Transect Zones for Indian Cities

The Transect based zoning model for cities was first developed in the United States towards the end of the 20th Century by the promoters of New Urbanism, as a response to the increasing post war sprawl that defines many of the American cities. Essentially the transect is a dissection of the land-form, showcasing the typology of human settlements that emerges from wholly natural to wholly urban. The alarming rise of private vehicles; and the artificial inflation of land valuation, is a double whammy forcing a far-flung growth to Indian cities - unpredictable and unmanageable. There is no visible logic to the application of density or building heights. Added to this is the piecemeal nature of the urban transport system in most cities, giving no real alternative to move away from private transport use. The transect approach provides an extremely useful way of thinking in the urbanising Indian context as well. Specifically, a transect model can provide the following advantages: 1. Creates a typology for the form and elements of varying sizes of urban settlements 2. Provides a methodology by which we can move away from the blanket single-use zoning, and blanket density norms that do not adequately recognize traditional living patterns, nor the difference between edge growth and city centres 3. Simplifies the application and enforcement of the Development Control Regulations that is currently complex and confusing 4. Reduces the lengthy and cumbersome approval processes for development 5. Integrates the language of regulation for new development zoning with that of Re-development zoning 6. Finds a place for integration of special development zoning such as SEZs 7. Brings effective logic and application of Transfer of Development Rights 8. Promotes the use of Transit oriented development for intensification of density, and compact centres 9. Aids policies for integrating affordable housing into mixed income housing 10. Links transport to economic activity, and economic activity to localized residential stock

NUSPD 14 Guidelines
Swati ramanathan

These transects are not meant to create distinct divisions or dis-connected transitions. They are to be seamless invisible transitions, but creating an overall

cohesion to the city structure, without the formlessness or rigidity created by current planning regulations. The following section provides nine Transect zones that may be applied for Indian cities.

UD SD

UD Undeveloped Zone: consists of natural land retaining its natural terrain and biodiversity. Forests, rivers, hills, dunes, desert, etc SD Special Development Zone: consists of land allocated by central or state sanctions, for economic zones, industrial development zones, transport hubs and logistics, new townships. Well integrated with the planning framework of city that services the SD. R Rural Zone: consists of land that is outside the city and retains a high percentage of open land, woods, cultivated land, etc. The settlements are sparse and mostly rural in design, with some villas, clubs, adventure parks, golf courses to attract urban leisure activities

R R1 C1

R1 Out-growth Residential Zone: areas of new growth sectors adjacent to the city. The land is part urban, part rural, with lower density, low-rise residential, larger plot sizes, home offices. Buildings have deep setbacks from main roads. Roads follow natural contours and natural landscapes. Local nodes at walking distance provide for daily shopping and services and access to local bus services.

R2 C2

C1 Outgrowth Centre Zone: consist of sub-urban centres with mixed use: wholesale mandis, markets, retail, office parks, local civic buildings and services, access to main transport networks. Incentives for private owners of buildings on small plots often around the old gram thanas, to build vertically for affordable rentals. C1 zones are close to key road intersections, offset to prevent congestion. Buildings have medium setbacks from street, with parking accessed from a back lane. Close to large open fields providing recreation, public events and gatherings. R2 Main City Residential Zone: primarily urban with local nodes of mixed use servicing each residential neighbourhood. High range of housing options for various income groups. Building setbacks are moderate to deep. Access to local bus at these nodes.

C2 Main City Centre Zone: has higher density, mix of uses consisting of offices, retail, mixed income apartments, affordable housing options. Building height allowance is greater then in any of the lower zones. Location for city colleges, hospitals, large parks, sports stadiums, multiplexes, entertainment. Minimum building setbacks, and wide footpaths. Easy walking network of streets and access to public transport hubs

R3

R3 Core City Residential Zone: Typical presence in the 8 Mega and Emerging Mega cities, some large cities. Consists of high-rise, highest density residential with varying size options to attract different socio-economic groups, and high incentives for affordable housing development. C3 Core City Centre Zone: Typical presence in the 8 Mega and Emerging Mega cities, some large cities. Consists of the highest mix of uses, highest density central transport hub and linkages. Limited paving for private motorized movement, restricted or no parking for individual buildings, land use allocation for public parking. Buildings are off wide paved footpaths with no setbacks. The building architecture is sanctioned with care to overall harmony and scale. Retail frontages, open restaurants, in ground floor of buildings along footpaths. Location for Universities, public buildings of importance, museums, cultural centres, public parks, historical assets make this the vibrant place associated with the city for vistiors.

C3

Zoning and Development normative guidelines that are contained in the Code Book are organized in part, according to the above transects. For state and city planning authorities that prefer to follow the traditional model, the Code Book can be utilized accordingly.

THE O.N.E. PLAN REGULATIONS

All Spatial Development Plans at all three levels regional, municipal, ward provide the blueprint for the city and its region with the following regulatory guidance: 1. OPEN: Where should the natural space and biodiversity be protected and reserved against development 2. NEW: Where should urban growth be encouraged, and to what intensity 3. EXISTING: Which areas within the existing built up city require rejuvenation and/or re-development