All planning Theories

1. PLANNING THEORIES
URBAN REDEVELOPMENT
Submitted by :
SIMRAN VATS
FACULTY OF URBAN PLANNING AND ARFCHITECTURE
SUPVA, ROHTAK

2. Garden city Theory
Garden city, the ideal of a planned residential community Howard’s plan for garden cities
was a response to the need for improvement in the quality of urban life, which had become
marred by overcrowding and congestion due to uncontrolled growth since the Industrial
Revolution.
Howard’s solution to the related problems of rural depopulation and the runaway growth of
great towns and cities was the creation of a series of small, planned cities that would combine
the amenities of urban life with the ready access to nature typical of rural environments.
Following is the diagram suggesting garden city concept known as the three magnet diagram.
•The main features of Howard’s scheme were:
(1) the purchase of a large area of agricultural land within a ring fence
(2) the planning of a compact town surrounded by a wide rural belt
(3) the accommodation of residents, industry, and agriculture within the town
(4) The limitation of the extent of the town and prevention of encroachment upon the rural
belt (5) the natural rise in land values to be used for the town’s own general welfare.

3. CONCENTRIC ZONE THEORY
• Concentric Zone Model Theory was created by sociologist EW Burgess in 1925.
• Based on a study of land use patterns and social group in Chicago. City grows
outward beginning with the CBD.
• Similar & functionally related activities will locate at the same distance from CBD.
• Formation of zones is based on accessibility in distance to the city center. City is
divided in to 5 concentric zones:
• Zone I Central Business District: Hotels, Offices, Businesses, Other Commercial
activities)
• Zone II Zone of Transition: Gray zone, Tendency to conversion of land uses
• Zone III Lower Income working People: Homes/slums
• Zone IV High Income Residences: White Collar/middle class families
• Zone V Commuter Zone: People who work in the center choose to live in the suburbs
Central Business District
1) Social and civic life of city is found in this zone.
2) It contains shopping areas, hotels, office buildings, banks, theatres, wholesale centers, and
other businesses.
3) These are the uses which seek central location for their success and utility.
4) Public uses should be equidistant from the surrounding areas
5) It also contains, in short, the economic, political and cultural life of the city.

4. 6) City parks, marriage halls, higher order education facilities, hospitals are also located in
the center.
7) Uses along the boundary of this zone are the wholesale markets, ware-houses, industry
which don't require much area.
Zone of Transition
1) Characterized by mixed pattern of industrial and residential land use
2) This zone is identified by both area wise and population wise. Area wise it is in Limbo
(means it is in uncertain condition or transition phase or keeps on changing).
3) Immediately adjacent to the CBD, it is an area that may be slated for expansion if the
business is good. Inthis zone land and properties are held for speculation purposes.
4) It inherits instability and attracts population which is similarly in transition. Further it can
also be identified by the variety and changing character of land uses.
5) The residential area also starts from this zone. Other identifying features of this zone are
the old structures, apartments (multi-storey buildings), residential slums and shabby homes.
Lower Income Working People's Zone
1) Lower status residential area
2) The "workingmen squarters"
3) Solid blue-collar, located close to factories of zones 1 and 2
4) More stable than the transition zone around the CBD
5) Often characterized by ethnic neighborhoods
6) Spreading outward because of pressure from transition zone and because blue-collar
workers demanded better housing
High Income Residences It contains large residential area of city. It is also called high class
residential zone in the Concentric Zone Model Theory Well decorated, undivided and costly
constructed high class residences are found in this zone.

5. Further detached houses and apartment buildings with high quality infrastructure and
community facilities are included in this zone. In most cases, this zone may be the most
accessible area from all parts of the city
Commuters' Zone Burgess dealt fully with this fifth zone. In this zone, all the suburban
communities found along the arteries of transportation. As growth occurs, each inner zone of
the generalized diagram tends to invade the next outer zone. Sociologist says it is a process of
invasion-succession. And the rate of progression of this tendency depends on economic
expansion in the city and rate of population growth.
Limitations of The Concentric Zone Model
Too simple and Static Limited in historical and cultural applications. It is a product of its
time. (1950s) The model was developed for American cities and has limited applicability
elsewhere. Ignorance to the process of redevelopment
SECTOR THEORY
• Developed in 1939 by Homer Hoyt ,states that a city develops in sectors, not rings
• All land uses except the CBD form sectors around the city centre.
• The land use zones are influenced by radial transport routes.
• High-rental and low-rental areas repel one another.
• Criticisms about sector model
• Applies well to Chicago.
• Low cost housing is near industry and transportation proving Hoyt’s model
• Theory based on 20th century and does not take into account cars which make
commerce easier
• With cars, people can live anywhere and further from the city and still travel to the
CBD using their car. Not only do high-class residents have cars, but also middle and
lower class people may have cars.

6. Gandhinagar
Gandhinagar is planned to function mainly as administrative center for the state.
• The sectors are numbered from 1 to 30 and they are formed by seven roads running in
each direction and cutting each other perpendicularly.
• They are planned on the neighborhood concept in two phases:
First Phase - The basic amenities were constructed.
Second phase - constructions of capital complex, sports complex, town halls, research
institution, cinemas,cultural centers, residential bungalows etc.

7. MULTIPLE NUCLEI MODEL
• A model of urban land use in which a city grows from several independent points
rather than from one central business district.
• Apart from the CBD, there are several separated, secondary centers.
• Certain functions require specialized facilities or sites, e.g. a port district needs a
suitable waterfront.
•
Advantages
• Optional locations for focal activities and system terminals
• Good psychological orientation
• Adaptability to existing conditions
Disadvantages
• Depends on stability to key points
• Potential accessibility problems
• Tendency to dilute focal activities
LANDUSE & LAND VALUE THEORY
The theory of economic rent was first propounded by the English classical economist David
Ricardo (1773-1823). David Ricardo in his book “Principles of political economy and
taxation”, defined rent as that: “portion of the produce of the earth which is paid to the
landlord on account of the original and indestructible powers of the soil, Ricardo in his theory
of rent has emphasized that is a reward for services of land which is a supply. Secondly, it

8. arises due to unique qualities of land which are indestructible”. The primary indestructible
powers of the soil include natural soil, fertility, mineral deposits, climatic conditions etc
Value Model : The land use model is mathematically based model that simulates future land
use and which offers an integrated view on all types of land use. It deals with geographic,
economic, urban, social, environmental, public interest, political, demographic, laws and
logistic variables, usually distinguishing seven or more different land use categories,
residential , commercial , educational ,medical , social , recreational and cultural.

9. BID RENT THEORY
Bid rent/land rent theory shows how much different sectors of the economy are prepared to
pay for land. Basic assumption is that accessibility is increased with centrality and therefore
retailing is prepared to pay a high price for land in the CBD. As distance from the increases
availability of land increases and it is affordable for residential and even agricultural use.