Town Planning Regulations Research Articles

Картографические материалы как источник исторических сведений развития территории и их использование при определении исторических границ поселений на примере города Буинска Республики Татарстан

The authors analyze and systematize multi-temporal cartographic material, as well as information on the history of Buinsk city territory development in determining the historic boundaries of settlements. For this, information is presented on the formation of the uezd town of Buinsk on the basis of Buinskoye village in the Simbirsk gubernia in the 18th century and the transformation of its borders during the 19th century. The authors present an overview of historical cartographic sources, the results of analyzing scientific historical and cultural (historical and architectural, historical and urban planning, historical and archival, archaeological) materials, information obtained arising from viewing the ancient buildings of the historical settlement, containing information on the city of Buinsk. Cartographic overlay and spatial referencing of historical and modern materials were carried out, taking into account the location of cultural heritage objects included in the unified state register (historical and cultural monuments) of the Russian Federation’s peoples, identified cultural heritage features and historically valuable cityforming ones. In addition, the results of analyzing compositional-and-species relationships of the historic settlement were taken into account. In this article, for the first time, cartographic sources on the history of Buinsk city are collected and summarized. Our studies served as the basis for defining the boundaries of the regional significance historical settlement territory, as well as identifying the elements of the regional significance historic settlement subject protection – “City of Buinsk”. As a result, the objects of cultural heritage and the subject of protection of the historical settlement were identified; the requirements for the regimes of maintaining the territory and town planning regulations were determined for them.

Urban Zoning as a Method to Protection and Develop Historic Settlements (within the Volgograd Region)

The text of the article contains a brief overview of the development of the legislative and legal framework of urban planning zoning in the field of protection and development of cultural heritage objects. The article makes an attempt to systematize the main directions of development of the methodological basis of urban planning zoning in the last two decades, aimed not only at rational use of territories with cultural heritage objects, but also at their protection. Modern methodological developments in the context of continuous monitoring and adjustment of town-planning regulations for specific municipal entities and their territorial objects possessing cultural heritage objects are considered. The inconsistencies in the system of protection of territorial cultural objects in defining the boundaries of planning components within settlements, their protection status and its implementation in the system of Land Use and Development Regulations have prompted a scientific study of the development of protection potential by methods of urban planning zoning for local historical settlements with or without the status of a “historical settlement”.

ВІДОБРАЖЕННЯ ПЕРСПЕКТИВ РОЗВИТКУ РЕКРЕАЦІЇ ТА ТУРИЗМУ НА ПРИКОРДОННИХ ТЕРИТОРІЯХ УКРАЇНИ ТА ПОЛЬЩІ В ІНТЕГРОВАНІЙ СТРАТЕГІЇ ПРОСТРОВОГО РОЗВИТКУ

The aim of the article is research related to the directions and prospects of recreation and tourism in the border areas of Ukraine and Poland (spatial dimension), which are reflected in the project of spatial planning - an integrated strategy for spatial development of Ukraine and Poland. Integrated spatial development strategy - a strategy for the development of the territory, which includes the solution of individual sectoral tasks and the construction of a comprehensive scenario for a certain period. This study identifies and presents the prerequisites and measures necessary for the development of the recreational and tourist industry in the border areas - the spatial-territorial aspect. Methods of research and solution of the tasks were carried out on the basis of generalization and integration of general scientific methods, analysis and synthesis, expert method, methodology of constructive geography and spatial planning. In the course of the research SWOT analysis, methods of functional zoning of the territory and graphic modeling were used. The results of the work reflected in this article will contribute to the development of the recreational and tourism industry, based on the principles of ecologically balanced, sustainable development, which are determined on the basis of functional zoning of border areas, taking into account the results of SWOT analysis. The presented developments clearly illustrate that the rational organization of the territory, definition of framework conditions and modes of use, first of all, from calculations of ecological and resource possibilities and features of the territory in spatial planning projects is an indisputable and unalterable basis for further development of territories. As a result of the study, the definition of further development of the recreational and tourist industry as a priority for these areas is substantiated. The scientific novelty lies in the importance and necessity of developing spatial planning projects (urban planning) for the rational organization of the territory and the use of available resources, and in this study it is for the development of the recreational and tourist industry in border areas. Reflecting the importance and relevance of the development of this industry in the territorial, environmental and economic dimensions, as well as determining the framework conditions and modes of use of territories. The practical significance of the study lies in the use of its results for ecologically balanced territorial development of the recreational sphere of the border areas of Ukraine and Poland. The functional types of tourist-recreational territories are determined according to the "rigidity" of town-planning regulations and specialization, the basic decisions on creation of connections, knots, zones of possible cross-border activity are outlined, the hierarchical system of tourist-recreational territories is ordered.

