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Module 2 : Planning StandardsFormulation of Planning Standards for Land Use, Density, Roads and Various Facilities
at Town and Local Levels
- Guidelinesin plan preparation: determination of the requirementsfor space, facilities ,infrastructure and environmental quality in towns and cities
- Set both quantitative and qualitative requirements:# Areas/Space # Numbers/Amounts # Types # Locations/ Distribution # EnvironmentalPerformance
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OBJECTIVE: enhance the quality of life in cities
- Criteria/Determinants in formulation of planning standards:
# Population: Number and Type/ Characteristics: most prevalent - influencing needsand demands for space and infrastructure - determining chracteristics like income,
affordability, preferences, etc.# Functional and Environmental Requirements: Example: location of school in
relation to playground / No. of vehicular lanes in a road in relation to volume of pcu/location of sewage treatment plant in relation to river flow direction/Open space around
heritage buildings
# Public Health and Safety: Example: Domestic water supply standard/air qualitystandards/ distances or types of intersections in relation to road speeds/ land use alongfault-line zone# Physiographic Constraints/opportunities: Example: Density/Space between
buildings in hot-humid vs hot dry climates# Socio-cultural and Techno-economic Contexts: Example: oriental vs western valuesfor land use mix/density / available building technology and building typology/densitystandard
- Flexible/Contextual vs Fixed/Rigid Standards: Determinantsvary with place, time revision/modification ofstandards - universal standards: viz emission standards / water
quality standards for drinking
- Broad Classes of Planning Standards:
Spatial standards: Guide provision of space and locations of various activitiesand facilities on the basis of various criteria: Examples: area under parks and
playgrounds in a neighbourhood / classes of educational facilities required for aresidential district / r.o.w of arterial road
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Utility standards: Guide the provisions of various utilities and services in termsof their rates and qualities of supply, management, etc. : Water Supply, Power,
Sewage Disposal, Solid Waste Management, etc. in respect of :
supply, service frequency, coverage, municipal expenditure, man-power
deployment, etc.
Environmental performance / quality standards: Originally developed forindustrial performances - standards for air, water or noise, thermal pollution - (a)
permissible ambient environmental quality standards and (b) permissible limits of
emissions at source, viz a factory or a sewage outfall - based on measurablelevels of individual pollution parameters viz micro-grams of sulfur di-oxide per
cu.m of air / gms of dissolved oxygen per litre of river water/B.O.D. per litre ofsewage / ambient noise level in decibels in residential vis--vis commercial zones
standards are for human and animal health usually, universal and rigid
- Focus: Spatial Standards
URBAN LAND USE PLANNING NORMS
Significance of Land Use Planning
- Provision of adequate spaceat appropriate locationsfor different typesof human
activities : living, work, recreation
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Land use distribution : spatial relationships/interdependenciesof different uses proximity connectivity segregation - mix - Factors/considerationsof health,
environmental quality, efficient functioning, convenience, social equity, resolution of
conflicts and competing demands, economy in resource use, protection of
environmental resources,
- Land use circulation relationship
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- presentand changingneeds and demands for space and locations : trends/forecasts
- regulation and implementation of land use plan : zoning and development
regulations
Land Use Classification
- Conventionally,Location- specific distinctionof uses of land and built spaces
Broad distinctions at large area level : viz residential vs industrial zones of a city -
detailed distinctions :plot-wise/building floor-wise variation in uses
- Purpose: broad vs detailed planning macro vs micro-level planning
- Detailed classification: useful fordevelopment regulation
- Land use distinctions should beobservable / measurable/well defined and have
clearboundaries or jurisdictions
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Broad land use classification isuniversal detailed classification/sub-classificationof broad classes may becontextual: cultural variation
- single and mixed /multiple use/zones/ premises
- Developed vs undeveloped inurban land use classification
- Intensive and extensive land use classes
- Informal and transient activities
- Land Use Coding - alphabetical/alpha-numeric/numeric coding : convenient in
detailed land use mapping and development regulations
- Example:
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SIMPLIFIED URBAN LAND USE CLASSIFICATION
Numeric
Code
Alpha-
Numeric
Broad Land
Use Class
Numeric Alpha-
numeric
Detailed Land Use
1. R Residential 11 R-1R-2
R-3
Primary Residential ZoneMixed Residential Zone
Unplanned/InformalResidential Zone
2 C Commercial 21
22
23
C-1
C-2
C-3
Retail Shopping Zone
General Business &Commercial District
Wholesale,Godowns,Warehousing
3 M Manufacturing 313233
M-1M-2M-3
Service & Light IndustryExtensive & Heavy IndustrySpecial Industrial Zone
obnoxious
4 PS Public & Semi-Public
4142
4344
4546
47
PS-1PS-2
PS-3PS-4
PS-5PS-6
PS-7
Govt/Public OfficesUndetermined govt. land
Educational & ResearchMedical/Health
