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Lesson 2 town planning concepts
1. Town & Country Planning
Lesson 2
Town Planning
Concepts
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2. Town Planning Concepts
Garden City
Background:
Social upheaval in 19th
Century
Physical repercussion (poor homes, sanitary
problems) on urban form
Creation of Model Communities
Standards for residential layout and town design
ideal population size related to
- provision of services
-retention of city identity.
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3. Town Planning Concepts
Garden City
Introduced by Sir Edenezer Howard (1850-1928)
- Book” A Peaceful path to Social Reform -1898”
Advocate a Satellite town called a Garden City
comprising:-
a)6000 acres
b)32,000 inhabitants
c) A central area of 1,000 acres
d)Individual plots 20 feet by 130 feet
e)Gross density of 30 persons per acre
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4. Town Planning Concepts
Garden City
There would be 6 boulevards each 120 feet wide
extending radially from the centre; these would assist
in forming 6 wards which would provide the basis of
local government and community services.
“City” would be self sufficient in terms of:
a) Employment
b) Possessing its own industry
c) Commerce
d) Shops
e) Agricultural production.
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5. Town Planning Concepts
Garden City
As far as the design goes, Howard wants to make it as little like the
overcrowded London of his day as possible, so public parks and private
lawns are everywhere. The roads are wide ranging from 120 ft to 420 ft
for the Grand Avenue, and they are radial rather than linear. Commercial,
industrial, residential and public uses are clearly differentiated from each
other spatially.
The overall goal is to combine the traditional countryside with the traditional
town. The 2 “magnets” of Town and Country that have in the past pulled
people in either direction will, in the future be synthesized into one “
Town –Country magnet”.
Howard suggested that a house-owner’s association owns all the land of the
city and leases it out to residents. The financial linchpin of the plan is the
fact that all of the land is purchased upfront so that the increase in
property values generated by the growth will be captured by the
community itself. He also assumes that if everything is planned rationally
from the beginning, the costly process of retrofitting old infrastructure for
new technology can be avoided. The flaw is the proposal is Howard has
little respect for limits.
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6. Town Planning Concepts
Garden City
Howard envisaged a whole molecular infrastructure
of garden cities clustering around a central city of
about 50,000 population.
A great deal of criticism has been levelled at
Howard’s plans as being unrealistic in their
adherence to geometric proportion, but he
presented his design of concentric circles of
varying land use as a universal rather than as a
particular mode.
First Garden City was Letchworth in Hertfordshire .
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7. Town Planning Concepts
Garden City
THE THREE MAGNETS COUNTRY
TOWN Advantages:
Disadvantages - fresh air
-Traffic congestion - cheaper land
-High population - close to nature
Density CITY CENTRE
50,000 population
TOWN-COUNTRY 6000 acres
32,000 population
Central Area- 1,000 acres
Gross Density- 30 ppa
6 Boulevards
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8. Town Planning Concepts
The Linear City: (Don Arturo Soria y Mata- 1882)
- A town for 30,000 people based upon the
principal transport route which is 100 meter wide
of infinite length depending upon urban growth.
- All services channelled along the street
- Other community facilities group at regular
intervals
- Residential area is limited to 200 meter either
side beyond which would lie the Countryside.
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9. Town Planning Concepts
Linear City
200 meter Road
100 meter
Community facilities
Country Side
500 meter Residential Areas
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10. Linear City
Advantages:
1.A simple economical form of traffic segregation
2.A pattern of movement and location
comprehensible to the average citizen
3.The town centre grows in proportion to the
demands of residential and industrial expansion
4.Subsequent possibility of expansion to absorb a
larger population.
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11. Linear City
Critics:
1.Accessibility to central area is impaired
2.Separation of arterial and local traffic is
exceptionally difficult to achieve
3.Services have to be provided over a longer
distance and are therefore more expensive.
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12. Radburn Superblock
Bandar Botanic in Klang-use this Planning Concept
Characteristics-
a) Encourage pedestrian accessibility
- Low traffic volume in the neighbourhood
b) Open space linked the residential areas
c) Houses built around cul-de-sac which are
connected to open space
d) Houses are segregated for main roads
e) Pedestrian paths and walkways linked the
houses to primary school and local centre
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13. Radburn Superblock
Bandar Botanic in Klang-use this Planning Concept
-Population Size: 25,000
Into 3 neighbourhoods of around 8,000 each
- Pedestrian –traffic segregation
By means of:-
- foot paths
-under passes
-bridges
-residential superblocks around a backbone of
parkland.
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15. Neighbourhood Unit
Subang Jaya
-Clarence Perry (1910)
- A scheme of arrangement for the family life
community
- All residents were within convenient access
to:
– primary school
– Open space
– Local retail centre
- Planned according to its terrain and structure.
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16. Neighbourhood Unit
Subang Jaya
6 Principles of Neighbourhood Design
a) Size of neighbourhood unit related to the catchment area
of a primary school
b) No through traffic- residential area bounded on all sides by
arterial roads
c) ample parks and play areas
d) A neighbourhood centre containing school, local centre and
other services
e) A hierarchy of roads/ streets (to promote road safety,
pedestrian safety, conserve residential environment)
f) District shops located on the periphery thus serving 4
neighbourhood unit.
