Beruflich Dokumente
Kultur Dokumente
TOWN PLANNING
Submitted by:
MANOJ J. TEREKAR
Mr. A. K. Chikyal
CERTIFICATE
TOWN PLANNING
Has been successfully completed by:
MANOJ J. TEREKAR
As partial fulfillment of Degree course in Civil Engineering under the
Dr.Babasaheb Ambedkar Marathwada University during the Academic Year
2010-2011.
The said work has been assessed by us and we are satisfied that the same is
up to the standard envisaged for the level of the course.
Mr. A. K. Chikyal
GUIDE
Prof. A. G. Dahake
HOD
Prof. N. A Halegowda
Principal
ACKNOWLEDGEMENT
I would like to thank all the people who did their best to help me during my case study
work, I am very grateful to these intellectuals.
I feel proud and find privilege to express deep sense of gratitude to,
Prof. N. A Halegowda, Principal of Shreeyash College of engineering and technology,
Aurangabad, for his comments and kind permission to complete this case study work. I remain
indebted to Prof. A. G. Dahake, HOD of Civil Department for their timely valuable suggestions
and excellent guidance for completion of this work.
The special gratitude goes to Mr. A. K. Chikyal, who guided us especially in academic
and in my case study work and to all the staff members of the Civil Department for their
precious suggestions and guidance in completion of this work.
I specially thank to Mr. Sanjay Yadav, site in charge and Ms. Sonu Singh, H.R., at
Octozone, Shamit Buildcon, Aurangabad; for the path of co-operation for collecting the
information and preparation of work.
I am very thankful to my parents who provided me with moral and wishful support for
the successful completion of my work.
Also I would like to thank my colleagues and friends who helped me directly and
indirectly to complete this case study work.
Table of Contents:
1. Introduction.06
1.1 General.......06
1.2 History...06
1.3 Sustainable Development & Sustainability...08
2. Aspects of Planning System...09
2.1 Aesthetics.........10
2.2 Safety..10
2.3 Slum....10
2.4 Decay..11
2.5 Reconstruction & Renewal..11
2.6 Transport..12
2.7 Environmental Factor....12
2.8 Light and Sound.....13
3. Infrastructure Facilities............14
3.1 Water Supply....14
3.2 Drainage & Garbage Disposal.14
3.3 Power....14
3.4 Environment...15
3.5 Special Concessions..16
3.6 Planning Considerations......16
4. Water Requirement....17
1. Introduction
1.1 General
Town Planning integrates land use planning and transportation planning to improve the
built, economic and social environments of communities. Regional planning deals with a still
larger environment, at a less detailed level.
Town planning can include town renewal, by adapting town planning methods to
existing cities suffering from decay and lack of investment.
In the process of creating a town plan or town design, carrier-infill is one mechanism of
spatial organization in which the city's figure and ground components are considered
separately. The town figure, namely buildings, is represented as total possible building volumes,
which are left to be designed by architects in following stages. The town ground, namely inbetween spaces and open areas, are designed to a higher level of detail. The carrier-infill
approach is defined by an town design performing as the carrying structure that creates the
shape and scale of the spaces, including future building volumes that are then infilled by
architects' designs. The contents of the carrier structure may include street pattern, landscape
architecture, open space, waterways, and other infrastructure. The infill structure may contain
zoning, building codes, quality guidelines, and Solar Access based upon a solar envelope.
1.2 History
In the Neolithic period, agriculture and other techniques facilitated larger populations
than the very small communities of the Paleolithic, which probably led to the stronger, more
coercive governments emerging at that time. The pre-Classical and Classical periods saw a
number of cities laid out according to fixed plans, though many tended to develop organically.
Designed cities were characteristic of the Mesopotamian, Harappa, and Egyptian civilizations of
the third millennium BCE.
Distinct characteristics of town planning from remains of the cities of Harappa, Lothal,
and Mohenjo-Daro in the Indus Valley Civilization (in modern-day northwestern India and
Pakistan) lead archeologists to conclude that they are the earliest examples of deliberately
planned and managed cities. The streets of many of these early cities were paved and laid out
at right angles in a grid pattern, with a hierarchy of streets from major boulevards to residential
alleys. Archaeological evidence suggests that many Harappan houses were laid out to protect
from noise and enhance residential privacy; many also had their own water wells, probably for
Only in ideal cities did a centrally planned structure stand at the heart, as in Raphael's
Sposalizio (Illustration) of 1504. As built, the unique example of a rationally planned
quattrocento new city center, that of Vigevano (149395), resembles a closed space instead,
surrounded by arcading.
