A Case Study of Town Planning

A Case study report on
TOWN PLANNING
Submitted by:
MANOJ J. TEREKAR
Under the Guidance of
Mr. A. K. Chikyal
Department of Civil Engineering
(2010-2011)
Shree Yash Pratishthan’s
SHREEYASH COLLEGE OF ENGINEERING AND TECHNOLOGY

Gut No.258(p), Satara Tanda, Tal & Dist: Aurangabad-431005.
A Case Study on TOWN PLANNING
CERTIFICATE
Certified that the case study report entitled
“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 Prof. A. G. Dahake Prof. N. A Halegowda
GUIDE HOD Principal
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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.
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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
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5. Regulations for Special Township Project………………………………………..…….………………….……19
5.1 Applicability……………………………………………………………………………………………………….………19
5.2 General Norms for Different Land Use………………………………………………………………………20
5.3 Notes…………………………………………………………………………………………………………………….....21
5.4 Special Regulations……………………………………………………………………………………………………22
5.5 Land Use Zones………………………………………………………………………………………………….…..…22
5.6 Residential Zone………………………………………………………………………………………….……….…..23
5.7 Green Zone……………………………………………………………………………………………………....………25
5.8 No Development Zone……………………………………………………………………………………..….……25
5.9 IT Park……………………………………………………………………………………………………………………...26
5.10 General Planning Requirement for Development of Land………….……………….…….….…26
6. Definitions of Terms and Expressions……………………………………………………………………….….…27
7. The Next Generation Town: OCTOZONE…………………………………………………………………………29
7.1 Overview………………………………………………………………………………………….….……………..….…29
7.2 Planning of Various Rooms…………………………………………………………………………………..……30
7.3 Intelligent Homes……………………………………………………………………………….…………….………34
8. Dimensions of Roads……………………………….……………………………………………….……………………36
9. Specifications of Some Units in Octozone………………………………..……………………………….……37
9.1 Intelligent Bungalow………………………………………………………………………………………………...37
9.2 Intelligent Flat……………………………………………………………………………………………………..…..40
9.3 Amenities………………………………………………………………………………………………………..…….…43
10. Location Map……………………………………………………………………………………………………….…..…47
11. References…………………………………………..…………………………………………………………….……..…49
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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 in-
between 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
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both sanitary and ritual purposes. These ancient cities were unique in that they often had
drainage systems, seemingly tied to a well-developed ideal of town sanitation.
Fig. 1.2.1 The ideal centrally-planned town

space: Sposalizio by Raphael Sanzio, 1504
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 (1493–95), 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 large-
scale 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.
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1.3 Sustainable development and sustainability
Sustainable development and sustainability influence today's town planners. Some
planners argue that modern lifestyles use too many natural resources, polluting or destroying
ecosystems, increasing social inequality, creating town heat islands, and causing climate
change. Many town planners, therefore, advocate sustainable cities.
However, sustainable development is a recent, controversial concept. Wheeler, in his

1998 article, defines sustainable town development as "development that improves the long-
term social and ecological health of cities and towns." He sketches a 'sustainable' city's
features: compact, efficient land use; less automobile use, yet better access; efficient resource
use; less pollution and waste; the restoration of natural systems; good housing and living
environments; a healthy social ecology; a sustainable economy; community participation and
involvement; and preservation of local culture and wisdom.
Because of political and governance structures in most jurisdictions, sustainable

planning measures must be widely supported before they can affect institutions and regions.
Actual implementation is often a complex compromise.
1.3.1 Collaborative Strategic Goal Oriented Programming:
(CoSGOP) is a collaborative and communicative way of strategic programming, decision-

making, implementation, and monitoring oriented towards defined and specific goals. It is
based on sound analysis of available information, emphasizes stakeholder participation, works
to create awareness among actors, and is oriented towards managing development processes.
It was adopted as a theoretical framework for analyzing redevelopment processes in large town
distressed areas in European cities.
1.3.2 Elements of CoSGOP:
CoSGOP is not a planning method but a process model. It provides a framework for
communication and joint decision-making, in a structured process characterized by feedback
loops. It also facilitates stakeholder learning. The essential elements of CoSGOP are analysis of
stakeholders; analysis of problems and potentials; development of goals, improvement
priorities, and alternatives; specification of an improvement program and its main activities;
assessment of possible impacts of the improvement program; definition and detailed
specification of key projects and their implementation; continuous monitoring of improvement
activities, feedback, and adjustment of the program.
1.3.3 Application:
CoSGOP has been applied in European cross-border policy programming, as well in local
and regional development programming. In 2004, the CoSGOP model was applied in the LUDA
Project, starting with an analysis of the European experience of town regeneration projects.
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2. Aspects of Planning System
2.1 Aesthetics:
In developed countries, there has been a backlash against excessive human-made
clutter in the visual environment, such as signposts, signs, and hoardings. Other issues that
generate strong debate among town designers are tensions between peripheral growth,
housing density and new settlements. There are also debates about the mixing tenures and
land uses, versus distinguishing geographic zones where different uses dominate. Regardless,
all successful town planning considers town character, local identity, respects heritage,
pedestrians, traffic, utilities and natural hazards.
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.
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2.2 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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When town planners work on slums, they must cope with racial and cultural differences
to ensure that racial steering does not occur. Slums were often "fixed" by clearance. However,
more creative solutions are beginning to emerge such as Nairobi's "Camp of Fire" program,
where established slum-dwellers promise to build proper houses, schools, and community
centers without government money, in return for land on which they have been illegally
squatting on for 30 years. The "Camp of Fire" program is one of many similar projects initiated
by Slum Dwellers International, which has programs in Africa, Asia, and South America.
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.
2.5 Reconstruction and Renewal:

