References

6. Socio-economic issues and benefits of mixed-land uses

Socio-Economic Issues from MixedUse Development

Parking Security Issues

Noise Transfer Trash and Smell Context of Existing Area Coordinatio n and Management

Assembling Land Parcels Success Depends upon Two Markets

Accessibility Equity and Diversity

Socio-Economic Benefits from Mixed-Use Development

Sense of Belonging Safety and Surveillance

Quality of Life Vitality and Aesthetics Improved Public Health Employment

Benefits to the Developer

Higher-density developments lower the cost of land per unit area of development, making more affordable housing units achievable

Mixed-use developments cannot be easily replicated and are unique in composition and structure.

Having multiple components in the development creates multiple revenue streams that help to diversify the risk of a project

Benefits to the Public

Mixed-use development provides easy, often walkable, access to necessities for daily living and substantially reduces or eliminates use of personal carsIncreased housing, employment, business and investment choice.

Commercial uses in close proximity to residential areas are often reflected in higher property values, and therefore help raise local tax receipts. More efficient use of public infrastructure

Benefits to the Environment

Land Use Synergy

Access to Fresh and Healthy Food

Life-Cycle Housing

Sense of Place

Access to Amenities and Destinations Walkable /Bikeable Neighborhoods

Increased Transit Opportunities

Affordable Housing

Figure 9: Benefits of mixed-use development

Source: https://www.completecommunitiesde.org/planning/landuse/mixed-usedevelopment/

7. Advantages and Disadvantages of mixed-land uses

Figure 10: Advantages of mixed-use development

Source: Author

Figure 11: Disadvantages of mixed-use development

Source: Author

8. Design features and principles of mixed-land uses

Various reseachers proved that the mkxed-use type of development aims to influence the neighborhood character enhancement, improves walkability, reduce travel and fuel cost by decreasing consumption of resources related. Low density neighborhoods often do not encourage people to walk with very few local facilities arranged nearby. Hence, they tend to drive while having a daily trip because of the distant spread of each such activities.

Encourage

Successful mixed use areas can be achieved through: • Locating development within easy walking distance (400 metres) of high quality public transport corridors or other public transport operating at a frequency of four or more services per hour in the off-peak. • Providing a range of development types that allow for a mix of day and night time activities supported by dense residential activity that aids with natural surveillance and provides a ‘base load’ of activity. • Ensuring that surrounding transport networks and adjoining development is integrated with the new development. • Providing high amenity open space and recreation areas especially for children. • Ensuring that lighting, street furniture, signage, footpath treatment and safe road crossings provide a safe and convivial urban realm for all users.

Avoid

• Development that is not integrated with public transport networks and land use activities required to meet daily needs (bakery, supermarket, gymnasium, newsagent). • Development that is more than 400 metres (a five minute walk) from any dwelling to an area of appropriate public open space that meets the population’s needs (particularly children) in terms of scale and activities. • Organising the design and funding of development without reference to efficient movement networks. • Single use developments that rely on people travelling long distances for daily • activities (such as office parks that create a third lunch time peak).

Figure 12: Typical Design features of mixed-use development

Balanced mix of uses Active street frontage Compactness Reduced Parking

Connectivity of uses

Compatibility with town and character Good bicycle and pedestrian access

Table 1: Design considerations of mixed-use development and their impact

Source: Author

9. Some important takeaways from URDPFI guidelines,2015 for mixed-land use zones and development

The URDPFI guidelines, 2015 contains recommendations and suggestions for mixed-land use zoning by mixing compatible uses based on local conditions and needs of the area. These are highlighted below based on the study: • Mixed-land use zoning should preferably be planned for regional, subregional, city or local area levels with clear classifications and processes. • The percentage share of residential, commercial and industrial land use to be adjusted proportionally as planned by the local authority. Mixed-land use should be either non‐industrial oriented or industrial mix oriented. • The mixed-use of land to be envisaged at vision development stage of the plan formulation. • The adjustment in the residential, commercial and industrial land use (dominant use) to be based on the land area proposed for mixed land use zone and reduction of respective proposed mixed land uses. • Appropriate reduction in residential, commercial or industrial uses and adjustments in other uses to be made so that the total land use becomes 100%.

• High density, mixed‐use and interconnected street networks reduce per capita vehicular trips. This can be achieved through a balanced mix of job, housing and markets along MRTS corridors. • Another terms for mixed-use development are also mentioned such as “cellular or layering development”. This combination also helps to utilize the full potential of an urban site, leaving sufficient open spaces for a greener surrounding. • Mixed layer development provides (re)development opportunities that ease the way towards Compact Cities. This concept should be preferred for abandoned sites within the city instead of building on greenfield sites on the edge of town. • A new set of development controls for mixed-use, enhanced FAR and TDR applicability to be maintained with regulations on the road width, plot sizes and density. • Cities with strong Central Business Districts (CBDs) are generally good candidates for transit‐oriented development. Trips can take place along radial axes between the CBD and suburban communities, with concentrated mixed use development around the suburban nodes. • Transit oriented development (TOD) is the best tool which supports the implementation of mixed-use in any area by maintaining a symbiotic relationship between dense, compact urban form and public transport use.

