Assessing the role of Master Planning in 5 Acre, 50 Acre, 100 Acre to 200 Acre Land
Master planning process allows for a planned development of a plot by utilizing its social and economic potential. Strategic development of large acres of land is crucial as the functioning of the entire settlements depends on its planning. The outcomes of the planning strategies are consequently seen when the plot is used by its residents; hence it is important to plan beforehand to predict any disorders in the functioning of large land areas. Master planning of townships include residential and commercial spaces with supportive infrastructural facilities like- schools, healthcare centers, wellness amenities, religious structures, etc. This subsequently gives rise to a community and also employment opportunities that forms a community.
The initial steps for developing a master plan of any acreage requires a comprehensive study of the following reports or surveys which are significant factors of consideration for the planning process.
Plot areas ranging between 5 acres to 200 acres are evidently different, so the approaches to planning strategies will also differ; though the preliminary study of determining the permissible FSI/FAR remains common for all. Depending on the area of the plot and the FSI/FAR rules of the region, the permissible density of the population that the plot can hold is calculated. This data gives a clear picture for the space allocation. This is a crucial step as it plays an important role determining the amount of resources, infrastructure and sq.ft space that would be required to sustain the total number of residents in that plot area. When the number of residents is increased to maximize the FSI, the plot area remains unchanged which puts a strain on the housing and transportation which is detrimental to the well-being of the living community as a whole. For 5-50-acre plot areas, residential housing along with supporting amenities are proportional to the population hence it is required to be thought for.
As the area increases, from 50-200 acres, additional infrastructure facilities need to be considered.
(i) Primary education: so that all children in the community have access to educational facilities from an early age to secondary levels.
(ii) Healthcare facilities: to provide for immediate medical help for large townships in cases of emergencies. They must be provided at important street nodes for ease of access.
(iii) Religious Buildings: Places of worship play an important role in providing social belongingness in a community and hence must be considered as an important infrastructure within large township complex.
(iv) Electrical substations: In order to provide electrical connection to large acres of townships, infrastructural space for electrical HT/LT panels must be allotted.
Residential townships create communities by incorporating design elements and strategies which can help in providing belongingness, safety and social life to the residents that enhance their living experience. Following strategies where incorporated and can help in making townships that are not just enclosed spaces for living but provide a harmonious balance of built and unbuilt spaces.
Master planning involves a comprehensive study of the region’s statistics and collaboration with various stakeholders which helps in optimal use of the plot for creating a thriving township. The design should aim to responsibly translate itself with active co-operation and participation by clients, concerned professionals, planning authorities and the end users.
The initial steps for developing a master plan of any acreage requires a comprehensive study of the following reports or surveys which are significant factors of consideration for the planning process.
- Feasibility report: This provides an overall extent of development as per FSI/FAR that is possible on a particular land parcel. This is derived according to the plot location and the regional building regulations. As per the best information, the developer can derive the overall built-up area that they are allowed to construct.
- Land Survey: This study provides data about the topography and the plot surrounding information. These specifications help in deciding the type of foundation design, construction technique, drainage layouts planning for vehicular access and pedestrian pathways.
- Soil Investigation: A soil test report is essential for planning and construction. By analyzing the soil composition, characteristics and stability, the planner can make informed decision regarding the design, foundation and construction material. This information is crucial to ensure the structural integrity and safety of the buildings. It also helps in identifying any potential issues that may arise during construction due to site conditions. For instance, if the test reveals the presence of high ground water levels or soil with poor drainage properties, the planner can incorporate necessary provisions into the plan, such as subsurface drainage systems, to manage the water effectively and prevent water damage to the building. By proactively addressing these concerns we can optimize the overall construction process and minimize any potential problems that would arise in the future.
- Climate: According to the location of the plot, the seasonal wind direction, sun path diagram analysis and data about natural calamities of the region can be helpful for analyzing the site. Along with this, demographics, neighboring infrastructure trends and growth patterns can also be studied to develop the township that form a part of the existing infrastructure. Upcoming surrounding structures and decibel levels help in determining the private, semi-private and public zones within the overall plot considered for master planning.