In the 1920s, the ideas of modernism began to surface in town planning. Based on the
ideas of Le Corbusier and using new skyscraper-building techniques, the modernist city stood
for the elimination of disorder, congestion, and the small scale, replacing them with preplanned
and widely spaced freeways and tower blocks set within gardens. There were plans for largescale rebuilding of cities in this era, such as the Plan Voisin (based on Le Corbusier's Ville
Contemporaine), which proposed clearing and rebuilding most of central Paris. No large-scale
plans were implemented until after World War II, however. Throughout the late 1940s and
1950s, housing shortages caused by wartime destruction led many cities to subsidize housing
blocks. Planners used the opportunity to implement the modernist ideal of towers surrounded
by gardens. The most prominent example of an entire modernist city is Brasilia in Brazil,
constructed between 1956 and 1960.
Fig 2.1.1 - Towns and cities have been planned with aesthetics in mind. Here in Bath, England,
18th-century private sector development was designed to appear attractive.
Planners can help manage the growth of cities, applying tools like zoning and growth
management to manage the uses of land. Historically, many of the cities now thought the most
beautiful are the result of dense, long lasting systems of prohibitions and guidance about
building sizes, uses and features. These allowed substantial freedoms, yet enforce styles, safety,
and often materials in practical ways. Many conventional planning techniques are being
repackaged using the contemporary term smart growth.
Safety:
Historically within the Middle East, Europe and the rest of the Old World, settlements
were located on higher ground (for defense) and close to fresh water sources. Cities have often
grown onto coastal and flood plains at risk of floods and storm surges. Town planners must
consider these threats. If the dangers can be localized then the affected regions can be made
into parkland or green belt, often with the added benefit of open space provision.
Extreme weather, flood, or other emergencies can often be greatly mitigated with
secure emergency evacuation routes and emergency operations centers. These are relatively
inexpensive and unintrusive, and many consider them a reasonable precaution for any town
space. Many cities will also have planned, built safety features, such as levees, retaining walls,
and shelters.
Fig 2.2.1 - The medieval walled city of Carcassonne in France is built upon high
ground to provide maximum protection from attackers.
In recent years, practitioners have also been expected to maximize the accessibility of
an area to people with different abilities, practicing the notion of "inclusive design," to
anticipate criminal behaviour and consequently to "design-out crime" and to consider "traffic
calming" or "pedestrianisation" as ways of making town life more pleasant.
2.3 Slum:
The rapid Urbanization of the last century caused more slums in the major cities of the
world, particularly in developing countries. Planning resources and strategies are needed to
address the problems of slum development. Many planners are calling for slum improvement,
particularly the Commonwealth Association of Planners.
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2.4 Decay:
Town decay is a process by which a city, or a part of a city, falls into a state of disrepair
and neglect. It is characterized by depopulation, economic restructuring, property
abandonment, high unemployment, fragmented families, political disenfranchisement, crime,
and desolate town landscapes.
During the 1970s and 1980s, town decay was often associated with central areas of
cities in North America and Europe. During this time, changes in global economies,
demographics, transportation, and policies fostered town decay. Many planners spoke of
"white flight" during this time. This pattern was different than the pattern of "outlying slums"
and "sub town ghettos" found in many cities outside of North America and Western Europe,
where central town areas actually had higher real estate values.
Starting in the 1990s, many of the central town areas in North America have been
experiencing a reversal of the town decay, with rising real estate values, smarter development,
demolition of obsolete social housing and a wider variety of housing choices.
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2.6 Transport:
Transport within town areas presents unique problems. The density of a town
environment increases traffic, which can harm businesses and increase pollution unless
properly managed. Parking space for private vehicles requires the construction of large parking
garages in high density areas. This space could often be more valuable for other development.