Assessment of Public Compliance with Development Control Regulations in Auchi, Edo State, Nigeria

The spatial structure of modern settlements is organized based on development control. The compliance of urban residents with development control regulations makes it possible for cities to be well structured for physical, aesthetic, and economic developments. The study aims to assess public compliance with development control in Auchi. A sample of 378 residents of Auchi was used in the study. The study area was divided into six strata, and samples were selected from the strata based on their population sizes. The instrument was a 5-point Likert-type option, which was administered to the respondents. The findings revealed that there was low compliance with development control standards in Auchi. There was awareness of developers on compliance but did not translate into compliance. The building coverage specified by development control regulations was grossly violated. There was a medium correlation (0.55) between education and level of non-compliance; the variability of development control non-compliance in the six quarters of Auchi was statistically significant, and the eta squared effect was also large. It was recommended that the town planning regulations be reassessed for a better practical effect; monitoring of developments to encourage compliance should be strengthened; and town planning manuals should be used to monitor and control developments.

EVALUASI KEWAJARAN PEMBELANJAAN DAERAH DENGAN MENGGUNAKAN ANALISIS STANDAR BELANJA (STUDI PADA PEMERINTAH KOTA JAMBI)

This study aimed to evaluate expenditure of Kota Jambi using analysis of standard expenditure/spending (ASB). This research is a case-based study with a qualitative approach . The research methodology is a document review and focus group discussion. Data used the analysis of standard spending-related regulation, public policy budget, while the budget ceiling priority, document of budget implementation changes, year of 2013-2014. Data were analyzed using simple regression.ASB models for socialization (dissemination) to the government of Jambi is total expenditure = 73.403.276 + 287.015 (the number of participants x number of days). Model ASB activities coaching/mentoring to the City of Jambi is total expenditure = 152.176.202 + 123.155 (the number of participants x number of days). There is only one activity that has nominal budget above the maximum limit that is the socialization of town planning regulations. ASB implementation in Kota Jambi can be applied. Based on the existing data and systems in Kota Jambi, both in 2013, 2014 and subsequent fiscal years.

Marginal and average prices of land lots should not be equal: A critique of Glaeser and Gyourko’s method for identifying residential price effects of town planning regulations

Glaeser and Gyourko’s method of measuring the gap between marginal and average land prices of housing lots has become a popular way of demonstrating the degree to which planning controls, or ‘regulatory taxes’, increase residential land prices. This has led policy-makers across the globe to focus on town planning as a critical determinant of rising home prices. We show, however, that Glaeser and Gyourko’s method shows no such thing. Instead, the price gap is a product of the location premium of land, diminishing returns to buyers of residential land size, and historical city development patterns. Numerous shortcomings are identified in their theoretical model, including that (a) they ignore that development happens over time; (b) their ‘regulatory tax’ is simply the location value of land; (c) they reason inconsistently about the source of land prices, arguing that land at the margins is scarce but locations for whole housing lots are not; and (d) there are no optimal lot sizes nor subdivision incentives in their model. Standard price-taking models of residential land markets that recognize that locations are scarce contain none of these limitations and provide a better interpretation of land price patterns. Empirically, we show that Glaeser and Gyourko’s method finds a high ‘regulatory tax’ even in the absence of regulatory constraints using both simulated suburb development scenarios and historical land sales data from colonial Australia and ancient Mesopotamia. In short, there is no information regarding the effect of planning controls on the supply of new dwellings in a comparison of marginal and average land prices, and this method should not be relied upon to inform planning and housing policy decisions.