Areas devastated by war or invasion challenge town planners. Resources are scarce. The
existing population has needs. Buildings, roads, services and basic infrastructure like power,
water and sewerage are often damaged, but with salvageable parts. Historic, religious or social
centers also need to be preserved and re-integrated into the new city plan. A prime example of
this is the capital city of Kabul, Afghanistan, which, after decades of civil war and occupation,
has regions of rubble and desolation. Despite this, the indigenous population continues to live
in the area, constructing makeshift homes and shops out of salvaged materials. Any
reconstruction plan, such as Hisham Ashkouri's City of Light Development, needs to be sensitive
to the needs of this community and its existing culture and businesses.
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Town Reconstruction Development plans must also work with government agencies as
well as private interests to develop workable designs.
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.
2.7 Environmental Factor:

Environmental protection and conservation are of utmost importance to many planning
systems across the world. Not only are the specific effects of development to be mitigated, but
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attempts are made to minimize the overall effect of development on the local and global
environment. This is commonly done through the assessment of Sustainable town
infrastructure and microclimate. In Europe this process is known as a Sustainability Appraisal.
In most advanced town or village planning models, local context is critical. In many,
gardening and other outdoor activities assumes a central role in the daily life of citizens.
Environmental planners focus now on smaller and larger systems of resource extraction and
consumption, energy production, and waste disposal. A practice known as Arcology seeks to
unify the fields of ecology and architecture, using principles of landscape architecture to
achieve a harmonious environment for all living things. On a small scale, the eco-village theory
has become popular, as it emphasizes a traditional 100-140 person scale for communities.
An town planner can use a number of quantitative tools to forecast impacts of

development on the environmental, including roadway air dispersion models to predict air
quality impacts of town highways and roadway noise models to predict noise pollution effects
of town highways. As early as the 1960s, noise pollution was addressed in the design of town
highways as well as noise barriers. The Phase I Environmental Site Assessment can be an
important tool to the town planner by identifying early in the planning process any geographic
areas or parcels which have toxic constraints.
Tall buildings in particular can have a substantial effect in channeling winds and shading
large areas. The microclimate around the building will typically be assessed as part of the
environmental impact assessment for the building.
2.8 Light and Sound:

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 .
3.1 Water supply:

The developer shall be required to develop the source for drinking water (excluding the
groundwater source) or secure firm commitment from any water supply authority for meeting
the daily water requirement of minimum 140 liters per capita per day exclusive of requirement
of water for fire fighting and gardening. The storage capacity of the same shall be at least 1.5
times of the actual required quantity as determined by expected population (Resident and
Floating) and other uses. The developer would be required to develop proper internal
distribution and maintenance systems and shall specially undertake rain water harvesting,
groundwater recharging and waste water recycling projects within the Township .
3.2 Drainage and Garbage disposal:

The developer shall make suitable and environment friendly arrangements for the
disposal and treatment of sewage and solid waste as per requirements of Maharashtra
Pollution Control Board. Recycling sewage for gardening shall be undertaken by the developer.
The developer shall develop eco-friendly garbage disposal system by adopting the recycling and
bio-degradation system in consultation with Maharashtra Pollution Control Board .
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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3.4 Environment:
The development contemplated in townships shall not cause damage to ecology, in no
case it shall involve topographical changes, changes in alignment of cross section of existing
water course in any in the scheme area or adjacent to scheme area. Environmental clearance
shall be obtained from the Ministry of Environment and Forest, Government of India as per
directions issued by the MOEF’s notification dated 7th July 2004. The Township shall provide
at least 20% of the total area as park/garden/playground as mentioned in 4 (f) below, with
proper landscaping and open uses designated in the Township shall be duly developed by
owner/developer. This amenity shall be open to general public without any restriction.
3.5 Special Concessions:
3.5.1 N.A. Permission:
Non-agriculture permission will be automatic. As soon as the scheme is notified, lands

notified under Special Township area as per 1.2 will be deemed to have been converted into
non-agriculture and no separate permission is required.
3.5.2 Stamp Duty:
The stamp duty rates applicable in Notified Special Township area shall be 50%
prevailing rates of the Mumbai Stamp Act.
3.5.3 Grant of Government Land:
Any Government land falling under township area shall be leased out to the developer
at the prevailing market rate on usual terms and conditions, without any subsidy .
3.5.4 Relaxation from Mumbai Tenancy and Agriculture Land Act:
The condition that only the agriculturist will be eligible to buy the agriculture land shall
not be applicable in Special Township area.
3.5.5 Ceiling of Agriculture Land:
There shall be no ceiling limit for holding agriculture land to be purchased by the
owner/developer for such project .
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3.5.6 Exemption from Urban Land (Ceiling and Regulation) Act, 1976:
Special Township Projects will be exempted from the purview of Urban Land (Ceiling
and Regulation) Act; 1976.
3.5.7 Scrutiny Fee:
A Special Township Project shall be partially exempted from payment of scrutiny fee
being levied by the Collector/Planning Authority for processing the development proposal on
certain terms and conditions as may be decided by the Collector/Planning Authority .
3.5.8 Floating FSI:
There will be floating FSI in the township. Unused FSI of one plot can be used anywhere
in the whole township.
3.5.9 Special Benefits / Concessions:
In respect Of Star Category Hotels, Hospitals And Multiplexes /Property Tax Shall Be
Provided.
3.6 Planning Considerations:

The Township project has to be an integrated township project. The project should
necessarily provide land for following users:
(a) Residential
(b) Commercial
(c) Educational
(d) Amenity Spaces
(e) Health Facilities
(f) Parks, Gardens and Play Grounds.
(g) Public Utilities.
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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
4. Cinema theatres, auditoria etc. (Per seat of accommodation): - 15
5. Government or semi-public business offices: - 45
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6. Mercantile use
(a) Restaurants (per seat):- 70
(b) Other business buildings: - 45
7. INDUSTRIAL
(a) Factories where bath rooms are to be provided: - 45
(b) Factories where no bath rooms are required to be provided: - 30
8. Storage including warehousing: - 30
9. Hazardous building: - 30
10. Intermediate / stations (Excluding mail & Express Stops):- 45 (25)
11. Junction stations: - 70 (45)
12. Terminal / stations: - 45
13. International and domestic airports: - 70
The values in parenthesis are for stations where bathing facilities are not provided.
It is very important to consider the water demands while planning work of a town is
carried out.
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5. Regulations for Special Township Project
“Regulations for Special Township Project” are as given below:
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 .
5.1.2 Manner of Declaration:
Any area identified above and if found suitable can be Notified by Government in Urban
Development Department by following procedure under section 20 read with section 18 of the
Maharashtra Regional and Town Planning Act, 1966 and also in such other manner as may be
determined by it for the purpose of development as “Special Township Project”. However, in
cases where the proposal of Special Townships is submitted by the land owners by themselves
or by the Developer who holds rights to develop the whole land under the Special Township,
the area shall be notified by Govt. following procedure under section 18 of the said Act. In such
cases procedure under section 20 shall not be necessary.
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5.2 General Norms for Different Land Uses:

The overall planning of the special townships shall be such that the project fairly meets
with the specifications spelt out in the prevailing planning standards approved by Government.
Further, the planning of Special Township shall take care of following land uses in particular -
5.2.1 Residential:
The residential area should be well defined in clusters or neighborhoods or in plotted

development with proper road grid. Out of the total built-up area proposed to be utilized which
is permissible as proportionate to zoning of area under such township at least 60% of the area
may be used for purely residential development and further out of the total built-up area
proposed to be utilized for residential development, 10% of the same shall be built for
residential tenements having built-up area up to 40 sq.mt.
5.2.2 Commercial:
The commercial area shall be properly distributed in hierarchical manner such as

convenient shopping, community centre etc.
5.2.3 Educational:
Comprehensive educational system providing education from primary to secondary

should be provided as per the requirement. The area allocation should be on projected
population base and as far as possible the educational complex should not be concentrated at
one place. All such complexes should have area adequate allocation for playgrounds. Minimum
area required for educational purpose shall be as per prevailing planning standards.
5.2.4 Amenity Spaces:
The area allocation for amenity space providing for amenities like market, essential
shopping area, recreation centers, town hall, library etc. should not be less than 5 % of gross
area and should be evenly placed.
5.2.5 Health Facilities:
Adequate area allocation for health facilities for primary health should be provided for.
Minimum area required for health facilities shall be as per prevailing planning standards.
5.2.6 Parks, Gardens and Play grounds:
The Township shall also provide adequate area as parks/gardens/play grounds. This
should be exclusive of the statutory open spaces to be kept in smaller layout and should be
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distributed in all residential clusters. This 20% area should be developed by the developer for
such purposes and kept open to all general public.
5.2.7 Public Utilities:
Appropriate area allocation should be provided for (a) power receiving

station/substation (b) water supply system (c) sewerage and garbage disposal system (d) police
station (e) public parking (f) cemetery/cremation ground (g) bus station, fire brigade station and
other public utilities as per requirements.
5.2.8 Transport and Communication:
The entire area of township shall be well knitted with proper road pattern, taking into
consideration the linkages with existing roads within the township and outside area as well. All
such roads shall be developed by the developer as per standard and road widths shall be as
given below.
Main Road -18 to 24 meter wide.
Internal road - minimum road width 9 m
5.2.9 Service Industries:
In the Special Township area, lands required for commercial uses, industrial uses,
permissible in residential user, may also be earmarked. However, the predominated land use
would be residential use.
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
visitor’s parking.
21
5.4 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 LAND USE ZONES:

Following are the various land use zones:
I. RESIDENTIAL ZONE
II. COMMERCIAL ZONE
III. SERVICE INDUSTRIES ZONE (I-1)
IV. GENERAL INDUSTRIES ZONE (I-2)
V. GREEN ZONE
VI. NO DEVELOPMENT ZONE
VII. POTENTIAL AREA ALONG VARIOUS ROADS
22
5.6 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.
23
5.6.2 Activities permitted on roads of 12 m. and more up to 30 m. width :
i) Activities permitted in Regulation No. 3.2.1.
ii) Activities given in Part A (II) of APPENDIX IV shall be permitted on these roads. In case of
junction of roads with different widths, shopping specified for respective road widths shall be
permitted. The shopping shall be permitted to a depth equal to one half of the respective road
width on which it abuts. Commercial activity having single occupancy shall be permitted up to
the full depth in entire building.
Iii) Uses such as Gymnasium, Police Station, Community halls, Banks shall be permitted.
5.6.3 Activities permitted on roads of width 15 Mt and more:
i) Full- scale commercial uses along with other ancillary use, Major commercial establishments
involved in wholesale trade, offices, mercantile buildings may be permitted, up to a depth equal
to the road width on all the floors of the buildings.
ii) In case of R+C (Residential cum Commercial building) Residential and allied activities
covering up to 50% of the total built-up area shall be permissible only on upper floors or in
separate wings or in a separate building subject to provision of exclusive stairs and / or lifts and
separate parking area.
iii) Storage and sale of combustible materials shall not be permitted in such commercial plots.
However, warehousing of the goods shall be allowed.
5.6.4 Following additional users are also permitted:
i) Petrol pumps and Service stations.
ii) Parking lots.
iii) Electric sub-station.
iv) Non- residential buildings, offices for public utility concerns or organizations.
v) Branches of Banks, including safe deposit vaults telephone exchanges, police Stations, and
Government and Semi-Government offices, Municipal Sub-offices, Fire Stations, Post and
Telegraph Offices.
vi) Hotels.
vii) Convenience Shops as listed in Para 3.2.1(iii).
24
viii) Restaurants.
ix) Warehouses.
x) Service industries and service industrial estates.
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.
5.7 GREEN ZONE

6.7.1 Activities permitted in this zone are as given in Part B of APPENDIX- IV
5.8 NO DEVELOPMENT ZONE

5.8.1 AREA UNDER HERITAGE STRUCTURES/ SITES /PRECINCTS:
The detailed Regulations for development of heritage structures/sites/precincts are given

in APPENDIX VIII.
5.8.2 Area under various uses such as
i) The following activities shall only be permitted:
a) Roads, Railways and highways by Govt. & Semi. Govt. Authorities.
b) Fishing, nurseries, forestry.
c) Lying of electric, telephone, gas drainage, sewerage and water lines (without buildings) by
public authorities.
d) Cemeteries, burial grounds, cremation sheds.
e) Other utilizes and services specifically permitted by the State Govt.
5.8.3 GREEN BELT
In the green belt along the industrial zone as indicated in the development plan no
development permission shall be granted. In the green belt adjacent to water bodies as
mentioned in the plan also no development permission shall be granted.
25
5.9 IT PARK:
Information Technology Establishments are those establishments, which are engaged in
the business of developing information technology, related to software or hardware. These
shall be allowed in the SERVICE INDUSTRY (I-1) (IT PARK) only as designated in the Development
Plan. The manner of development of these establishments is elaborated in these regulations by
incorporating various provisions relating to permissibility of use, exemption of
telecommunication equipment from computation of built-up area, the extent of built-up area
permissible for these establishments, grant of additional FSI on payment of premium and
exemption in height of room from built-up area calculations; at appropriate places.
5.10 GENERAL PLANNING REQUIREMENTS FOR DEVELOPMENT OF LAND:

5.9.1 REQUIREMENTS OF SITE FOR DEVELOPMENT:
No piece of land shall be used as a site for the construction of a building:
(i) If the Competent Authority considers that the site is unsanitary for any reason, including it
being filled up with carcasses, excreta, filth or offensive matter.
(ii) If the site is close to the edge of the existing or proposed water course/ body and the
building line is proposed within 9 m. from its edge and 15 m from the edge of water mark of a
major water course. However, the Competent Authority may allow development and
construction on a site in close proximity of a minor water course/ water body on fulfillment of
conditions as may be specified by it.
(iii) If the site is not drained properly. However, such a site may be allowed for development
after the owner has made arrangements like restricting or diverting the water course to an
alignment and cross section as suggested by the Competent Authority, to drain out the site
adequately. Once such a protection work has been constructed by the applicant at his cost to
the satisfaction of the Competent Authority, it may also allow the reduction of the reservation
for such water course to the extent of the cross section inclusive of a suitable means of access
to the alignment and allow construction of a building at a distance of 5 m. from the edge of
restricted water way.
(iv) If the owner of the building has not shown to the satisfaction of the Competent Authority
that all the measures required for safeguarding the construction from constantly getting damp
are taken.
(v) If no potable water supply is available till the date of grant of C.C.
26
6. DEFINITION OF TERMS AND EXPRESSIONS
The terms and expressions used in these Regulations shall have the meaning given
against them in the following:
(1) ACCESSORY BUILDING means a building separated from the main building and containing
one or more accessory use.
(2) ACCESSORY USE means any use of the premises sub-ordinate to the principal use and
customarily incidental to the principal use.
(3) ACT means the Maharashtra Regional & Town Planning Act, 1966 as amended from time to
time.
(4) ACTION AREA means an area where the corporation does the development at its own
instance or with public private participation or an area for which the Corporation intends to
prepare a detailed layout with Special Development Control Regulations. (If Special
Development Control Regulations are not prepared, these Development Control Regulations
shall prevail.)
(5) ACTION AREA PLAN means the plan, Special Development Controls for it, if any, and report
indicating the detailed layout of proposed development in the Action Area, which may
stipulate the land use permitted on each plot and the extent to which the building operations
may be undertaken on each plot
15) ASSEMBLY BUILDING means a building or part thereof where group of people congregate
or gather for amusement, recreation, social, religious, civil, travel.
(16) DETACHED BUILDING means a building whose walls and roofs are independent of any
other building.
(17) EDUCATIONAL BUILDING means a building used for a school or college or any other
educational and related institutional uses including incidental uses like staff quarters and
hostels.
(18) HAZARDOUS BUILDING means any building or part of a building, which is used for
storage, handling, manufacture or processing of highly combustible, explosive or poisonous
materials defined by the appropriate authority.
(19) HIGH RISE BUILDING means a building exceeding 16 m. in height.
27
(20) INDUSTRIAL BUILDING means any building or part of a building or structure in which
products or materials of all kinds and properties are fabricated, assembled or processed.
(21) INSTITUTIONAL BUILDING means a building used for social, and welfare purposes,
including penal institutions such as jail, remand home etc. and not used on a commercial basis.
(22) MERCANTILE BUILDING means any building or at least 1/3rd part of it used for business,
office purposes, shops, markets, and incidental service facilities.
(23) RESIDENTIAL BUILDING means any building in which living accommodation is provided in
at least 2/3rd part of it for normal residential purpose, including lodging and boarding houses
and hostels.
(24) SEMI DETACHED BUILDING means a building detached on three sides.
(25) SPECIAL BUILDING means –
(i) Assembly building,
(ii) Hazardous building.
(iii) Mercantile building
(iv) High rise building
(26) STORAGE BUILDING means a building or at least 1/3rd part of it used for the storage or
sheltering of goods, wares or merchandise like ware houses, cold storages, freight depots,
transit sheds, store houses, public garages, hangars and truck terminals.
(27) BUILDING LINE means a line up to which the plinth of a building adjoining a street or an
extension of a street or a future street may lawfully extend and includes the lines prescribed, if
any, in any scheme and/or Development Plan or prescribed in any other Act
(28) BUILT UP AREA (BUA) means an area covered by a building on all floors including
cantilevered portion, if any, excepting
28
7. The Next Generation Town: Octozone
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-the-
art 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.
 Total Area of Township Project: 37.5 acres
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7.2 Planning of Various Rooms:

7.2.1 Living Rooms:
At Octozone, the living rooms have been designed to create special and memorable
moments. Large spaces and windows bless your home with maximum sunlight and fresh
breeze. You now have the creative freedom to decorate your home, the way you have always
wanted to. The living room has also been designed with a generous dining area. This sets the
right mood for entertaining guests, lounging around, watching TV or simply spending time with
the family.
7.2.2 Bedrooms:
The most comfortable rooms in the house, the bedrooms have been designed to create
a relaxing and restful atmosphere. Adding to that, each room is tastefully furnished to house
your wardrobes and provide you with ample storage spaces. Every home has a spare bedroom,
so whether you want to convert it into a guest room, a study, a library or even a children's play
room, the immense space gives you the freedom to turn it into a room of your choice.
7.2.3 Kitchen:
The heart of every home is the kitchen. It is the place that brings out excitement in
every member of the house. With the sights, sounds, smells and delicious tastes, kitchen brings
about a feeling of enthusiasm and happiness. The kitchens here have been created to make
your working experience, a pleasurable one and a place where you can dish out the best
culinary delights. Kitchens at Octozone with its international styling make it the centre of
attraction.
7.2.4 Bathroom:
In an Octozone home, bathing is elevated to a spa experience with a state-of-the-art

steam cubicle ensconced within the bathroom's gleaming interiors. High gloss dado tiles extend
seven feet high, exuding a neo-modern feel that is complemented by the vanity mirrors, glass
corner shelves and an avant garde glass partition.
7.2.5 Terrace & Verandah:
All the flats here at Octozone are designed with terraces and balconies, making it the
perfect place to just sit back and watch the sun set or have dinner in an al fresco setting.
The Bungalows have also been designed with terraces and verandas with a fountain that stretch
along the Bungalow giving you your own private green space and the ideal spot to host social
gatherings for your friends and family.
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Fig 8.2 (a) – Plan of a 3 BHK Bungalow
31
7.2.6 The Clubhouse & Shopping Arcade:
The clubhouse is spacious and its perfect ambience makes it ideal for you to host a
variety of celebrations, large or small. It is equipped with a number of indoor recreational
facilities for snooker, table tennis, darts and carom. Beautifully designed and well-equipped,
the clubhouse is spread across 8,000 sq. ft.
Commercial spaces complete the pictures at Octozone with a small shopping arcade
where residences can get the basic necessities from like grocery stores, pharmacies and even a
cyber cafe.
7.2.7 Ladies' Club:
Every night is ladies' night at Octozone, with an exclusive clubhouse designed

