Guidance For Detailed Layout Design

Guidance for Detailed
Layout Design
RUP 221
Introduction
• Subdivision is essentially a process of dividing a parcel of land or a
building into one or more further parcels, or changing an existing
boundary location.
• Although subdivision does not itself alter the way land is used, those
who subdivide land will almost inevitably be doing so to alter the land
use.
• Land subdivision for residential , industrial and commercial purposes
is the principal mechanism by which cities grow.
• It is a vital part of urban growth and one of the main determinants of
a city’s appearance, the mixture of land-uses, efficiency of
infrastructure and the quality of the urban environment.
• Land subdivision creates separate and saleable certificates of title,
which can define an existing interest in land (including buildings) and
impose limitations on landowners or occupiers for how the land can
be used or developed.
• Sub dividing a property divides it into several smaller parts that can be
sold for profit or used for other purposes and this leads to the
increase in the value of the property.
Reasons for Subdividing Land
• to provide a legal title to an existing development with limited or no
potential for further development (e.g. subdivisions around existing
buildings, or boundary adjustments)
• to provide title to sites that have few or no adverse effects at the time
of subdivision, but with a presumption that development (which may
have effects) will follow subdivision (e.g. infill subdivisions)
• Housing, industrial, commercial or agricultural purposes
• Investment decisions
• Densification
• Government Policy
Factors to Consider when Subdividing
Land
• Enlist all the preliminary items that must be determined to know
whether your property is eligible for subdivision.
• Make sure that there are no restricting Laws, Regulations or
Covenants that prohibit the subdivision of your property.
• Choose subdivision plans as per the size of the land: The complexities
and problems you may have to face during subdivision process
increase with the size of the land.
• Know if the subdivision may escalate into a larger development
project: When you are taking larger tracts of land for subdivision it
may require you to create new public roads, utilities and other basic
infra structure to comply with your community or county regulations
• Do Title search: If you are not the full owner of the property and
doing sub division on behalf of others also, do a title search to
ascertain if the owners of the land has the legal right to go for sub
division of the property.
• Comply with all the Zoning Requirements: Even in the absence of laws
and ordinances prohibiting subdivision of the property, still you have
to comply with local municipality and county zoning regulations,
stand- size and building size regulations and the requirements for the
maintenance of open spaces.
• Consider Site development and technical Due Diligence requirements:
if you are subdividing property for selling housing stands, each of the
lots you propose to sell should have full access to water, sewer, power
and public roads. See if you can comply with these basic requirements
after the subdivision.
• Site development and Impact fees to the local body: Every local
authority levies development fees for providing basic services.
• The impact fees charged by Governments may also add as a
considerable cost so know from your local office the amount of
Impact fees to be paid for sub divided stands and add this to the
overall cost of sub division
• Do a title search to ascertain the right to do the sub division and
compliance with the all the Governmental and local authority acts
and regulations
Stand Size & Configuration
• As stand size decreases the overall cost of infrastructure increases
and vice-versa.
• Stands should be rectangular with the short dimension oriented to
the lower usage access street.
• The shorter the frontage of the stand the length of the road and
infrastructure required to service it.
• The ratio of stand depth (length) to frontage (width) should be two
Block Configuration
• A residential block is defined as a group of individual stands bounded
and served by public roads and foot paths.
• It is a basic component of the residential layout.
• The following should be considered when designing residential blocks
The longitudinal axis of the block should be laid out perperndicular to
the major roads of the neighbourhood.
In blocks adjacent to major roads, end stands should be oriented to
the major road, thus increasing their commercial potential and land
value
Intervals between secondary roads should be sufficiently long so as to
minimize circulation space- at least 100m but not more than 200m
Access to stands must be sufficiently wide to permit passage of
ambulances and other emergency and service vehicles.
Active open spaces, playgrounds and other community facilities
should be located within the view of residents for better supervision
Sewer Reticulation
• Sewerage reticulation is usually a gravity service which depends on the
topography for effective and efficient function.
• The objective of sewerage reticulation design is to ensure adequate flows
through the sewers in order to avoid blockages.’
• Manholes are provided mainly to access pipelines and clear blockages.
• They should be kept to a minimum because they have a significant cost
implication
• They should only be provided where there is a change in direction, changes in
gradient, where to or more sewers meet or to facilitate sewer maintenance.
• The optimum spacing of manholes is 75-80m
Road Hierarchy & Road Network Design
• The road network should be carefully laid out to show the width of
the reserves, curve and turning radii, intersection details etc.
• There are several road hierarchy option i.e. primary, district and local
distributors, access streets and foot paths
• There should be a gradation in function from one level of the
hierarchy to the level, avoiding the intersection between high and low
order roads
• High order roads which carry more traffic are expensive to construct
so its imperative to always minimize the number of high order roads.
• Roads should intersect only with other roads one level above or
below in the hierarchy
• The layout should seek to minimize the number of intersections
especially on higher order roads
Further Reading
1. DPP Layout Design Manual
2. Circular 70 of 2004
3. Housing Policy
4. RTCP Act
THE END

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