PROSECUTORIAL SUPERVISION OVER THE IMPLEMENTATION OF LAWS DURING PRIVATIZATION OF LAND FOR AGRICULTURAL USE

In March 2015, signifi cant amendments were made to the land legislation, including the acquisition of private property rights to agricultural land plots. So, tenants of land plots had the right, after a three-year lease term, to acquire ownership of land plots intended for agricultural production, and without bidding (paragraph 9 of part 2 of Article 39.3 of the Land Code of the Russian Federation), that is, in preferential treatment. The main task of the state in this case was to support a conscientious tenant of the land and agricultural production at the same time. However, as practice shows, the authorized authorities commit violations when alienating land plots from public ownership on the indicated basis, thereby violating the interests of the state. The article considers the prosecutors assessment of the legality of the actions of authorized authorities during the privatization of a land plot (on the basis indicated above), provided that the permitted use of the plot contained in the public register of real estate does not correspond to the types of use provided for by the general plan of the settlement and land use and development rules; the subject of prosecutorial response has been identified; the necessity of using the means of prosecutorial supervision is justified in the event that the authorized authorities conclude contracts for the sale of agricultural land, when this use is not allowed by the town-planning regulations of the territorial zone in which the land is located. In the work, the author comes to the conclusion that the Land Code of the Russian Federation allows cases of changing the type of permitted use of land without a statement from the copyright holder of this plot, which should be taken into account by prosecutors, requiring the supervised entities to properly comply with the requirements of the law.

Conservación de centros históricos: métodos para estudios previos

El diseño de algoritmos y la elaboración de métodos automatizados para obtención de la información básica necesaria para el planeamiento urbano de un centro histórico fue en la década de los 80´s una gran novedad científica cuyo aporte principal estuvo en la aplicación de los mismos en el centro histórico de Camagüey; su evolución y actualización hasta el día de hoy en los planes vigentes, de la Dirección de Plan Maestro de la Oficina del Historiador de la ciudad es su principal logro. El diseño sistémico de las investigaciones del Centro de Estudios de Conservación de Centros Históricos y Patrimonio Edificado (cecons) de la Universidad de Camagüey, a partir de este primer efecto, con la participación de profesores y estudiantes de arquitectura e ingeniería civil aportó un conjunto de resultados que se han aplicado también con éxito, en la práctica social.

ARCHITECTURAL DESIGN METHOD OF MODERN BUILDINGS IN HISTORICAL TOMSK

Pre-project studies in modern building design in the historical and architectural urban environment is relevant to architects, as the city-planning requirements are systematically updated and complicated. A special attention is paid to the analysis of international documents, which formulate objective approaches to preservation of the unique architectural and artistic images of the urban environment. The purpose of this study is to concretize the list of research works for identification of the architectural design standards in the historical environment. The events and the standards are formulated on the basis of the structural analysis of the Russian and foreign experience of modern design organizations. A number of proposed analytical studies include the data systematization in terms of town planning regulations established by cultural heritage sites, photographic recording of landscape, graphical analysis of streets in order to identify common patterns in the historical development of the architectural environment and styles. On the examples of Achinskaya Street in Tomsk and a new construction project the process of developing such standards is clearly demonstrated. The presented design method can be used in the design and estimate documentation for new building construction within the protection zones, development control zones and will meet the requirements for the Federal Law of Cultural Heritage Objects (Historical and Cultural Monuments) of Peoples of the Russian Federation.

Marginal and Average Prices of Land Lots Should Not Be Equal: A Critique of Glaeser and Gyourko's Method for Identifying Residential Price Effects of Town Planning Regulations

