Urban Sprawl

because of
limited Land
Supply in
City…

Is there a real
land shortage or it
is a Man Made
Shortage? Source: http://trileafdesigns.com/blog/tag/city

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 Government
Actions
•Infra Investments
•Land Use Regulations
•Taxation
•Land Banking

Government
Actions
& Market
Spatial Reaction
Structure

Spatial Impact Impact on

Informal Sector

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Source: http://alain-bertaud.com/
Densification
is indeed the
order of
day…
FA R
… the tool to control cities

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 DENSIFICATION OF CITIES
A long term & strategic approach in New Town Planning
By
Anandan Karunakaran
Vice President
Surbana Urban Planning Group
Singapore
[email protected]

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 • OMSK
• Perm
RUSSIAN FEDERATION

• Shanghai • Suzhou
• Hangzhou
• Ulcinj • Hyderabad • Beijing • Wuxi
• Chennai • Chengdu • Shenyang
MONTENGRO • New Delhi • Chongqing • Shenzhen
• Kolkata • Tianjin • Guangzhou
• Vijayawada • Hefei • Kunming
• Bangalore • Hebei • Shandong
• Casablanca • Sikkim • Jinjiang
• East Hidd • Mumbai
MOROCCO • Doha CHINA
• Al Khor • Ilan
• Algiers • Al Wakra BAHRAIN • Umm Al
LIBYA QATAR Quwain
ALGERIA • Hanoi
• Abu Dhabi INDIA • Yangon • Ho Chi Minh TAIWAN
SAUDI
UAE • Dubai • Haiphong
• Jeddah ARABIA MYANMA
• Al Khobar
OMAN
R THAILAND PHILIPPINES
VIETNAM
• Lekki • Muscat • Manila
• Phnom Penh CAMBODIA
NIGERIA • Mindanoa
• Colombo SRI LANKA BRUNEI
MALAYSIA • Pulau Muara Besar
• Kigali MALDIVES
• Oyo-Ollombo • Male SINGAPORE
CONGO RWANDA • Penang INDONESIA
• Malacca
• Luanda • Kuching • Jakarta
• Johor • Medan
ANGOLA
• Bintan

MAURITIUS

• Royal Bafokeng Nation

SOUTH AFRICA

SUPG Global Reach in over 30 Countries & 60 Cities Copyrights Reserved 5

Integrated Housing Community,
at Sanlin, Shanghai
Reorganization and development of
Singapore styled township

Services : Master Planning

Type : Integrated Housing
Site Area : 623ha
Population: 160,000

Residential Township Project Portfolio – Shanghai China Copyrights Reserved 6

 Township at Pocharam,
Andhra Pradesh
A new paradigm in new town
development in India

Services : Master Planning

Type : Township Development
Site Area : 20ha (Phase 1)
280ha (Phase 2)
Population: 60000
Year : 2005

Residential Township Project Portfolio – Hyderabad IndiaCopyrights Reserved 7

 Bachupally New Township
Andhra Pradesh
New Sub Urban Township Development in Hyderabad

Services : Master Planning

Type : Suburban Township Development
Site Area : 400ha
Year : 2005

Residential Township Project Portfolio – Hyderabad IndiaCopyrights Reserved 8

Contents 1. Singapore Planning Experiences

2. Adapting Planning Principles in the

context of Developing Countries

3. Case Study – Kigali City Master Plan 2040

4. Concluding Remarks

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01 Residential Township Planning
in Singapore

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 Singapore
A Tropical City of Excellence
Comprehensively Planned for Year X

CLEAR & PRAGMATIC

o Towards a World Class Land Transport System
o A Regional Financial Hub
o Towards a Centre for High Tech and Research Based Industries
o Affordable Homes catering to New Lifestyle

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Early years……..the break through

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The Eighties……the development

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The Nineties……Refinement

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Now……Thematic

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Singapore New Town Planning
Principles and Standards

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 High Rise Public Housing Programme

1. Government Support
• Land Acquisition Act
• Housing Development Act
• Funding for Public Housing
• Creation of CPF
• Govt. Key Policy Driver of Development

