3/28/2022
MASTER PLAN
A Master Plan is a long-term plan prepared with the purpose of
planned development of cities.
The document includes the space requirements for various
uses and allocates land for the same.
it also spells out the policies, guidelines as per the vision, goal
and objectives of the plan.
MASTER PLAN
India has adopted it’s planning processes from the
British Legislation. The British Town Planning Legislation
has guided the process of master plans in India.
Traditional master plans have had the physical planning
approach translated into spatial plans, i.e. envisaging
spatial distribution of land uses for the cities in future.
It is based on surveys and studies on the present status
and future growth prospects, which direct the physical
development of the city.
However, in the last three decades master plan could
hardly achieve it’s target.
MASTER PLAN (CONTD.)
Planning process suffered from improper phasing of
development, lack of financial support and accountability, as
well as inadequate monitoring or evaluation.
Scope is confined to broad proposals and allocation of land
for various uses, as it is prepared with the objective of
guiding physical development.
Moreover, the plan is prepared envisioning development over
a period of 20-25 years, which is too long a period
considering the fast pace development in the recent times.
The earliest Master Plans prepared were for cities like
Bombay, Delhi, Calcutta and Madras. over the years, the
growth of these cities has been largely governed by the
stipulations made in their master plans.
MASTER PLAN (CONTD.)
Traditional planning has neglected the social, political
and economic dynamics shaping the city and driving
change, as there were many actors and interests
involved, and the probability of conflicting interests.
It’s legal bindings bring about an end in itself, while
planning is a continuous process.
The plan is too rigid and the pace of change in Indian
cities quickly renders the plan obsolete.
Master plan as a tool for development of cities have
been criticized for being restrictive and ineffective in
terms of process, content, implementation and
monitoring programs.
DEVELOPMENT PLAN
It was the Bombay Town Planning Act, 1954 which
referred to the preparation of a Development Plan as a
broader entity than just a Master Plan.
After intensive surveys and consultations, the
Development Plan for Greater Bombay was sanctioned
in 1964.
This plan was detailed and effective but it precipitated
haphazard development on the periphery of Greater
Bombay. The need for a metropolitan region plan
accordingly surfaced where the boundaries of the region
had to be fixed on the degree of physical and economic
unity of an area.
DEVELOPMENT PLAN (CONTD.)
Through the brief historic perspective, it may be noted that India
has come a long way from projects aimed at postponing decay to
Master Plans with boundaries limited to urban areas and then to
Comprehensive Development Plans for more than one
contiguous local authority.
Such plans have been prepared for many cities and towns and
are being made available for all urban settlements with
population over 20,000.
It is a comprehensive plan of a local planning area covering the
whole area or part thereof, conceived within the framework of the
perspective plan providing medium term (5years) policies,
programmes and detailed proposals for socio economic and
spatial development of such area indicating the manner in which
the use of land and development therein shall be carried out.
DEVELOPMENT PLAN (CONTD.)
The basic purpose of Perspective Plan (in this case, the
master plan) is to provide policy framework for further
detailing and it serves as a guide for urban local authority in
preparation of the Development plan.
It provides a background to the shorter term plans and
serves as a guide for urban local bodies in preparation of the
Development Plan.
The components of the Perspective Plan are spatial and
economic developed policies, strategies and programs of the
local authority.
The main function of the Perspective Plan is to be in the line
with government of India's objectives which are detailed in
the development plan.
DEVELOPMENT PLAN (CONTD.)
"A Master Plan is the long term perspective plan for guiding the
sustainable planned development of the city. This document lays
down the planning guidelines, policies, development code and
space requirements for various socio-economic activities
supporting the city population during the plan period. It is also
the basis for all infrastructure requirements.“ ( source: DDA
website)
Master plan is an incremental growth plan.
A development plan is a medium term plan (generally 5 years)
prepared within the framework of the approved perspective plan,
providing to the people the comprehensive proposals for socio-
economic and spatial development of the urban settlement
indicating the manner in which the use of the land and
development therein shall be carried out by the local authority
and other agencies.
TYPES OF DEVELOPMENT PLANS
Based on the scope of coverage, the development
plan can be categorised as:
Comprehensive Development Plan/City
Development plan
Zonal Development Plan
Regional Development Plan
Sub-regional Plan
Local area Development Plan
Development Plan for areas outside urban limits.
TYPES OF DEVELOPMENT PLANS
1. Comprehensive Development Plan is one such effort
anchored on the Jawaharlal Nehru National Urban
Renewal Mission, which aims at creating economically
productive, efficient, equitable and responsive cities.