Social/Cultural/ReligiousUTILITIES & SERVICES
Cremation/Burial Ground
5 P Recreational 5152
5354
P-1P-2
P-3P-4
Playground/Stadia/Sports CmParks/Gardens
Special Recreational ZoneMulti-purpose(viz maidan)
6 T Transportation
&Communication
61
6263
6465
66
T-1
T-2T-3
T-4T-5
T-6
Roads
RailwaysAirport
Seaport/DockyardsBus Depot/Truck
Terminals/Freight ComplexesTransmission &
Communication
7 A Agriculture &
water bodies
71
7273
7475
76
A-1
A-2A-3
A-4A-5
A-6
Agriculture
ForestPoultry/Dairy
Rural SettlementsBrick Kiln/Extractions
Water Bodies
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8 S Special Area 81
82
83
8485
S-1
S-2
S-3
S-4S-5
Old Built-up area
Heritage & Consv. Area
Scenic Value area
Village SettlementOther
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- Master Plan of Delhi:
- Broad Land Use Class Use Zone Use Premise
- Residential RD: Residential Area Plotted Housing
- Group Housing- Residence-cum work plot
- Hostel/Old Age Home
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Guest house, Board-- Lodging Dharmshala or
- equivalent
- Night Shelter
RF: Foreign Mission
Land Use Colour Code:Residential : YELLOW; Commercial: RED/BLUE; Industrial: PURPLE; Public & Semi-
public: BLUE/RED; Utities/Transport: GREY; Recreation/Open Space/Agricultural: GREEN
Variation in Shades/Tones: Sub-classes
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Land Use Distribution Area Norms
- No fixed standard: Relationship with the functional class or economic base, viz
industrial town port town institutional town capital city.......
- Relationship withCity size: the proportions of non-residential uses tend to increase with
size - with growth, cities attract more economic activities, viz commerce, industries,
etc. as well as public facilities and amenities and physical infrastructure- many are
extensive in nature, such as industries, transport terminals, large parks and institutions,
etc., - residential densitiestend to increaseas residential land competes with non-
residential uses
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Universally, the residential land use : single largest proportion forecasted population x
density adopted
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Source: UDPFI Guidelines
DENSITY NORMS
Measures:
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No. of Persons per unit Areas for very large-scale planning, viz regional plans: personsper square kilometers (ppsq.km.) for urban areas: persons per hectare (ppha)
- Density Measure at Different Spatial Levels:# Town Level Density/Overall Density:computed for a delineated planning area / municipal area/planning area # AreaLevel/Ward-wise Density# Gross Residential Density: living population per unit area of predominantly
residential zones of the town excludes areas of other predominant land use zones of thetown viz. industrial areas, city level commercial, institutional areas, etc
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# Net Residential Density: living population per unit area of aggregate residential landwithin a residential zone which excludes the non-residential premises within the zone, but
may include the area under access road to the residential premises.
# Plot Level/Spot Density: Living population per unit area of a residential plot
# Occupancy Rate in Households: No. of person per habitable room in a dwelling unit
# Dwelling Unit Density: Surrogate of population more realistic for measure,especially for residential areas in the absence of population count average
family/household sizeExample: Net Residential Density Norm based on DU size: MPD 2021: upto 30 sq.m
(slum/EWS): 600 DU/Ha; 30-40 Sq.M: 500 DU/Ha; 40 80 Sq.M: 250 DU/Ha; >80
Sq.M; 175 DU/Ha
# Density of Non-Residential Zones(work areas), viz C.B.D., industrial zone workersdensity & visitors - Day time density
Factors affecting Densities:
# Land Area constraint: limitation of available developable land high densities of
development high land costs viz heavily populated islands like Hongkong
# Physiographic Constraints: slope : density difference between towns across plains vis-a-
vis hilly regions: .(see, for instance, UDPFI Guidelines)
Settlement Size Plains
(ppha)_
Hill Area
(ppha)
Small Town 75 - 125 45 - 75
Medium Town 100 150 60 90
Large Cities 100 150 60 -90
Metro Cities 125 - 175 -
UDPFI Guidelines, 1996
Climate: viz tradionally compact settlementsin hot-dry regions compared to hot-humid
regions Figure (see for instance, Victor Olgay)
# Social/Cultural factors: privacy vis--vis community values: viz difference between
western and oriental - nuclear vis-a-vis joint family structure- housing preferencesviz
single vs. multi-family housing
# City Size
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# Economic or Affordability Factor: viz high vs low income dwelling sizes- land values,
etc
# Technology: vis construction technology/ communication
Density Regulation: through F.A.R., Plot Size, ground Coverage, etc., regulations
- Density Zoning: Town Plans classify residential zones in terms of planned densities:
High, medium, low
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Social Infrastructure & Commercial Facilities
- Need for a wide variety of facilities and services of different types of adequate sizes and
numbers and in suitable locations - Quality of Life
- Standards are used to Assess the deficiencies/adequacies of facilities in a town or parts thereof
- Common Facility Types associated with residential areas: * Educational * Health *
Recreational * Socio-cultural * Shopping * Religious *Cremation Burial Grounds * Security/
Police * Postal and Communication Services, etc.
