Plotted housing Design and Planning

New housing schemes are required to link well to existing residential developments, as demonstrated by this sketch of a mixed type modern housing scheme. Designing a mass housing with several types of households.
Keeping in mind the following: -

  • Segregation of housing types - 
  • Main artery road - 
  • Community spaces location - 
  • Safety - 
  • Open Spaces - 
  • Noise Control 

Irregular site allows for making small clusters of Housing Typologies The connectivity via a road is important since there has to be only one entry. The Major entry needs to be traffic free. Site allows for sufficient clusters to be formed and the remaining acute space can be covered in open spaces.

Main Characteristics of Plotted Development

  1. Involves development based on and comprising of number of plots having variable size generally of smaller size
  2. Land generally owned individually or jointly in the name of few family/friends to promote individual housing
  3. Low rise going generally up to 3 stories high, height
  4. Low with larger area going under roads , opens spaces and community facilities
  5. Low due to individual ownership, depending upon individual capacity, resources or willingness to construct entire or part of building
  6. Small in area - Open spaces available within plots and held in private ownership with limited use only by the owners- Increases need for provision of large open spaces at the sector level
  7. Cost of construction is generally high as in the case of low rise buildings
  8. Low social sustainability due to lower social interaction promote by individual living
  9. Low level of safety and security due to individual living
  10. Promotes individual living leading to anonymity and exclusion
  11. More design flexibility due to single unit and limited ownership
  12. Higher cost due to individual maintenance. Expensive considering life-cycle cost of building. 
  13. Low creation of housing stock- due to non-construction on plot in one go and lower land utilisation
  14. Makes cost of housing high and unaffordable due to land cost and cost of construction. Inefficient method to create large affordable housing stock
  15. Low sustainability-due to large dependence on common facilities and services provided in the sector
  16. Offers limited options for using state of art construction technologies and minimising cost 
  17. Offers limited effective /efficient and cost-effective options for promoting energy efficiency, rain water harvesting , ground water recharging and solid waste management.
  18. Ground coverage generally higher as compared to flatted development with ground coverage and FAR becoming lower with increase in plot area. Number of development units and population density not defined for plotted development
  19. Parking norms are not defined for plotted development, irrespective of plot size

Main Characteristics of Flatted Development

  • It involves development based on on plots of larger area as compared to plotted development
  • Land held in joint ownership with large numbers of owners to promote group housing
  • Pattern of Development is high rise generally going 4 or more stories. 
  • High land utilisation with smaller area going under roads, opens spaces and community facilities
  • High housing density due to joint ownership and depending upon combined resources and combined effort to provide dwelling to all land owners
  • Large open area- jointly held in joint ownership to be used widely for the benefit of all the owners. Reduces provision of large open spaces at the sector level
  • Cost of construction is generally low due to high rise and repetitive design of dwelling units
  • High social sustainability due to higher social interaction based on community living
  • High degree of safety and security due to community living
  • Promotes community living leading to higher social interaction
  • Low design flexibility due to multiple units and joint ownership leading to repetitive nature of design of dwelling units 
  • Low maintenance cost- due to collective maintenance done by society created by the flat owners . Monthly maintenance charges are paid by each flat owner. Cost- effective considering life –cycle cost
  • High creation of housing stock due to construction of all flats in one go and higher level of land utilisation
  • Makes housing cost-effective and affordable due to shared land cost and lower cost of construction, best method to create large housing stock 
  • High sustainability- due to provision of common facilities and basic services as part of group housing
  • Offers large options for using state of art construction technologies to promote cost and material efficiency
  • Offers Large effective/efficient and cost-effective options for promoting energy efficiency, rain water harvesting , ground water recharging and solid waste management 
  • Ground coverage generally low as compared to plotted development. Ground coverage and FAR do not change even with increase/decrease in plot area. Development largely governed by pre-defined density and size of dwelling units.
  • Parking norms are clearly and precisely defined for flatted development, depending on the size and category/number of dwelling units

Plotted land development projects

The advantages are many—quick monetization of land, faster sales pace of plots than apartments, better cash flow generation, and quicker exits from investments compared to longer periods of constructing housing projects.
A plotted project can be completed in a year or so, unlike villa or apartment projects that take multiple years to be completed. It also offers better internal rate of return for developers, attracts higher investor demand along with limited risks in project execution, as well as faster approvals.
Plotted development is a smart strategy in the current scenario. It is easily the best way for developers to liquidate their land.

Affordable plotted housing policy 

The policy will facilitate creation of additional affordable housing stock in the low and medium potential towns. The Deen Dayal Jan Awas Yojna aims at developing ‘high density plotted colonies’ in low and medium potential towns where small plots are made available through a liberal policy framework. All projects are be required to be completed within seven years from the date of granting licence.

The projects would be allowed in residential zone of notified development plans of low and medium potential towns of the State.

Net planned area

Under this policy, not more than 30 per cent of the net planned area under residential zone, inclusive of 20 per cent area limit for group housing projects, can be allowed for projects, he said.

The minimum and maximum net planned area for such projects would be five acres and 15 acres respectively. Not more than 10 per cent of the licenced area should fall under sector roads, the spokesperson said.

The maximum permissible area of a plot shall be 150 sq metres. The coloniser would transfer 10 per cent area of the licenced colony free of cost to the government for community facilities, he said, adding registration of independent floors in plots and stilt parking would be allowed.

nder the scheme, projects must be completed within 7 years (5+2 years) from the date of grant of licence. The minimum and maximum net planned area for any such projects shall be 5 acres and 15 acres. The developer can utilize not more than 10% of the licensed area for sector roads, while he will transfer 10% of the area, free of cost, to the government for the provision of community facilities.

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