Figure 13: Types of mized use zones as per URDPFI Guidelines, 2015

M1

(MIXED INDUSTRIAL)

M2

(MIXED RESIDENTIAL) MIXEDUSE ZONES

M3

(MIXED COMMERCIAL/ INSTITUTIONAL)

Source: URDPFI Guidelines, 2015

Permitted Uses/Activities

In M1 Zone activities falling within non‐ polluting industry/ service industry (dominant landuse) categories can coexist with maximum up to 20‐30% of

commercial, institutional, recreational and residential land use. In M2 Zone all activities falling within permitted residential land use (dominant landuse) shall be minimum 60% and to coexist with commercial, institutional, recreational. In M3 Zone all activities falling within permitted commercial, institutional land use (dominant landuse) shall be minimum 60% and to coexist with residential, recreational and non‐ polluting and household industry.

Restricted Uses/Activities

Activities related to commercial, institutional and residential landuse in M1 Zone and non‐polluting industrial landuse in M2 Zone can be increased to between 20‐50% depending on the contextual and locational feasibility of the area.

Prohibited Uses/Activities

All other activities especially industrial which are polluting in nature and which will have an adverse impact on the overall activities of this zone.

Note: Mixed landuse to be well defined by the Development control body by prescribing the limits on the use of activity based on the abutting road width, compatible uses, plots size, ground coverage, FAR/FSI, density, any other urban design guideline.

Recommendations based on observations which are missing in the guidelines for moud to be incorporated to understand the term more practically at urban/ regiaonal planning level area as follows:-

• The guidelines should brief about the whole concept and applications of mixedland use practices in detail. • The standards could have been studied and incorporated with in depth analysis and case studies as an example so that the practical implications at national or international level helped in understanding the scales and possibilities of achieving this concept. Currently the whole idea is studied based on the parameters of TOD only. • The standards should clearly mention few important parameters such as ideal

ROW of roads/ streets to be followed, type of activities and interacting spaces, type of retail/ commercial activities allowed and preferable, pros and cons of the concept, benefits of the concept etc.

Figure 14: Fine and Coarse grain land-use patterns

Source:https://www.be.unsw.edu.au/sites/default/files/upload/pdf/schools_and _engagement/resources/_notes/5A3_28.pdf

10. Eight common myths/ misconceptions in regard to mixed-uses

Myth 1: Mixed-use housing means more people aren’t paying property taxes to support infrastructure

Truth? Yes it is undoubtable that renters don’t pay property taxes directly but property owners do in the form of commercial real estate taxes which is mainly benefitial for the city’s infrastructure. But due to continuous urban sprawl of the city more infrastructure is required to support other services.

Myth 2: Higher-density development puts a strain on public services, especially public schools

Myth 3: But higher-density and mixed-use housing has to create more traffic and parking congestion

Myth 4: Higher-density developments lower the property values of the surrounding areas

Truth? Though the perception is that low density areas put more pressure on the services but actually sparsely populatlted areas requires more physical elements and support systems to function smoothly. High dense, mixed-use and single family homes are more preferable mostly among people with children as these areas are more culturally rich.

Truth? High dense areas are much less congested as they allows pedestrians, walkability and biking as a tool to reduce pollution and traffic making areas favourable to human scale. Parking areas are also designed in a way so that it can be used alternatively throughout the day with shared options.

Truth? This is truely a false statement as these areas are equally desirable to live by residents because of nearby facilities available with less privatization and more communal living environment. So, the property values have no major impact because of variation in density.

Myth 5: Higher-density, mixed-use development is only for lower income households

Myth 6: Higher density means higher crime

Truth? As mentioned above, these concentrated areas are not only more chosen to live with vibrancy but they also opens path for new opportunities for small businesses to improve local economy of the area. It also reflects the local culture and

Truth? The more the denser the area there are more people to look around and the environment is more safer than those walled/ gated communities which are privately owned. Low dense areas are more dependent on other appliances for taking care of the area for surveillance but mixed-use areas have naturally eyes on street and are more safer.

Truth? Lower density areas consume much more resources and create more pollution in comparison to high dense areas where people share services and manage their own spaces by adopting energy efficient techniques to make their communities sustainable.

Truth? Low dense areas actually use land inefficiently with luxury of spaces and services planned whereas high dense areas have the capability of utilising the land with more innovation and new planning thoughts to accommodate people.

Myth 7: You can’t “Go Green” when you go higherdensity

Myth 8: Higher density means a population explosion

11. How to educate citizens and spread awareness

Drafting a bylaw and adopting a bylaw are two different things, as any active citizen can attest. To get a bylaw successfully through the local legislative process requires an educated public and supportive interest groups and stakeholders. Zoning bylaws are notoriously complex.