Glaeser and Gyourko’s (2003) (henceforth G&G’s) method of measuring the gap between marginal and average land prices of housing lots has become a popular way of demonstrating the degree to which planning controls, or “regulatory taxes”, increase residential land prices. This has led policy-makers across the globe to focus on town planning as a critical determinant of rising home prices. We show, however, that G&G’s method shows no such thing. Instead, even according to their own model, the price gap is a product of the location premium of land, diminishing returns to buyers of residential land size, and historical city development patterns. Additional flaws and contradictions identified in their model are (1) that they confuse total lot supply with land supply per lot, (2) that minimum lot size restrictions will increase the marginal land value compared to the average rather than decrease it, (3) that the economic incidence of taxes on land matters to the outcome whereas they claim it does not, and (4) that there are no subdivision incentives for landowners. Standard price-taking models of residential land markets contain none of these flaws and provide a better interpretation of land price patterns. Empirically, we show that G&G’s method will find a high “regulatory tax” even in the absence of regulatory constraints using both simulated data and historical land sales data from colonial Australia and ancient Mesopotamia. This exercise demonstrates that G&G’s method cannot differentiate between planning-constrained and unconstrained development patterns. In short, there is no information regarding the effect of planning controls on the supply of new dwellings in a comparison of marginal and average land prices and this method should not be relied upon to inform planning and housing policy decisions.

Formation of hypotheses of redevelopment of cultural heritage objects of the residential complex “Krasny Vyborzhets”

Subject of study: issue of redevelopment of industrial zones that have lost its purpose, which have a huge potential for renovation in the current conditions of development of a modern metropolis. Based on the example of a housing complex projected on the territory of the «Krasny Vyborzhets» factory the article describes approaches to the renovation of historical buildings located on the territory of the future residential com-plex, which cannot be demolished due to town planning regulations. Objectives: the formation of the hypotheses of redevelopment of cultural her-itage objects belonging to the residential complex being designed on the territory of the plant “Krasny Vyborzhets”. Materials and methods: mapping methods, SWOT analysis, world experience of redevelopment were used. Results: the main direction of redevelopment was chosen to create a cultural and business center “Rosenkrantz” with a modern open public space, which is based on the combination of three historical eras. Conclusions: this type of redevelopment will increase the security of this area, the attractiveness of the residential complex for future costumers of apartments and also will create a public space for leisure activities for local residents and their children.

SPECIFIC FEATURES IN BUILDING AND DEVELOPMENT OF RESIDENTIAL AREA IN SUBURBS OF LARGEST BELARUSIAN CITIES

The most challenging processes to be investigated further which are occurring in residential areas, suburbs in the largest Belarusian cities have been determined and systematized in the paper. The paper considers modern processes of transformation and development of residential areas on the studied territories; ongoing changes in the typology of dwellings and inhabitant composition of the suburban zones; problems pertaining to infrastructure development of suburban territories; preservation and improvement of recreational and ecological functions of the suburban zones in the largest cities. The paper presents a hypothesis on the possibility to modernize an urbanized region while using digital technologies and it also provides architectural and artistic characteristics of the residential environment. The main research methods are the following: field surveys; analysis of statistical data, project and regulatory documentation. So it has been revealed that it is necessary to carry out a detailed study of inhabitant composition in the settlements in order to determine their actual requirements in schools, kindergartens, and other facilities of public services. Development of town planning regulations taking into account actual typology of residential buildings and inhabitant composition is required for organization of suburban areas in the largest Belarusian cities. Current transformation processes of traditional settlement in the suburban zones of large cities are in need to have new requirements to their infrastructure development. It is necessary to improve a monitoring system and respond to population requirements and emerging problems. Nowadays there are conditions for formation of active population communities on the suburban territories. It is necessary to execute a coordinated development of all forms and types of suburban zones in the largest cities. The paper recommends to form, develop and preserve landscape and recreational areas in order to ensure an efficient recreational and ecological functions of the suburban zones.

Environmental, economic and energy analysis of double glazing with a circulating water chamber in residential buildings

In general, the glazed façade area of a building is the part that produces the greatest energy losses and gains. The basic aim of this work is to achieve a more efficient heat control in closed spaces. To this end, an exhaustive study has been made of active glazing comprising two laminated glass panels with a circulating water chamber. Not only has the energy consumption been analysed but also the energy efficiency according to fuel type, the amount of CO2 emitted into the atmosphere and the economic cost. The results of this study, from the points of view of economic feasibility and energy efficiency, show that the solution of double glazing with a circulating water chamber is a less polluting and more efficient option than the systems currently used. This solution is able to reduce the energy losses and gains that are produced through the glazed façade of a building by 18.26% for calorific and frigorific energy compared to the total consumption of the building. The layout of the proposed installation facilitates its integration into any type of residential building, either under construction or being renovated. Moreover, its zero visual impact means it can even be implemented in places with strict town-planning regulations.

