Urban Planning: Concepts, Principles, and Regulations

Posted on Nov 2, 2024 in Geography

Urban Planning

Concepts, Principles, and Types

Urban planning aims to prevent uncontrolled urban growth and protect agricultural land. It provides a framework for drafting and implementing coordinated development plans. These plans must adhere to land law regulations.

Land Law

Urban planning follows a hierarchical structure, with national decisions influencing municipalities and townships. Land law outlines the following plan levels:

  1. National Plan of Arrangement (PNO): A high-level, long-term plan, similar to the 1993 infrastructure master plan.
  2. Territorial Coordination Plan (PDTC): Addresses regional development requirements, guidelines, and the territorial model. Implementation has been challenging.
  3. General Urban Plan (General Plan): Divides municipal territory into Urban Land (SU), Urban Land Programmer (SUP), Urban Land Not Scheduled (SUNP), and Undeveloped Land (SNU).
  4. Subsidiary Regulations (NNSS) and Delimitation of Urban Land (DSU): Apply to municipalities lacking a general plan, categorizing land into urban, developable, and undeveloped.

Land Categories

Environmental impact studies ensure construction integrates with the environment. Land categories include:

  • Land Not Suitable for Actual Development: Protected from construction due to its value.
  • Special Protection Area: Prohibits any use altering its natural state.
  • Undeveloped Land (SNU): Limited use to preserve rural characteristics. Urbanization and construction are minimized.
  • Limitations on Private Property: Restrictions imposed by water law and road construction regulations.
  • Unplanned Urban Land (SUNP): Similar to SNU, but with development potential through specific procedures. Subject to SNU limitations until Urban Development Projects (PAU) are approved.

Unscheduled Urbanized Land (SUNP)

SUNP serves as a land reserve for future urban development if needed. It has minimal urban norms to prevent incompatible uses. Primary uses may have compatible secondary uses (e.g., shops in building basements).

Urban Action Program (PAU)

PAUs define the minimum requirements for development, including land use, services, and equipment. They are developed by local institutions through tenders. PAU content includes:

  • Land transfer for public endowments.
  • Construction of infrastructure (roads, utilities).
  • Provision of essential services (schools, social facilities).
  • Land transfer for uses exceeding Land Act provisions.
  • Maximum building prices or rents.
  • Economic plan and timeline.

PAUs operate under compensation or expropriation systems.

Urban Land Program (SUP)

SUP designates land for development within the first eight years of the plan. The General Plan provides detailed organization for SUP, including:

  • Area identification.
  • Maximum floor area and uses.
  • Connection between sectors and existing urban land (SU).
  • Infrastructure needs.
  • Major uses and equipment.

The council manages the land plan and ensures smooth implementation.

Urban Land (SU)

SU is developed land with existing buildings and infrastructure. Planning for SU is complex due to existing development, the need for detailed planning, and potential inherited problems.

Plans for Urban Fragment Organization

Partial Plan of Management

A detailed planning instrument for developable land. Key aspects include:

  • Detailed uses and building typologies.
  • Division into zones and execution units.
  • Land reservation for parks, gardens, and recreational areas (minimum 18m2 per dwelling or 100m2 of building).
  • Land reservation for cultural and educational centers (minimum 10m2 per dwelling or 100m2 of building).
  • Locations for public and social services.
  • Communication network and parking (at least one space per 100m2 of building).
  • Utility networks.
  • Economic evaluation and urbanization execution.
  • Phased development plan.

Other Management Figures

  • Special Plan of Interior Reform (PERI): Similar to the partial plan, used for complete ordering of urban land.
  • Urban Action Program (PAU): Transforms unscheduled building land into scheduled building land.
  • Additional Rules: Complement aspects not fully defined in the urban plan.

Provincial Field Rules

Provide general regulations for land use, urbanization, and construction in municipalities without a general or subsidiary plan.

Study Details

Analyzes an area’s building consistency with its surroundings. It cannot change plans from larger scopes.

Catalogs

Inventory and register monuments, gardens, parks, and landscapes for protection, conservation, and enhancement.

Special Plans

Address specific issues or sectors. Types include:

  • Territorial Plan Development: Infrastructure, heritage preservation, landscape protection.
  • Comprehensive Management Plan Development: Communications, green areas, community facilities, historic preservation, sanitation, urban improvement.
  • No Pre-Planning: Infrastructure, environment, landscape, and road protection.

Plan Approval and Amendment Procedures

Plans undergo approval processes, including municipal and final approval stages. Public information periods allow for feedback. General plans have public initiatives and indefinite validity. Amendments are possible for existing plans.

Planning and Execution of the Land Law

Legal implementation transforms land fragmentation into a condominium according to the urban plan. It ensures equitable distribution of benefits and burdens among landowners. Action systems include cooperation, expropriation, and compensation systems.

Partial Plan (4th Level)

A detailed planning instrument for developable land. Key aspects include land allocation, zoning, reservations for public spaces and services, infrastructure planning, and phased development.