REM 256

TOPIC 2
THEORY RELATED
TO LAND USE
B: THEORIES OF
URBAN
STRUCTURE
 LEARNING OUTCOME
At the end of this topic, students should be able
to:

1. Apply fundamentals principle of planning to

perform land evaluation in the land use planning.
 OUTLINES
 Theories of Urban Structure
 Concentric Zone Theory
 Sector Theory
 Multiple Nuclei Theory
What are the theories of Urban
Structure????

Do you feel that different

types of people and businesses
tend to exist within the urban
setting??
The theories of urban structure focusing on the layout
and urban land use structure in its relation to
economic activities and socio-economic traits of its
residents. Urban structure can also refer to the
urban spatial structure, which concerns the
arrangement of public and private space in cities and
the degree of connectivity and accessibility.
PUTRAJAYA CITY CENTRE
MASTER PLAN
FOREST CITY JOHOR
BAHRU
Sociologists, economists and
geographers

Three models are described

URBAN STRUCTURE
THEORIES
CONCENTRIC ZONE THEORY
(E.W BURGESS)
 CONCENTRIC ZONE THEORY
 Emerged from the work of E.W. Burgess on
Chicago city in the year 1900
 Suggested that the urban land use structure of
Chicago city has characteristics of concentric
circle
 The Concentric ring model also known as the
Burgess model was the first to explain
distribution of social groups within urban areas.
 CONCENTRIC ZONE THEORY

 Burgess's work is based on the bid rent curve.

 This states that the concentric circles are based
on the amount that people will pay for the land.
 This value is based on the profits that are
obtainable from maintaining a business on that
land. Eg: The centre of the town will have the
highest number of customers so it is profitable
for retail activities.
 CONCENTRIC ZONE THEORY
 Manufacturing will pay slightly less for the land as they are only interested
in the accessibility for workers, 'goods in' and 'goods out'. Residential land
use will take the surrounding land.

 City has a single centre, otherwise known as the CBD (Central Business
District)

 Around the business centre is an area of older industry and beyond that are
residential areas

 It is assumed that the poor cannot afford to commute long distances, and also
that they must live in the older and cheaper houses near the centre, so low
class residential are near the CBD

 The wealthy live in a commuter zone outside the city proper

 Zone 1: Central Business District (CBD)
 
 Its represent as a central zone for all activities including business and
trading, services and social activities, transportations, politics and
administration. It consist of two zone namely;

 Real Centre Zone (CBD Zone)

Situated at the town centre where land use activities are storehouse, large
shops, banks, hotels, clubs, cinemas, and office space. Besides, this zone has
been attractive for various economic activities, social and politics. It’s
declared as a main central area for a town.

 Zone surrounded the town centre (Factory Zone)

The main activities in this zone are wholesale trading and warehouse. From
land use structure aspect, it’s alternate with wholesales and warehouse
stores. In the case of area near from the sea, the zone will act as a port.
 Zone 2: Transitional Zone

 This is the zone which changed its land use features. This
is where residential area starting. Half of the land uses in
this area are consisting of terrace houses and the
remaining are obsolete houses. Residents had left their
settlement area which the quality is diminished.
 Those residents in lower social status and economic’
group will take over their place. They had posted many
advertisements for letting a house because want to
transfer to Low Income Housing Zone.
 There is a decrease in slum area due to improper
planning.
 Zone 3: Independent of Workers’ Home

 This area is occupied for residential purpose and also known

as “inner city” or “inner suburbs.” It consisted of houses built
to accommodate factory workers but had better condition than
the transition zone. This area has a mix of new and old
development and generally requires orderly redevelopment.
People living in this zone are second generation immigrants
as many moves out of the transition zone to this zone
whenever affordable. This zone is nearest to the working area
with modest living conditions, and this resulted in reduced
commuting cost. Another interesting feature includes the large
rental housing occupied by single workers.
 Zone 4: Better Residences

 Was a large settlement area in town. It is a residential area for

those white collars’ workers and middle income group. There is
also residential area for shop owner, businessman, professional
workers, clerks and salesman. Those peoples are affordable to
buy or rent in more convenience area compare to transitional
zone.
 
