of population.
• Public utility services – economic use of various public
utility services such as water supply, drainage lines etc.