Professional Documents
Culture Documents
Structure
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Objectives Introduction General Policy Considerations for Disaster Management Issues at the National, Regional and Local Levels Zoning Controls
12.4.1 12.4.2 12.4.3 12.4.4 12.4.5 12.4.6 12.5.1 Land Use Macro Zoning Land Use Micro Zoning Sub-division regulations Building or Location I-'erniits Open Space Controls Building Codes Implications in Town Planning
12.5 Location of Activities and Land-Use 12.6 Application of Remote Sensing and GIs 12.7 LetUsSumUp 12.8 Key Words 12.9 References and Further Readings s Check Your Progress Exercises 12.10 ~ h s w e rto
12.0 OBJECTIVES
After studying this Unit, you sl~ould be able to: understand the relationsllip between land-use zon'ing and disasters; know how faulty allocations of land-use can ofteq become the cause of disasters;both man-made and natural; and describe how judicious land-use zoning can help not only in'jdisaster mitigation, but also in disaster relief operations.
1 2 . INTRODUCTION
The rapid growth and spread of population in harardous areas is a matter of increasing concern because it leads to mounting costs of disasters in terms of lives lost and damage to property and investments. Besides, the high residential in hazardous areas. The risk is further increased by densities add to the problen~s the drama& increase in infrastructural investments and development assets that get destroyed by disasters. There land-use has to be decided keeping in view the vulnerability to disasters. In other words, land-uselzoning has t~ be done so that different land zones can be earmarked for major activities in accordance with the risks that they are likely to withstand. Land-use zoning for disaster prevention and mitigation may act as a spur to comprehensive land-use planning, morerso is disaster prone regions. The major elements of land-use planning may be summarized as follow: i) Land-use policies and plans setting out the social, "economic and environmental of comprel~ensiveland development and their stages of development;
i i ) Land ownership and land tenure patterns identif'ying the legal, social and economic basis of ownership and tenure;
iii) Land values and prices, reflecting the forces of supply and demand for land; and iv) Land-use controls which may be subdivided into three broad categories, i.e., legal, fiscal and directive.
Land-use policy is only one of the possible strategies to mitigate disaster, and all measures must be responsive to the economic and-social resource balance of the region. The major concerns of national or regional policy formulation deal mainly with economic and social goals but with environmental goals becoming increasingly important. Regional policies emphasize local considerations and correspondingly appropriate physical planning and hence are particularly relevant for disaster management. Regional policies may include objectives such as a balance between various areas in the region by directing econon~icdevelopment into backward areas, or the ericourage~nent of urban development to allow for social mobility and progress necessa~y for industrial activity.' Major co~nponents of regional policies include the selection of areas designated for transport networks, industry, agriculture, and urban growth. The area aspects of regional planning are a vital link to national planning efforts and constitute a basic means of implementing disaster prevention policies. Thus, guiding the location of activities within a region may not only serve social, economic and environmental goals but may also serve as a means of mitigating disasters leading to very significant benefits in the medium to long-term. Local policies (including urban policies) are extremely important in the total d e specific area distribution of human activities. planning process, for these g ~ ~ i the It is here that investments are made and the development of human settlements take place. and it is here that specific llazard mitigation programmes are really required. India being a developing count~y,most areas iinder developmental planning and land-use is decided/assigned accordingly. But the requirements of disaster mitigation tend to receive lower priority because of the overriding considerations of expediency. Tlle apparent clash of interest between development and disaster management arises because of the following considerations: i) The pressures for development are frequently so overwhelming that disaster risk is often overlooked in the hope of sI101.t-term gains, and little weight is likely to be given to disaster prevention in land-use policies.
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Traditional systems'of land-use have over a long period adjusted to periodic disasters; but the pace of develop~nent over the last few decades has upset the natural socio-economic modes of adjustment. This pace is not likely to slow down, i t least, in the foreseeable future.
iii) Traditional and i~lter~nediate indigenous econo~nic systems are highly sensitive to regulation and the economic costs (measured by employment or employment growth losses) or uprooting, relocating, or i@i6iting development . qan be' very high in labwr intensve employment s&&fs. This llampers landuse zoning ' to take*care,~fdisastqr mitigation, .
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iv) Growth of populalion and Inntl ~Iior.tagesliave tended to make tlie poor pool-cr and sli~l'lto marginal lancl. s ~ ~ cas l i ravines, steep slopes, low flood plains or even siverbccls. This ma~ginalland is prone to floods, landslides or ot[ier adverse natural phenomena.