- Sociological Concern: The sociological condition plays a significant role in the master planning process as it helps the planner to understand the needs and aspirations of the community. By considering sociological factors such as, demographics, social norms and cultural values, the master plan can be more inclusive, sustainable and responsive to the community it serves. Demographics provide valuable information which helps in identifying specific needs, such as housing, transportation, healthcare, educational facilities, to cater to the diverse population. For instance, a rapidly aging population may require more retirement homes or accessible infrastructure, which a young population might benefit from additional recreational spaces. By analyzing sociological conditions, a planner will be able to allocate resources efficiently and create a more equitable and livable environment. Different communities have distinct ways of life, customs and beliefs that shape their preferences and behaviors. These studies help the planner to understand what matters most to the community.
- Client and Project requirements: It is important to understand the needs and concerns of the region to develop a holistic master plan for the community. These factors along with the requirements of the client must be compiled that serve as guides to develop a layout that is responsive to the needs/demands of the region.
Plot areas ranging between 5 acres to 200 acres are evidently different, so the approaches to planning strategies will also differ; though the preliminary study of determining the permissible FSI/FAR remains common for all. Depending on the area of the plot and the FSI/FAR rules of the region, the permissible density of the population that the plot can hold is calculated. This data gives a clear picture for the space allocation. This is a crucial step as it plays an important role determining the amount of resources, infrastructure and sq.ft space that would be required to sustain the total number of residents in that plot area. When the number of residents is increased to maximize the FSI, the plot area remains unchanged which puts a strain on the housing and transportation which is detrimental to the well-being of the living community as a whole. For 5-50-acre plot areas, residential housing along with supporting amenities are proportional to the population hence it is required to be thought for.
As the area increases, from 50-200 acres, additional infrastructure facilities need to be considered.
(i) Primary education: so that all children in the community have access to educational facilities from an early age to secondary levels.
(ii) Healthcare facilities: to provide for immediate medical help for large townships in cases of emergencies. They must be provided at important street nodes for ease of access.
(iii) Religious Buildings: Places of worship play an important role in providing social belongingness in a community and hence must be considered as an important infrastructure within large township complex.
(iv) Electrical substations: In order to provide electrical connection to large acres of townships, infrastructural space for electrical HT/LT panels must be allotted.
Residential townships create communities by incorporating design elements and strategies which can help in providing belongingness, safety and social life to the residents that enhance their living experience. Following strategies where incorporated and can help in making townships that are not just enclosed spaces for living but provide a harmonious balance of built and unbuilt spaces.
- Designing with nature: It is crucial to consider the site ecology while developing large acres of land. Collaborating with various specialists provides the optimal design for the specific location of the plot. For example, while designing open landscaped spaces, architects, arborists and horticulturists work together with the technical specifications, during the planning process. Likewise, in the planning of road and building construction structural engineers along with MEP consultants provide details for the various systems for a smooth functioning.
- Balance between Commercial and Overall development: The amenity spaces provided in a township should have a variety of recreational and commercial spaces that respond to the demographic. As the plot area increases, the typologies of the infrastructure must also include educational buildings, institutional buildings, etc.
- Division of Spaces for Residents: It is important to consider the proportions of amenity spaces according to the population density. Along with the amenities, density of vehicular and pedestrian traffic must be considered for the road planning. The percentage allotment of the space must comply with the regional space regulations according to the density of the population that the plot will hold.
- Common Spaces/ Play Areas: Outdoor open spaces provide common points of gathering and connections to nature. Such common spaces are enablers of social belongingness and community life. They provide opportunities of interactions within the community and act as connecting links for people. Considering today’s urban fabric, these spaces must be incorporated as lack of such open spaces can lead to social isolation among residents.
- Organic Development: A layout that is not structured allows in creating interesting visual perspectives. When the residential building blocks are placed one after the other, the array of structure can appear monotonous and intimidating as a whole. Whereas, when one block leads to another through curvilinear or staggered paths, it creates a unique visual perspective. It also allows for the formation of interesting light, shade and shadow.
- Easy Flow of movement: The planning of the connectivity to the various spaces in the township should allow for easy navigation. Street planning with easy access to spaces frequently used by the residents must be placed in the vicinity. The movement of the residents, through a vehicle or by foot, must not fully rely on signages. Through design, we can create landmarks or distinct junctions which reinforces cognitive memory of the physical space by relating to elements of the surrounding like landscape or built structures. This provides confidence to the residents in navigating within their own neighborhood which facilitates belongingness.
Master planning involves a comprehensive study of the region’s statistics and collaboration with various stakeholders which helps in optimal use of the plot for creating a thriving township. The design should aim to responsibly translate itself with active co-operation and participation by clients, concerned professionals, planning authorities and the end users.