 The residential houses here consist of individual lot, terrace
house, flat house, and housing hotel. There is also small
business centre functioned to provide services within its
neighbourhood. It is better in term of planning and arrangement
compared the previous zone.
 Zone 5: Commuter Zone

 The outer zone was settlement area out of town. This zone
is a residential area for high income earner and considered
wealthy. In 1920 to 1930, Burgess believes that those
people who have transportation affordable to live here.
They travel from their working area in town which is
centre of business activities.
 -The development of residential area is along main road
or transportation route. Besides, there is a Satellite City
form in residential area functioned as mini business
centre. This is due to the increasing number of residents
hence led to another settlement area.
 LAND USE GROWTH
PROCESS
 A view of land use structure, Burgess believes that
Sector Model will change dynamically while this
model will happen from inner to outer part
radially from its centre.
 Town centre is importance for business and
trading area. Overall, the spread out of town is
starting from 1 centre hence lead to the large
central zone known as Central District. Therefore,
land use will change from time to time.
 LIMITATIONS OF THE
MODEL
 Physical features - land may restrict growth of certain sectors. Eg: Hills
and water features may make some locations unusually desirable for
residential purposes.
 Commuter villages - commuter villages defy the theory since they are
located far away from the city.
 Changes such as advancement in transportation and information
technology and transformation in global economy, sometimes cities are no
longer organized with clear "zones"
 Decentralization of shops, manufacturing industry, and entertainment
 Examples of Burgess Model:
London
https://coggle.it/diagram/WE8ufXuQVxkEBnMy/t/
burgess-model-london

- Chicago City
SECTOR THEORY
(H. HOYT)
 SECTOR THEORY

 Formulated the sector theory in the year 1939

 H. Hoyt (1939) criticized Burgess Model as too
simple and inaccurate
 Urban land use and growth are based on
transportation routes and linear features eg:
roads, canals, railroads, and major boulevard. It’s
not just concentric zones around CBD.
 SECTOR THEORY
 According to this model:
IT’S ALL ABOUT TRANSPORATION
- Many factories and industrial activities follow
rail lines.
- Lower socio-economic housing follows lines of
public transportation.
- Sectors that service visitors are located along the
major highway.
 ZONE 1 – CBD AREA

 Zone 1 is a central district area for business. Zone

1 consists of 2 zones inside. Details of the zones
are same as Concentrate Zone Theory.
 ZONE 2 – TRANSPORTATION AND
FACTORIES / INDUSTRY

 There has no settlement area in this zone.

Activities in this zone was trading and factoring,
also light industry such as photocopying, bakery,
etc. Rationally, the zone situated next to CBD
area which provide all facilities on trading and
business activities.
 ZONE 3 – LOW CLASS RESIDENTIAL

 Land use structure for residential area is starting

here. Residents in this area are those from low
income earner. Property type in the area was low
cost housing which offers more cheaply in value.
Mostly unskilled workers and factory worker
lived here.
 ZONE 4 – MEDIUM CLASS RESIDENTIAL

 Land use in this zone is for settlements area

focusing on medium income group. They have
better income compared to low income group.
The residential area is more proper in planning
and convenience.
 ZONE 5 – HIGH CLASS RESIDENTIAL

 High class residential area is for those group

which wealthy and rich. Property constructed
was high class building hence higher market
value. This group of people more concerning on
calmness, privacy environment and located far
away from crowded area. There is only a small
portion represent this.
 THE CRITICISM ON SECTOR THEORY