i) Tlic conflict between irrigat~onand tloocling provides a basic dilernrna for gains of extra agricultural produce through irrigation planners. Some of' ~Iic can be legitilnatcly claimecl to be preferable to tlie less tangible henefits of extra flood manageme~~t and niitigation measures since reservoirs for irrigation water ~hviouslynced to be I q t li~ll.whereas for flood prevention tlie need is for empty reservoi~.~ to absorb floods when they come. In our country, most of tlie big reservoirs are for irrigation and not lor flood control. Orily tlie ~cservoirs of tlie Dnmoclal. Valley Corporation cater to food control in addition to i r ~ igdtion. ii) Floods provide si It for increasing soil re12ility, while botli floocl prevention and irrigalio~ican either eliminate tlie silting or limit it to well-defined areas. Large nu~iibersol'small t'armcrs can lose tlieir Iiveliliood 01-have their illcome reduced if tlieir interesls are not talten into account in the new plans. iii) Tlie relation between flooclplain management and watershed area management has still not been suficicntly clarified; lio\vevcr, it is generally agreed that ~lncontrolleddcforcstation and shifting agricultural cultivation can cause soil . erosion, lower water Iioldirig capacity of tlic lalid and increased risk of flooding through silting or riverbeds. iv) Rapid urbanisation has producccl large concentrations of urban squatters who liave by ancl large settlecl on unoccupied land (boll1 p ~ ~ b l and i c private) in ~~nattractive or undesirable locat~ons,inclucl~ngmarshes and other low-lying lalid exposed to periodic: or seasonal flooding, but where they are close to aritl s difficult employment oppot-[unitiesand services. 01ieof tlie most s e r i o ~ ~ to provide safe and suitable urban challenges to land-use policics is tlic ~ieecl land for all segments of thc population, including the lowest income groups \vho call least afrortl tlie disr~~ption"!qought about by having to live in areas o disasters. constantly subject L Tlie relocation of squatter settlements from low lying flood-prone areas is often hampered by the high cost of suitable alternative locations, and the extremely high per capita costs of new infrastructure and services, for which subsidies directed at Llie lowest income groups are rare because of unbalanced Iiousing policies and tlie low capacity of loan repayrner~tamong this segment oftlie population. FUI-tliermore, as mentioned above the lowest income groups tend to congregate as near as possible to tlieir sources of employment, whatever tlie risk. In sum, nothing sliort of comprehensive policies atid prograliimes can effectively cope with problems of disaster prevention in urban clevelopment. The comprehensiveness of a policy framework is apparent where land-use policies are supported by corresponding social and economic policies. Thus, tlie reservation of new urban lalid for housing, especially where low income
families are concerned, should be linlced to transport and employment facilities, education ancl other social services. The modes of investment in, and development of, new urban lands are complex. The most feasible approach is one that ~~~iclertalies the clevelopment of infrastructu~-e services ancl Iiousing in progrcssivc pliases, employing wherever possible popular pa~ticipation techniques to rcduce capital costs by investing tlie l a b o ~ ~ and r savings of tlie intc~.estcdpopulation itself. One may cite core-housing. sites and services, and the creation of small savings and loan societies or co-operative as components of tlie total land development process;
Y)
With increasing i~rban and industrial development resulting in drainage congestion, tlie risli of floocling increases. On Ilie other hand alternatibe urban clevelopment strategies aimccl at clecentralisation and the creation of secondary u~ban cc11t1.c~ arc iicqucnlly hcyoncl thc available resources.
vi) In virlnerable towris and villages, the land-use planning process is confronted with many of tlic same social arid econoriiic dilen>masthat can be found in Ia~ncl-use plarlning for floods and otliel- liazards. The most vulnerable areas are the portions wit11 tlie oldcst housing. The poor- generally live in thc older ancl most crowded sectors. The economic and social cost of uprooting, clisturbing ancl resettling this population may inliibit employment and inco~ne growtli alid also disturb tlic delicately balanced traditional social system especially in tlie villages. Tlii~s,tlie rezoning o r land in tlie olcler poorly built or higli-risk pol-lions of towns can have unfavourable incomc distribution cffects. Noncllielcss. preventive measurcs are required, but should be closely Iiarmoniscd with both land use ancl Iiousing policies clesigned to respond to the problcm ol'social and economic development.
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Note:
i) Use tlic space given below for your answers. ii) Check your answers with those given at the end of this 1Jnit.
Why arc land-usc policy considerations rele\lant for disaster management i n illc corltest ol'development?
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What issues at the national and regional level play an i~nportantrole in land-use zoning for disaster management?
Zoning and sub-division controls are two means by which government can regulate and control both land use pattern and development in both rural and urban areas. Legal controls are increasingly used to regulate the activities of the private sector by placing location restrictions and rni~ii~iii~~ii standards on specific types of land uses and activities. 'These controls can take tlie following forms:
ii) To promote the healtla and safety of the present occupants of land prone to flooding.
During the forniulation of the land use plan, certain parts of the flood plains can be studied in the following format. i) If residential and other public interest uses are to be permitted in tlie floodway fringe area, it shoi~ld be only ,'after adequate safeguards in tlae form of construction desigri criteria, which should be enforced to render structures safe from floods. ii) Unless economic and location factors greatly over-balance the risk of potential flood damage, industrial development in flood hazard areas slioi~ldbe limited to a certain type of industry to areas beyond the limits of the floodway (e.g., pulp and textile mills, chemical and metal processi~igplants which require large quantities of water and discharge great amount of effluent). iii) Site needs for wholesale and distribution uses, which require the stocking of large quantities of goods particularly susceptible to water, are flexible enough that locations free from flooding can ~~sually be found. iv) Flood plain land can be left as natural parks or developed as golf courses, picnic spots and stadium areas. An evaluation of land use must include an analysis of public works and improvements and their relation to the local flood problem. The planning of public improvements, sucll as water and sewage treatment plants, transportation facilities and public buildings require the same type of consideration that is accorded tc private developme!lt with respect to floading.