- Facilities develop in the market with their demands economy of scale: threshold
population bothSize andType:
- Private Sector investment andGovernment intervention for non-commercial facility
development
- Typical Nested Hierarchical Distribution Normbased on Population Distribution ExampleMPD 2001 HOUSING CLUSTER; 250 Persons
Tot Lot (1) 480 S .M.
HOUSING AREA: 5000 PersonsN.S. (2) P.S. Comm.R., Relig.Bldg,
Milk B., 1.63 Ha.
NEIGHBOURHOOD: 15000 PersonsS.S. (2), Dspnsory (2), Comm.
Hall & Library, 11 KVA Sbstn (2), L.S. Taxi-Auto Stand, Park,
Playground
7.2 HaDISTRICT : 5,00.000 Persons: Ge n.Hosptl (2),Tel Xcng, Head P.O., Fire Stn(2), 220 KV SbStn,
Petrol Pump, Dist C., Bus Trmnl, Bus Depo (2),20 Ha COMMUNITY : 1,00,000 Persons : Int Hospital(2),
Poly Clinic, Nurs. Hm (2), Intgr. Schl (2), Handicapped,College, Police Stn, police Post (2), Club, Music/Drama
C., Yoga C., LPG, 66 KVA SbStn (2), Comm & Srv C.,Inf. Sct Dhaba, Sports C., Petrol Pump (2), Bus Trmnl,Park
39.73 HaDIVISION : 10,00,000 Persons : Tech Edu C.(2),
Police Battalion, Dist. Jail, Home Guard D.Q., Socio-
cultural, Local Wholesale Mkt., Div. Sports C., Bus
Depot
60.8 Ha
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- Planning Norms tend to cover:* Hierarchical Types * Number * Physical Size/ Area *
Location/ Distribution : Catchment based on Travel Time or Distance
- Factors
* Population Size: viz 1 Senior Secondary School per 7500 Population
* Population Density: viz low-density settlement may require more than necessary for the
population size/ high density settlement may require may require smaller catchments area
* Population Characteristics: viz age-sex structure: school going age childrenin determining school facilities/ income group for recreational or commercial facilities
Special Contextual Norms: viz MPD 2021: reduced space standards for social facilities
for redevelopment of unauthorized colonies in for Economy and Space Constraints:
# 800 sq.mfor a primary school per 5000 persons and 2000 sq.mfor a Sr. Sc. School per
10000 persons, as against the general norm of 0.2- 0.4 Ha and 0.6-0.8 Haper 10000
respectively
# Composite Facility Centre: 500-1000 sq.m.: multi-purpose hall, religious site, health
centre, chld.park, milk booth, fair price shop, etc.
Regional Demand: viz a major town in rural region may be used for higher order
health/educational facilities for the entire regional population
* Accessibility/Location/Physiographic: viz frequency of health clinics across hilly terrain
/a nhood park in relation to a main road
* Functional Norms: viz room size per bed/ built-up area based on No. of Beds & OPD
patients in general hospital/ Play Area requirement for high schools
* Government/Authority Norms viz MOHFW,GOI: health centres/CBSE: affiliated
Schools/AICTE: technical education institutions
Examples:
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UDPFI:
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Retail Trade:
Metropolitan City Centre
District CentreCommunity Centre
Convenience Shopping Centre
3 -4 units per 10 formal shops (informal bazaar)
Government and Commercial Offices 5-6 units per 1000 employees
Wholesale & Freight Complexes 3-4 units per 10 formal shops
Hospital 3-4 units per 100 beds
Bus Terminal 1 unit for two bus bays
Schools
Primary & SecondarySenior Secondary/Integrated
3-4 units
5-6 units
Parks
District ParksNeighbourhood Parks
8-10 units at each major entry2-3 units
Residential 1 unit per 1000 persons
Industrial 5-6 units per 1000 employees
Railway/MRTS Stations Based on surveys
Physical Infrastructure Basic Services
- Water Supply, Drainage, Sewerage, Solid Waste Management
- General Plan/Master Plan of cities should incorporate the delivery norms and standards
and locations of major physical elements of the services
- Special Plans/Functional Plans of individual utilities are also made for large cities
- Equality in supply/delivery of minimum basic services
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Norms and Standards for Urban Services may cover aspects of:
Coverage of Population and/or Area usually 100%
Level of Supply, viz 150-200 lpcd for domestic water supply Variationwith
city size and type: viz 135-150 lpcd for smaller urban centres/ higher standards
for industrial cities (CPHEEO, 1999)
- Per capita solid waste generation (viz MPD 2021: 0.68 kg/day) : supply of distributive
facilities/installations dhalaos/bins/disposal ground
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Transportation
Urban Road Classification or Hierarchy
- Traffic flow: hierarchicalin terms of trafficvolumesas traffic is collected from many
small catchments by local roads which disposes traffic to higher and higher levels ofroads interconnecting many small catchments across a large city increasing functionalorder of roads with correspondingly increasing space as well as increasing designspeeds for increasing capacitiesto accommodateincreasing traffic volumes. Also, otherdesign factors like spacingbetween roads of the same level and the frequency and typeof intersections will change with the functional hierarchy.
- An exampleof hierarchical classification of roads with corresponding functions, space
standards and other design norms is shown. (Table)
- Indian Road Congress (IRC)classification of urban roads with specifications of spacestandards, design speeds and cross-sectional elements ( Ref: IRC 86-1983)
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Arterial:provides principal network for through- continuous long distance intra-urbantraffic flows between the CBD and outlying residential areas and suburbs coordinate
with expressways for distribution and collection of through traffic helps to delineatemajor residential/commercial/industrial districts spacingmay range from < 1.5 kmin
dense central areas to >8 kms in sparse fringe areas divided full/partialaccessrestricted and regulated parking, loading/unloading pedestrian crossingsatintersections (!!) Recommended Design Speed: 80 kms/Hr Recommended Land
Width: 50-60 metresSub-arterials: lower level than arterials spacing: 0.5 km to 3-5 kms RecommendedDesign Speed: 60 Kms/Hr Recommended Land Width: 30-40 metersCollector Streets: collect traffic from local streets to feed sub-arterial/arterial and viceversa in residential neighbourhoods/commercial/industrial areas full access noparkingrestriction except peak hours Recommended Design Speed: 50 Kms/Hr
Recommended Land Width: 20-30 metersLocal Streets: access to abutting properties low traffic in all land uses Recommended Design Speed: 30 Kms/Hr Recommended Land Width: 10-20 meters
- Typical Road Elements (between intersections):
Vehicular Lane
Carriageway : single/multiple lane divided/undivided
Median verge
Shoulder
Pedestrian Sidewalk
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Cycle Track
Services: Landscaping, Utilities, Signage, Furniture
Passenger Car Unit (PCU): Urban roads are characterized by mixed modes or types
of vehicles- not only that they have differential road space occupation, but thecoexistence of their differential speeds and movement characteristics affect the
overall speed and capacities of the roads. Transportation engineers determine roadcapacity bystandardizingdifferent mode or vehicle types by specifying their
equivalence with the passenger carFor example:IRC : Vehicle Type Equivalency Factor
1. Passenger car, tempo, auto, jeep, van,
agricultural tractor 1.0
2. Truck, bus, agricultural tracto-trailer 3.03. Motor-cycle, scooter and cycle 0.54. Cycle rickshaw 1.5
5. Horse drawn vehicle 4.06. Bullock cart (large/small) 8.0/6.07. Hand cart 6.0
- General Guideline PCU may not be constant vary with traffic conditions and modeproportions
Parking Norms:
- Typology: * On-streetParking : Parking lane R.O.W. accordingly- Determine according toLand Use/ Building Use of an area :Short term
requirement in shopping streets/ collector roads with public usePremises- Long termrequirement in residential streets- Restriction on Arterials carriageways use of service roads
* Off-streetPublic Parking: Open lot/Basement/Multi-level
- Equivalent Car Space (ECS): viz car/taxi= 1/two wheeler= 0.25/ auto
rickshaw=0.50/bicycle=0.10 (UDPFI Guideline, 1996)
- Parking Space Requirement: Parking demands will vary with land uses across the city;
for example, parking requirements of commercial areas are generally much higher thanmiddle income residential areas of the city. Furthermore, multi-level parking requirement
requiring more space is greater for commercial offices, malls, etc than for industries or
residential land uses. Thus the Master Plan of Delhi has differential parking regulation,
as shown:
Permissible ECSper 100 sq.m of floor area & Area per ECS(MPD-2021)Residential Premise : 2.0 Open Parking : 23 sq.m
Commercial Premise: 3.0 Gr.Flr Covered: 28 sq.m.
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Manufacturing: 2.0 Basement : 32 sq.m.Government 1.8 Multi-level : 30 sq.m
Public-semipublic 2.0 AutomatedMulti-level : 16 sq.m.
No relationship with Vehicle Ownership Pattern /I ncome Groups! !
Passenger Terminals
- Functions: * Long distance/ Inter-city journey, viz ISBT* Local/ Intra-city route transfer & journey* Inter-city modal split, viz bus- rail* Bus service management Passenger Amenities - Parking Vehiclemaintenance Depot use
- Location: * Peripheral vs Central locationof Inter-city terminals* Proximity and Integration for modal split, viz IPTs in MPD* Major intra-city route transfer nodes
* CBDs and major work centres, viz Secretariat in Delhi* Off arterials/ Freeways
- Size and Development: * Passenger volume & Trip assignment * Bus fleet
No. of Bus bays in relation to loading and unloading passengervolume per day (viz 5000 10000 per bay UDPFI)
* Waiting, Infrastructure and Parking requirements
* Shopping, entertainment, etc. especially for long-distance- Example: Transportation Plan, MPD 2021
Truck Terminal & Freight Complex
- Functions: * Provide Facilities for regional and intra-urban goods movement* Integration of modes for modal split in goods movement* Integration with wholesale trading of goods
- Size and Development: * Loading & unloading * Weighing area*Godown/warehousing*
* Parking * Refueling and maintenance (Transport Nagar) *
Rest &Facility Areas * Office areas for trading and Administration
* Wholesale market* Space Requirementbased on Vehicles per day as per Trip
Assignment Norms of dedicated agencies (viz CentralWarehousing
Corporation norms)
- Location: * Peripheral locations off Highways/Bye-passes * Proximity to peripheralRail
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Yards for freight handling * Integration with Transport Nagar * Integrationwith
Mandis/Wholesale markets
- Example: Transportation Plan, MPD 2021
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- Transportation System in a city constitutes not only the movement channels (road
network), but also all infrastructure and services to support movement of passengers and
freight- public transit: bus, truck, rail, para-transit, etc., terminals and other facilities
- Transport systems and urban forms are historically interdependent in terms of city size,
growth and pattern of distribution of land uses and population can be expressed in
terms of NODES: (economic, transport) and LINKS
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Growth and Form of Cities with Development of Tranport Systems
Nodes Links and City Size
Need for Peripheral Links with Growth of Central Node
Land Use Transport Relationship :
-
The relative attractionamong different zones/nodes generate tripsfor variouspurposes
(work/business, recreation, shopping, etc) undertaken by different travel modes(
walking, cycling, bus, rail, car, rickshaw, etc) that demand for movement space and
transport services across networksof the city
Transport Network as Resultant of Interactions among City Zones
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- Conversely, land use planning of cities may be altered to fit a given transportation
network for efficient, safe and pleasant movement.
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Home-Work trips are most prominent living and work zones/nodes become the most
important origins/destinationsof trips
- Urban trips are also multi-purpose and some trips are transit
The following major factors are considered in sequence in Transportation
Planning:
TRIP GENERATION Different zones of the city generate differentlevels/amounts
Of Trips of different Purposes. Travel Demand of zones
willDepend on their Land Use, Population Size and PopulationCharacteristics (income, age, sex, occupation, etc)
TRIP DISTRIBUTION How trips are distributed among zones amount of tripsbetween one zone and another relative attraction
amongzones individual zones may be origins or
destinations oftrips usually residential zones become origins for trips
of
various purposes (work, shopping, recreation, etc) and inturn
become destination of home trips. Trip distributionacross
zones will depend on the land use pattern and population
MODAL SPLIT Proportions of trips in different private (individual) andpublic
(collective) modes walk, cycle, car, bus, metro,paratransit, etc
This will depend on the existing and planned
transportationsystem, trip distances, population characteristics, etc
TRAFFIC ASSIGNMENT How trips of different modes are distributed across thetransport
Network and its various links roads of different levels,rail
line/metro lines, etc, - based on existing and plannednetworks
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Here, thefocus, however, will be on spatial norms and standards for urban roads andtransport terminals (links/paths and nodes)