4. Estate Management 2. Comprehensive

• Mandatory Payment of Service & National Planning & New
Conservancy Charges Town Development
• Govt Funding for Maintenance • Development of Long-term Land
• Leveraging off Technology Use Plan
Based Monitoring & Management • Creation of Total Living Concept
Systems • R & D in Design & Construction
Technology

3. Home Ownership Scheme

• Rental Housing for the Poor
• Innovative Ownership Schemes
for the Working & Middle Class
• Transparent Rules to Prevent Abuse

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Value & Uniqueness

High rise urban living

Green, clean and organised

Integrated transport system

Comprehensive facilities

Modern and Cosmopolitan

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HDB Towns

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 Adapting New Town

02 Planning Principles to the

Context of Developing
Countries

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 Housing Focused City Planning

1.0 Making a Sustainable Public Housing

Programme as part of a long term city master
plan’s vision & goals

2.0 Anticipating urbanization pressures and

depleting government land bank & resources

3.0 Creating job opportunities near home

Preparing a housing focused City Plan Copyrights Reserved 21

1. Integrated Township Planning
 Facilitating long term land banking for
affordable housing

 Facilitating the creation of quality living space

 Facilitating the creation of low carbon

environment

 Facilitating healthy mix of housing

 Facilitating cost effective infrastructure

development

 Facilitating effective estate management

Preparing a housing focused City Plan Copyrights Reserved 22

2. Prudent Land Use Management
 Anticipating high population growth &
migration

 Anticipating higher percentage of low income

group

 Anticipating depleting government land bank

 Anticipating the land requirement for

developing quality living space

 Anticipating the land requirement for

community development in the long run

Preparing a housing focused City Plan Copyrights Reserved 23

3. Creating jobs near home
 Decentralization of main employment centres
(industry, education, commerce, research)

 Integrating working spaces in the township

(light industries, commerce)

 Creating local jobs opportunities for low income

earners (estate maintenance, recycling, support
services)

Preparing a housing focused City Plan Copyrights Reserved 24

03 Kigali Master Plan
Rwanda
…A land of Thousand Hills

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Anticipating the Pressure of Urbanization & Housing

Area
Total 26,798 km2 (147th)
Population
April 2008 estimate 10,186,063 

2002 census 8,128,553 
Density 343/km2

Rwanda in progress Copyrights Reserved 26

 Total Area: 731 km2
City Pop. : 1.3 million (2011)
Household size: 4.8

Gasabo
Area: 430 Km2
Pop: 595,000
Buildable Area: 119.5 Km2
Pop (urban): 1.8 mil
Pop (rural): 0.25 mil

Nyarugenge
Area: 134 Km2
Pop: 350,000
Buildable
Kicukiro Proposed population Projections:
Area: 37.4 Km2
Pop: 1 mil Area: 167 Km2
Pop: 350,000
Buildable Area: 127.4 Km2  Kigali City 2010 2025 2040
Pop: 1.95 mil

Population (m) 1.3 3.1 5

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Constraints Plan

Nature areas:
19% wetlands
31% > 20% slope
____________________________
50% natural cons

19% of urban area in Kigali

encroaches in land unsuitable for
development

Developable land: <35%

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 Township Development Model
TRANSIT TRANSIT ARRODRDABLE HIGH DESNITY HOUSING MEDIUM & LOW DENSITY
CORRIDOR NODES HOUSING AREA &INFRA DEVELOPMENT BY SUBSIDIZED HOUSING
GOV DEVELOPMENTS

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Proposed Broad Zoning for Kigali

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 Zoning Districts for Kigali
4 Residential District 2 Industrial District
Single Family Residential District (R1)
Light Industrial District (I 1)
Mixed Single Family Residential District (R1A)
General Industrial District (I2)
Rural Residential District (R1B)
Low Rise Residential District (R2)
Low Rise Residential District (R2A)
Medium Rise Residential District (R3)
High Rise Residential District (R4)
 