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19. Green Belts
As a restriction on urban growth the notion of a green belt
has always occupied an important function in planning
theory.
1. It prevents the loss of a town’s identity
2. It ensures the economic use of urban land and facilities
3. It prevents ribbon development
4. It ensures that adequate recreational facilities are within
everyone’s reach
5. It combats air pollution
6. It preserves the environment
7. It prevents the erosion of agriculture land.
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20. Green Belts
A green belt is a policy and land use designation
used in land use planning to retain areas of
largely underdeveloped, wild or agricultural land
surrounding or neighbouring urban areas. A
green belt is basically an invisible line that goes
around a certain area, stopping people from
building there so that some of the wild and
agriculture land can be saved.
In those countries which have green belt policy,
development in green belts is heavily restricted.
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21. Green Belts
The stated objectives of green belt policy are:-
a)Protect natural or semi natural environments.
b)Improve air quality within urban areas
c) Ensure that urban dwellers have access to
countryside with consequent educational and
recreational opportunities
d)Protect the unique character of rural
communities which might otherwise be absorbed
by expanding suburbs.
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22. Green Belts
The effectiveness of green belts differ depending
on location and country. Criticism against it is
that a green belt is created by residents to
preserve the status quo of those living within the
zone and especially the advantage of landlords
who profit from a scarcity of housing. Another
criticism is that since green belts does not extend
indefinitely outside a city, it might spur the
growth of areas much further away from the city
core than if it had not existed thereby increasing
urban sprawl.
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23. Green Belts
While the green belt policy is one of the most
simple of all planning concepts, its
implementation is far less straightforward the
approval of unfortunate development, the
pressures for housing land, the conflict
between recreation and agriculture, changing
central and local government objectives, and
the lack of positive landscape treatment have
all combined to erode the effectiveness of the
green belt policy. 23
24. Hierarchy of Urban Centres
Central Place Theory- Walter Christaller
The assessment of shopping demand and decisions regarding
retail location have their roots firmly planted in Central Place
Theory (CPT)
The theory was developed and applied to retail service activity in
the 1930s by Walter Christaller and Losch. They extended the
notion of centrality, defining and detailing the importance of
central places with reference to a series of complementary
regions, examining the trade areas or hinterlands for a range
of different goods and services.
From their analysis they ascertained that different types of
business have different conditions of entry, which they
described as thresholds, some requiring larger minimum
trade areas or support population than others. 24
25. Hierarchy of Urban Centres
Central Place Theory- Walter Christaller
Consumers spent varying amounts on different goods and
services and purchased them at varying intervals.
From this, they postulated a clearly identifiable hierarchy of
central places.
Christaller constructed his hierarchy from the strongest or
highest order centre downwards, requiring all his lower order
centres to take account of them in determining their own
location. Losch built his hierarchy from the lowest order
goods upwards, allowing a certain degree of manipulation of
the location of centres to obtain an optimum hierarchy taking
account of every level.
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26. Hierarchy of Urban Centres
Central Place Theory- Walter Christaller
The distribution of centralized services accounts for the spacing,
size and function pattern of urban centres. Centralized service
centres would be distributed regularly within a systematic
pattern.
Market areas or spheres of influence would take the form of a
hexagonal mesh. This would avoid either certain areas not
being served or other areas being served by overlapping
hinterlands consequences of a pattern of circular market areas.
The main function of each town would be to supply goods and
services to the countryside- town and country being
interdependent.
Towns with the lowest level of specialization would be evenly
spaced and surrounded by their hexagonally shape market
areas. 26
27. Hierarchy of Urban Centres
Central Place Theory- Walter Christaller
For each group of 6 towns there would be a larger
city with more specialized functions which
would be located an equal distance from other
cities with the same degree of specialization.
Such cities would have larger hexagonal
hinterlands for their own specialized services.
Even larger and more specialized settlements
would have larger market areas and be situated
at an equal distance from each other.
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28. Hierarchy of Urban Centres
Central Place Theory- Walter Christaller
The lowest ranked centres were likely to be located 7km apart.
Settlements of the next highest level would serve 3 times the
area and 3 times the population. Thus they would be situated
12 km apart (square root 3 X 7). Similarly the market areas of
centres of the next rank would be 3 times larger. Towns
without the hierarchy would grow as a result of an increase in
production of goods and services to satisfy an increased
demand from a growing population within their zones of
influence but generally they would remain within their rank and
the rule of 3 would persist.
The hierarchy would be modified by long distance trade, by
transport routes and by administrative functions. Towns
influenced by these factors would have larger populations than
their local market would imply. 28
30. Hierarchy of Urban Centres
Functions of Regional Centre:
This generally supports a population in excess of 300,000
and contains may specialist services and a full range of
department stores. It is predicted that such centres are
likely to experience a decline in trade owing to
increased car ownership and worsening congestion,
but their severity of the decline will vary from centre
to centre. Where the whole spectrum of alternative
centres is available the regional centre receives
approximately 15% of total consumers’ retail
expenditure, most of which is spent on durable goods.
