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CHAPTER 4

THE STUDY AREA- CHENNAI CITY

4.1 INTRODUCTION

Chennai, situated on the shores of the Bay of Bengal, is the capital

of Tamilnadu and the fourth largest metropolis in India. Its older name Madras
was officially changed to Chennai in 1996. The Chennai Metropolis (with a
latitude between 12°50'49" and 13°17'24", and a longitude between 79°59'53"
and 80°20'12") is located on the Coramandal coast in South India and the land
is a flat coastal plain.

The Chennai Metropolitan Area comprises of the area covered by the

Chennai City Corporation (Chennai District), an area of 176 sq.km
comprising of 155 wards (villages/ Local Bodies) in 10 corporation zones as
shown in Plate 4.1, 16 Municipalities, 20 Town Panchayats and 314 villages
forming part of 10 Panchayat Unions in Thiruvallur and Kancheepuram
Districts. It extends over 1189 Sq. Km and has a population of 7.04 million as
per the 2001 census. The proposed land use map as per the master plan is
shown in Plate 4.2.

Chennai has a very heterogeneous mix of architectural styles

ranging from ancient temples to the British colonial era buildings and to the
latest modern buildings. Most of the buildings constructed during the colonial
era are of the Indo-Sarcenic style. Chennai is a major transportation hub for
road, rail, air and sea transport, connecting major cities inland and abroad.
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BAY OF BENGAL

Plate 4.1 Chennai city with Administrative Boundaries

Plate 4.1 Chennai city with administrative boundaries

It is also one of the major educational centres in India, with a number

of colleges and research institutions. Chennai is thus emerging as an
important metropolis in the South Asian region. The outline of the history and
growth of Chennai City from the 16th century till date with a special reference
to the image element of the city is discussed further, to understand the
historical growth pattern of Chennai.
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Plate 4.2 Proposed Land use Map of Chennai city

Plate 4.2 Proposed Land use map of Chennai city

4.2 HISTORY OF CHENNAI CITY

Muthiah (1999) refers to Chennai as a "city of firsts" in South

India, a place that played a pivotal role in the origins of the British Empire.
He points out that Madras was the first major British settlement in India, and
until 1774 was the capital of the entire British Empire in the east, which
stretched from India to Indonesia. The city's Corporation, founded in 1687,
was the first such governing body to be set up outside Europe. The erstwhile
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Guindy Engineering College, now Anna University, was the first institution
outside Europe to teach engineering and British law, and its courts functioned
for the first time in India in Madras in the mid-1600s.

Like many other Indian cities, Madras was a British creation.

Villages such as Mylapore, Santhome and Poonamalee existed well before the
British arrived but the beginnings of the city of Madras can be traced back to
1639. Madras soon grew into a settlement of importance but in 1774 the
British shifted their capital to Calcutta, influenced by its proximity to the
north, its commercial importance represented by industries such as jute and
indigo, and its climate. Until Independence, Madras remained the capital of
the Madras Presidency, an area that encompassed the whole of south India as
well as parts of Maharashtra and Orissa. The British imposed their identity on
the city, but traditional structures coexisted with colonial creations. Madras
may not have had the flamboyance of Edwin Lutyens' Delhi or imperial
Bombay and Calcutta, but its quiet charm was unmistakable. Apart from
traditional architecture, the Indo-Sarcenic, Colonial, Classical, Gothic,
Romanesque and other styles can be seen in Madras. Many early examples of
the highly regarded Indo-Sarcenic style, which culminated in Lutyens'
magnificent planned portion of Delhi, can be found in Madras.

Since Independence, many of India's cities have been

transformed significantly as a result of economic and population pressures.
Over time, cities have changed from concentrated and identifiable towns to
sprawling urban areas. This growth has usually resulted in a poor quality of
life for the average citizen. The pressure on land in urban areas has drastically
increased its value and often a city's heritage buildings have been sacrificed
for more financially lucrative enterprises. On the pretext of urban
development, new constructions, which often have scant regard for local
conditions and contexts, have damaged the very quality of life they were
intended to improve.
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There is an urgent need for a holistic approach to town planning

that recognises that the old and new can exist together. In 1900, the city was
described as a "very charming old lady, gowned in old silks and laces. A
study of the development trends helps us to ascertain where development had
occurred in the past, and also particularly in recent years, the reasons for the
same and how changes have occurred over a period of time with respect to
image. It would help in identifying the potential areas for future development
and also give us an idea of how the future image of Chennai city will be,
according to the future directions of growth, taking into account all the
relevant planning aspects incorporated in the second master plan of Chennai
city 2026.

4.2.1 Image Elements of Chennai City from its Evolution to the

Present

The analysis of different image elements in various periods is

outlined in Table 4.1. Chennai grew from Settlements focused on temples.
Each of these settlements were self-contained, had its own agricultural
production and household industries. Later important lines of communication
linked these settlements leading to community development and sprawl.
Growth was not regulated and infrastructure facilities were not developed
leading to traffic and congestion in the city. Restriction of commercial and
Industrial activities in certain zones of the city, encouragement of growth
along transport corridors and development of urban nodes happened along
with the dispersal of major activities from CBD area, the development of
satellite towns and large scale neighbourhoods accelerated the urban sprawl.
Due to the large scale economic activities residential neighbourhoods
developed in and around the suburban areas along the transport network.
Plenty of communication links between the settlements in the form of bridges
and roads developed, and people started moving in different directions
according to their economic activities (weaving, pot making, trade etc.) and
the need for space. This led to community development and sprawl.
Table 4.1 An outline of the time and function of the city with the important features of the elements of growth –
changing the city imageability
Elements of Growth – changing the City
Time period and Function of the city and Important Features
Image
Second century AD -16th century AD Separate Settlements
i. Settlements existed in the area of Mylapore, Triplicane Temples for each settlement as an
and Santhome. identity
ii. The geographer Ptolemy had recorded it in the second century Forts
AD that the port of Mylapore was known to the Greeks and
the Romans. The Port had a flourishing trade with the Roman
Empire and received considerable quantities of gold in
exchange for products like pepper and fine cloth.
iii. Both Mylapore and Triplicane were important Hindu
religious centres and inscriptions dating back to the eighth
century have been found in the Triplicane Temple.
iv. Mention has been made of the early settlement of Santhome
by Arab travelers and merchants of the 9th and 10th
centuries.
v. Marcopolo visited this place in the late 13th Century
vi. In Santhome, the Portuguese, having originally arrived in
1522, constructed a fort and settlement.

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 Table 4.1 (Continued)
Elements of Growth – changing the City
Time period and Function of the city and Important Features
Image
17th century Each of these villages was self-
i. Scattered settlements separated by long distances. contained and mostly planned around a
ii. Each settlement grew around the nucleus of a temple and has its own history. The most important area temple as an identity
at that time was Mylapore. Had its own agricultural production
iii. There were small settlements in Purasawalkam, Thiruvatteeswaranpetta, Egmore, Nungambakkam, and and household industries
Saidapet. Among the suburbs, Tiruvottiyur, Velachery, Tiruneermalai, Mangadu, Padi, Poonamallee, Important lines of communication
Kunnathur, Ayanavarum, Vyasarpadi, Villivakkam, Ambattur, Koyambedu etc. already existed. linked these settlements- PH Road,
iv. Each of these villages was self-contained and had its own agricultural production and household Santhome high Road, LB Road
industries. The changing rulers in the region never interfered with them; with the result that life in the
villages continued to exist without much change.
v. Important lines of communication linked these settlements. Egmore, Purasawalkam and Aminjikarai lie
along Poonamallee High Road. Triplicane and Mylapore lie along a road leading to Tiruvanmiyur. These
roads were just earthen cart tracks.
vi. Within a few years of the founding of the British settlement and the construction of a Fort at the site, the
New Town, which had grown up around it, came to be known as Chennapatnam in honour of the father of
the local chieftain. This name was later applied to the whole city.
vii. The population, which was 19,000 in 1646, expanded to 40,000 in 1669.

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 Table 4.1 (Continued)
Elements of Growth – changing the City
Time period and Function of the city and Important Features
Image
18th century Lot of communication links between
i. A bridge was constructed in 1710 across the cut between the two rivers, the Cooum and Elambore . The the settlements in the form of bridges
Principal road to Egmore from that time up to 1931 had been the road in front of the present Central Jail. and roads developed.
In this era there was a lot of building activity (a redoubt at Egmore, a bridge and churches at the Fort and People started moving in different
many private buildings in and around the Fort). directions according to their
ii. Due to congestion inside the Fort, the British constructed some garden houses in what is known as professional activities (weaving, pot
Peddanaickenpet. making, and trade) and need of space.
iii. In 1733 there was a lot of congestion in George Town and the weaving Community started settling in This also leads to community
Chintadripet area and Collepetta near Tiruvottiyur since abundant open space was available there for development.
weaving. There started a sprawl.
iv. The washer men who were in the Mint area then moved towards the west. City of Madras constituted in 1798.
v. The Potters from this area moved outside the Fort on the north side and formed a new colony (Kosapet).
vi. Because of the construction of a bridge in 1710 to connect Egmore, people moved towards the present
Moore Market area and settled.
vii. During this time, the British found that Triplicane was a good area for settlement and a large number of
people moved there.
viii. The presence of the Nawab of Arcot increased the economic prosperity of the area and more and more
Muslims settled in Triplicane. So from that time onwards, it grew in importance, second only, to George
Town.
ix. St. Thomas Mount gained religious importance and Mount Road became prominent with the
construction of the Marmalong Bridge in 1724.
x. Because the British started living along Cooum River, roads were laid to give access to them and thus
Marshalls Road, Halls Road, Montieth Road and Casa Major Road all became thoroughfares even in 1798.
xi. Mowbrays Road and Royapettah High Road were formed to give access to these people.
xii. The land west of George Town was a low-lying swampy area and remained vacant without development.
xiii. The surroundings of the Fort area covering nearly 69 kms and containing within it 16 hamlets were
constituted as the City of Madras in 1798.

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 Table 4.1 (Continued)
Elements of Growth – changing the City
Time period and Function of the city and Important Features
Image
19th century founding of the Corporation and city
i. After the founding of the Corporation, conservancy and improvement of the City were begun. divided into 8 divisions
ii. The City was divided into 8 Divisions and the Government selected 4 Commissioners from residents. Introduction of railways and harbor
iii. The broad-gauge line from Royapuram to Arcot was laid in 1864. Development in Royapuram with
iv. Central station was formed in 1872 and linked to the main line. timber mills
v. By 1861 the British authorities realised the necessity of a harbour. Development around the railway lines
vi. A pier was constructed in 1862 and further development took place from 1868 onwards and this leads Introduction of recreational areas, open
people to settle down at Royapuram. spaces and parks
vii. This gave rise to the establishment of some timber saw mills and depots in Royapuram after a few years. Pattern of radial roads and
viii. Further the railway line passed through the present Perambur area, which had so far been lying as swampy establishment of ring roads
waste because of its low level. Important roads were developed.
ix. The introduction of the railway line gave development potential to the hitherto uninhabited places. Three major principal roads- Radial
x. From 1850 onwards, the necessity of providing recreational facilities was perceived. Many parks such roads from CBD
as the Peoples Park, Napier Park and Richardson Park were created in this period. A Museum and Construction of important public
a Zoo were also established. buildings along the beach still adds
xi. Before 1800, the roads were in a radial pattern, but after 1810 ring roads were developed inside the City. dignity.
xii. Mount Road was important and access to it was given from Triplicane High Road, Chamiers Road,
Edwards Elliot's Road and Royapettah High Road.
xiii. To the North of Mount Road, Pantheon Road, Halls Road, Marshalls Road, Spurtank Road and
Nungambakkam High Road were formed to serve the new residential areas.
xiv. Later Brick kiln Road and Perambur Barracks Road connected Poonamallee High Road with Konnur
Road, which was extended towards the Railway.
xv. To facilitate trade the harbour was completed in 1896 just to the east of George Town.
xvi. The principal roads leading out of the area in three principal directions connected the northern,
western and southern parts of the presidency and they still remain as the main transportation
framework for the City.
xvii. Railways were also built radiating from the centre in these three principal directions. The building of the
harbour was responsible for sand accretion to the south of it and the sea which was washing the ramparts
of the Fort at one time was then 2.5 km. away with a wide beach between the land and the sea. A number
of public buildings were constructed fronting this beach early in the 19th century, which still adds
dignity to the City.

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 Table 4.1 (Continued)
Time period and Function of the city and Important Features Elements of Growth – changing the City
Image
Early 20th Century (1900-1941) Lot of important landmark buildings
i. The city extended over an area of about 70 sq.kms and had a population of 5.40 lakhs in 1901. Mail business center-George town
ii. The demographic growth rates during the previous two decades were 5 per cent and 6 per cent. (CBD)
iii. Important buildings and structures which are the land marks of the city such as the Fort, the Development of a lot of Residential
Marina-the road parallel to the sea-and the fronting public buildings, the High Court, the Moore areas
Market, the Connemara Public Library and other public buildings around it already existed. Bungalows, gardens and agriculture land
iv. George Town was the main business centre but substantial parts of it were used for residential purposes also. at outskirts
v. The main residential areas however were Chintadripet, Triplicane, Egmore, Mylapore, Purasawalkam, Development along Mount road as
Vepery and Royapuram. business houses, clubs, hotels
vi. Most of the areas outside these settlements were covered by gardens and agricultural lands interspersed Industries at George Town and Perambur
with bungalows of the elite. (Nungambakkam, Chetpet and Kilpauk) area
vii. Saidapet in the southwest was a separate small settlement. The Pattern of the city was that we had
viii. Both sides of Mount Road to a distance of 5 to 6 kms from Fort St. George were occupied by large the CBD, Residential Zones, Business
business houses, clubs and hotels; industries were few and were located in George Town or areas along the transport corridor
Perambur area. (Mount Road).
ix. The West of Nungambakkam was covered by the Nungambakkam Tank and this long tank extending in Developed into a provincial metropolis
the form of a crescent for nearly 6 kms covered the west of Nungambakkam. enjoying the best of both worlds -urban
x. The three railway lines served the city from the north, west and southwest. amenity and rural atmosphere
xi. Introduction of metre-gauge railway between Beach and Tambaram in 1931
xii. Nungambakkam as a planned residential neighbourhood
xiii. By 1941 Madras had developed into a provincial metropolis enjoying the best of both worlds -urban
amenity and rural atmosphere.
xiv. The city was mainly a commercial, military and administrative centre for the entire South India.

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 Table 4.1 (Continued)
Time period and Function of the city and Important Features Elements of Growth – changing the City
Image
20th Century (1941-1971) Increase in population and Area of the city.
i. The population of the City increased to 8.6 lakhs by 1941. Shady Trees and wide roads
ii. The city occupied an area of about 80 sq.km. Developments in industrial activities and
iii. The city had a good water supply system and most of the areas were sewered. economic rise
iv. It had quick and cheap modes of transport by trams and electric trains. Deterioration of water supply and
v. The main roads were wide enough for the road traffic and passed through shady avenues. drainage and mushrooming of slums
vi. The thirty years between 1941 and 1971 saw tremendous growth in population and economic activity in City’s boundaries are no longer defined
and around the City. Developments in all three directions

vii. The population first passed the million mark around 1943 and then doubled itself in a short span of about Growth is not regulated and is not
twenty years to cross, the two million mark. according to the infrastructure facilities.
viii. In 1950 the boundary of the City was extended to cover 129sq.kms by the inclusion of Saidapet and Increase in traffic and leads to lot of
Sembium. congestion.
ix. This period also saw the growth of new residential as well as industrial suburbs particularly on the west
and south.
x. The five-year plans and the impetus given by the industrial activity in the public sector brought about the
transformation of the City from that of a purely administrative and commercial centre into a metropolis of
national importance.
xi. The major developments in the industrial field during the post independence era have been, the location of
a number of public sector undertakings. and private sector undertakings.
xii. Concurrently this period saw the deterioration in water supply and drainage services and
mushrooming of many slum areas all over the city.
xiii. The setting up of the Tamil Nadu State Housing Board however, helped in the creation of large residential
areas like Anna Nagar on the west and Sastri Nagar on the south.
xiv. The City's boundary no longer remained well defined - the developments extended into the adjoining
areas, particularly, in the north up to Ennore, west up to Avadi and south up to Vandalur.
xv. This growth did not take place in a regulated manner nor did it correspond to the available infrastructure
facilities.
xvi. This fact coupled with the rapid growth of population on the one hand and the increase in number of motor
vehicles on the other has given rise to the many problems faced by the Metropolis today.

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 Table 4.1 (Continued)
Time period and Function of the city and Important Features Elements of Growth – changing the City
Image
1971-1991 Radial and Ring pattern of Development
as CBD as the centre.
i. The City is at the core of the metropolitan area and is the centre for all commercial and social activities as well CBD was George town and Harbour
as a living area for majority of the total population. City Growth along the arteries to reach the
ii. Its structure approximated to a semi-circle with extensions in five main directions, the North, Northwest, West, CBD fast.
Southwest and South. This is due to the fact that early in the development of the city, George Town and Developments on west and southwest due
Harbour became the commercial centre of the City. to favouarable conditions.
iii. Naturally all communication lines led to this centre and these in turn were linked with each other producing a Industries at the fringes
radial and ring pattern of development. Developments of residential
iv. When the City grew, lands on the main arteries were much nearer in terms of time needed to reach the neighbourhoods along the suburban
centre than areas, which were away from them, and further expansion took place on these arteries. railway line.
v. The economics of transportation has led to formation of development corridors the most important of which are But most areas lack commercial and public
on the west and southwest where, physical conditions were more favourable for development. facilities and for which the people depend
vi. The fringe areas in the north, west and Southwest had been the location of large industrial establishments. on CBD.
vii. The Madras Refinery, the Madras Fertilisers, Ennore Thermal Plant, the Ashok Leyland Truck Factory and Zoning of different land uses leads to the
many accessory industries are located in the north at Manali and Ennore. sprawl and Lack of mixed land use also
viii. The T.V.S. Group of companies, Dunlop Rubber Company, T.I. cycles and the larger industrial estates are added to the chaos.
located on the west at Ambattur with the Heavy Vehicles Factory located further west at Avadi. Old residential areas characterized by
ix. Almost all cinema studios and a number of medium industries including the first industrial estate of the State - street housing (i.e. houses constructed in a
the Guindy Industrial Estate - are located in the southwest between Arcot Road and Annasalai. row without side open spaces) with
x. A large industrial estate at Ambattur was located in the West along MTH Road was located in the south at shopping along main streets
Vandalur along GST Road. New residential areas were with bungalow
xi. The main residential areas outside the City are along the Southwest closely following the electrified suburban types
line and Alandur, Tambaram, Pallavaram are such residential areas. The intervening areas developed into
xii. Most of these areas however lack in commercial and public facilities for which they depend on the main multistoreyed buildings-apartments,
City. offices, hotels etc and were close to CBD
xiii. Triplicane, Mylapore, Purasawalkam and also the northern part of George Town and Royapuram are Rural fringes were with agriculture and
the old residential areas characterised by street housing (i.e. houses constructed in a row without side casuraina plantations
open spaces) with shopping along main streets.

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 Table 4.1 (Continued)
Time period and Function of the city and Important Features Elements of Growth – changing the City
Image
xiv.New residential areas of Mylapore and Theagarayanagar had developed with bungalow type houses but CBD extending towards Mount road with
densities here were higher than the exclusive older residential areas of Egmore, Nungambakkam and Chetpet, 48% of the economic activities along this
which lie between these areas and the central business district. This intervening area was developed for and other commercial activities developed
multi-storeyed apartments, offices and hotels in view of their relative proximity to the central business along all major roads.
district. Main Industries were outside the city area
xv.The rural areas fringing the city were generally fertile then, particularly on the north and west where paddy was on the fringes and 10% of it was there on
raised as an irrigated crop. Mount road and its extension.
xvi.Casuarina wood for fuel was raised all along the sandy coast in the southern part of the metropolitan area. Earlier Public and semipublic spaces were
xvii.George Town and its extension southwards into Anna Salai together constitute the central business district at Egmore and Marina.
of the City where most of the wholesale trade, specialised retail trade and banking and financial New public offices were at
institutions were located and where commercial activity was intense. Nungambakkom and Anna Salai and
xviii.More than 2 lakh work places, constituting 48 per cent of the total work places in the Madras Metropolitan major educational institutions were on
Area in 1971 were located here. suburbs
xix.Shopping facilities of local significance had developed along almost all major roads.
xx.The industrial areas within the City were mainly in the northern and western parts, where they were closely
mixed up with residential developments but new industrial establishments as mentioned were located
outside the City limits and many important industries were on the outskirts.
xxi.The main industrial areas are in Ennore and Manali on the north, Ambattur and Avadi on the west, along
Anna Salai and its extension on the southwest. Nearly 40 percent of the industrial work places were
located on the north and northwestern part of the Chennai Metropolitan Area and over 10 per cent along
Anna Salai and its extensions.
xxii.Public and semi public uses were dispersed but those, which were established earlier, were concentrated in the
older parts of the City such as Egmore and on the Marina. New public offices were located in
Nungambakkam and on Anna Salai. Public uses, except for higher educational institutions were few in the
suburbs.
xxiii.The radial type of development has created green wedges, the edges of which in some cases penetrate into the
City boundary itself.
xxiv.The main communication routes were lined with industrial establishments and shopping but the
development is diffused and could not be termed "urban" except in uses.
The real rural area was not far from these corridors and urbanisation had scarcely touched those areas

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 Table 4.1 (Continued)
Time period and Function of the city and Important Features Elements of Growth – changing the City
Image
1991-till date Restriction of commercial and Industrial
The main elements of the first master plan strategy were: activities
i.Restriction of density and population growth in the city Encouragement of growth along
ii.Restriction of industrial and commercial developments within CMA transport corridors and Development of
iii.Encouragement of growth along the major transport corridors and development urban nodes
a. of urban nodes at Manali, Minjur, Ambattur, Avadi, Alandur and Tambaram Dispersal of major activities from CBD
iv.Dispersal of certain activities from CBD and Development of satellite towns, beyond CMA at Maraimalai area
Nagar, Gumidipoondi and Thiruvallur. Development of satellite towns
v.TNHB has played a major role in development of large scale neighbourhood schemes; Anna Nagar (about Large scale neighbourhood developments
5 Sq.km.), Ashok Nagar and K.K. Nagar (about 7 Sq.km.), South Madras Neighbourhood scheme comprising by TNHB to different sections within the
Indra Nagar, Sastri Nagar and Besant Nagar (about 4 Sq.km.), etc. had come up with plots/flats meeting the city and its suburbs
requirements of all sections of the society from HIG to EWS. Under MUDP-I (1977-92), MUDP-II (1983- Private residential developments around
87) and TNUDP (1988-95) Neighbourhoods at Arumbakkam, Mogappair, Villivakkam, Velachery, these neighbourhoods
Kodungaiyur, Ambattur, Avadi, and Madhavaram etc. were developed within the City and its suburbs. Lot of Industrial developments in
vi.These large-scale neighbourhood developments of TNHB with full infrastructure acted as catalyst for industrial zones and along the transport
private developments for residential use. corridor at outskirts of the city.
vii.A number of medium and small-scale industrial developments came up in the areas zoned for industrial Along Adayar, Anna Nagar, Perambur)
developments at Madhavaram, Vyasarpadi, Kodungaiyur, Ambattur, Noombal and adjoining areas Pammal Shifting of major activities to
and Perungudi. Koyambedu.
viii.Industrial estates at Villivakkam, Thirumazhisai and Industrial estate for women enterpreneurs were developed Major educational institutions in the
at Morai near Avadi. central and southern part
ix.Considering the demand, infrastructure availability, potential for industrial developments, the lands along Lot of private colleges and medical
the Poonamallee bye-pass road near Poonamallee Town in the west and Old Mamallapuram Road (from institutes came up
City limit to Sholinganallur) in the south were comprehensively reclassified for industrial use where a No agriculture activity
number of medium scale and small scale industries had come up. Lot of IT/ITES activities along Rajiv
x.Though Vallalar Nagar (George Town) and Anna Salai area have continued as CBD, Mylapore, Thyagaraya Gandhi Salai
Nagar, Nungambakkam, and Purasawalkam have developed as Regional Commercial Centres and Adyar, Spill over of this activity along the other
Anna Nagar and Perambur have developed as Regional Commercial Sub-Centres. corridors (Pallavaram Thoraipakkam
xi.Relocation of wholesale activities in Vegetable, Fruit and Flower from CBD to Koyambedu and City bus Road and Velachery and Thambaram Road)
stand from CBD to Koyambedu have been carried out; Iron and Steel Market at Sathangadu was
developed. Truck terminal at Madhavaram was made operational.
xii.Major higher educational institutions are located in the central part and southern part of the City and
they continued to expand within their premises.

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 Table 4.1 (Continued)
Time period and Function of the city and Important Features Elements of Growth – changing the City
Image
i. In the last three decades, the agricultural activity within this Metropolis had become absent/ minimal for Large economic activities accelerated the
various reasons including non-availability of water for irrigation purposes, labour cost, and cost of development of a lot of residential
agricultural inputs. neighbourhoods in and around
ii. Chennai has become one of the preferred destinations for IT / ITES companies that are located along Lot of big automobile manufacturing
the Rajiv Gandhi Salai (OMR), the area popularly known as IT Corridor because of locational advantages companies came in and around Chennai
for the industry such as uninterrupted quality power supply, better transport facilities, accessibility to airport, These major developments had a
availability of potable water supply, pollution free environment etc. considerable impact on the development
iii. These developments are spilling over in the areas in the west along the 200ft. wide Pallavaram - of Chennai
Thoraipakkam Road, and also along Velachery – Tambaram Road.
iv. In the large I.T Park at Siruseri, a number of I.T.Parks are being located , and a major bio-tech park has also
come up.
v. These employment-generating developments resulted in fast development of the areas in the west of the
corridor such as Medavakkam, Jalidampet, Perumbakkam, Vengai vasal, Gowrivakkam,
Rajakilpakkam etc. as residential areas.
vi. Chennai is emerging as a major export hub in South East Asia.
vii. International car manufacturers such as Ford, Hyundai, and General Motor etc. have established
around Chennai their manufacturing bases to cater to domestic and international markets.
viii. New testing and homologation centre for automobile sector with an investment over Rs. 1000 cr. is
being established in this region.
ix. Saint Gobain glass factory, Nokia cell phone manufacturing industry at Sriperumbudur, and
Mahindra Industrial Park developed over 1700 acres, near Maraimalai Nagar new town are some of the
major developments around Chennai.
x. All these developments made considerable impact on the structure of this Metropolis.

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4.2.2 Conclusion

The City of Madras was constituted in 1798 with the founding

of the Corporation; it was divided into 8 divisions. The introduction of
suburban railways, development in Royapuram with timber mills and the
development of recreational areas, open spaces and parks accelerated the
growth of the City. The establishment of radial and ring roads [with three
major principal roads- Radial roads from Central Business District (CBD)]
and the construction of important public buildings along the beach added
dignity, ever as business areas developed along Mount road. The city enjoyed
the best of both worlds -urban amenity and rural atmosphere, i.e. wide roads
with shady trees. Developments in industrial activities and economic rise,
deterioration of water supply and drainage, and the mushrooming of slums
with no defined boundaries led to development in all three directions.

Growth was neither regulated, nor according to the infrastructure

facilities; hence, it increased the traffic and led to a lot of congestion in the
city. The restriction of commercial and industrial activities in the city,
encouragement of growth along transport corridors and the development of
urban nodes happened. The dispersal of major activities from the CBD area
with the development of satellite towns and large scale neighbourhood
developments by Tamilnadu Housing Board (TNHB) in different sections
within the city and its suburbs, helped the private residential developers to
invest near these areas. A lot of industrial developments in the industrial
zones along the transport corridor in the outskirts of the city accelerated its
growth. Plenty of Information Technology (IT) /Information Technology
Enabled Services (ITES) activities along Rajiv Gandhi Salai generated
activities along the other corridors, viz, Pallavaram, Thoraipakkam, Velachery
and Tambaram Road. Large economic activities accelerated the development
 126

of a lot of residential neighbourhoods in and around. The development of big

automobile manufacturing companies in and around Chennai also had a
considerable impact on the development of Chennai. The growth pattern of
Chennai was always accelerated along the transport networks.

4.3 DIFFERENT MAJOR PLANS FOR CHENNAI IN

DIFFERENT PERIODS AND THEIR POLICIES ON THE
IMAGE OF THE CITY

The process of modern city planning seeks to steer market forces in

city building towards citizens’ welfare and public good. Zoning and building
by-laws are still among the primary tools of such planning. In addition, master
plans seek to lay out a physical pattern of land use and transportation routes
for the city or the metropolitan area as a whole. Thus, master plans serve as a
guide for public agencies to tailor their sectoral programming to the plans,
while facilitating private investments in the same manner (Second Master
Plan for Chennai Metropolitan Area 2008). The draft master plan for CMA
consented to by the Government was notified in the Gazette on 5.08.75,
and from that date developments have been regulated with reference to the
Master Plan / Development Control Rules.

Though the Madras Town Planning Act was enacted in 1920

itself, and a few Detailed Town Planning schemes were sanctioned for
small areas within Chennai City, no comprehensive plan for the city or the
metropolitan region was prepared (Chennai Master Plan 2008, Vol1,
Introduction). The Madras Town Planning Act was superseded in 1971 by
the Tamilnadu Town and Country Planning Act. According to section 17,
sub-section (2) of the Act, the Development Plan may propose or provide
for all or any of the matters as per the list, and one important aspect in that
was, the control of architectural features, elevation and frontage of
 127

buildings and structures- which has not been addressed effectively in the
framework of development regulations in the second master plan, 2008.

Vision 2026 is to make Chennai a prime metropolis, which will be

more livable, economically vibrant and environmentally sustainable, and with
better assets for the future generations (Second Master Plan for Chennai
Metropolitan Area 2008). How this is going to be achieved is not reflected in
the planning policies.

The flat topography, the hot humid climate and the wind directions
have not been reflected in the policy criteria for shaping the built
environment. An outline framework of the different major plans on Chennai
in different periods and their policies on the image of the city is outlined in
Table 4.2.
 Table 4.2 Name of the different major plans of Chennai- year/planning organization with the aim and impact of policy on city image

Name of the different Major plans of Chennai- Year and

Impact of Policy on City Image
Planning Organization and Aim
General Town Planning Scheme-1957 No specific policy on image
Madras corporation Indirect influence on the Overall Form
The aim of the General Town Planning scheme was to provide for the organised growth of the then
Madras City (129 Sq.km.).The DTP recommended more detailed and extensive studies in depth to be
carried out before the scheme could be finalised. Then it was decided to prepare a comprehensive
development plan (which has never been done till now) for the Madras Metropolitan Area and as a first
step to prepare Madras Interim Plan (1967).

The Madras Interim Plan -1967 No specific policy on image

Directorate of Town planning, Govt. of Tamilnadu Indirect influence on the Overall Form
The problems of the City were viewed and appraised in the context of the urban area being the first
of its kind; the plan devoted itself purely to physical aspects of development and recommended that
the fiscal plan should be separately worked out. It was also envisaged that the Master Plan would be in
completed in two stages viz. the preparation of an Interim General Plan in the first instance and a
Comprehensive Development Plan in the second.

Madras Metropolitan Plan 1971-91 - 1971 No specific policy on image

Multi- agency group and published by RD and LA Dept., Govt. of Tamilnadu (published in 1973) Indirect influence on the Overall Form
(1) Strategy for physical growth of urban areas
(2) Programmes for land acquisition for urban expansion, provision of infrastructure for transport, water
supply, sewerage and drainage, slum clearance, provision of facilities for education, health,
recreation and refuse collection
(3) Action to bring revenue base in the area in line with the levels of expenditure and
(4) Recommendation on institutional set up required in implementing the Plan.

128
 Table 4.2 (Continued)

Name of the different Major plans of Chennai- Year and

Impact of Policy on City Image
Planning Organization and Aim
Madras Urban Development Project - 1974 No specific policy on image
MMDA(now CMDA) Identification of projects and Finance
The Madras Urban Development Project report represented a further shift towards concentrating on the for five years
positive aspects of managing the development of the MMA and it was concerned primarily with
presenting a package of realistic projects that could be implemented within a period of 5 years. This is the
basis for appraisal of projects under the World Bank assisted Madras Urban Development Project-I (1977-
82) executed at a cost of Rs.56 Crores, MUDP-II (1983-88) executed at a cost of Rs.73.9 Crores and
TNUDP-I Chennai Metropolitan Area component executed at a cost of about Rs.450 Crores.

Master Plan for MMA -1975 Land Use and

MMDA(now CMDA) DR- Overall Form
The first Master Plan for CMA laid down policies and programmes for the overall development of CMA (Satellite towns linked to radial
taking a long-term view of the requirements. As stated in its preamble, in particular, it dealt with the corridors) and Built form ( p-20)
following aspects: DR was formulated on the built
1. Trends of Pop Growth environment on the following
2. Economic activities aspects
3. Present physical structure and Policies 1. Height of the building,
4. Traffic and Transportation policies 2. size of buildings,
5. Land use policies 3. ( FSI)
6. Infrastructure planning policies 4. size of yards, and
7. Policies on sectoral development 5. other open spaces to be left in
8. Regulation of the use-zones, the location, height, size of buildings, size of yards, and other open and around the buildings, and
spaces to be left in and around the buildings, and also regulation of land sub-division, architectural also
and advertisement control and preservation of trees, historical and scenic areas and 6. regulation of land sub-division,
9. Areas proposed for land acquisition 7. architectural and
A metropolitan city was thought to provide for ( First Master Plan, p 22) 8. advertisement control and

129
 Table 4.2 (Continued)

Name of the different Major plans of Chennai- Year and

Impact of Policy on City Image
Planning Organization and Aim
a. Choice 9. preservation of trees,
b. Personal interaction and participation 10. historical and
c. Comfort 11. scenic areas
d. Efficiency and Environment By regulating
e. Growth and adaptability the spacing of buildings,
f. Imageability floor area ratio,
g. Economy in cost set-backs,
For Imageability examining the planning strategies of Copenhagen, London, Paris, Washington Parking etc. the Plan aimed to
DC, Kolkata and Delhi as examples, three alternative forms were thought of for Chennai city. They ensure adequate light, air, fire
were protection etc. and to prevent over-
i. Ring of Cities, crowding in buildings and land.
ii. Development along major radial routes along with independent communities detached from It was observed that the land use plan
the main body, was in essence a translation into
iii. Development only along the radial corridors with no additional towns, communities around physical form of
the mother city. planning policies
The final proposed form of the master Plan has the advantages of all the three alternative and principles.
forms: Development of three satellite towns, one each on the three main radial corridors via
Gummidipoondi, on the north corridor, Thiruvallur, on the west corridor and Maraimalai Nagar
on the south west corridor were planned, each with a population of 1 lakh

Structure Plan for Chennai Metropolitan Area - 1980 No specific policy on image
MMDA with Alan Turner and Associates as consultants
Earlier planning in Chennai Metropolitan Area was reviewed and recommendations were made on the
overall planning aspects in different sectors.

130
 Table 4.2 (Continued)

Name of the different Major plans of Chennai- Year and

Impact of Policy on City Image
Planning Organization and Aim
Draft Master Plan 2011- July 1995 Lot of regularization schemes was
MMDA introduced and this had a negative
Three factors identified for non achievement of the desired spatial pattern were ( DMF for MMA impact on the built form and the
2011, p 138), image of the city.
1. Land use planning, zoning and DR – Land use planning being end-state oriented, proved too
rigid and therefore incapable of adapting to evolving needs over time. Zoning of areas into
large number of exclusive zones failed to take account of the social and cultural basis of
our activity mix.
2. The physical plans are not supported by matching investments
3. There were no attempts made to institute a mechanism for investment.
The concept of urbanisable zone is introduced with the intention of opening up large areas
of development. It is a general and flexible zoning in which all urban uses except hazardous
industries are permitted. ( p 140)
Second Master Plan-2026- Sep 2008 CMDA DR was formulated on the built
In order to regulate developments, the areas within the CMA have been designated as one of the 10 use environment on the following
zones listed in the Development Regulations (except for areas of specific use, such as Water Body, aspects
Forests, Roads, Railways etc.). FSB-Front Set back
1. Primary residential RSB-Rear Set Back
2. Mixed Residential SSB-Side Set Back
3. Commercial Max BC-Maximum Building
4. Institutional Coverage
5. Industrial Max B ht- Maximum Building Height
6. Special and Hazardous industrial FSI-Floor Space Index
7. Open space and Recreational zone PAR- Parking
8. Agriculture PE- Minimum Plot Extent
9. Urbanisable PW- Minimum Plot Width
10. Non urbnaisable NF- No of Floors

131
 Table 4.2 (Continued)

Name of the different Major plans of Chennai- Year and

Impact of Policy on City Image
Planning Organization and Aim
Further, in the CMA, areas for buildings of special character, such as multi storeyed building areas, SR- Special Regulations
continuous building areas, and economically weaker section areas are also designated in the plan. RW- Rain water harvesting
Ecologically sensitive areas zoned include CRZ areas, Aquifer recharge areas, and Red Hills catchment In The spatial strategy and Land use
areas. MRTS influence areas; IT Corridor and areas around Airports are shown as areas of special planning Chapter it is mentioned that
character. Development prohibited areas namely Pallikkaranai swamp area, (this has been amended this metropolitan growth scenario based
already G.O) area around Indian Air Force station are clearly demarcated and shown in the Plan. on the vision is proposed to be effected
Planning parameters are framed on the extent of the site, plot coverage, FSI; set back etc. for the through the strategies
developments shall be regulated. a) Encouraging growth outside the
In the light of the foregoing strategies and actions the Development Control Rules have now been reviewed and CMA on the main corridors.
recast to conform to the zoning and urban structure proposed for the CMA. The major revisions are: b) Strengthening the potential for
i) Permitting multi-storeyed buildings in the rest of the CMA also (excluding the Island Grounds, growth in the three satellite towns
approved layout areas, Aquifer recharge area and Redhills catchment area) of Gummidipoondi, Thiruvallur
ii) Redefining special buildings as the ones exceeding 6 dwelling units and Maraimalai Nagar and creation
iii) Permitting IT buildings and bio-informatic centers in Mixed Residential, Commercial, Institutional of new ones near Tiruporur in the
use zones south and near Sriperumbudur in
iv) Proposing higher FSI of 2.00 for special buildings and group developments with dwelling units not the west.
exceeding 75sq.m. in floor area each in the MRTS influence area between Luz and Velachery c) Creating urban foci in the
v) Defining the IT corridor along the Rajiv Gandhi Salai (Old Mamallapuram Road) amorphous developments in the
vi) Accommodating working women’s hostels and old age homes in Primary Residential areas City as well as in the outlying
vii) Proposing transfer of development rights in cases of road widening, conservation of heritage municipal towns incorporating
buildings, slum redevelopments etc. commercial and environmental
viii) Providing for restricted developments in Aquifer Recharge area hubs, heritage precincts and
ix) Providing for conservation of heritage buildings buildings to develop interesting
x) Rationalising the planning parameters for special buildings with reference to plot extent, number of city images. (How, is not
dwellings, and number of floors mentioned) ( SMP, Vo2 p117)
xi) Revising the parking standards totally based on the recommendations made in recent consultancy d) Providing opportunities for
study on parking requirements development of composite

132
 Table 4.2 (Continued)

Name of the different Major plans of Chennai- Year and

Impact of Policy on City Image
Planning Organization and Aim
xii) Reducing plot extent or side setback requirements neighbourhoods on the outer ring
xiii) Enlarging the areas of incidental structures that are exempted from FSI calculations road.
xiv) Including provisions for persons with disabilities e) Demarcating areas of significant
xv) Allowing Multi-storey Buildings (MSBs) along 12 m and 15 m wide roads with limitations on the FSIecological and water resource
and height values for preservation and
xvi) Reservation of 10% of land for EWS/LIG with dwelling sizes not exceeding 45 sq.m. in the case conservation.
f) Instituting
of special buildings, group developments, multi-storeyed buildings on lands of extent exceeding specific Area
1 hectare, either within the site proposed for development, or in a location within a radius of Development Projects for
2 kms from the site under reference. upgrading quality of life in City
xvii) Allowing additional FSI 0.25 in cases of special buildings and group developments with dwelling sectors and neighbourhoods.
units, each not exceeding 45 sq.km. in floor area. g) Restructuring the zoning
Listing of Heritage buildings and their notification after consultation with the owners, conditions
strategy to promote development.
The purpose of creating an urbanisable
to be imposed, contents of the agreement to be executed with the heritage building owners, who
get TDR and detailed guidelines for allowing premium FSI etc, will be decided separately. zone is to eliminate the unnecessary
freezing of land uses, which would
normally happen if a particular use
which may not find favour in locating in
that area is specified in advance. This
urbanisable zone facilitates most
environmentally safe urban uses paving
the way for demand driven developments
to take place without affecting the
quality of life in the neighbourhood.
(Source: Second Master Plan of Chennai Metropolitan area-2026 (Volume I, IIand III) - Sept 2008, Draft Master Plan 2011, Structure Plan (June
1980) First Master Plan (1971-1991)

133
 134

4.3.1 Conclusion

It is understood that the growth of Chennai city is regulated by

different planning schemes, policies, two master plans and development
regulations framed by the Madras Corporation, Directorate of Town and
Country Planning, and Chennai Metropolitan Development Authority
respectively, over the past 53 years. The planning of Chennai city with a
general town planning scheme was started in 1957, and had reached the
second master plan policies in 2008 formulated with land use zoning and
development regulations as the regulatory mechanism for the growth of the
city.

The spatial strategy and land use planning of the master plan
follows zoning and development regulations that pertain to the different
zones, with two dimensional plans. The imageability for the growth pattern of
future Chennai city was thought about in the first master plan of 1975 itself;
this was purely on two dimensional zoning and planning policies. In the
second master plan, the spatial strategy and land use planning policies are, on
encouraging growth along the corridors and creating urban foci in the
amorphous developments in the city as well as in the outlying municipal
towns, incorporating commercial and environmental hubs, heritage precincts
and buildings to develop interesting city images. This research aims to
evaluate the effectiveness of the current development regulations in achieving
the policies on the built environment, with respect to the city images (as
mentioned in the second master plan 2026). This research also aims to evolve
suitable recommendations based on the research inferences.
 135

4.4 THE RECONNAISSANCE SURVEY AND ANALYSIS

The primary survey for the research titled “Evaluation of Form-

Based Codes and the Image of a city- The case of Chennai, Tamilnadu” was
carried out over a period of three years. From the historical study of Chennai
as shown in Figure 4.1 and explained in detail in the beginning of this chapter,
it is understood, that from 2nd Century A.D to16th century, Chennai had
separate settlements and each settlement had a temple as an identity. Each of
these villages was self-contained and had its own agricultural production and
household industries. Later in the 17th century, important lines of
communication linked these settlements, which led to community
development and sprawl. The city of Madras which was constituted in 1798,
with the founding of the Corporation and the city, was divided into 8
divisions. The pattern of radial streets and the establishment of ring streets,
with three major streets- radial streets from the Central Business District, and
the construction of important public buildings along the beach added dignity,
with the business establishments along Anna Salai.

Figure 4.1 Growth pattern of Chennai from 1623-2010

 136

With this background of understanding the importance of the major

streets of Chennai in the development of the overall form and connectivity
between the different settlements of the city, the research started with a
reconnaissance survey in identifying the image of the city along the major
streets of Chennai. As per the urban project formulation and implementation
guide lines (UDPFI Guide Lines1996), the streets of city are classified
according to the width of the right of way as Express Streets (61m), Arterial
Streets (40-60m), Sub-Arterial Streets (30-40m), Collector Streets (20-30m)
and Urban Local Streets (10-20m) as shown in Plate 4.3.

Plate 4.3 Major street networks in Chennai city

 137

The primary data for the study was collected during the
reconnaissance field survey on either side of the major streets of Chennai city.
The survey has been done along one Express road, Rajiv Gandhi Salai;
among the four arterial streets in the city, the survey has been done on
three streets, Velachery road, Anna Salai and Grand Southern Trunk Road,
and among the twenty two sub-arterial streets in the city, seventeen sub-
arterial streets have been surveyed, with respect to identify the building
use, building height and number of floors as the three imageability
parameters pertaining to the street, and data was collected through the
primary survey. This data along with the development regulations pertaining
to the street from the second master plan is analysed together, to get an
overall image of the streets.

The major streets of Chennai city and the streets with an identity
number where the reconnaissance survey has been carried out are shown in
Plate 4.4.

The analysis of the primary data collected on either side of the

street in the reconnaissance field survey along with the secondary data, is
done in terms of the following parameters as shown in Table 4.3. This uses
the input data, output parameter with the detailed analysis, and inference,
along with the maps. The detailed of the data analysed tabulated in the form
of excel sheets are enclosed as Appendix 3.
 138

Recon-
survey
streets

BAY OF BENGAL

Plate 4.4 Major streets where the reconnaissance survey is carried out in Chennai City.

Plate 4.4 Major streets where the reconnaissance survey is carried out
in Chennai city
 139

Table 4.3 Analysis of the reconnaissance survey data with inferences

City map showing the data input along the street surveyed and Inference
Input data analysis :
Number of buildings per kilometer length
of the street
Output Parameter:
Building grain and density in each street
segment
Analysis
Less number of buildings- Coarse Grain
and less denser
More number of buildings- Fine Grain and
denser
Inference:
70% of the streets have a good image
related to the average number of
buildings per km length of the street. The
Image is high for medium grain of 30 to
50 buildings per sq.km.
Input data analysis :
Number of building floors per street
segment
Output Parameter:
The sky line of each street segment
Analysis
Skyline is Low /Medium and High
Inference:
72% of the streets have a good image
related to the average number of floors
per km length of the street. The Image is
high for medium rise buildings, where the
number of floors varies from 3 to 5 floors.

Input data analysis :

Predominant building use in each street
segment

Output Parameter:
The Building Use Zoning

Analysis
The predominant use and character of the
street

Inference:

Only 30% of the streets have a good

image related to the building use of the
street. Imageability is high for mixed use
activity rather than single activity for the
building.
 140

Table 4.3 Continued

City map showing the data input along the street surveyed and Inference
Input data analysis :
Building Height to Road width Ratio

Output Parameter:
The Sense of enclosure
Analysis
Outlines the type of street as ComforTable
/Barren /Pleasant
Inference:
76% of the streets have a good image
related to the enclosure ratio. The
Enclosure ratio between 0.5:1 to 1:1
normally provides a well proportioned
street frontage which indicates a good
sense of enclosure.
Input data analysis :
Building Height to Front Set Back ratio

Output Parameter:
The sky exposure plane

Analysis
Whether good light and air are provided at
street level

Inference:

35% of the streets have a good image

related to the sky exposure plane. The
street is provided with good light and air
only if the Building Height to Front Set
Back ratio is 1.5 to 2.5.

Input data analysis :

Guideline value of different segments of the
street

Output Parameter:
The market demand of different streets

Analysis
to understand which street has high demand in
the city

Inference:

33% of the streets have a high demand and

guide line value and all these streets are in
the Southern part of the city.
 141

4.5 SUMMARY

From the reconnaissance survey, it is understood that the city has

different images for different streets. The weighted average analysis is done
by assigning ranks to the different rank values ranging from 1 to 5 (Low value
to High Value) to the six different imageability parameters, such as average
building height, enclosure ratio, average number of buildings per kilometer
length of the street, average number of floors, average building height to front
set back ratio and building use. The ranking values are done by comparing the
standard value. The analyses of the result show the ranking of the streets with
very good imageability and streets with low imageability.

This has further helped in identifying the streets for evaluating

Imageability and formulating Form-Based Codes to enhance the Imageability
and to include more Imageability parameters for the same. The streets
identified for the evaluation of imageability and formulation of the FBC are,
first, the major historical Arterial Street in Chennai, Anna Salai, the most
popular street along the famous Marina beach of Chennai, Kamarajar Salai,
and the four mada streets around the historical traditional Kapaleeswarar
Temple at Mylapore, one of the important traditional neighbourhoods of
Chennai city.