 
4 Parks and Open Space District
5 Commercial Districts
Passive Recreational District (P1)
Mixed Use Commercial District (C1)
Active Recreational District (P2)
Neighbourhood Level Commercial District (C2)
Agricultural District (P3)
City Level Commercial District (C3)
Protected Area (P4)
City Level Commercial District (C3A)
City Level Commercial District (C3B)
City Level Commercial District (C3C)
Regional Level Commercial District (C4)
Regional Level Commercial District (C4A)
Retail Warehouse District (C5)
 

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 Overlay Plan - to Control the Minimum Development Density
Overlay Zoning. Overlay zoning is a regulatory tool that creates a special zoning
district, placed over an existing base zone(s)

Overlay zones are applied only in conjunction with other zoning districts, and may
impose a set of additional requirements or relax a set of requirements imposed by
the underlying zoning district.

Overlay zones are applicable when there is a specific public interest in a geographical
area that does not coincide with the primary district boundaries.

Purpose Applicability Gov Review

What is the Purpose and Special Commercial and The Planning Authority
Objective of this Overlay Residential Areas, will review the
District. Heritage Preservation Development
Generally for Preservation of Areas, Environmentally Applications for the
Heritage Buildings, Promoting
Higher Density Living along
sensitive Areas etc. Overlay District
Public Transit Corridors,
Environmental Protection, etc

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 Overlay to Ensure Desired Densities along Transit Corridors

Purpose Applicability Gov Review

To promote higher density Residential or Commercial CoK shall review all
developments along the Developments with in 300m development plans in corridor
Public Transit Corridors on either side of the Transit before issuance of building
Corridor permits.

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 Implementation Strategy
Land Acquisition Model Pooled Development Model Facilitator Model
• Gov. owns and/ or acquires pvt. • Gov. notifies a scheme for development • The Gov. provides only the public
land of the project and brings the land Infrastructure while the existing
Brief owners together as members of the land owners/ pvt. developer
• Subsequent development of the
Description scheme, develops the public arrange for other land and
project by government on its own
infrastructure and returns the lands/ undertake development
or through the private sector
property to the owners
• Land Acquisition • Notification of the scheme • Develops public infrastructure
• Develop vision, master plan and • Dialogue with the land owners to • Enacts regulations for attracting
development control norms for convince them to be a part of the private sector and specifying
the area scheme controls and norms to enable
Gov. Role development in line with
• Develop public Infrastructure • Develops vision, master plan and
envisaged vision
development control norms
• Sells land to pvt. sector for
• Assist the pvt. developer in
development of commercial • Develops public infrastructure and
acquiring land
infrastructure or offers it for hands the land back to the private
development under PPP model sector for a Betterment Fee
• Selling land to Gov. • Participating in the scheme • Undertaking development/
selling land to pvt developer
• Paying Betterment Fee
Land /Property
Owner Role • Develop as per master plan (on its own
or through other private sector
players)
• Develop the commercial • Works with the land owners for • Acquiring land
Pvt. Developer infrastructure as per the overall developing the commercial
• Developing the commercial
Role master plan infrastructure
infrastructure

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 Implementation Example

1
1

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 Implementation – R3 Zone

1
BRT CORRIDOR

D
OA
IALR
ER
T
AR
R3 ALONG THE BRT CORRIDOR OVERLAY EXISTING CADASTRAL AMALGAMATION+ NEW ROADS

BRT CORRIDOR
AD
ROL
RIA
TE
AR

LAND POOLING +
INFRASTRUCTURE

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04 Concluding Remarks

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Priorities for Urban Development

1. Market the overall objectives of the project

through project showcase and get the buy in
from all stakeholders

2. Increase the land supply and quantum of

development by coordinating the transport
and infrastructure investments

3. Audit the regulations systematically

Concluding Remarks Copyrights Reserved 38

 Basic Strategies

1. Concentrate on the policy and guideline

objectives

2. Always consider impact on the entire urban

structure and on the land supply when
financing infra and transport projects

3. Always a project should have a measurable

impact at the City Scale (on land supply, dwelling
units, density and GFA for instance)

Concluding Remarks Copyrights Reserved 39

Thank You...

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