Good planning uses transit oriented development, which attempts to place higher
densities of jobs or residents near high-volume transportation. For example, some cities permit
commerce and multi-story apartment buildings only within one block of train stations and
multilane boulevards, and accept single-family dwellings and parks farther away.
Floor area ratio is often used to measure density. This is the floor area of buildings
divided by the land area. Ratios below 1.5 are low density. Ratios above five constitute very
high density. Most exurbs are below two, while most city centers are well above five. Walk-up
apartments with basement garages can easily achieve a density of three. Skyscrapers easily
achieve densities of thirty or more.
City authorities may try to encourage higher densities to reduce per-capita
infrastructure costs. In the UK, recent years have seen a concerted effort to increase the
density of residential development in order to better achieve sustainable development.
Increasing development density has the advantage of making mass transport systems, district
heating and other community facilities (schools, health centers, etc.) more viable. However
critics of this approach dub the densification of development as town cramming and claim
that it lowers quality of life and restrict market-led choice.
Problems can often occur at residential densities between about two and five. These
densities can cause traffic jams for automobiles, yet are too low to be commercially served by
trains or light rail systems. The conventional solution is to use buses, but these and light rail
systems may fail where automobiles and excess road network capacity are both available,
achieving less than 2% ridership.
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2.8
The Town Canyon Effect is a colloquial, non-scientific term referring to street space
bordered by very high buildings. This type of environment may shade the sidewalk level from
direct sunlight during most daylight hours. While an oft-decried phenomenon, it is rare except
in very dense, hyper-tall town environments, such as those found in Lower and Midtown
Manhattan, Chicago's Loop and Kowloon in Hong Kong.
In town planning, sound is usually measured as a source of pollution. Another perspective on
town sounds is developed in Soundscape studies emphasizing that sound aesthetics involves
more than noise abatement and decibel measurements. Hedfors coined 'Sonotope' as a useful
concept in town planning to relate typical sounds to a specific place.
Light pollution has become a problem in town residential areas, not only as it relates to its
effects on the night sky, but as some lighting is so intrusive as to cause conflict in the residential
areas and paradoxically intense improperly installed security lighting may pose a danger to the
public, producing excessive glare. The development of the full cutoff fixture, properly installed,
has reduced this problem considerably.
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3. Infrastructure Facilities
The entire Township should be an integrated one with all facilities within the boundaries
of declared townships. All the onsite infrastructure, i.e. roads, including R.P. roads, approach
road, street lights, water supply and drainage system shall be provided and maintained in
future by the developer till urban local body is constituted for such area and the developer shall
also carry out development of amenity or proposals, if any designated in the Regional plan, in
accordance with the prevailing regulations
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3.3 Power:
The developer shall ensure continuous and good quality power supply to township area.
The developer may draw the power from existing supply system or may go in for arrangement
of captive power generation with the approval from concerned authority. If power is drawn
from an existing supply system, the developer shall before commencement of development,
procure a firm commitment of power for the entire township from the power supply company.
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4. Water Requirement
Per Capita Water Requirement of Various Occupancies/Uses:
In Liters per capita per day (Lpcpd)
1. RESIDENTIAL
(a) In living unit located on plots, less than 50 sq.m. In area: - 90
(b) In other living units: - 135
(c) Hotels with Lodging accommodation (per Bed):- 180
2. EDUCATIONAL
(a) Day Schools: - 45
(b) Boarding Schools: - 135
3. INSTITUTIONAL (Hospitals)
(a) No. of beds not exceeding: - 100-340
(b) No. of beds exceeding: - 100-450
(c) Staff quarters and hostels: - 135
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7. INDUSTRIAL
(a) Factories where bath rooms are to be provided: - 45
(b) Factories where no bath rooms are required to be provided: - 30
9. Hazardous building: - 30
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A) General Requirements:
5.1. Applicability: These Regulations would be applicable to the Aurangabad Fringe Area
5.1.1. Area Requirement:
Any suitable area having sufficiently wide means of access (not less than 18 m wide) can
be identified for the purpose of development as Special Township. The area notified under
the Special Township shall be one, contiguous, unbroken and uninterrupted and in any case
shall not be less than 40 Ha. (100 acres) at one place which shall not include the area under
forest, water bodies like river, creek canal, reservoir, lands falling within the belt of 500mt. from
the HFL of major lakes, dams and its surrounding restricted area, lands in the command area of
irrigation projects, land falling within the belt of 200 m from the historical monuments and
places of Archeological importance, Archeological monuments, Heritage precincts and places,
any restricted areas, notified National parks, existing and proposed industrial zone; Gaothan
areas or congested areas, truck terminus specially earmarked on Regional Plan, wildlife
corridors and biosphere reserves, Eco-sensitive Zone/area, quarry Zone and recreational
tourism zone, catchment areas of water bodies, Defense areas, Cantonment areas, notified
area of SEZ, designated Port/Harbor areas, designated Airport areas, quarry zone
.
