TPU2 02: ZONING THEORIES

Ar. Ravindra Patnayaka,

B.Arch, M.Tech., Planning, PGDESM, (PGDDM)
Assistant Professor,
GITAM SCHOOL OF ARCHITECTURE, Visakhapatnam.
Somewhere in Sweeden
London
Downtown Detroit
San Fransisco
Saint Paul, Minnesotta, US
Visakhapatnam (one-town)
 ZONING

An area or a region distinguished from adjacent parts by a distinctive feature or

characteristic.

Especially in city planning, a section of an area or territory

established for a specific purpose, as a section of a city restricted to a particular
type of building, enterprise, or activity.
 LANDUSE ZONING

Land use is the human use of land. Land

use involves the management and
modification of natural environment or
wilderness into built environment such
as fields, pastures, and settlements, also
military, leisure and transportation.

Landuse Zoning describes the control by authority of the use of land, and of the
buildings thereon. Areas of land are divided by appropriate authorities into zones
within which various uses are permitted.
LANDUSE COLOR CODING
 LANDUSE PLANNING

Naya Raipur
proposed landuse map

Land-use planning is the general term used for a branch of urban

planning encompassing various disciplines which seek to order and regulate land
use in an efficient and ethical way, thus preventing land-use conflicts.
 LANDUSE MAPS

Land-use maps are the most common way of presenting land-based data

Visakhapatnam Hyderabad
 CENTRAL BUSINESS DISTRICT (CBD)

The CBD or Central Business District is focal point of a city. It is the commercial,
office, retail, and cultural center of the city and usually is the center point for
transportation networks, often synonymous with the city's "financial district".
 CENTRAL BUSINESS DISTRICT (CBD)

The CBD is typically at or near the oldest part of the city and is often near a major
transportation route that provided the site for the city's location, such as a river,
railroad, or highway.

Characteristics of CBD:

 Vertical Zoning – Multi storey development

 Low residential population
Concentration of retailing, offices
Absence of manufacturing
Comprehensive redevelopment
Saint Paul, Minnesotta, US
ZONING THEORIES
THREE ZONING THEORIES
 CONCENTRIC ZONE MODEL

The Concentric Zone model is a model of the internal structure of cities in which social
groups are spatially arranged in a series of rings. The Concentric Zone model was the
first to explain the distribution of different social groups within urban areas.
The model was created in 1923 by E.W. Burgess, Robert Park, and Roderick McKenzie.
 CONCENTRIC ZONE MODEL

The idea behind this model is that

the city grows outward from a
central area in a series of rings. The
size of the rings may vary, but the
order always remains the same.
This model suggests that the social
structure extends outwards from
the central business district,
meaning that the lower classes live
closer to the city center, while the
upper classes live farther from the
city center because they can afford
the commute.

Burgess's work is based on the bid rent curve. This states that the concentric circles are
based on the amount that people will pay for the land. This value is based on the profits
that are obtainable from maintaining a business on that land.
Drawbacks

• It assumes an isotropic plain - an even, unchanging landscape

• Physical features - land may restrict growth of certain sectors
• Commuter villages defy the theory, being in the commuter zone but located far
from the city
• Decentralization of shops, manufacturing industry, and entertainment
• Urban regeneration and gentrification - more expensive property can be found in
'low class' housing areas
• Many new housing estates were built on the edges of cities in Britain
• It does not address local urban politics and forces of globalization
• The model does not work well for cities which are essentially federations of
similar sized towns.
 SECTOR MODEL

The sector model, also known as the Hoyt model, is a model of urban land use
proposed in 1939 by economist Homer Hoyt.

It is a modification of the concentric zone model of city development.

The benefits of the application of this model include the fact it allows for an
outward progression of growth. A model of the internal structure of cities in which
social groups are arranged around a series of sectors, radiating from the CBD.
 SECTOR MODEL

according to this model most major cities evolved around the nexus of several
important transport facilities such as railroads, sea ports, and transit lines that eminated
from the city's center.
 Hoyt theorized that cities would tend to grow in wedge-shaped patterns, or sectors,
emanating from the CBD and centered on major transportation routes.
 It is a mono-centric representation of urban areas.
He posited a CBD around which other land uses cluster.
But, important factor is not distance from CBD as in the concentric zone model, but
direction away from CBD.
 MULTIPLE NUCLEI MODEL

The multiple nuclei model is an economical model created by Chauncy Harris and
Edward Ullman in the 1945 article "The Nature of Cities". Multiple nuclei model of urban
land use in which a city grows from several independent points rather than from one
central business district. Each point acts as a growth center from a particular kind of land
use, such as industry, retail, or high-quality housing. As these expand, they merge to form
a single urban area. The CBD is not the only generator of change.
 MULTIPLE NUCLEI MODEL

This model, unlike others, takes into account the varied factors of decentralization in
the structure.

