RESIDENTIAL LAYOUTS AND SUBDIVISIONS

6.1 TYPES OF SUB·DIVISION LAYOUT

The design of road patterns within residential layouts should be simple, clear and easy to
follow. The following general types ohoad system are generally acceptable in the layout of urban
areas.

The Grid System:

This type oflayout results in equally spaced, parallel streets with junctions at right angles to
each other. It is suitable for flat or gently rolling land.

Present practice discourages the strict application of the traditional grid pattern as this type
oflayout tends to encourage the use oflocal roads by through-traffic, makes the grouping of houses
difficult, ignores contours and natural site features, can result in very steep roads on sloping land and
in a multiplicity of cross intersections. When used the grid should be adapted to respond to
topography through bending and curving of streets and varying the size of blocks to create a more
interesting, efficient and functional system.

The Radial System:

In this type of layout traffic flows are concentrated in a radial pattern on centres with high
levels of activity. These centres are not easily adaptable to change and therefore the flexibility of this
system is very limited. The concentration of movement at the Centre generally results in overcrowd-
ing, traffic congestion and excessive pressure on infrastructure.

The Curvilinear System:

The use of this approach to road layout results in a pattern which is more sensitive to
topography than the grid, because an inherent flexibility allows each site to be designed differently
within the general concept. The use of the curvilinear system allows for more interesting streets with
varied views, street types and lengths.

The Planned Unit Development:

This approach is a modification of the cuviIinear system in which cul-de-sacs, T-junctions

and loop streets are common features. The planned unit development is probably the most desirable
form of subdivision layout since it recognizes site features, safety, economy and social Structure.

This approach which usualJy results in the clustering of houses and mixture of uses and
housing types, is extremely successful with large sites and can also be applied to small areas.

See Page 39, Figure 8. Subdivision Street Patterns.

 SUBDIVISION STREET PATTERNS
FIGURE 8

lOOP COURT

GRID RADIAl SYSTEM

::::;:::::~:;::::: ;}~~}~::{:
::;:::::::;:{;:; ;::::::::::::::::::
::::::;:;=;:;:;:::; ;:;:;:::;:;:::;:;:;
;:::;:;:;:::;:;::;: ::;:::;:;:;:::;:;::

CUl- DE- SAC PlANNEO UNIT OEVElOPMENT

6.2 ROAD LAYOUT/DESIGN

Roads provide vehicular and pedestrian access to individual plots, a means ofcommunication
between activities within residential areas and between neighbourhoods and other urban areas.

Arterial Roads:

An arterial road serves to carry through-traffic between districts and communities and should
not pass through subdivisions. The number of points of intersection of arterial roads with collector
roads should be kept to a minimum.

In cases where a proposed sUbdivision is adjacent to an existing or proposed arterial road,

layouts should be designed to separate as far as possible arterial and local traffic and to minimise the
effects of arterial traffic on the residents by using for example screen planting.

Collectors:
i
Collector roads provide for the movement of traffic between major arterial roads and internal l\
access streets. The design ofjunctions between collector and arterial roads should therefore be such I,
that safe entry to and egress from the subdivision is facilitated. t,

\
Collector roads should not be less than 45 metres apart, and should be designed and laid out 'I

so that their use by through-traffic is discouraged. The design capacity of these roads should facilitate
the safe and efficient movement of traffic generated by the subdivision.

Collector roads may provide direct access to certain properties within the subdivision.
However, the number of such properties should be kept to a minimum.

The construction of collector roads is the responsibility of the developer.

Access Roads:

Access Roads are intended for use by local traffic and to provide direct access to residential
properties. The design standards for access roads are determined by the local authority in charge of
the area within which the subdivision is located.

The construction of access roads within a subdivision, is the responsibility of the developer.

Minor Roads:

Minor Roads provide direct access to properties and in addition serve as connecting links to
other roads in the subdivision.