Outlined below are some of the key strategies in achieving strong public support: • Base the proposal on an existing, approved plan, such as a Comprehensive or

Master Plan, a Community Development Plan, a Housing Strategy, or a similar study developed with substantial public participation. • Involve the public and stakeholders early in the process and seek their input in developing the bylaw. Stakeholders include local officials, developers, the • business community, abutters, environmental and other advocacy groups, property owners, and citizens at large. • Address public concerns. Fears about density, property values, and changes in community character are common. Proponents of mixed use can address these issues by presenting documentation to dispel myths and/or by including protections within the bylaw itself. • Ask interest groups, especially those with competing interests, to speak out publicly and to take an active role in outreach. • Allow plenty of time to build understanding and support. • Engage the local media. Mixed use examples with graphics lend themselves to feature articles and cable presentations. • Use visuals of existing “success stories” and of opportunity areas in your community. Powerpoint presentations are an excellent way to tell the story.

They can be shown to Town Meeting as well as to local groups such as the

Chamber of Commerce.

12. Mixed-land use models

Mixed-use models are classified based on various factors which are crucial to examine any city or its local area. These factors have typologies of social, physical, economical and temporal mixes.

Social mixes (Income, Tenure & Lifestyle)

Economical mixes

(Land use, amenities & open spaces)

Physical mixes

(Industrial & commercial activities)

Temporal mixes (24 hr economy, shared use of premises & markets)

Rowley's model and Hoppenbrouwer and Louw’s mixed-use models give the parameters based on which the mixed landuses can be categorized.

Rowley’s Model for Mixed Landuse Typology: As per this study mixed-used development is essentially an aspect of the internal texture of settlements. The physical form of mixed-use development is a function of urban texture, setting, and location. Aspects of mixed landuses considered in this study are: Urban texture comprises of grain, density, and permeability. Spatial scale comprises of buildings, blocks, streets and districts. Location whether city/town centres (commercial and civic core), inner-city areas(built-up land needing regeneration), suburban locations; and greenfield sites (urban fringe) play important role. Public policy in terms of regulations, property markets, cultural ideas and values influence the form of mixed use. Activities and land uses within mixed-use projects generate different degrees of vitality. Time dimension as different uses produce activity on varying time schedules. (Alan, 1996). This model does not consider high rise mixed use or building level mixed use which is catered to in Hoppenbrouwer and Louw’s Mixed-Use Model.

Figure 15: Rowley’s Model for Mixed Landuse

Source: https://www.researchgate.net/figure/Rowleys-Conceptual-Model-ofMixed-Use-1996-Source-Rowley-1996-p86_fig2_273501171

Hoppenbrouwer and Louw’s Mixed-Use Model: In this model the mixed landuse characteristics are organized by function i.e. Landuses, dimension i.e. whether Shared, horizontal, vertical, time, scale i.e. Building, Block, District, City along with the previous mentioned parameters of urban texture (grain, density and interweaving), location and other features like security, public private ownership, nature of use, housing type etc. Hoppenbrouwer and Louw’s Mixed-Use Model is different from Rowley’s model in its consideration of dimensions (Hoppenbrouwer, 2005). The following diagram explains this consideration of dimension.

Figure 16: Hoppenbrouwer and Louw’s Mixed-Use Model

Source: https://link.springer.com/chapter/10.1007/978-3-030-10856-4_2

13. Mixed-landuse Implications in Modern era: Case scenario from Global Cities

Table 2: Case Matrix of different cities with mixed-landuse implications

CITY/ COUNTRY DENSITY (L/M/H) CONCEPTUAL APPROACH LANDUSE AND USE CATEGORIES TYPICAL PATTERN OF CITY

America

Low (L) to Medi-um (M)

Strict separation of uses:

- Hierarchal

- Non-

Hierarchal

Mixing allowed in nonconforming zones:

- Residential at top then

Commercial, Business,

Industrial at bottom

- Classes of districts are: Residential, Commercial (often split into retail and office), Industrial, Agricultural and Public Semi-Public as separate zones

CITY/ COUNTRY DENSITY (L/M/H) CONCEPTU-AL APPROACH

LANDUSE CATEGORIES TYPICAL PATTERN OF CITY

Kreuzberg Berlin Germany

HIGH (H) - Bulk and dense mixed-use - No residential-only category - No area is envisioned for only singlefamily houses - At least 50 percent of the land in residential zones should be occupied by dwellings Sub-classes: Residential, Mixed, Commercial and Special Small Scale Residential, Exclusively Residential, General Residential, Special Residential, Village Type, Mixed-Use, Town-Center, Commercial, Industrial and Special Districts

Clerkenwell London HIGH (H)

Delhi India

MEDIUM (M) to HIGH (H) Superimposition of mixed landuse into already existing societies certain problems are faced by the residents. hustle bustle of mixed landuses was not desirable to many. Commercial uses could not be controlled leading to rampant commercialization. Retail shops (except hazardous, nuisance causing) on GF, professional offices on any floor and nursing homes, guest houses and banks have been permitted in residential areas where as retail shops selling building materials, repair shops, service shops, storage, manufacturing, junk shops are prohibited. Residential areas became nonwalkable due to increasing traffic. Conversion charges collected but basic services like parking is not provided.

Pune Maharashtra India

MEDIUM (M) No separate zone of Mixed Landuse but mixing of land use is permissible in most zones under certain norms like limit to usage of electric power. Landuse zones demarked based on predominant use. Certain usages are permitted based on the width of adjoining road. Almost all kind of commercial uses are permitted in residential areas. In commercial areas all uses of residential are permitted.