 Low cost housing near to the industry

 Instead of transportation concerns, factors such
as social, sentiments and aesthetic value more
influence
 Pollution
 Example of Sector Theory:
Bristol City
 Bristol; for example seems to follow it, it has a
very clear industrial sector following the main
rail line and the river Avon. Despite the division
between land uses being far too clear cut, they do
provide a bench mark for comparison and allow
us to have a basic understanding of the complex
processes that determine the distribution of land
use within a city.
 MULTIPLE NUCLEI
THEORY (HARRIS AND
ULLMANN)
 MULTIPLE NUCLEI
THEORY
 Proposed by C D. Harris and Edward Ullmann in
the year 1945
 The development of land use structure does not
focus on certain areas only as other central point
can grow and has its own attraction.
 These city centres are known as ‘nuclei’ and are
able to plan a differ land rent use with other
cities.
 MULTIPLE NUCLEI THEORY
 The model describes the layout of a city. It notes that while a city
may have started with a central business district, similar
industries with common land-use and financial requirements are
established near each other.
 These groupings influence their immediate neighborhood. Hotels
and restaurants spring up around airports, for example. The
number and kinds of nuclei mark a city's growth.
 The theory was formed based on the idea that people have greater
movement due to increased car ownership.
 This increase of movement allows for the specialization of
regional centers (eg. heavy industry, Business Park). There is no
clear CBD (Central Business District) in this type of model.
 THE CHARACTERISTICS OF MULTIPLE
NUCLEI THEORY

 A city will grow from one nucleus. When the city

grows, then new city centres will grow.
 A few cities expand from more than one central
point and later joined to become a big city.
 There are a few groups of land use type that can
expand around the nucleus of big cities;
 Other city centres may grow due to certain needs
by the city society.
 
 FACTORS THAT FORM LAND USE PATTERN
SEGREGATION

 Interaction between activities and the needs.

The relation between activities led to attraction toward certain location in
town.
 Economic of agglomeration.
Cluster activities create agglomeration benefit – economic
agglomeration.
 Variety of land use is not suitable for only one area.
Various land use is not suitable for instance industry area placed together
with high income housing area.
 Cost factor.
Economic activities in town relate with availability of cost. Heavy
industry for example will incur a higher cost therefore suitable to locate
in suburbs area (lower land value).
 CRITICSM OF MULTIPLE
NUCLEI MODEL
 Potential accessibility problem
 Cannot produce a simple model of urban
structure
 CBD were losing dominance
 Not applicable to oriental cities with different
culture, economic and political background
EXAMPLE OF MULTIPLE NUCLEI THEORY:
ST. PAUL, AMERICA
 CONCLUSION
 Location of urban land use is determined by the market forces of SS, DD
and price
 Land use theories provide a basis for location of urban land use and
hence the respective land values (rent or price)
 In the case of property market, response may be slow due to market
imperfections
 Nevertheless, land use theories provide a guide on land use pattern and
hence land values
 The various theories can be regarded as being complementary to one
another rather than exclusive, the later ones modifying the earlier to take
account of the movement of population and employment to the suburbs.
 Complying The Universal Planning Doctrine and holistic approach must
take into consideration for the better planning system.
 REFERENCES
 Garden Cities of To-Morrow (London, 1902). Reprinted, edited with a Preface
by F. J. Osborn and
 An Introductory Essay by Lewis Mumford. (London: Faber and Faber,
[1946]):50-57, 138- 147.
 www.linearcity.org
 http://www.mbsa.gov.my/home
 As in A. Faludi, 1973, A Reader in Planning Theory.
 Cliff Moughtin, Taner Oc and Steven Tiesdell, 1995, Urban Design: Ornament
and Decoration
 L. Mumford, 1961, The City in History.
 L. Mumford, 1953, The Highway and the City
 http://info.worldbank.org/etools/docs/library/235915/s5_p22paper.pdf
 Halmi Zainol. (2000), Pendahuluan kepada Perancangan Fizikal. Universiti
Teknologi MARA, Shah Alam.
THANK YOU