specifically for the fairer sex. A twin to the main clubhouse, it offers the perfect rendezvous for
the ladies in residence, replicating all the sporting facilities and entertainment features of the
main clubhouse spread across 1 acre of land with built-up area of 10,000 sq. ft..
7.2.8 The Bungalow:
Life at Octozone is all about living with a variety of choices and much more. For some,
elegance is more than just lavish decor and extravagant fittings. So, for those who do ask for
more out of life, we have a selection of Bungalows and Villas to choose from that suit their style
and status.
7.2.9 Bungalow Layouts:
The 4 BHKD Bungalows at Shamit Octozone are the ultimate option in elegant luxury.
Spacious living spaces are laid out to make your life an enriching experience and to create a
succession of happy memories.
7.2.9 Security and Safety:
Homes at Octozone are not only about luxury and comfort; they are about security and
safety as well. Visitor authentication, tracking and management systems, detection and motion
sensors, Octozone, is equipped with holistic security systems. Your security is also in safe hands
with the system overseeing a range of measures, including CCTV, maintenance of visitor's
registers and recording of all data monitoring every home.
32
Fig 8.2 (b) – Plan of a 3 BHK Row House
33
7.3 Intelligent Homes
Homes at Octozone don't just look smart, they are intelligent!
The apartments and Bungalows incorporate all the features of home automation,
including mood sensors, integrated multimedia and entertainment and a comprehensive safety
and security system. Sophisticated home automation systems have been integrated into your
residence to make every aspect of your life here an enduring affair of style and convenience.
7.3.1 Home Automation Control:
 Electrical world, Telecommunication world, Multimedia world

 Control through remote, mobile, computer/ laptop, palmtop or any other internet
connected device.
7.3.2 Lighting & scene control:
 Preset scene to your preference, choose from: Home theatre scene, romantic scene,
party scene, etc.
7.3.3 Entrance control:
 Lock & unlock entrance without searching for keys.
7.3.4 Equipment control:
 Turn on or off your TV, Stereo, Projection screen, Oven or Washing machine via touch
screen panel or through your personal computer.
7.3.5 Multi-room audio system control:
 Have your favorite CD, radio, FM channel, album, track travel with you to every corner
of your home.
7.3.6 Safety & security monitoring:
 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.
34
7.3.8 Curtain control:
 Open or close curtains automatically to block exterior lights in "Home Theatre" or any
other preset scene.
7.3.9 Climate control:
 Maintain a comfortable, energy efficient temperature in every corner of your home at

all time
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.
35
8. Dimensions of Roads at Octozone
Sr No. Type of Road Width
1. Main Road 12.00 M Wide

2. Secondary Road Connecting Main Roads 9.00 M Wide
3. Road Between Apartments 9.00 M Wide
4. Road Between Bungalows 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.
36
9. Specifications of Some Units in OCTOZONE:
9.1 Intelligent Bungalow:
Structure
 R.C.C.: R.C.C. Frame structure earthquake resistant design
Brick Work
 Internal: 6” thick Fly ash brick work

 External: 6” thick Fly ash brick work
Plaster
 Internal: Gypsum to all walls & POP to ceilings

 External: sand faced double coat plaster.
Flooring & Wall Tiles
 Living & Dining hall: Vitrified flooring 1 M x 1 M

 G.F. Bedroom: Vitrified flooring 1 M x 1 M
 F.F. Master Bed: Wooden flooring
 F.F. Other Rooms: Vitrified flooring 1 M x 1 M
 Kitchen Platform: Black Granite Platform with S.S. Drain board sink.
 Kitchen Flooring: Vitrified Flooring 1 M x 1 M
 Kitchen Wall Tiles: Designer glazed Tiles
 Toilets Flooring: Anti-skid ceramic Tiles
 Toilets Wall Tiles: Designer glazed Tiles
 Staircase: Black granite treads & vitrified raisers
 Window Sills all sides: Black granite sills
 Porch Terraces: Brick bat water proofing with Rustic vitrified tiles finish
 Top Main Terrace: Brick bat water proofing with Rustic ceramic tiles finish
 Packing Flooring: Rustic Vitrified tiles
 Open Space: Rustic Vitrified tiles
 Wash Area / Utility: Anti skid ceramic tiles
Doors & Windows
 Main Door: Teak wood designer door with digital door lock
 Other Doors: Teak wood batons doors with handle locks
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 All door Frames
 Main Door: Wooden Frame
 Internal Door: Wooden Frame
 Toilets: Granite Frame
 Windows: Anodized aluminum windows with mosquito net 4 & 3 track
Grill & Railing
 Grills: M.S. designer grill for windows
Railing
 Terrace / Balcony.: M. S. designer Railing

 Staircase: Stainless steel designer railing
Paint
 Internal: Luster Finish to Internal walls & ceilings

 External: Anti Algal weather proof Emulsion
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
 Wiring: Concealed copper wiring

 T.V.& Telephone Point, Cable & AC Pointer: In living & all bedrooms intercom system
(PABX) provision of inverter backup point, split ac provision (drain, copper pipes & cable
installation ) electrical fittings fixtures, 24x7 dg set backup 2kv/ unit.
Safety, Security & Automation
 Visitor authentication, tracking and management system.