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31. Hierarchy of Urban Centres
Functions of District Centre:
These centres cater for a catchment area of about
50,000 sometimes less and normally include a
variety store such as Woolworths and
supermarkets like Tesco. There are few, if any,
specialist services and can be found in suburbs of
large cities like Kuala Lumpur. The account for
about 25% of the total consumer expenditure
and very much more if other levels are not
present.
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32. Hierarchy of Urban Centres
Functions of Local Service Centre:
This consists of a few shops supplying a
population of up to 2000. They account for up
to 20 per cent of retail expenditure.
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33. 33
Concentric Zone Theory (E.W Burgess)
• Concentric zone theory emerged from the
work of E.W. Burgess on Chicago city in the
year 1900.
• He suggested that the urban land use
structure of Chicago city has characteristics of
concentric circle.
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Concentric Zone Theory
Concentric circle can be distinguished into five
zones, which are:
a) Central Business District (CBD)
b) Transitional Zone
c) Low Income Housing
d) High Income Housing
e) Commuter Zone
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Concentric Zone Theory
a) Central Business District (CBD)
The CBD is a concentration of all the main
businesses, offices and retails outlets in the
city and is frequently the oldest part of it.
The pattern is not static but changes in the
sense that as the CBD expands and the city
grows, the core engulfs areas of poor
housing for redevelopment and the lower
income groups living there are forced to
move further out.
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Concentric Zone Theory
b. Transitional Zone
Surrounding the CBD is usually a ring of
residential property which in the past
provided accommodation for those working
in the CBD but with the growth of suburbia,
has become rundown and now houses the
poorest sections of the community.
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Concentric Zone Theory
c. Low Income Housing
Surrounding this first ring is another, comprising
better quality and newer houses which
provide homes for middle income workers.
d. High Income Housing
Further out are more expensive houses which
form the commuter belt and are where the
highest income earners live.
38. CBD Inner City Inner Suburbs Outer Suburbs Industry
Tallest Buildings
Shops
Entertainment
High Land Values
High Density
Terraced
Housing
Some old
factories
Semi-detached
housing
Some greenery
Gardens
Low density
housing
Large detached
houses
Garages
Gardens
Rural-urban
fringe
Industry
Retail Units
Car parking
space
Examples:
Market Hill East Street Green Leys Burleigh Hill Rainbow
URBAN LAND-USE TRANSECT IN ST IVES
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39. 39
Concentric Zone Theory
There is a continual pressure for each successive
circle to move outwards over time and for
land houses to pass from higher to lower
income groups as the city grows (This is
known as filtering)
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The Concentric Zone Theory
Legend:
1.Central Business District (CBD)
2.Transitional Zone
3.Low Income Housing
4.High Income Housing
5. Commuter Zone
41. Ribbon Development
Ribbon development means building houses along the routes
of communications radiating from a human settlement.
Such development generated great concern in the
United Kingdom during the 1920s and the 1930s, as well as
in numerous other countries.
Increasing motor car ownership meant that houses could be
sold even if remote from shops and other services. It was
attractive to developers because they did not have to
waste money or plot space constructing roads.
The practice became seen as inefficient use of resources and a
precursor to urban sprawl, meaning that a key aim for the
United Kingdom's post-War planning system was to halt
ribbon development. It led to the introduction of green belt
policies.
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42. Ribbon Development
Intensive uses of production, residence,
commerce and services are located along on
either side of the lines and specifically form
dense nodes at transport stops.
Less intensive uses are located in parallel bands
of space outside the compact strips of
development.
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43. Ribbon Development
Rural land is immediately beyond the less dense bands and in
close proximity to all development which is relatively shallow.
Overall ribbon development in city is compact but has no central
core.
There would be relatively equal access to services, jobs and
open land though areas between transport stops are likely to
be less well served than areas around a transport node.
The public transport system would be efficient as the city form
follows its linear nature in ribbon development.
There would be a reasonably good mixture of uses in the band of
intensive users and around transport stops and a
considerable variety of housing is possible ranging from high
density low rise along the linear centre and around transport
stops to single family homes at the city’s edge to the open 43
44. Ribbon Development
The resulting towns and cities are often difficult to serve
efficiently. Often the first problems noticed by
residents is traffic congestion as people compete to
move along the narrow urban corridor while ever
more people join in the ribbon further along the
corridor.
Urban consolidation is often a solution to encourage
growth towards a more compact urban form.
Ribbon development can also be compared with a linear
village that grew along a transportation route, not as a
part of a city’s expansion.
It is not favoured because it did not maximize
infrastructure.
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45. Discourage of Ribbon
Development
1) Use of green belt to check the unrestricted
sprawl/ribbon development of large built up
areas.
2) All developments should follow strictly to the
approved local plans on land use, density and
plot ratio.
3) Approval for construction of new buildings
would have to be well designed, appropriate in
size and form to the neighbouring buildings, and
the whole development should integrate with
its surroundings.
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