Local Shopping, Services and Amenities Including Open Space/ Parks, Local Leisure and Entertainment, Clinics, Pubs, Cafes and Cinemas Most residents simply tolerated mixed-use rather than actively engaged with it. The functional and physical integration of different uses such as Residential, Commercial –Retail & service and Public Semi Public – offices ; Integration of three or more significant revenue producing uses

14. Case study : Experience From Indian Cities

Chandigargh

In corbusier’s vision, commercial zone of chandigargh city was to be the heart of the city. To accomplish this the total commercial area was divided in a hierarchy of four categories like: • City level commercial (city centre) • Sector level peripheral commercial • Internal sector level markets • Informal markets

Figure 17: Chandigarh city proposed Master Plan 2031

Source: https://assetyogi.com/chandigarh-master-plan/

The prime land of chandigargh ,which was the highest cost factor and is not affordable to most of the population ,is presently being used in a limited time dimension of nine to ten hours per day, thereby leading to a waste of the potential of land. There was an attempt to mix the commercial with residential at the upper floors, which has failed due to extension of shops are used for storage or rented out to offices.

Ahmedabad

• Ahmedabad is a prosperous city today, the second largest in western India with the second largest textile industry in the country.

• Distribution of commercial categories across residential areas of various income groups. Only in HIG residential area offices are slightly more as compared to LIG and MIG residential areas. • In mixed use building shops were found to have a average floor space of 25sq.mt and offices 21- 25sq.mt.

Figure 18: Ahmedabad city Master Plan 2021

Source: https://www.hcp.co.in/project/auda-development-plan-2021

Jaipur (2021 Master Plan)

The Mixed Use is a policy being acknowledged with a view to nuance of its need in the Residential areas. 80 feet and above road of existing area (Where the clear ROW is available) and where commercial activities have come up are being earmarked for mixed use. There are certain roads having less than 80 feet wide, engulfed with commercial activities however it is not being attended to now and will be detailed out at the Zonal Level plans subject to the State Government Policy and as per decision taken by Honorable Rajasthan High Court.

Figure 19: Jaipur city Master Plan 2021

Source: https://www.researchgate.net/figure/Existing-Land-use-plan-of-JaipurSource-Jaipur-development-plan-2025_fig15_315692851

Delhi (2021 Master Plan)

Delhi Development Authority made an amendment to the mixed land use policy for Master Plan 2021. The amendment allows mixed land use in a wide range of residential colonies. It also lets schools and other businesses like fitness centres and guest houses operate from residential areas, even in the Walled City.

Non-permissible Uses

Any trade or activity involving any kind of obnoxious, hazardous, inflammable, non-compatible and polluted substance or process shall not be permitted.

Permissible Uses.

•Mixed use covers Retails Shops, Professional Activity and specific other uses. • Mixed use shops only on ground floor up to the maximum permissible ground floor coverage.

•The front setback should not have boundary wall. • Parking @ 2.0 ECS per 100 sqr.mtr. shall be provided within the premises. Where this is not available, cost of development of parking shall be payable to the concerned local body.

Professional Activity

•Professional activity shall be permissible on any floor subject to a maximum of 25% of the floor area of the dwelling unit or not exceeding one floor.

Other Activities

One of the following activities may be permitted in a residential premise on plot of a minimum of size of 200 sqm. (160 sqm. in Special Area, villages and Rehabilitation Colonies) facing a minimum road width of 18 mtrs ROW (13.5 mtrs. in Rehabilitation Colonies and 9 mtrs. in 'Special Area' and villages). (a) Pre-primary school (Nursery/Montessori School, Creche etc.) (b) Nursing home (c) Guest house (d) Bank (e) Fitness Centre (Gymnasium, yoga, meditation centre)

Intended Mixed Use

(i) The quantum of Mixed Use Area and its allocation/distribution for various categories of Residential areas shall be specified in the layout Plans. (ii) The layout plans would clearly earmark areas for Mixed Use, preferably located opposite/adjoining designated commercial areas. (iii) Mixed Use on residential plots should be located on 18 mtrs. ROW roads and above with common Parking areas to be earmarked, along with mandatory parking to be provided within the premise.

Figure 20: Delhi city Master Plan 2021

Source:

http://119.226.139.196/ddaweb/pdf/Planning/landuse%20map%202021.jpg

Delhi (2041 Proposed Master Plan) key takeaways:

Figure 21: Delhi city proposed Master Plan 2041

Source:

http://119.226.139.196/tendernotices_docs/aug2020/Draft%20Land%20Use%20P lan_public%20notice09062021.pdf

a) Mixed use development for optimal space/land utilisation: The Plan marks a major shift from mono-functional land use planning to mix use. A built-space based approach has evolved from land-based distribution, allowing for mixing and co-location of compatible uses across the city, including vertical mixing within buildings This will provide the required flexibility for improving availability of facilities within existing areas, thereby ensuring optimal utilisation of land. Mixed use development will also lead to reduction in trip lengths, vibrant and safer public areas.

b) Commercial Streets/ Mixed Use Streets: No new notifications shall be permitted as Mixed-Use Streets or Commercial Streets. Non-residential uses within residential areas shall be permitted as per provisions given in DCN.

Local bodies/MTAs shall prepare plans for improving traffic management, parking and public spaces along existing streets. Streets below 9m RoW shall be considered by local bodies for pedestrianisation.

c) 50% of the population would be living within the transit influence zones by 2041.

The mixed-use development in these zones will reduce the need to undertake a trip and proximity to the transit node would encourage a shift towards PT.

d) Regeneration Schemes in Transit Influence Zone: In order to facilitate the implementation of TOD principles across the city and not only at select TOD nodes, specific norms for mixed use, parking, ground coverage and built-toedge active frontage shall be permitted within 500 m radius of all other transit stations for all regeneration projects. However, the permissible FAR and other norms for such projects shall be as per Regeneration Policy for Delhi. This will allow creation of vibrant and active station areas without additional FAR/built space stressing the infrastructure.

e) Being the focal point of transportation networks, MMTHs will have high potential as hubs for mixed-use development. Mixed use development and vertical mixing of compatible uses within plots shall be promoted in the city, facilitating availability of all services, work centres and homes within close vicinity of each other. This will facilitate self-sufficient isolation zones as required.

f) Mixed Use Streets/ Commercial streets: plot-level reconstructions as per norms for residential plotted development shall be permitted.

• Linear amalgamation of single line of plots along the street shall be permitted, provided that individual plots are 500 sq.m. Continuous active frontage shall be maintained along the street.

Such schemes shall provide parking requirements within the plot. • Additional FAR of 10% of permitted FAR shall be provided for stack parking.

g) A TOD approach in Delhi will help in bringing people and jobs closer to mass transit and lead to much needed integration of land use and transport in the city.

It will result in compact, walkable, mixed-use developments within influence zones of transit stations. This is a critical paradigm shift that can potentially improve public transit ridership, reduce vehicular congestion, and reduce greenhouse emissions and pollution in the long term.

h) Optimised density and diversification of uses and activities: This will be facilitated through higher FAR norms and compact mixed-use development, with augmentation of infrastructure by respective service providing agencies, and application of norms for green buildings and environment conservation.

Such an approach will result in achieving an optimum mix of activities and higher job densities close to public transit systems, unlock the development potential of these areas and facilitate value capture.

i) Identification of Mixed-Use areas/ Streets:

•All streets/ stretches already notified as Mixed Use street or Commercial street by the

Competent Authority; • Residential areas and streets/ stretch earlier declared as commercial areas / streets or where commercial use was allowed in MPD-1962 shall continue to the extent as was permissible as per

MPD-1962;

•Commercial activity existing from prior to 1962 in residential areas, subject to documentary proof thereof;

•Plotted development in pre-1962 colonies shall be treated as rehabilitation colonies in their respective categories (A to G) for the purpose of this chapter. • Any street /stretch under the process of notification by the Competent Authority or where the matter is presently sub-judice, upon completion of the notification process. • No new streets other than already identified shall be notified as Mixed Use/ Commercial Use streets.

•All existing plots and uses as approved for mixed use under MPD-21 shall continue to be permitted as per approved conditions.

j.) The following activities shall not be allowed under Mixed Use:

• Retail shops of building materials [timber, timber products (excluding furniture), marble1, iron and steel, (gravel, cement and sand2], firewood, coal and any fire hazardous and other bulky materials. • Repair shops / workshops of automobiles, tyre resoling and re-treading, and battery charging. • Storage, go-down and warehousing. • Junk shop (except paper and glass waste) • Liquor shop • Printing, dyeing and varnishing • Any other activity that may be notified from time to time by Government.

k.) On mixed-use or commercial notified streets with 24m and above ROW

•Shops of finished building material (including gravel, sand and cement) will be permitted only if no cutting and polishing activity is undertaken. These shall be permitted on plots of minimum 100 sqm with maximum 50% ground coverage. • Automobile repair shops and workshops shall be permitted on 30m or above ROW.

l.) In case of DDA flats, the entire ground floor of the flats on notified streets shall be permitted as follows:

•Only one Small Shop- maximum 20 sqm area unit shall be permitted. • No amalgamation of flats shall be permitted

m.) If use of basement for non-residential activities leads to exceeding the permissible FAR on the plot, such excess FAR shall be used, subject to payment of appropriate charges prescribed by the competent authority.

n.) Non-residential activities in Group Housing

In case of Group Housing Plots Small shop and Retail Shop, Repair Shop, Personnel Service Shop specially provided for in the layout plan shall be permitted up to a maximum of 1.5% of the permissible FAR or 1000 sqm, whichever is less. At least 50% of such FAR shall be mandatorily utilised for provision of small shops units catering to local needs. A minimum of 4 shops of 20 sqm each shall be provided. Such uses may be provided in the form of vertical mixing or separate block within the plot.

o.) Additional Norms applicable on all non-residential activities within residential development:

• DCN as applicable for the particular residential use will continue to be applicable, even if the plot / dwelling unit is put to mixed use. • In Plotted Housing plots, boundary wall shall be optional along the main access road. In plots with stilt parking, active frontage may be maintained by providing shop fronts and other permitted mixed-use activities. ?? Such shops shall be counted towards FAR. • Wherever a service road is available or proposed, then the mix-use premises should be approached from such service road and not directly from the main carriageway. • No encroachment shall be permitted on the streets or public land. • Any trade or activity involving any kind of obnoxious, hazardous, inflammable, non- compatible and polluting substance r process shall not be permitted.

p.) Applicable charges shall be as under:

• All premises with non-residential activities shall be required to declare such Mixed Use to the concerned local body and pay necessary charges as per the process notified by the competent authority. • All premises with non-residential activities shall be liable for payment of applicable Mixed Use charges to the concerned local body as per the rates notified by the competent authority, for the period during which the property is used for non-residential activities. • The allottee / owner shall obtain pay all necessary fees or charges before using the premise for any non-residential activity. • The local body concerned shall be responsible for the conduct of test check of properties under mix use, whether registered with it or not. • In addition to other penal action available under the relevant act, properties found to be under mix use, without registration or in violation of the terms of this notification shall be liable to pay, to the local.

15. Conclusion

Overly strict separation of uses (such as single-use zones) produces inefficient cities with expensive transportation, pollution and insecurity. Instead, it is necessary to promote a balanced mix of land uses that fruitfully interact with each other. To be able to effectively exclude those uses that may create an undesirable level of nuisances it is furthermore important to distinguish not only land uses but

also the scale of the uses. This is important because, for example, a small tailor workshop may enrich a residential neighbourhood while a sewing factory may cause undue nuisance. Finally, distinguishing both land uses and the scale of uses allows society to better address the needs of small-scale home-based and streetlinked production and commercial entities; based on the principles of subsidiarity and self-regulation, it may be advisable to let neighbours decide whether or not such activities are desirable in the neighbourhood.

Mixed-use development remains an ambiguous concept. In theory, there are debates regarding its definition and conceptualization, in addition to arguments over its guaranteed and potential benefits. In practice, real estate professionals involved with mixed-use projects are confronted with added complexity and risk at nearly every stage of the development process. However, despite the uncertainty associated with the concept, mixed-use development has garnered a significant amount of attention and praise over the past several decades and, most likely, will continue to play a pivotal role in the real estate and planning worlds for some time to come. The reason for mixed-use development’s rise to prominence is its potential to relatively quickly recreate the type of well structured urban environments that were regrettably abandoned over the course of the 20th century. In the past, mixed-use cities evolved gradually over centuries. The transformation of those dense, mixed-use urban areas into sprawling, monotonous metropolises occurred over many decades. The hope is that by incorporating a mixture of uses into single development projects, the process of once again restructuring our urban environments will be expedited.

• The planner shall consider distributing the mixed uses in a way that helps to create an environment which encourages the social interaction which shall lead to the increase in social capital. • Emphasis the importance of mixed land uses as a criteria to achieve sustainable development. • Raise the awareness of the importance of the role played by social capital in the developmental planning. • Raise the awareness of the importance of the integration of the achieved sustainability elements whether urban or social.

Non-planned or converted mixed use (residential buildings which are later used for commercial/ institutional purposes) cause additional problems as they are not designed for such uses and lack the required infrastructure or maintenance system thereby becoming nuisance for the residents. Left to market forces, while the property owners get the economic benefit of housing other uses, the other residents are at a disadvantage due to the frequent visitors, noise, parking shortage etc. Hence conversion or change of use needs to be strictly regulated to check the presence of required infrastructure like parking, toilets etc so that the quality of life does not deteriorate. To reap the benefits of service proximity of mixed land uses, it needs to be well regulated in terms of its typology, kind of use, quantum of use, supporting infrastructure and environmental compliance.

16. References

https://sjvblueprinttoolkit.weebly.com/principle-6---mix-land-uses.html

https://www.itdp.org/2013/03/12/everything-is-everywhere-land-use-in-india/

https://www.completecommunitiesde.org/planning/landuse/mixed-use-development/

https://www.infinitee.com/dont-get-mixed-up-about-mixed-use/

https://murfeycompany.com/busting-myths-higher-density-mixed-use-development/

https://en.wikipedia.org/wiki/Mixed-use_development

https://www.wri.org/insights/people-oriented-cities-mixed-use-development-createssocial-and-economic-benefits

https://www.entrepreneur.com/article/341558

https://www.bc.edu/content/dam/files/schools/law/lawreviews/journals/bcealr/28_4/04_T XT.htm

https://www.researchgate.net/publication/233087253_Mixeduse_Development_Theory_and_Practice_in_Amsterdam%27s_Eastern_Docklands

https://www.be.unsw.edu.au/sites/default/files/upload/pdf/schools_and_engagement/res ources/_notes/5A3_28.pdf

https://www.slideshare.net/arpriyank/assignment-mixed-land-use

https://www.slideshare.net/kollirajesh75/socio-economic-determinants-in-mixed-usedevelopment