A CDP is both a perspective as well as a vision
document for future development of city. It defines the
potential of the city and reflects its unique attributes in
terms of comparative and competitive advantages,
values and preferences of the city's residence.
It thus is a detailed strategic document, which is done in
consultation among the key stakeholders.
TYPES OF DEVELOPMENT PLANS
The CDP also provides a city investment plan in
lines of estimate of the level of investment.
The preparation of CDP is done keeping in mind
the pattern of population growth and its special
spread within the city together with its economic
base.
The CDP includes the key sectors that drive the
city's economy.
An integral focus of the CDP is a detailed
infrastructure profile of the city.
TYPES OF DEVELOPMENT PLANS
It measures the gap between the demand and supply
of different infrastructure services, indicating the
adequacy or inadequacy of infrastructural services in
terms of coverage, quantity and quality, thus
attempting to identify the factors responsible for
inadequate development of infrastructure services.
The CDP also focuses on techniques for
strengthening municipal governance, financial
accounting and other bottle necks.
Whereas the emphasis of CDP is to integrate
financial profile of a city plan, its investment plan
with that of the infrastructure profile of the city.
TYPES OF DEVELOPMENT PLANS
2. District Development Plan is a five year regional
plan of socio-economic and spatial development
of a district incorporating both physical and fiscal
proposals of the development plans of various
municipal bodies and panchayats located in the
district.
3. Metropolitan Area Development Plan is a five year
regional plan of socio-economic and spatial
development of metropolitan area conceived
within the framework of the approved perspective
plan.
TYPES OF DEVELOPMENT PLANS
4. An Annual Plan conceived within the framework of the
development plan, is a plan containing the details of
the new and ongoing projects that the local authority
intends to implement during the respective financial
year and for which necessary fiscal resources shall be
mobilized through plan funds and other sources.
5. Projects and schemes are plans, conceived within the
framework of approved development plan, containing
detailed working layouts with all supporting
infrastructure and documents including cost of
development, source of finance and recovery
instruments for their execution.
M A ST ER PL A N - I n t r o d u c t i o n
A Master plan is a comprehensive long term
perspective plan intended for guiding the sustainable
planned development of city.
• It creates a vision that is supported by
policies, guidelines and priorities.
• It is a policy based document, it does
not, nor can regulate land use.
M A ST ER PL A N - I n t r o d u c t i o n
• lays down the planning guidelines, policies, development
code and space requirements for various socio-economic
activities supporting city population during plan period.
• It is based on
• public input,
• surveys,
• planning initiatives,
• existing development,
• physical characteristics, &
• socio-economic conditions.
MASTER PLAN - Introduction
• It includes analysis, recommendations, and proposals for
:
• population,
• economy,
• housing,
• transportation,
• community facilities, &
• land use.
• It is the basis for all infrastructure requirements.
OBJECTS OF MASTER PLAN
➢ It aims at intelligent and economic spending of the
public funds for achieving welfare of the inhabitants in
respect of amenity, convenience and health.
➢ It arranges the pattern of a town in such a way so as
to satisfy the present requirements without
introduction of future improvements by the coming
generations.
➢ It helps in restricting the haphazard and unplanned
growth.
➢It places various functions which a town has to perform
in physical relationship of each other so as to avoid the
chances of mutual conflict.
➢It removes the defects of uncoordinated physical
growth of the various components of town due to the fact
that it considers the entire city area or town as planning
and development entity.
➢It serves as a guide to the planning body for making
any recommendations for public improvement.
NECESSITY OF MASTER PLAN
Followings are the reasons which have lead to
the thinking of having a master plan for
The town:
➢ To control the development of various
industries in a systematic way.
➢ To discourage the growth of town in an
unplanned and unscientific way.
➢ To give a perspective picture of a fully
developed town.
➢ To limit to a certain extent the unprecedented
flow of rural population to the urban area.
➢ To offset the evils which have come up due to
over-crowding of population such as acute
shortage of houses, traffic congestion,
inadequate open spaces and insufficiency in
public amenities; etc.
T H E M A ST ER PL A N - FU N CT I ON S
• To guide development of a city is an orderly manner
so as to improve the quality of life of the people
• Organize and coordinate the complex relationships
between urban land uses
• Chart a course for growth and change, be responsive
to change and maintain its validity over time and
space, and be subject to continual review
THE MASTER PLAN - FUNCTIONS
• Direct the physical development of the city in relation
to its social and economic characteristics based on
comprehensive surveys and studies on the present
status and the future growth prospects; and
• Provide a resource mobilization plan for the proposed
development works.
DATA TO BE COLLECTED
The data required for the preparation of a master
plan of a town can be listed as follows:
➢ Details of trades and industries.
➢ Development of the airports.