 Video door entry system (Tow indoor & 1 outdoor unit), Visitor audio / video
communication for society gate with storage of visitor video clips and audio message.
 KLASS (Key – less Access smart security) Using Biometric (Fingerprint) pin manual key
proximity & remote.
 Notification through SMS, phone email hooter at BMS &, security gate
38
 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 AC’s, 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
 Servant’s 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
39
 Complete future-ready digital infrastructure at every home
 Energy Conservation
 Power Distribution
 Water Management
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.
9.2 Intelligent Flat:

Structure
 R.C.C.: R.C.C. Frame structure earthquake resistant design
Brick Work
 Internal: 9” thick Fly ash brick work

 External: 6” thick Fly ash brick work
Plaster
 Internal: Gypsum to all walls & ceilings

 External: sand faced double coat plaster.
Flooring & Wall Tiles
 Living hall: Vitrified flooring 2’ X 2’

 Bedroom: Vitrified flooring 2’ X 2’
 Kitchen Platform: Black Granite Platform with S.S. Drain board sink.
 Kitchen Flooring: Vitrified flooring 2’ X 2’
 Kitchen Wall Tiles: Designer glazed Tiles
 Toilets Flooring: Anti-skid ceramic Tiles
 Toilets Wall Tiles: Designer glazed Tiles
 Window Sills all sides: Black granite sills
Common Areas
 Corridors: Vitrified Tiles 2’ X 2’
40
 Lift Entrance Lobby: Black Granite & Vitrified Tiles
 Common Staircase: Vitrified treads & Black Granite risers
 Top Main Terrace: Brick Bat Water proofing with Ceramic Tiles Finish
 Parking Flooring: Rustic Vitrified Tiles
Doors & Windows
 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
Grill & Railing
 Grills: M.S. designer grill for windows
Railing
 Terrace / Balcony: M.S. designer Railing

 Common Staircase: M.S. designer Railing
Paint
 Internal: Plastic Paint to Internal walls & ceilings

 External: Anti Algal weather proof Emulsion
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
 Wiring: Concealed copper wiring

 T.V. & Telephone Point, Cable & AC Pointer: In living & all bedrooms intercom system
(PABX) provision of inverter backup point, split AC provision (drain, copper pipes & cable
installation) electrical fittings fixtures, 24x7 DG set backup 2kv/ unit.
41
Security & Automation:
 Visitor Authentication, Tracking and Management System.

 Video door entry system, visitor audio/video communication for society gate, with
storage of visitor video clips and audio messages.
 KLASS (key-less access smart security) using biometric (Fingerprint), Pin, Manual key,
Proximity & Remote.
 Notification through SMS, phone, hooter at BMS & security gate
 Configurable security zones equipped with Magnetic Contacts for door etc.
 Live view of surveillance cameras in the Campus
 Secured access to flats/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
 Wireless panic switch for elderly people
 Configurable emergency contacts for intimation
 Wi-Fi connectivity at home
 Control of all lights, fans, Ac’s via regular switches, home automation panel i.e. wireless
LCD touch panel & simple remote control
 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
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
42
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
9.3.1 Clubhouse Amenities:
• Beautifully designed well equipped Club House.

• Entrance lobby with water bodies & fountain, reception with furnished waiting lounge area.
• Tennis court, Volley ball court & Basketball court
• Table tennis, Carom, Chess, Card room & Billiards
• Dart Board / Bow Arrow
• Skating, Sandpits
• Cricket cum football ground
• Gazebo
• Gymnasium, Jogging track
• Yoga , Meditation & Aerobics room
• Dance , Music, Art & Craft room
• Green house café Deck with plantation
• Study Room, Conference Room
• Internet Café, Library, Reading room
• TV Room / Mini Theatre
• Property management office
• Beautifully Landscaped Kids park
• Dada Dadi Park
• Ganesh temple
• Guest Room, Dormitory
• First Aid Room
• Festival Area
• Party lawn, Multipurpose hall
• Shopping arcade for Daily needs
Convenience:
• Weekly fruit & vegetable market
43
• Shuttle taxi / Rickshaw service
• Swimming Pool with Fun Pool For Children
Landscape:
• Spectacular landscaped area with innovative features

• Sparkling water bodies and fountains
• Thick greenery
• Senior citizen relaxing area
• Automatic Sprinkler and Drip Irrigation System
Club House (Female Dedicated):
• Beautifully designed well equipped Club House.

• Entrance lobby with water bodies & fountain, reception with Furnished waiting lounge area.
• Tennis court, & Basketball court
• Table tennis, Carom, Chess, Billiards
• Shower Area with Locker & Changing Room
• Sandpits
• Gymnasium
• Yoga, Meditation & Aerobics room
• Dance, Music, Art & Craft room
• Green house café Deck with plantation
• Beautifully Landscaped Kids park
• Party lawn, Multipurpose hall
• Swimming Pool with Fun Pool for Children
9.3.2 External Amenities:
Entrance:
• 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.
44
Infrastructure and Security:
• All roads are of Tremix concrete.