https://www.sciencedirect.com/science/article/pii/S1687404814000303

https://smartech.gatech.edu/handle/1853/40790

https://issuu.com/aakashjain9/docs/live_work_play

https://www.healthyplaces.org.au/userfiles/file/Mixed%20Land%20Use%20June09.pdf

https://ccs.in/internship_papers/2006/Delhi%20Master%20Plan%20-%20Snigdha.pdf

https://www.ijsdr.org/papers/IJSDR1709001.pdf

http://mohua.gov.in/page/delhi-division.php

https://www.academia.edu/31293968/MIXED_LAND_USE_IN_URBAN_DEVELOPMENT

http://www.mapc.org/wp-content/uploads/2017/11/Mixed_Use_Planners_Toolkit.pdf

http://www.wiego.org/sites/default/files/publications/files/Nohn_WIEGO_TB3.pdf

LOG BOOK FOR INTERNSHIP (MASTERS PROGRAMMES)

Name and Signature of the Student : Paras Mongia Roll No : 200MPLUP021 Programme : Masters in Urban Planning (M.PLAN) Place of Internship : Town and Country Planning Organization (TCPO), Ministry of Housing and Urban Affairs (MOHUA) Government of India, 30, Azad Bhawan Rd, ITO, IP Estate, New Delhi, Delhi 110002 Duration of the Internship : 21/06/2021 to 31/08/2021 (10 Weeks) Name and Signature of the Head : Mr. R. Srinivas

Date Name of the Project Project Details Project Stage Work Undertaken Working Hours

21-06-2021

22-06-2021

23-06-2021

24-06-2021

25-06-2021

26-06-2021 27-06-2021 WEEK 1 28-06-2021 29-06-2021 30-06-2021

01-07-2021

Guidebook for operationalizing National TOD Policy for Railway Station (Re)development Understanding Methodology and Ch 1, Access and Circulations

Guidebook was published on Indian Railway Stations Development Corporation Limited (ISRDC) website in April, 2021 Critical Appraisal of the Report Work from Home (09:30 am - 06:00 pm)

Guidebook for operationalizing National TOD Policy for Railway Station (Re)development

Ch 2, Mixuse, Zoning & Retail planning Ch 3, Multi Modal Integration

Guidebook was published on Indian Railway Stations Development Corporation Limited (ISRDC) website in April, 2021 Critical Appraisal of the Report Work from Home (09:30 am - 06:00 pm)

Guidebook for operationalizing National TOD Policy for Railway Station (Re)development Ch 4, Public Spaces Ch 5, Parking

Guidebook was published on Indian Railway Stations Development Corporation Limited (ISRDC) website in April, 2021 Critical Appraisal of the Report Work from Home (09:30 am - 06:00 pm)

Guidebook for operationalizing National TOD Policy for Railway Station (Re)development Brief Analysis

Guidebook was published on Indian Railway Stations Development Corporation Limited (ISRDC) website in April, 2021 Critical Appraisal of the Report Work from Home (09:30 am - 06:00 pm)

REVIEW/ DISCUSSION

WEEKEND HOLIDAY

Healthy City Healthy City

- Healthy City - Webinar- DDA Master Plan 2041 Concept Building - Concept Paper/ Report - Attended Webinar 1 - Delhi Master Plan 2041 (Chapter 1-3) Work from Home (09:30 am - 06:00 pm)

Introduction to the Concept - Concept Paper/ Report Work from Home (09:30 am - 06:00 pm) Understanding the Concept - Concept Paper/ Report Work from Home (09:30 am - 06:00 pm)

REVIEW/ DISCUSSION

02-07-2021

03-07-2021 04-07-2021 WEEK 2

05-07-2021

Healthy City

Healthy City Can Healthy City really mainstream the pandemic resilience?

Do we have to evolve separate set of norms and standards? - Concept Paper/ Report Work from Home (09:30 am - 06:00 pm)

WEEKEND HOLIDAY

- Concept Paper/ Report Work from Home (09:30 am - 06:00 pm)

06-07-2021

07-07-2021

Healthy City Should we prescribe benchmarking of health facilities? - Concept Paper/ Report - Attended Webinar 2 - Delhi Master Plan 2041 (Chapter 4-5) - Objections and Suggestions were raised in the meeting Work from Home (09:30 am - 06:00 pm)

REVIEW/ DISCUSSION

09-07-2021

10-07-2021 11-07-2021 WEEK 3 12-07-2021

13-07-2021

14-07-2021

15-07-2021

16-07-2021

17-07-2021 18-07-2021 WEEK 4

Healthy City Conclusion and compilation/ editing of report - Concept Paper/ Report Work from Home (09:30 am - 06:00 pm)

WEEKEND HOLIDAY

Proposed Delhi Master Plan 2041 Presentations shown in the webinar - Study/ Research Work from Home (09:30 am - 06:00 pm)

Proposed Delhi Master Plan 2041 Presentations shown in the webinar - Study/ Reseach - Attended Webinar 3- Delhi Master Plan 2041 (Chapter 6-7) - Objections and Suggestions were raised in the meeting Work from Home (09:30 am - 06:00 pm)