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5.3 Notes:
(I) All the amenities referred to above shall be inclusive of designated amenities and amenity
space required as per regulations of Regional Plan.
(II) Regional Plan roads in the township area shall be developed and maintained by developer
and the same shall be always open for general public without any restrictions there upon.
(III) Minimum parking shall be provided as per Regulation no 5.12 provided that for hotel,
restaurant, college, school, educational institute, educational classes, hospitals, polyclinics and
diagnostic centers, offices, Mangal Karyalaya, town hall, clubs, etc. onsite parking shall be
provided. For buildings having mixed users, in addition to the regular parking area as
mentioned above a space of 3.0 m wide strip along the road on front/side shall be provided for
visitors parking.
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Special Regulations:
50% of the gross area of the project shall be kept open while the project of Special
Township shall be executed on the remaining 50% land with gross built-up area/ FSI of 0.50
worked out on the entire gross area of the project. Further, while developing such projects, it
would be obligatory on the part of the developer to provide and develop all the infrastructure
facilities including sites required for public purposes as per the prescribed planning norms. As
regards 50% of land which is required to be kept open, the same shall be made free of
encumbrances and no development except town level open amenities shall be permissible
thereon.
5.4.1 Other Special Regulations:
(i) In every Special Township proposal the structural designer of developer has to submit
declaration with project report to Collector / Planning Authority about the construction of
building as below.- I have confirmed that the proposed construction in the scheme are as per
norms as specified by Indian Standards Institute, for the resistance of earthquake, fire safety
and natural calamities.
(ii) Upper and lower ground floor type construction shall not be allowed.
(iii) The following shall not be included in covered area for built-up area and F.S.I.
5.5
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RESIDENTIAL ZONE
5.6.1 Activities permitted on lands fronting roads less than 12-m width:
i) Residences:
In this zone predominantly residential activity will be allowed.
ii) Home occupations:
Home occupations offering services to the general public, customarily carried out by a
member of the family residing on the premises without employing hired labour and for which
there is no display to indicate form the exterior of the building that it is being utilized in whole
or in part for any purpose other than a residential or dwelling use, and in connection with
which no article or service is sold or exhibited
hazardous and non-obnoxious not affecting
safety of the inhabitants in the neighborhood as well as of the building and in these
occupations no mechanical equipments are used except those as are customarily used for
purely domestic or household purpose and / or employing licensable goods subject to the
maximum electricity load of 0.75 KW. Home occupations licensed by Khadi & Village Industries
Commission/ Board shall be allowed if already exists.
iii) Convenience shops:
Convenience shops of carpet area not more than 20 Sq. Mt can be provided for day to
day convenience of people, provided that front margin in such cases not less than 6m inclusive
of a Lay- bye of 3m width shall be provided in the front open space and maintained for the
purpose of public parking of vehicles. Such road lay-bye must have an unrestricted entry from
the road and should not be enclosed. The level of the lay-by shall be flush with the road.
a) Such shops shall be permitted on ground floor only up to a depth of one half of the proposed
road width
b) Such plots shall be permissible for corner plots and / or for plots having two adjoining roads.
c) Residential cum Commercial (R+C) building shall be permissible.
d) Customary home occupations such as stitching, embroidery, button making, beauty parlor,
tuitions, etc. without motive power and without hired labour shall also be permissible.
e) In case of utilization convenience shops in CFC plot only shops are allowed and no residential
activity is permissible. The permissible area of convenience shop shall be 10% of area of the CFC
plot subject to minimum of one shop.
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5.6.5 in I-2 zone, essential staff quarter up to 10 % of the built-up area of the principal use
shall be permitted with an independent access.
5.6.6 The existing industries which are not falling in proposed industrial zone as per
Development Plan will not be permitted for any alteration / expansion / modification for
industrial use.
5.8
NO DEVELOPMENT ZONE
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IT PARK:
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7.1 Overview:
It is only natural that a city that matches elegant masterpieces of bygone years with
gleaming modern structures of chrome and glass should also be home to an architectural
magnum opus, the likes of which have never been seen here before. A development that is not
merely aesthetically beautiful but also big, so large that it even shows up on satellite photos.
If the value of a location is defined by the landmark it houses, Octozone is incontestably
the new epicentre of Aurangabad. Spanning a sprawling 37.5 green acres this new wonder this
new wonder with 80 built-to-suit Bungalow plots, 96 individual Bungalows, 800 units of 2 &3
BHKD Terrace Apartments, it also holds the distinction of being the largest automated
integrated township in eastern Marathwada. It's artfully laid out campus comprises, plots for
built-to-suit villas, independent bungalows, luxurious apartments a school and a state-of-theart sports centre.
With the level of luxury and convenience it offers, Shamit Octozone is much more than a
premium residential destination. It is indeed a new world of wonder.
37.5 acres
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Preset scene to your preference, choose from: Home theatre scene, romantic scene,
party scene, etc.
Turn on or off your TV, Stereo, Projection screen, Oven or Washing machine via touch
screen panel or through your personal computer.
Have your favorite CD, radio, FM channel, album, track travel with you to every corner
of your home.
A security system connected with surveillance camera & alarms will be activated if there
is any intrusion, with priority email alert sent automatically.
7.3.7 Scheduling:
Discourage potential intruders while you are away by turning lights & AV equipment on
& off according to pre-set schedule.
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Open or close curtains automatically to block exterior lights in "Home Theatre" or any
other preset scene.
Starting with keyless entry to automated lighting controls; from mood lighting to set the
right tone for the evening, to climate control, comfort is at your finger tips. Now you can enjoy
seamless control of music, home theatre, lighting, air-conditioning, curtains, shutters, and
everything else under your roof. And with customized settings, automated homes can be set to
suit your lifestyle and personal preferences.
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Type of Road
Width
1.
Main Road
12.00 M Wide
2.
9.00 M Wide
3.
9.00 M Wide
4.
7.50 M Wide
5.
Other Pathways
7.50 M Wide
6.
Pedestrian Way
2.50 M Wide
IMPORTANT:
All Roads constructed with Tremix Concrete.
Pedestrian Way is constructed with Concrete Pavement Blocks.
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Brick Work
Plaster
Main Door: Teak wood designer door with digital door lock
Other Doors: Teak wood batons doors with handle locks
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Railing
Paint
Plumbing
Pipes: Composite pipes, recycling centralize solar plumbing, rain water harvesting,
copper gas pipe line provision.
Underground Tank: RCC Tank 5000 ltr with glazed tile Finish.
Overhead Tank: RCC Tank 5000 ltr with glazed tile finish.
C.P. Fittings &: Brush Holder / soap Holder / mirror napkin ring / towel rail / Toilet roll
holder / soap Dispenser with glass bottle
Electrical
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Configurable security zones equipped with multiple magnetic contacts for door etc.
Home security control using key fob, display panel, phone SMS or internet
Live view of surveillance cameras in campus
Secured access to building / common amenities
Parking management system
Digital answering machine
Personalized voice mailbox
Free intercom within home and campus
SMS receiving without mobile phone
Volp calls
Configurable LPG leakage detection with auto shut off in kitchen
Configurable Heat detectors in kitchen
Remote turn on / off of gas line
Home lock mode to turn off critical resources
IP cameras for monitoring infant / elderly persons (On Demand)
Wireless Panic Switch for elderly people
Configurable emergency contacts for intimation
Wi-Fi Connectivity at home
Control of all lights, fans and high power appliances like ACs, TV, Music Systems etc via
simple remote
Occupancy/ Motion based lighting controls for Toilets and bedrooms that turns on
automatically when you enter and it switches the light off again when you leave
Control via regular switches, Home automation panel i.e. wireless LCD touch panel,
phone, internet
Light dimming controls and mood lighting
Programmable profiles like guest mode / party mode, which turn brighter light for warm
welcoming guest &disco light on to set the party mood.
Provision of curtain control in Living & Dinning (including motorized curtain)
Fan speed control
Highlight:
2 Windows per room to increase fresh air inflow & cross ventilation.
Parking space for 2 four wheelers and 2 two wheelers.
12 (feet) ceiling height
Double beam to enhance structural strength and make it earthquake resistant
Servants room in every bungalow with attached toilet
2 garden terraces
Walk-in closet in master bedroom
Shower closet in all bathroom
Steam / Jacuzzi room in master bedroom
Verandah with fountain & landscaped lawn
Connected and networked homes and campuses
Customizable &fully personalized configurations
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Note:
1. The last four points will not be available for Smart Homes Bungalows.
2. All wiring is future-ready enabling to upgrade Smart Homes Flat or Bungalow at a later
date to Intelligent Homes Flat or Bungalow.
Brick Work
Plaster
Common Areas
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Main Door: Teak wood designer door with digital door lock
Other Doors: Teak wood batons doors with handle locks
All door Frames
Main Door: Wooden Frame
Internal Door: Wooden Frame
Toilets: Granite Frame
Windows: Powder coated aluminum windows with mosquito net 3 track
Railing
Paint
Plumbing
Pipes: Composite pipes, recycling centralize solar plumbing, rain water harvesting,
copper gas pipe line provision, water purification pipe line.
Water Tank: RCC Tank in each tower with glazed finish. Common RCC tank for all towers.
Fire tank, Domestic tank, Flushing tank
C.P. Fittings & Accessories: Brush Holder / soap Holder / mirror napkin ring / towel rail /
Toilet roll holder / soap Dispenser
Electrical
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Highlight:
2 Windows per room to increase fresh air inflow & cross ventilation.
Allotted Parking space for 1 four wheeler and 1 two wheeler.
Power Distribution
Water Management
Energy Conservation
Connected and networked homes and campuses
Designer Lobby Area Music / PA systems
LPG Gas bank
Emergency fir fighting system / Alarm system
24 hrs electricity for all common area of building
Dry & wet garbage chute
Video chat within the campus
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Note:
1. The last two points will not be available for Smart Homes Flats.
2. All wiring is future-ready enabling you to upgrade your Smart Homes Flat or Bungalow
at a later date to Intelligent Homes Flat or Bungalow.
9.3
Amenities
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80' Wide Entrance module with decorative in & out gates with attractive elevation.
Fountains landscaping in front of entrance and security cabins with back office space.
Compound:
37.5 Acres of Campus boundaries fully covered with 5 compound walls & above that electric
fencing up to 3 feet with greenery around the perimeter.
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Safety:
Fire Fighting
Gas Flooding & Water Leakage for Server Room
Server Room (Multimedia / Security & Safety)
Security:
Guard Tour System & Visitor Management
Digital Surveillance
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Key Distances:
* Railway Station 6 km
* Bus Terminus 9 km
* Airport 18 km
* City Centre Kranti Chowk - 8.5 km
* Beedkin - 10 km
The map on the next page shows the exact location of Octozone Town Site.
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Location Map
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11. REFERENCES
1. Ms. Sonu Singh, H.R., Shamit Buildcon.
2. Mr. Sanjay Yadav, Site In charge, Octozone, Shamit Buildcon.
3. Mr. Prashant Mhatre, Project Head, Octozone, Shamit Buildcon.
4. Vision 2020 Aurangabad District Report of the committee of Housing.
5. UDPFI Guidelines Ministry of Urban Affairs & Employment, Govt. of India.
6. ITPI Journal www.itpi.org.in.
7. Urban\Town planning www.wikipedia.org.
8. Town Planning in Practice, Raymond Unwyn, 1909 www.wikipedia.org.
9. Octozone, the 8th Wonder www.shamitbuildcon.com/projects.
10. Smart Home Utilities Intelligent Homes Magazine.
11. Aurangabad Fringe Area Wikipedia/Wikimedia.
12. Wheeler, Stephen (1998) Planning Sustainable and Livable Cities, 3rd edition.
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