Micro zoning is the detailed preparation of land use maps by local bodies and public authorities, particularly in urban settlements, fixing speciric land - uses for each site (such as residential, educational, colnlnercial, etc.). Micro zoning also details the density of land uses at pal-ticular sites. Furthermore, micro zoning establishes a detailed land use pattern within ,the natural hazard macro-zoning framework. From the point of disaster prevention, micro zoning is a basic tool which relates natural hazard assessment to land-use planning. Detailed risk analysis for given locations assists in determining both land-use and building criteria. It can be said as a general rule, that whereas natural hazard macro-zoning maps are based on tlie broad geological and geographical configuration of a given region coupled to records of past hazard frequency and magnitude, natural Iiazard micro-zoning is essentially a detailed study of the probability of natural hazards in a given site as determined principally by the detailed stucly of sub-soil conditions. Naturally, hazard zoning identifies not only probable intensities but also probable return periods or frequency. Micro-natural hazard niapping allows tlie land-usc planner to employ quantitative as well as cli~alitative criteria for establishing land use z o ~ i n g guidelines. Similarly, it enables tlie civil engineer to formulate Inore precisely, than wo~ildotherwise be possible, building codes for public worlts, housing, industry, education and health facilities and transport networl<s.
a li~~tlier follow-up, building codes need not be i~niforrnin each zone. Higlil.isI< zones, wliicli are consequently Illore vulnerable, should have lower Floor Area Ratio (FAR), wider set baclcs, more open spaces, ancl restriction on liigli rise develop~iient. Use o r builcling materials that increases structural safety should be mandalory in liigli-risk areas. The rear set back, in case of industrial plots, should be kept larger than the front sct baclc to prevent factories from being built baclc to bacl<which rcd~iccs availability of open spaces for rescue operations.
AS
Note: i) Use the pace given below for your answers. ii) Check your answers with those given at the cnd of this Unit.
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1 ) Explain the various components of zoning control as a tool for disaster management.
2) Write the steps you would follow in preparing a town plan keeping disaster management as a top priority.
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12.8 KEYWORDS
Land Use
The observed (or planned) dominant activity that occurs at a particular location at the scale of a region or a city. Locally adopted laws governing the process of converting Regulations L I I I L I ~land ~ ~ into building sites. Together ~ ' i t l lzoning, these regulations approve or disapprove permissions to make improvements or to divide and sell a developer's land based ilpon development standards set folth i l l the sub-division regulations. Zoning provides for the divisign of an area into zones by categories of allowed and/or prohibited land uses, such as industrial zone, residential zone or greenbelt zone. Zoning is also done according to the perceived risk of disasters on the basis of vulnerability.
Sub-division
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Zoning
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Kulshrestha, S.I<., 1997, Hzmzm Settlenzents in Dis~~,rter-Prone Areus: Plunning, Pri17crple,surrd Design Cbnsiderutiuns, in Spatio-Economic Dcvelopment Record, Vol. 4, No. 1 , Jan-Feb 1997, New Delhi, pp. 23-30. Mahavir, 1982, Druinuge Churacterislic.~ of an Area CIS LI Delemintmt o f Urbu?~ Development, Unpublished MSc. Thesis, School of Planning and Architecture, New Delhi. Srinivasan, Sum itra; 1993, Disnster Mitigation and Urbun Plcmnir~g:Indzislriul Areas cfDelhi, ~n~ublisl;ed Thesis, School of Planning and Architect~~re, New Delhi. United Nations, 1984, Dis~~ster Preventioli and Mitigutiori; A Canzpendiunz oj Current Knowledge, Vol. 5, Land Use Aspects; Office of the Unitecl Nations Disaster Relief Co-ordinator (UNDRO), Geneva, United Nations, New York. United Nations, 1984, Disaster Prevention and Mitigation: A Corrzpsrrdizltn uf Czlrrerzf Knowledge, Vol.1 1, Preparedness Aspccts; Office of the United Nations Disaster Relief Co-ordinator (UNDRO), Geneva, United Nations, New York.
12.10
more pressure 011 urban land; pace oFcliange of land use is faster than the society can handle; socio-economic cost of relocating people is very high; economic presgilres are pushing the poor into marginal lands prone to disasters; and ~ overall economic resource crunch.
a
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conflict between conservation storage such as for irrigation and dedicated flood storage reserve in large reservoirs; relation between floodplain nxnagement and watershed management; rapid i~rbanizationprocess and pressure on urban land; increasing change of larid use from agricultural to non-agricultural land uses: and general resistancc to sliitiing of population.
Your Luiswer slioulcl include the following points: Macro zoning, ~nicrozoning, sub-division regulation, building permits, open space controls, building codes, arid develop~nent controls.