➢ Economic condition of the authority.
➢ Environments of the site.
➢ Facilities of the transport.
➢ Geological condition of the site.
➢ Land values and land use pattern.
➢ Locations of spots of natural beauty.
➢ Locations of the water supply unit.
➢ Meteorological details such as intensity and direction
of wind, temperature, rainfall etc;
➢ Mineral resources.
➢ Places of historic origin.
➢ Political condition of the surrounding area.
➢ Population.
➢ Requirements for railway stations, goods yards and
shipping facilities.
➢ Special requirements for power houses, gas works,
sewage disposal plant and storm water drainage etc.
DRAWING TO BE PREPARED
To give graphical representation to various ideas
and proposals contained in the master plan of a
town , various maps and drawings are to be
prepared. These are-
➢ Boundaries of land of different types such as
residential, agricultural, industrial etc.
➢ Boundary of green belt surrounding the town.
➢ Contours of the whole city.
➢ Different zones
➢ Landscape features
➢ Locations of the public buildings and town centers.
➢ Open spaces including parks and playgrounds.
➢ Positions of the natural springs, rivers and
streams.
➢ Position of the public utility services such as
water supply station, sewage disposal plant,
power plant etc
➢ Road system etc.
FEATURES OF MASTER PLAN
The features to be included in a master of a town
can be listed as follows:
➢ Convenience and cheap means of transport.
➢ Good sanitation and water supply.
➢ Open air spaces.
➢ Population density control.
➢ Proper situations for places of worship, education
and recreation.
➢ Rational layout.
➢ Width of roads etc.
THE MAJOR CONTENTS OF THE MASTER PLAN
• Physical characteristics and natural resources,
• City influence area & Settlement System
• Demography
• Economic base including employment in formal and informal sectors
• Housing and shelter
• Social infrastructures (health & education)
• Transport network (road, railway, water ways and airways)
• Utilities & services ( water supply, drainage and sewerage, solid waste
management and energy)
• Land use
• Resource mobilization and Investment Plans.
GENERAL LAND USE PATTERN :
• Residential : 50-55 %
• Commercial : 2-5%
• Industrial use : 10-12%
• Public and semi public – 8-10 %
• Open spaces
• parks – 10-15 %
• playgrounds
• Communication – 15-18%
• Other special uses – about 5 %
FORMULATION OF A MASTER PLAN
The detailed Methodology for formulation of Master plans for urban settlements has
been spelt out in the Urban and Regional Development Plans Formulation and
Implementation (URDPFI) Guidelines, 2014. The broad contents are:
• Existing conditions and development issues;
• Projected requirements and assessment of deficiencies;
• Development aims and objectives
• Development proposals
• Resource mobilization proposals;
• Implementation
• Monitoring and review.
FORMULATION OF MASTER PLANS
Base map Map of Settlement and Existing
environs Land
use
Detailed Quantum of land Broad Quantum
required for horizon year of land required Direction of Growth
for horizon year
Survey Results Development Strategy
and hierarchy of Proposed land use
and Projections
development
Building Byelaws, Development
Phasing
if applicable Control
Project Funding Monitoring and
Prioritization Mechanism implementation
and Cost
Zonal Development Review
Plans
THE BASE MAP
The most crucial pre-requisite for preparing a Plan is an
accurate and updated Base Map of the planning area consisting
of physical features
• topography
• drainage pattern
• water bodies
• road network
• Rail
• forest area
• settlement areas
• spatial extent of development.
PLANNING STANDARDS
The planning standards are fixed for various
types of uses such as:
➢ Educational facilities such as primary school,
high school and college.
➢ Medical facilities such as dispensary, health
centre and hospital.
➢ Shopping facilities such as departmental
stores, shops etc.
➢ Miscellaneous amenities such as burial ground,
crematorium, cinema, auditorium, stadium, petrol
filling cum service station, police station, post
office, fire station, library, community hall,
telephone exchange etc.
➢ Width of roads such as village roads, state roads,
national highway etc.
➢ Development of land for the construction of
buildings in the form of various buildings bye-laws
etc.
LAND USE
Land use refers to the
manner of utilization
of land, including its
allocation,
development and
management.
Land Use - Int roduc t ion
It is the human use of land.
Municipal governments divide the land into various land
uses In order for an urban area to function effectively and
to meet all the needs of citizen .
It involves the management and modification of natural
environment or wilderness into built environment such as
fields, pastures, and settlements.
Land Use - OBJECTIVES
• To promote efficient utilization, acquisition & disposition of
land and ensure the highest and best use of land.