Minor Access Roads:

This would take the fonn of a cuI de sac servin!! a maximum of twelve (12) residentiH l,m;T<
HIERARCHY OF ROADS IN A SUBDIVISION
FIGURE 9
 TYPICAL STREET DESIGN
FIGURE 10

CUL- D~ - SAC T~E INT~RSECTION

CROSS INTERSECTION

F-
f,-,.
f---.
1--
f-~

LOOP LOOP wIT H GREEN

 See Page 41, Figure 9. Hierarchy of Roads in a Subdivision.

6.3 STREET INTERSECTIONS

Three-way junctions are preferred to four-way intersections at minor roads within a subdi-
~ision. Major four-way intersections may be controlled by adequate traffic signals since there are
nore possible turning movements and greater potential for accidents with this type of intersection
:han with the three-way junction.

See Page 42, Figure 10. Typical Street Design.

Clear sight lines should exist across the angles of intersections and/or where the direction of
he road changes vertically orhorizontally. To ensure the adequacy ofsight lines for turning, no angle
)f intersection of roads within new development should be less than sixty degrees(600). Also
unctions and intersections should not be located at the crest of a slope or incline.

See Page 44, Figure 11. Street Intersections.

Intersections which connect more than two roads should be avoided where possible, since
hey increase turning movements and waiting time and therefore the possibility of serious traffic
cecidents.

;.4 RIGHT OF WAY AND CARRIAGEWAY WIDTHS

Access routes within a subdivision should conform with standards relating to the minimum
ight-of-way and carriageway width and the maximum gradient of the land on which they may be
onstructed.

The minimum right of way width is the minimum area which must be reserved for
arriageways, shoulders and sidewalks.

The minimum carriageway width is the minimum allowable width ofthe paved portion ofthe
:lad designed for vehicular traffic.

Maximum gradient is the maximum allowable (steepness ofthe) slope on which the road may
e constructed.

The standards which are applied to access routes within a subdivision are determined by:

The function of the access routei

The size and residential density of the developmenti

The topography of the site.

 STREET INTERSECTIONS
FIGURE 11

DESIRABLE
I
\
I
I
/
/
I
/

~-,----- 45m - ,----1

LESS DESIRABLE

(I ) DIFFICULT TO NEGOTIATE

(2) LIMITS THE APPROACH VISIBILITY

(3) CONFUSION AS TO THE EXACT DRIVE PATH THROUGH THE JUNCTION,

 CROSS SECTIONS .. ROADS
FIGURE 12

Collector Road
11 .. 20m
RighI III wa,
7," .10m

I
dral n f.ld....,k v.r~.
C.rrllg.wB¥ wldl~
.....1.1 ...... 11< I·al..
,.. ...
~
"
~
." !.II"
c
.. j
~

•e cur~ Oftd i
Qut .r. ......
u~·*:Jil~i·~?r:i:::::::iI"",,,··,·,··;;·i,Aj.. .,:,,,/,1Q,,. ,.i •. Lib·=.. . ·i~::::::::::J;'~i.;;:)J~;:C~.9U
>'''' ...

Minar Road

'0 m
Ai~~1 of ".V
f-._. ..' .m...~------------.l'
.l!
verge sidewa I k Carriageway width drain verge
 CROSS SECTIONS ~ ROADS
HGURE 13

Access Road

8m
Righi Of way

Sm
Ca"iagew~y-w-Id-Ih--"---- I ••
I
.erg. sidewa Ik drain rge

····-1·-
,..
, ..-
,.....
.
....
...
..,..... ,g.'" ,..
..
11 ..
0
:.a. '"
8-
. j'
o... .e
'~·~>.,
9'....'"W" IIC_ . . ..
,_ :;l,.. ,,J:":~~)g;
"_L!L,i.;,J.,;;;;.. iii
_.j., ~~
__~~.:"_,r,, ·'~~;"=.'"\:";·:~"l~= :
L

,....·.;11";:
I)'

Minor Access Road

8m
Righi
,------
of way

4-4·1) m
Carriageway wld"th verge

.......,..
,.. '.."
i~
a.
o
Q:
2'5% __
 Width and gradient standards for access routes are intended to ensure that these routes can
safely accommodate the volume of normal traffic that will be generated by the subdivision and to
facilitate the movement of service vehicles.

Table I specifies the minimum width and maximum gradient standards for access routes
within subdivisions located on various types of terrain.

See Pages 45, 46 Figures 12, 13. Cross Section of Roads in a Subdivision.

At all intersections, curb cuts should be constructed so that disabled persons may safely use the streets
and sidewalks. These cuts should be built using materials which provide a non-slip surface and are
easily identifiable by visually handicapped persons.

6,5 CULS·DE·SAC

The length ofcul-de-sac and design ofturnaround should be such that, fire fighting equipment
and service vehicles should experience minimum difficulty of manoeuvring. The calculation of
turning radii for culs-de-sac should conform with established engineering standards.

Where it is neededor desirable, a 2.0 metre reserve at the end ofculs-de-sac would be required
to provide for the construction of pedestrian ways into the next street, or as a utility corridor.

The length of culs-de-sac should not exceed 150 metre and the width of the reserve no less
than 8m. Culs-de-sac should not normally service more than 20 residential plots.

See Page 50 Figure 14. Cul-de-Sac Designs.

6.6. PEDESTRIAN ACCESS

Convenient and safe pedestrian access should be provided within subdivisions.

An effective system of pedestrian routes reduces the need for residents to cross busy traffic
arteries to reach community facilities and houses throughout the development.
It also increases the cohesiveness of the development, encourages inter-action between
residents and increases the use of facilities.

Pedestrian routes may be designed as an integral part of the open space system, may take the
form of sidewalks along roads, may fOiro an independent system of footpaths where appropriate, or
may combine any of the foregoing features. Pedestrian ways should be at least 2 metres in width.

6.7 STREET FURNITURE & FIRE HYDRANTS

The use of street furniture such as benches, lamps, bins, etc. contribute to a visually appealing
streetscape as well as to an environment which is clean, safe and functional. Materials used for street
 TABLE I
DESIRABLE STANDARDS FOR DESIGN OF STREETS
IN RESIDENTIAL SUB DIVISION

Terrain Classification (1) Ordinary Rolling

Development Intensity (2) Low Med. High Low Med. High

Right of way width (metres) (3)

(a) Collector 12 16 20 12 16 20
(b) Minor 10 10 10 10 10 10
(c) Access 8 8 8 8 8 8
(d) Minor Access 6 6

Carriageway width (metres)

(a) Collector 7 8 10 7 8 10
(b) Minor 6 6 6 6 6 6
(c) Access 5 5 5 5 5 5
(d) Minor Access 4 4.5

Sidewalk width (metres)

(n) Collector 1 1.5 1.5 1 1.5 1.5
(b) Minor 0 1.5 1.5 0 1.5 1.5
(c) Access 0 1.5 1.5 0 1.5 1.5
(d) Minor Access 0 0 0 0 0 0

Minimum Sight Distance (metres) 60 45

Maximum gradient (4)

(a) Collector 9
(b) Minor 12
(c) Access 5

Maximum CuI de Sec

length (metres) (5) 150 150 150 150 150 150

Minimum CuI de Sac

Radius (right of way - metres) 16 16 16
Design Speed krnlh 50 40

Minimum Centre Line Radius (metrcs)

(n) Collector 60 55
(b) Minor 45 40
(c) Access 25 20

Notes: (1) Terrain Classification:

Ordi:n:n:y: Cross slope range oper cent to 8 per cent (0 to 1:12)
Rolling: Cross slope range 8.1 per cent to 15 per cent (1:12 to 1:7)
(2) Development Intensity: (in terms of gross density of land area).
Low: 3 units or less per acre Medinm: 3 to 7 units per acre High: Over 7 units per aCre
(3) Right.of.way width may be increased in hilly terrain to accomodate side slopes.
(4) Carriage width includes slipper drains.
(5) Maximum gradients may be exceeded for short lengths of road, subject to approval.
furniture should be durable enough to withstand weather conditions and constant use. Street furniture
,hould be located so as not to obstruct site lines particularly of pedestrians about to cross the road.

Street name plates should be well designed and clearly lettered. They should be placed not
more than 3 metres from street corners and between 1.5 metres on walls and 2 metres on poles above
the ground.

Fire hydrants should be located L25m from the curb and outside of property boundaries.

6.8 PLOT LAYOUT

Plot arrangements should be sensitive to topography, micro-climate, road patterns and the building
types being proposed.

See Page 51, Figure 15. Plot Layout.

Plots should be laid out so that full advantage may be taken of topography. On sloping land,
plots should be laid out so as to minimise the destruction of the physical environment which results
from extensive cutting, filling and grading. Plots on steep slopes should in general be larger since
portions of the site may be unusable as a result of topography.
Plots must be capable of being used for the purpose for which they were designed.

Plots must be provided with at least one frontage having access to a street.

The creation of double frontage plots and/or long narrow plots should be minimized. Where
two or more frontages exist on a single plot the plot must be larger to provide adequate space for
building setbacks and homeowner privacy.

Plot lines should be perpendicular with the line of streets, so that irregular or triangular shaped
plots with limited possibilities for building design and/or orientation are not created. Where the
creation of irregular shaped plots is unavoidable, such plots should be larger since their shape may
render a portion of the site unusable for building.

See Pages 53, 54, Figures 16 and 17. Types of Plots and Plot Design.

On corner plots, no fence, wall, or other structure more than 1 metre (3 ft.) in height, should
generally be erected or placed within the triangular area formed by the intersection of street lines at
a point 15 metres (50 ft) or 7.5m distance from the intersection, of major roads or minor roads
respectively as measured along both frontages of the plot. Fences above 1m in height of an approved
design which would not impede vision may be pem1itted e.g. iron palings

In general corner plots should be larger than those prevailing within the layout.

See Page 55, Figure 18. Building Line on Corner Plots.

Residential plots should not front onto heavily trafficked arterials. Where this is unavoidable,
 CULMDEMSAC DESIGNS
FIGURE 14

I
DESIRABLE
I
Allows For Continuous Forward Movement Of Vehicles
2 Ailows For Turning Of Emergency Vehicles With Minimum Of Manoeuvres And Time

LESS DESIRABLE
Vehicles Must Make A Series Of Backward And Forward Manoeuvres To Turn
Around

UNDESIRABLE

Vehicles Must Make A Series Of Backward And Forward Manouevres To Turn

Around
2 Greater Potential for Conflict Of Turning Vehicle And Other Vehicles
3 Cul-de-sac Arrangement Could Be Removed To Service Adjoining Lands
 PLOT LAYOUT
FIGURE 15

LESS DESIRABLE LAYOUT

Proliferation Of Access Points

To Main Road.
No Hierarchy Of Roads.
No Buffer/Open Space Between
Plots And Main Road/River.

.
"III' .;.•,. :: :::.:; ;" •.":.':.';::':: •.•..•.... ".','.' '."
.,.;,.,' , .....
'.':-:':-: ,:-:,:.:.:-::.:.;,:,:., .
.........
......... ,,;,,' .
' .. , ;,.,. .. Monotonous Layout •
Some Plots Of Unsatisfactory
Shape.

l (

MORE DESIRABLE LAYOUT

- Hierarchy Of Roads.
Limited Access To Arterial
Road.
Buffer/Open Space Between Plots
And Arterial Road/Stream.
Plots Of More Adequate Shape.
- More Interesting Layout.

"'" UTE RIAL ItOAD

\r
 i~~~~~;~~~~~~:;'; greater depth in order to provide for homeowner pri~acy and to ~nimize the
(~ generated by traffic. In addition, the use ofa buffer strIp ofvegetatlOn between
nlnn""
major artery is recommended.

6.9 MINIMUM PLOT SIZE AND DIMENSIONS

Theminimum size of plot which will be permitted in sub-division layouts generally varies
with:

The use which is to be made of the land;

The intensity of development which is desired for the site and surrounding areas;

The physical characteristics of the land to be subdivided including the natural slope
of the land;

The general character of the surrounding area within which the land is located, that
is, whether urban or rural area;

The capacity of existing infrastructural facilities in the area.

Plot dimension standards are expressed as a ratio of plot width to plot length. In new
subdivisions, the ratio of plot width to length should not exceed 2 to 5 I.e. the width of the plot should
not be less than 40% of the length. The standard width for plots should not be less than 15 metres.

See Page 58, Figure 19. Plot SizeIDimensions.

Within the constraints ofminimum plot size and dimensions st,tndards, variety in the size and
shape of subdivision plots is encouraged.

6.10 COMMUNITY FACILITIES

Within residential subdivisions land will be required to be allocated forrecreational facilities,

local shopping and services, educational facilities (nursery schools, primary schools, secondary
schools) in relation to the population projected.
Construction of these amenities and facilities which can be provided by the private sector
should proceed along with construction of the housing units to the fullest extent possible. Comple-
tion of these facilities should be phased to coincide with occupancy of the units.

The requirements for the provision of community facilities in developments of various sizes
are as shown in Table II.
 TYPE OF PLOTS
FIGURE 16

STRI:ET

I
CORNI:R

1--- -
PLOT I
+----- -_..- -
I INTERIOR
. "lOT
e--- _ _ L _ _._
RIGHT

. . . . - jj-r-
DOUBll: FRONTAGE 1--1-- OF-f......j
PLOT
WAY
------r _ . -
I-----..-!!.-.. I
~_ _ ~I II CORNI:II
. PLOT
i
SIDI:WAllI:
!
STRUT

rr
A - WIDTH OF "lOT

B' lENGTH OF PLOT

 PLOT DESIGN
FIGURE 17

LESS DUIRAILE PLOT LAYOUT MORE DESIRAILE PLOT LAYOUT

EXCESSIVELY OEEP PLOTS MORE COMPACT PLOTS

,---
I
I----(~-
./
./

r--r- I I
I
I I r

LESS OESIRASLE CORNER SETTER CORNER PLOT

PLOT ARRANGEMENT ARRANGEMENT

-\--\ -T-~
\ \- I '1-,
\ \ I I I
\ \ \ \ I I
\ \ \ ~ I L
PLOTS AT RIGHT ANGLE
SLANTING PLOTS TO STREET
 BUILDING LINE ON CORNER PLOTS
FIGURE 18

MINOR AND MINOR .

o
o
0:

0:
I o
z
I
-
I '" I

MINOR

COLLECTOR AND MINOR

.
o
o
0:

0:
o
z

'"

ARTERIAL AND COLLECTOR

~ ~~ "'~'~ ..

1m\.~1
] ==== J_E
----=:' L;"

:!====+-~.~"~~ +-"
A RTE R I A L
 TABLEll
COMMUNITY FACILITIES· REQUIREMENTS

Size of Development Estimated Population Required Amenities

20 - 200 residential units 100 - 1,000 persons nursery school, park/playlot.

200 - 400 residential units 1,000 - 2,000 persons nursery school, park/playlot,
shop/parlour.

400 - 600 residential units 2,000 - 3,000 persons primary school, park/playlots,
community centre C-type, postal
agency, clinomobile, bookmobile,
shop/parlour.

600 - 2,000 residential units 3,000 - 10,000 persons Local recreation grounds,
primary schools, community
centre B or C type, post office,
youth centre, branch library,
cemetery,health centre, clinic,
police station, market place,
commercial core area.

2,000 - 10,000 residential units 10,000 - 50,000 persons Junior and Senior Secondill)'
Schools,sub-regional recreation
ground,community centre A or B
type, district hospital, fire
station,telephone exchange,
government offices, market,
shopping centre, banks.
 l
I

TABLE III
STANDARDS FOR THE PROVISION OF FACILITIES 1

'PE OF FACILITY RATE OF PROVISION 2 MINIMUM SITE SIZE

~CREATIQN

.ylot 2001 2/du 45001'

ighbourhood Recreation Ground .2ha,llOOdu 1.5 - 2ha
)-Regional Recreational Ground AhailOOdu 4ha
gional Recreation Ground AhailOOdu 8ha

lUCATIQN

y Care Centre 1/100du 450m 2

rscry School IJ200du 1000m'
mary School l/400du 1.5 ha
lior and Senior Secondary School 112500 - 3500 3·5ha
lOch Library III 000 • 2000du 100001'

)MMUNITY

nmunity Centre - A 1/2000 - 6000du 3000m 2

nmunity Centre· B 1/400 • 2000du 1400m'
nmunity Centre - C 1/400du 100m 2
Jrch 1I1000du 1000m' - 4000m'
ice Station 112000 • lO,OOOdu 1500m1. - 4000m 2
l Station 1/2000 - JO,OOOdu 1500m2 • 4000m'
,t Office 11l000du 450m 2

:ALTH

lIth Centre - A 114000 - 8000du 1000m'

11th Centre· B 1/2000 - 4000du 7000m 2
11th Centrc - C 1/2000du 450m 2

TE; 1 Planning for Development - National Physical Development Plan· Background

Paper, "Standards for NationaJ Physical Plarming."
Ministry of Finance and Planning, Town and Country Planning Division, October
1977.
2. Alternatively open space provision can be madc at the ratc of 10% of the land
area to be developed.
 PLOT SIZE / DIMENSIONS
FIGURE19

1 ..3
~

: t
e••=
."'
•

la,,l,.
..... WIDTH Or: HOT ..,

ROAD RESERVE

RATIO OF PLOT WIDTH TO LENGTH • 15·2m to 30'4m

• I to 2
• 15'2m , 30·4m
• 462 m'

1
oz.
It-WlOTH 01' Pl.or'~

ROAD RESERVE

RATIO OF PLOT WIDTH TO LENGTH ' 12 m to 25m

, I to 2

• 12m ,25m
, 300m •
 ....,
PUBLIC OPEN SPACE ~ LOCATION
FIGURE 20,

LESS DESIRAaLE LOCATION

LLllLLL

ISOLATED REAR LOT PARK

Reduces Amenity Value to the Neighbourhood.
Encourages Dumping of Garbage.
Discourages Use and Maintenance.
Reduces Security and Privacy for Adjacent Lots.
Rear Lot Fences Separate Household from Park.

MORE DESIRABLE LOCATION

iTfTnl rrnrrrrrrrr
VISIBLE AND MORE ACCESSIBLE PARK
Attracts Use.
Provides Visual Relief from Road.
Enhances Neighbourhood Image.
Encourages Upkeep and Maintenance.
Encourages Upkeep of Adjacent Properties
6.11 PUBLIC OPEN SPACE

In comprehensively planned developments of over 20 units appropriately located designed

and landscaped play spaces should be provided for pre school and school age children.

Therefore for new residential developments of 20 and up to 100 dwelling units a minimum
I
of .2ha per 100 units (or 20m2) per unit shall be allocated for this purpose. For larger residential
developments of 100 dwelling units and over a minimum area of Aha per 100 units (or 40m2 per unit) \,
shall be allocated for a local recreation ground, parks andplaylots. A playlot should be ofa minimum
size of450m2 • A local recreation [,'l'ound providing a range offacilities should be of a minimum size
of2ha.

The recommended active recreation facilities within parks or playlots include paved areas for
court games e.g. tennis, netball, basketball and/or areas for children's play equipment, while those
within local recreation grounds include a football field, cricket pitch, pavillion and/or additional
paved areas for court games.

A portion of all open space areas should be allocated and landscaped for use for passive
recreation, such as relaxation and walking.

The recreation areas should be provided with an on-site supply of pipe-borne water.

For multiple-family residential developments, developers will be required to allocate a

portion of the site area to be used as communal open space, amenity and recreational areas by
residents at the rate of 10m2 per apartment unit and 30m2 per semi detached/townhouse unit. This
area should be developed with facilities which are suited to the needs of the residents.

The development of the open space is the responsibility of the developer and should proceed
together with construction of the residential units and facilities. Development of the open space area
or a major portion thereof, should be completed prior to the occupation of homes within the
subdivision.

In submitting an application for development, developers will be required to state how the
phasing and preparation of the open space will coincide with the construction of units, as well as the
type of facilities which will be provided within the open space area.

The location ofopen space areas should be related to the overall layout and the design of these
areas should have regard to the nature and intensity of activities being conducted on-site.

Where active recreation facilities are provided within the public open space area, adequate
screening should be provided between that area and other adjoining uses.

See Page 59, Figure 20. Public Open Space - Location.

On completion of the development, maintenance of the open space areas will be the
responsibility of the developer until such time as alternative arrangements are made.
 NURSERY SCHOOLS

One nursery school is required to serve a population group of l,OOO - 1,500 persons. In new
1tial subdivisions a nursery school site should be provided for each 200 - 300 dwelling units.

Generally these schools should serve children within a radius of400m and should be located,
:children do not have to cross any major public roads on their journey to and from school. A
>ll close to a primary school, recreation ground or community centre is also desirable.

The site for a nursery school should be no less than 1000m2 (in area) to accommodate
dmately fifty (50) children in the 3-5 age group and may be a mixed use site. Each site should
le a playlot or children's play area complete with educational play material. In addition the
19 should provide 2m2 of floor space per child.

PRIMARY SCHOOLS

One primary school is required to serve a population grouping of 2,000 - 3,000 persons.

In new residential subdivisions one primary school site should be provided for every 400 -
)usehold units. The primary school will accommodate 300 - 500 students between the ages of
.and the site and should be a minimum of 1.5 to 2.0 hectares in area which would allow for space
: school building, playing field, car parking and adequate screening from adjoining properties.

The primary school may be located within an area with other public facilities, strategically
d to serve the neighbourhood. but should be located so that children do not have to cross any
public road on their journey to and from school.

SECONDARY SCHOOLS

One Junior Secondary School is required to serve a population grouping of 10,000 - 30,000
1S. In new developments consisting of over 2,500 units, one Junior Secondary School should
lvided.

The school site should be a minimum of 3 - 5 hectares in size to accommodate 480 - 960
ltS. The school site should allow for space for the school building, a play field, parking,
:aping, and buffer space from adjoining properties.

COMMERCIAL AND OTHER PUBLIC FACILITIES

Within a neighbourhood of 200 units a minimum of approximately .4 ha is to be allocated for

: and commercial facilities.

Within a neighbourhood of approximately lOOO units or 5000 persons, a minimum of 2.0

:es is to be allocated for public facilities and services which include community centre, postal
PLANNED NEIGHBOURHOOD DEVELOPMENT
F1GURE 21
DIAMOND VALE DEVELOPMENT ~ SING!"./;; FAMILY IiESIO"N 10\1"

•HI
~
MUlTI-FAMIl.Y

~E:IGHMURHOOb I
F'ACluTle;S

SECONDAf'Y
AESIOENTIAl.

co...·
...... \,l~lh

SCHOOl,.
~
PR1MARY SCHOOl..

•
I I]
III
NURSERY

NEIGHBOURHOOD
R~eREATION

COMMERCIAl".
SCHOOL

fARk. I

... REI..IGIOU$ INSTITutION

~ W,A.S.A

COLLECTOA AOAOS

MAIN ROAD

I
!

:::::===.~_===========":::i
vice, health facility,library facility, church, government branch office and neighbourhood
,ppmg.

These facilities may be grouped to form a well designed and readily accessible service centre
ltegically located in the development. The design may take the form of grouped commercial or
,ed use lots. Adequate parking, loading, lay-byes and shelters for public transport, landscaping,
~et furniture and public facilities such as public toilets and public telephones should be provided.

These facilities should be located in a manner so as to protect residences from noise, traffic,
aes, dust and odours.

6 INDUSTRY

Within a comprehensive development, the developer may be required to allocate land for
1t or service industry that does not adversely affect the amenity of the residential area.

The industrial zone would best be located With easy access to the external road system, down-
ld of the development and buffered from residences and schools by open space and other non-
idential uses,

Depending on the scale of the development the industrial area may be used for an industrial
Jding complex, multi-producer unit or for industrial plots.
See Page 62, Figure 21. Planned Neighbourhood Development.

.7 SERVICES AND UTILITIES

The availability of adequate services and utilities is essential for the safe and healthy
;upation of buildings. The design of every development site must provide for service by public or
vate water supply, storm water and sewerage disposal systems, and garbage removal facilities,

Development will be considered premawre and may not be permitted in the absence of these
:ili ti.es and services.

1.8 WATERSUPPLY

The Water and Sewerage Authority is the agency responsible for providing an adequate
pply of potable water to Trinidad and Tobago.

However, the developer is responsible for providing acceptable water distribution systems
serve individual sites. These systems must meet the performance standards and requirements of
: Water and Sewerage Authority and receive the approval ofthe Authority prior to commencement
development.

For development which involves the subdivision of land and the construction of buildings,
J developer will be responsible for laying out the main water distribution system as well as for
providing connecting links to individual units,

Design details of these water supply and distribution systems must receive the approval of
the Water and Sewerage Authority prior to commencement of development.

6.19 SEWAGE DISPOSAL I

Methods of sewage disposal in Trinidad include:

a, The Water-Borne Sewerage System:

For any development located in an area where this system is available, the developer will
be required to provide connecting sewers from the central system to the individual plots,

b. The Septic Tank and Soakaway, or Septic Tank and Absorption Trench, or Septic Tank and
Filter Trench Systems:
These may be used for one-lot and the other small residential developments located in areas
where the water-borne system is not available,

The system adopted depends on the soil characte,ristics,

c, The Open Pit or Latrine:

This may be the only method of sewage disposal available in rural areas which do not
receive a regular supply of pipe borne water.

These pits must conform with standards of design, and maintenance as established by the
Local Authority,

d. Sewage Treatment Plants:

The need for a sewage treatment plant is generally determined by the size and location of
a development, the size ofindividual plots within the development, existing soil conditions
and any other relevant considerations.

Sewage disposal systems must confolm with standards established by the Water and
Sewerage Authority with regard to capacity, design, construction and maintenance and will require
the approval of the agency prior to commencement of development.

Adequate land area must be provided within any development for sewage disposal systems,
and should be clearly identified on plans accompanying applications for planning permission.

The location of sewage treatment plants on a development site should not adversely affect
the enjoyment of surrounding property. Adequate screening should be provided between the plant
and other uses within the development.
:0 DRAINAGE

The Drainage Division detennines and administers the standards for drainage of a develop-
ont site. The drainage system for any development must meet the standards and specifications of
, Drainage Division prior to the commencement of development.
The developer is responsible for installing the drainage system to provide adequate drainage
. his development. The drainage system on any development Site must be integrated with the
~rall drainage system on adjoining lands to avoid any adverse environmental effects, but the
unage outfall must be to the public drainage system and not through adjacent private lands.

Drainage of water must be to an identified water course.

:1 GARBAGE DISPOSAL

The collection and disposal of residential garbage is the responsibility of the relevant local
:hority. However, adequate provision must be made by the occupant or the developer, for the
lding of garbage prior to collection.

Specifications can be obtained from the Local Health Authorities.

,2 ELECTRICITY

The Trinidad and Tobago Electricity Commission is responsible for the provision of
ctricity to Trinidad and Tobago.

Where electricity service is required, it is recommended that developers consult this authority
or to development in order to ascertain whether the site can be adequately supplied. This is
ticularly important for areas which may not have been supplied with electricity in the past and for
ge scale or high intensity development.