The multiple-nuclei theory was formed based on the idea that people have greater
movement due to increased private vehicular ownership.
This increase of movement allows for the specialization of regional centers
(eg. heavy industry, business park).

A term for the specialization of regional centers would a node.

Some centers or nodes of model:
o ports,
o universities,
o airports,
o parks,
o neighborhood business centers.

There is no clear/central CBD in this type of model.

Drawbacks

No proper regulation on height of buildings.

Non-existence of abrupt divisions between zones.
Each zone displays a significant degree of internal heterogeneity and not
homogeneity.
Unawareness of inertia forces.
No consideration of influence of physical relief and government policy.
The concepts may not be totally applicable to oriental cities with different
cultural, economic and political backgrounds.
CENTRAL PLACE THEORY

Central Place Theory (CPT) is an attempt to

explain the spatial arrangement, size, and
number of settlements.
The theory was originally published in
1933 by a German geographer Walter
Christaller who studied the settlement
patterns in southern Germany.
In the flat landscape of southern Germany
Christaller noticed that towns of a certain
size were roughly equidistant.
By examining and defining the functions of
the settlement structure and the size of the
hinterland he found it possible to model the
pattern of settlement locations using
geometric shapes.
 CENTRAL PLACE THEORY

Assumptions:

All areas shall have

• an isotropic (all flat) surface
• an evenly distributed population
• evenly distributed resources
• similar purchasing power of all consumers and consumers will patronize nearest
market
• transportation costs equal in all directions and proportional to distance
• no excess profits (Perfect competition)
CENTRAL PLACE THEORY
 CENTRAL PLACE THEORY

Explanation of some terms:

 A Central Place is a settlement which provides one or more services for the
population living around it.

 Simple basic services (e.g. grocery stores) are said to be of low order while
specialized services (e.g. universities) are said to be of high order.

 Having a high order service implies there are low order services around it, but not
vice versa.

 Settlements which provide low order services are said to be low order settlements.

 Settlements that provide high order services are said to be high order settlements.

 The sphere of influence is the area under influence of the Central Place.
CENTRAL PLACE THEORY

Connectivity and circulation w.r.t.,

order
 CENTRAL PLACE THEORY

The theory consists of two basic concepts:

• Threshold
the minimum population that is required to
bring about the provision of certain
good or services

• range of good or services

the average maximum distance people will
travel to purchase goods and services

From these two concepts the lower and upper

limits of goods or services can be found.
With the upper and the lower limits, it is
possible to see how the central places are
arranged in an imaginary area.
 CENTRAL PLACE THEORY

 As transport is equally easy in all direction,

each central place will have a circular market
area as shown in C in the following diagram.
However, circular shape of the market areas
results in either un-served areas or over-
served areas.
To solve this problem, Christaller suggested
the hexagonal shape of the markets as shown
in D in the given diagram.
Within a given area there will be fewer high
order cities and towns in relation to the lower
order villages and hamlets.
For any given order, theoretically the
settlements will be equidistance from each
other.
The higher order settlements will be further
apart than the lower order ones.
 CENTRAL PLACE THEORY
The three principles in the arrangement of the central places

Christaller noted three different arrangements of central places according to the

following principles:
1. The marketing principle (K=3 system);
[lattice with order centers at corners of hexagon]
2. The transportation principle (K=4 system);
[lattice with order centers at mid points of lines of hexagon]
3. The administrative principle (K=7 system). [ 7 as an wholesome unit]
 GROWTH POLE THEORY

The central idea of the growth poles theory is that economic development, or growth, is
not uniform over an entire region, but instead takes place around a specific pole (or
cluster). This pole is often characterized by core (key) industries around which linked
industries develop, mainly through direct and indirect effects.
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