• To direct, harmonize and influence discussions and activities of
the private and public sectors relative to the use and
management of lands
• To reconcile land use conflicts and proposals between and
among individuals, private and government entities relative to
the present and future need for the land.
L a n d U s e - OB J ECT I V ES
To promote desirable patterns of land uses to prevent
wasteful development and minimize the cost of public
infrastructure and utilities and other social services
to preserve areas of ecological, aesthetic, historical
and cultural significance
URBAN LAND USE - CLASSIFICATION
• Residential
• Commercial
• Institutional
• Industrial
• Transportation
• Utilities/Facilities
• Open spaces/greens
L a n d U s e - Re s i d e n t i a l
This is where people live. The type of housing in an area is based
on residential density, defined by Number of housing units in a unit
of land; Ex:
• Low Density : Single-family
homes, semi-detached homes, and
duplexes
• Medium Density : Town houses,
low-rise apartments,
• High Density : High-rise
apartments,
L a n d U s e - Co m m e r c i a l
Land that is set aside for commercial activities. This includes any land
use that is used for buying, selling, or trading goods and services.
Category includes all types of wholesale, retail and service activities
serving areas larger than neighborhoods.
L a n d U s e - Co m m e r c i a l
Category includes all types of wholesale, retail and service activities serving
areas larger than neighborhoods. These are :
• Major Central Business Districts in urbanized areas - shopping, service
area with largest dept. and variety stores, specialty, shops, business and
professional services, hotels, theaters, etc.
• Minor Central Business District in less urbanized areas - market as main
feature (types: wholesale market, wet and dry market); mixed use
development.
• Highway Service Centers or Commercial Strips such as highway gas
stations, motel and restaurants-extension of CBD
• Neighborhood Center – local sources of staple and convenience goods and
services; built around supermarket with convenience stores.
Land Use - Inst it ut ional
Land that covers the major public and semipublic uses like educational,
cultural, religious, health, protective and government services. It is
occupied by schools, hospitals, government offices, and places of worship.
Land Use - Indust rial
Land that is used for industry viz ; Factories, warehouses, power plants, or
places of resource extraction (like mines).
It includes manufacturing, refining, fabricating, assembly, storage, parking
and other incidental uses including food processing, cottage industry,
sawmills, rice mills, steel mills, chemical processing plants, etc. Also included
are the proposed industrial estates/subdivision
L a n d U s e - Tr a n s p o r t at i o n
• Land that is used for moving people and goods from one place
to another.
• Includes: sidewalks, roads, highways, subways, streetcars,
railroad tracks, freight yards, airports, marinas and any other land
that is used for transportation.
L a n d U s e - Op e n Sp a c e
• Land that is now vacant, or left in a natural state (like a woodlot),
or land that is for recreational use (parks, playgrounds, community
centres)
• Parks/Playgrounds and other Recreational Areas the space
requirement may be computed with the use of space standards
based on population or area of the municipality or city
• so called “non-functional open spaces” and includes lands
reserved for greenbelts and buffer zones; and other vacant lands
reserved for specific or functional purposes.
L a n d U s e - Op e n Sp a c e
L A N D U SE PL A N N I N G
• Refers to the rational and judicious approach of allocating
available land resources to different land using activities
and for different functions consistent with the overall
development vision/goal of a particular city
• refers to a document embodying a set of policies
accompanied by maps and similar illustrations which
represent the community desired pattern of population
distribution and a proposal for the future allocation of land
to the various land-using activities.
L A N D -U S E PL A N N I N G PR I N C I P L E S
• Evaluate and record unique features.
• Preserve unique cultural or historical features.
• Conserve open space and environmental features.
• Plan for mixed uses in close proximity.
• Plan variety of transportation options.
• Set limits and managed growth patterns.
• Encourage development in areas of existing infrastructure.
L A N D U SE M A PS/M A PPI N G
• Land use map is the graphical representation of Land use for
a place or particular in an area.
• It is a convenient visual form of spatial data, their distribution
and relationships
• It is a graphic depiction of all or part of a geographic realm
where the real-world features have been replaced with
symbols in their correct spatial location at a reduced scale
CON CEPT S OF L A N D U SE
COMPATIBLE AND INCOMPATIBLE LAND USES
Some land uses are innately incompatible while others
are completely compatible.
Compatible uses can coexist harmoniously and
effectively in an orderly management.
CON CEPT S OF L A N D U SE
BEST USE OF THE LAND
• The use of land which generates the maximum profit
without negative consequences especially on the
environment
• Land should be used in such a manner consistent with its
natural qualities to maximize its productivity and also adhere to
the principles of sustainable development.
• utilizing land in a manner that is beneficial to both man
and environment.
LAND USE MAP
mity School of Architecture & Planning