• Power lines, water lines, Drainage lines, Strom line, rainwater harvesting, Telephone and
cable lines through underground ducts up to each plot.
• Green plantation throughout the society corners of the road along with footpaths and
designer street lights on 12 m and 15 m road.
• Surveillance camera on all roads for security.
• 24/7 external security systems by close circuit camera
• Intercom connection (PBX) for every home.
• WI-FI broadband internet connection
• Ample covered parking, Common DTH TV Antenna,
• Generator back up for lifts, passage & common area etc
BMS (Integrated Building Management System):
• The HAP is connected to the Integrated Building

• Management System that controls all services of the Automation System of the campus as
well as buildings, 24x7.
• It generates reports, maintenance alerts and reorder alerts helping to schedule, to prevent, to
predict breakdown maintenance, which helps to control & assure security to the residents.
Utility:
• Provision to hook fire alarm of Individual

• Bungalows and Flats to the IBMS Room
• Power Distribution
• Elevator Management
Safety:
• Fire Fighting
• Gas Flooding & Water Leakage for Server Room
• Server Room (Multimedia / Security & Safety)
Security:
• Guard Tour System & Visitor Management

• Digital Surveillance
45
Energy Conservation:
• Rain Water Harvesting & Water Management

• Power Conservation and Solar Energy
Connectivity:
• Wi-Max/Wi-Fi Connectivity Internet / Broadband

• Network Management
• PA & Music Systems in Common lobbies and areas
• LAN / WAN Connectivity of Individual Bungalows and Flats
Sanitation:
• Garbage Chute Management

• Wastage Water Management
Highlight:
• Demarcated Visitor parking

• Pressurized Water Supply Systems
• RO Purified Water
• Car Washing Area
• Sanitation facilities for drivers & servants
• Furnished Guest rooms
• Wire free Campus.
46
10. Location Map
Octozone
Shamit Octozone is conveniently located in Nakshatrawadi on Paithan Road, one of

Aurangabad's fastest developing affluent residential districts. Nakshatrawadi is a pollution-free
zone surrounded by lush greens and scenic hills.
The area is well-connected with easy access to public transport like auto rickshaws,
share rickshaws and buses. Paithan Road is in close proximity to Waluj and Chitegaon industrial
districts. Residential areas, finest schools, colleges, IT companies, etc, have set up base here. In
the area is the rapidly developing industrial zone, Beedkin, slated to provide great industrial
opportunity in the near future.
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.
47
Location Map
48
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.
49

A Case Study of Town Planning

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A Case study report on

Under the Guidance of

Department of Civil Engineering

Shree Yash Pratishthan’s

SHREEYASH COLLEGE OF ENGINEERING AND TECHNOLOGY

Certified that the case study report entitled

Mr. A. K. Chikyal Prof. A. G. Dahake Prof. N. A Halegowda

GUIDE HOD Principal

1.3 Sustainable Development & Sustainability………………………………………………………….……..08

2. Aspects of Planning System………………………………………………………………………………..…….……09

2.5 Reconstruction & Renewal…………………………………………………………………………………….….11

2.7 Environmental Factor…………………….……………………………………………………………………...…12

2.8 Light and Sound……………………………….………………………………………………………….….….….…13

3.1 Water Supply…………………………………………………………………….……………………………….……..14

3.2 Drainage & Garbage Disposal………………………………………………………………………………….…14

3.5 Special Concessions………………………………………………………….…………………………………….…16

3.6 Planning Considerations…………………………………………………….……………………………….…....16

5.2 General Norms for Different Land Use………………………………………………………………………20

5.4 Special Regulations……………………………………………………………………………………………………22

5.5 Land Use Zones………………………………………………………………………………………………….…..…22

5.6 Residential Zone………………………………………………………………………………………….……….…..23

5.7 Green Zone……………………………………………………………………………………………………....………25

5.8 No Development Zone……………………………………………………………………………………..….……25

5.10 General Planning Requirement for Development of Land………….……………….…….….…26

6. Definitions of Terms and Expressions……………………………………………………………………….….…27

7. The Next Generation Town: OCTOZONE…………………………………………………………………………29

7.2 Planning of Various Rooms…………………………………………………………………………………..……30

7.3 Intelligent Homes……………………………………………………………………………….…………….………34

9. Specifications of Some Units in Octozone………………………………..……………………………….……37

9.1 Intelligent Bungalow………………………………………………………………………………………………...37

9.2 Intelligent Flat……………………………………………………………………………………………………..…..40

10. Location Map……………………………………………………………………………………………………….…..…47

Fig. 1.2.1 The ideal centrally-planned town

However, sustainable development is a recent, controversial concept. Wheeler, in his

Because of political and governance structures in most jurisdictions, sustainable

1.3.1 Collaborative Strategic Goal Oriented Programming:

(CoSGOP) is a collaborative and communicative way of strategic programming, decision-

1.3.2 Elements of CoSGOP:

2. Aspects of Planning System

2.5 Reconstruction and Renewal:

City authorities may try to encourage higher densities to reduce per-capita

2.7 Environmental Factor:

An town planner can use a number of quantitative tools to forecast impacts of

2.8 Light and Sound:

In town planning, sound is usually measured as a source of pollution. Another perspective on

3.1 Water supply:

3.2 Drainage and Garbage disposal:

3.5 Special Concessions:

3.5.1 N.A. Permission:

Non-agriculture permission will be automatic. As soon as the scheme is notified, lands

3.5.2 Stamp Duty:

3.5.3 Grant of Government Land:

3.5.4 Relaxation from Mumbai Tenancy and Agriculture Land Act:

3.5.5 Ceiling of Agriculture Land:

3.5.7 Scrutiny Fee:

3.5.8 Floating FSI:

3.5.9 Special Benefits / Concessions:

3.6 Planning Considerations: