Use of development maps

Last week we looked at the various types of maps important for any developer to understand before embarking on a development.

We said that after a planner identifies the planning priorities using these maps, he/she commence making physical plans. We tackled long-term plans as one of the types of Local Physical Development Plans.

This week we start with the other types of plans, which are:

Short term plans

Those are plans whose lifespan is between three to five years. There are four types of such plans but the most common two are:

This refers to the legal process urban and planning authorities use to control and show restrictions on density, land use and sub-division development. Zoning regulates height, size, character and function of buildings and minimum size of plots. It states whether the zone is residential, business, agricultural, industrial or open space.

These are most popular as they are used for land alienation and allocations. It shows the precise site for implementation of any project. Apart from PDPs, which must be prepared by the Director of Physical Planning and must have a seal, all other short-term plans can be prepared by a commissioned registered physical planner.

iii. Renewal / Redevelopment plan

These are plans to provide for a coordinated policy of renewal to guide both public and private development activities. They determine development applications such as extension of lease, extent of user and change of user.

Maps are powerful tools for developers and planning authorities. Chaotic developments have been taking place due to different interpretation of maps and sometimes-overzealous entrepreneurs who manipulate maps to enhance their arguments.

As most developers are moneyed, they attempt to impress local residents with the elegance and convenience of the proposed development, which demonstrate wildlife protection and raise property values.

On the other hand, maps of local resident will focus on habitat destruction, traffic congestion, noise and uncollected heap of garbage. Due to financial ability, the anti-project maps will not look as good as pro-project maps, which will try to suppress negative effects and enhance the positive effects.

Although developers cannot easily manipulate official maps, they have considerable influence on designs and content of the site plan and drawings of their proposed projects. As such, the plans will play down the adverse effects and enhance the presumed benefits.

Therefore, developers are advised to liaise with the planning authorities on any development application permission.

The writer is a survey and mapping professional