1. INTRODUCTION TO INDUSTRIAL TOWNSHIP 2. FEATURES OF INDUSTRIAL TOWNSHIP 3. LAND-USE DISTRIBUTION FOR INDUSTRIAL TOWNSHIP 4. F.S.I. AND GROUND COVERAGE NORMS FOR INDUSTRIAL TOWNSHIP 5. F.S.I. AND ROAD WIDTHS 6. PARKING NORMS 7. URBAN DESIGN
1. INTRODUCTION TO INDUSTRIAL TOWNSHIP •
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Such urban area or part thereof as the Governor may, having regard to the size of the area and the municipal services being provided or proposed to be provided by an industrial establishment in that area and such other factors as he may deem fit, by notification, specify to be an industrial township. Under clause 5.4.9.1 of URDPFI (Urban and Regional Development Plans Formulation and Implementation), following state government township policies has been recognized •
Gujarat Integrated Township Policy, 2008 (GUDC)
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Himachal Pradesh Integrated Township Scheme
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Rajasthan Township Policy
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Integrated Township Policy, Housing & Department, Government of Uttar Pradesh
Urban
Planning Masterplan of Sanskar Township at Baroda by DBS Group
2. FEATURES OF INDUSTRIAL TOWNSHIP •
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Minimum area for township shall be 10 hectares. Local authorities would develop sector parks on the lines of sector roads as per zonal plans, road connectivity shall be ensured by the developer and no road shall be less than 12 M wide. FSI for the entire gross area of scheme shall be 1.2 Street Lights: The distance between poles should not be more than 30 meters. It is mandatory for the developer to establish and operate STP in the township along with recycling of treated waste water. Horticulture & Plantation: Trees of heights more than five feet should be planted with minimum of 30 trees per acre of the gross area. “
In township schemes local authority will construct community water harvesting structures and all water outlets and drainages will be connected to this structure. ”
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The design of the township shall aim at water and energy conservation.
KRIBHCO Township Peripheral Road
3. LAND-USE DISTRIBUTION FOR INDUSTRIAL TOWNSHIP
SR.NO.
LAND-USE CATEGORY
PERCENTAGE OF SITE AREA
1
Residential
20
2
Commercial
4
3
Industrial
40
4
Public and Semi-Public
6
5
Recreational
18
6
Transport and Communication
12 Total
100 * As per URDPFI guidelines, 2014
4. F.S.I. AND GROUND COVERAGE NORMS FOR INDUSTRIAL TOWNSHIP
SR.NO.
LAND USE TYPOLOGY
PERMISSIBLE F.S.I.
PERMISSIBLE GROUND COVERAGE
1
Commercial (differing built-typology)
By road width and plot size
50 %
2
Commercial for EWS
By road width and plot size
70 %
3
Residential (differing built-typology)
By road width and plot size
60 %
4
Residential for EWS
By road width and plot size
90 %
5
Institutional
By road width and plot size
60 %
6
Basic Social Infrastructure
By road width and plot size
70 %
7
Industrial
0.3
50 %
8
Open Spaces
0.2
30 % * As per Gujarat Integrated Township Policy, 2008
5. F.S.I. AND ROAD WIDTHS
SR.NO.
ROAD WIDTH
PLOT SIZE (sq.m.)
MAX. F.S.I.
PLOT SIZE (sq.m.)
MAX. F.S.I.
1
Arterial (60 m or more)
Upto 5000
2
5000 or more
Unlimited
2
Sub-Arterial (40 to 60m)
Upto 2500
2
2500 or more
Unlimited
3
Collector Street (30 to 40 m)
Upto 1500
1
1500 or more
3
4
Local Street (12 to 30 m)
Upto 500
1
500 or more
2
* As per Gujarat Integrated Township Policy, 2008
6. PARKING NORMS SR.NO.
TYPE OF USE
PARKING SPACE REQUIRED
REMARKS
1
Residential
15 % of max. F.S.I.
1) Dwelling units Above 80 Sq. Mts. built up area 50% of the total parking space requirement shall be reserved for cars. (2) Upto 80 Sq. Mts. built up area 25% of the total parking space requirements shall be reserved for Cars. (3) 10% of the total parking space requirements shall be reserved for visitors at ground level.
2
Industrial
10 % of Building Unit
50% of the total parking space requirements shall be reserved for Cars.
3
Commercial
30 % of F.S.I.
1) 50% of the total parking space requirements shall be reserved for Cars. 2) 20% of the parking space required at the ground level shall be exclusively provided for visitors.
4
Recreational
50 % of Building Unit
5
Higher Secondary School
50 sq.mt. per 100 students
6
Auditorium
1 sq m per seat
For computing number of students 0.75 sq. m. floor area is equal to 1 (one) student.
7. URBAN DESIGN The urban form, height and bulk within the township shall concur with the following parameters. Consistency in Character 1) Homogenous grain Similar size plots must be aligned together along roads of similar widths. However these may vary with varying use categories. As a general principle it will be preferable to have smaller plots on roads of smaller ROW and bigger plots on roads of bigger ROW. 2) Homogenous Building Typology Buildings aligned along a street may have common build-to-line, height and façade treatments to lend a consistent character to the space 3) Consistent Landscaping Continuous green ways interlinking water bodies and other recreational areas may be considered. 4) Consistent Street Design Streets of varying ROW must have uniform character in terms of street design, furniture, landscaping, etc and must include pedestrian pathways and bicycle tracks.