Beyond the Green Line: Sustainability and Beirut's post-war reconstruction

Gruia Bădescu looks at Beirut 20 years after the Civil War. He argues that metropolitan Beirut is once again a successful economic center for the region as a whole, but in order to complete a sustainable Beirut, the city needs to prioritize public transport infrastructure and make its public spaces more inclusive. It needs to improve its economic, environmental and social impacts as a whole. The ability of the state to control urbanization through town-planning regulations has been very limited in Lebanon. He argues that a major step would be future dialogues between policymakers, businessmen and representatives of civil society in order to build co-operation; trust and partnership between these groups are important aspects to sustaining mobility.

Contravention of town planning regulations in Ikoyi and Victoria Island neighbourhoods, Lagos, Nigeria.

The study investigated possible relationships between educational attainment, awareness of town planning regulations and contravening these regulations in Ikoyi and Victoria Island, Lagos. Both primary and secondary data were used for the study. Secondary data were obtained from both published and unpublished sources. Primary data were obtained via pre-tested questionnaires administered on household heads randomly selected from 10% of the 4135 buildings in the neighbourhoods. Three-hundred and twenty three copies of the questionnaire were returned and used for analyses. In-depth interviews were also conducted on a cross-section of the residents and development control officials. Both descriptive and inferential statistics were used in analyzing the data. Investigations revealed that 79.9% of the respondents have at least the first degree and more than 50% of them were aware of the various provisions of planning regulations operating in the area, though less than 30% agreed with their provisions. Distribution of the population by planning regulations contravened are: encroaching on road setbacks (48.6%); exceeding maximum permissible floors (48.3%); exceeding maximum permissible plot coverage (47.1%); failing to provide storm drains and soak-away tanks (30.0%); failing to provide required parking spaces (28.8%); exceeding permissible height of fence walls (26.6%); and, failing to provide adequate space for landscaping (16.7%). Investigations revealed that educational attainment and awareness of provisions of planning regulations do not guarantee compliance. In-depth interviews identified lack of political will on the part of the government and some social, economic, administrative and political factors as the major factors encouraging contravening town planning regulations in the 293 294 neighbourhoods. Strategies were proposed to enhance compliance with planning regulations. Key words : Planning regulations; development control; master plan; contravention; compliance.

SURFACE-LAYERS DESIGN OF “BLOCK-INFILL ARCHITECTURE” IN PARIS

Guided by town planning regulations, Paris has maintained its townscape characterized by the continuity of building facades. They show similarity but are not homogeneous as they are based on various generations. Comparing with characheristic facades of urban-blocks, this paper analyses the design of surface-layers of individual buildings infilled in urban-blocks (Block-Infill Architecture). The characteristics of facades of urban-blocks is classified into 4 types by focusing on arrangements of additions such as balcons, louvers and slabs. The design of surface-layers of Block-Infill Architecture is classified into 11 types by focusing on types of the windows, their arrangements and their sectional compositions. As the result, 5 typical relationships are pointed out between Block-Infill Architectures and urban-blocks. It indicates that the surface-layers of Block-Infill Architecture are in line of harmonizing with the surrounding facades incorporating with some of the characteristics of the urban-blocks.

Les modes d'approche du contentieux de l'urbanisme

Research into litigious sociology has generally assumed the shape of monographs which are based on an annotated designation of the activity of the legal authorities. Jurists, aware of the inadequacies of the statistical accounts alone, are now turning away somewhat from this sort of study and are widening the field of research to the periphery of jurisdictional disputes, integrating if into a more general perspectives, that of the controlling of disputes. In this respect, the most important contribution made is to have brought to light the importance of the role of government administration as a preventative body against disputes, especially for those disputes which are taken before the legal authorities. The development of such practices as "consultation-négociation" has stemmed from this with transactions and arbitration started off by the officials directly in charge of applying town-planning regulations in the County Assets Boards (DDE).