REVIEW/ DISCUSSION

Proposed Delhi Master Plan 2041 Key Takeaways from the study - Study/ Research Work from Home (09:30 am - 06:00 pm)

Proposed Delhi Master Plan 2041 Brief Analysis - Study/ Reseach - Attended Webinar 4 - Delhi Master Plan 2041 (Chapter 8-9) - Objections and Suggestions were raised in the meeting Work from Home (09:30 am - 06:00 pm)

WEEKEND HOLIDAY

20-07-2021 Mixed-Landuse and its Implications Understanding the concept - Study/ Research - Report/ Paper Work from Home (09:30 am - 06:00 pm)

21-07-2021

22-07-2021 Mixed-Landuse and its Implications

23-07-2021 24-07-2021 25-07-2021 WEEK 5

26-07-2021 Mixed-Landuse and its Implications

27-07-2021 Mixed-Landuse and its Implications

28-07-2021

29-07-2021 Mixed-Landuse and its Implications

30-07-2021 Mixed-Landuse and its Implications

31-07-2021 01-08-2021 WEEK 6

02-08-2021 Mixed-Landuse and its Implications

03-08-2021 Mixed-Landuse and its Implications

04-08-2021

05-08-2021 Mixed-Landuse and its Implications Need of land use, zoning regulations and separation of zones

The conceptual meaning of Mixed Land Use: A new approach to revitalize the existing cities - Study/ Research - Report/ Paper Work from Home (09:30 am - 06:00 pm)

Categorization of mixed use at different scales

Key indicators and best processes to achieve a strong mixed-use zoning

Socio-economic issues and benefits of mixed-land uses

Advantages and Disadvantages of mixed-land uses Design features and principles of mixed-land uses

Some important takeaways from URDPFI guidelines,2015 for mixedland use zones and development - Study/ Research - Report/ Paper Work from Home (09:30 am - 06:00 pm)

PUBLIC HOLIDAY

- Study/ Research - Report/ Paper Work from Home (09:30 am - 06:00 pm)

REVIEW/ DISCUSSION WEEKEND HOLIDAY

- Study/ Research - Report/ Paper Work from Home (09:30 am - 06:00 pm)

REVIEW/ DISCUSSION

- Study/ Research - Report/ Paper Work from Home (09:30 am - 06:00 pm)

- Study/ Research - Report/ Paper Work from Home (09:30 am - 06:00 pm)

WEEKEND HOLIDAY

- Study/ Research - Report/ Paper Work from Home (09:30 am - 06:00 pm)

- Study/ Research - Report/ Paper Work from Home (09:30 am - 06:00 pm)

REVIEW/ DISCUSSION

06-08-2021 Mixed-Landuse and its Implications

07-08-2021 08-08-2021 WEEK 7

09-08-2021 Mixed-Landuse and its Implications

10-08-2021 Mixed-Landuse and its Implications

11-08-2021

Common myths/ misconceptions in regard to mixed-uses

How to educate citizens and spread awareness

Mixed land-use models - Study/ Research - Report/ Paper Work from Home (09:30 am - 06:00 pm)

WEEKEND HOLIDAY

- Study/ Research - Report/ Paper Work from Home (09:30 am - 06:00 pm)

- Study/ Research - Report/ Paper Work from Home (09:30 am - 06:00 pm)

REVIEW/ DISCUSSION

13-08-2021 Mixed-Landuse and its Implications

14-08-2021 15-08-2021 WEEK 8

16-08-2021 Mixed-Landuse and its Implications

17-08-2021 Mixed-Landuse and its Implications

18-08-2021 19-08-2021

20-08-2021 Mixed-Landuse and its Implications

21-08-2021 22-08-2021 WEEK 9

23-08-2021 Mixed-Landuse and its Implications

24-08-2021 Mixed-Landuse and its Implications

25-08-2021 26-08-2021 27-08-2021 28-08-2021 29-08-2021 WEEK 10 30-08-2021 31-08-2021

Case study : Experience From Indian Cities - Study/ Research - Report/ Paper Work from Home (09:30 am - 06:00 pm)

WEEKEND HOLIDAY

Mixed-use strategies: Proposed Delhi Master Plan 2021

Mixed-use strategies: Proposed Delhi Master Plan 2041

Key Takeaways from the study - Study/ Research - Report/ Paper Work from Home (09:30 am - 06:00 pm)

- Study/ Research - Report/ Paper Work from Home (09:30 am - 06:00 pm)

REVIEW/ DISCUSSION

PUBLIC HOLIDAY

- Study/ Research - Report/ Paper Work from Home (09:30 am - 06:00 pm)

WEEKEND HOLIDAY

Conclusion Final compilation/ editing of report - Study/ Research - Report/ Paper Work from Home (09:30 am - 06:00 pm)

- Study/ Research - Report/ Paper Work from Home (09:30 am - 06:00 pm)

REVIEW/ DISCUSSION Compilation of Report/ Portfolio

WEEKEND HOLIDAY

PUBLIC HOLIDAY Collection of Completion Certificate and Filling up Feedback form