This is very difficult. You may want to become familiar with the literature on fiscal zoning. According to those studies, one purpose of zoning is to keep out poor people. That is obviously opposite to high-density development.

Felix M. Delmonte

Feng Frederic Deng

To optimize zoning policies and urban development regulations for promoting vertical development and better land use efficiency, cities can focus on a few key strategies. First, they can encourage high-density, mixed-use zoning, which allows for residential, commercial, and recreational spaces in the same area, making better use of limited land. Secondly, by relaxing height restrictions on buildings, cities can promote vertical growth instead of horizontal sprawl. Lastly, offering incentives for green building practices and efficient land use can help create more sustainable and livable urban areas. These approaches can reduce urban sprawl, lower environmental impact, and enhance overall urban resilience.

It is important not to use zoning to promote any particular physical outcome such as tall buildings. Instead, we should hope for optimal zoning that moves urban development in the direction of maximizing the sum of land value and consumer surplus. That is, the area under demand for land curves. Don't maximize land value. Don't maximize the tax base.

Felix M. Delmonte I do agree with your opinion sir optimal zoning should prioritize maximizing the sum of land value and consumer surplus rather than promoting specific physical outcomes like tall buildings. This approach aims to align urban development with the efficient allocation of resources based on market demand, ensuring sustainable and equitable growth without solely focusing on maximizing land value or tax revenue.

I have a pragmatic view on this. Zoning policies and urban development regulations can definitely help in promoting vertical development and enhancing land use efficiency. However, it is important to understand that the structure of the existing buildings is not built for high-rise buildings. Also, the speed of urban growth is far greater than the planning policy enforcement and time taken for conventional construction methods, making it to expand in fringe. There is a huge impact of construction activities on climate change, which accounts for 40% of the carbon emissions from all sources. Also, the microclimate within the city gets disrupted due to construction activities. So, the solution, I think, is to refurbish the existing buildings and implement change of use policies in addition to urban development regulations like those in the UK or other EU countries. This should come along with redevelopment policies, which would promote optimum development where green areas would remain green in zoning policies for future development.

this contribute to an equitable territory development . this is the primary objective of the politicies development adopted by many governments

Ashish Kelkar sir.. I appreciate your pragmatic view on this matter. You're right that while zoning policies can promote vertical development, the existing infrastructure often isn't suited for high-rise buildings. Plus, urban growth outpaces policy enforcement and traditional construction methods. Refurbishing existing buildings and implementing change of use policies, alongside urban development regulations and redevelopment policies, is indeed a sustainable approach. This can help maintain green areas and address climate change concerns related to construction activities.

La quedtion est toujours liée aux directives des plans d'aménagement qui doivent tenir compte du bien être du citoyen d'une part et la sauvegarde de l'environnement d'autre part

Idealy it is necessery to give to each zone the possibility to avail of the territory richesses

Thank you for the diversity of perspectives regarding such a matter. Personally I empahasize the importance of Rohit Kumar 's idea to recommand high-density as well well as mix-used zoning, incentivize green buildings practices for a more sustainable sustainable land use. That's great.

As to complete him, I think the integration of green building standards, incentivizing public transportation, and ensuring equitable access to qualified housing focusing on territorial development frameworks are also crucial. Effective policies that respond to evolving urban needs are largely critical for fostering sustainable, resilient vertical development.

To dig a bit in details, I've experienced an alarming observation in my homecountry DRC, specifically in some areas of Bukavu city. You know what? Many communities often face challenges related to the lack of consultation and proper planning when it comes to urban development. Examples of such communities include:

• Nyamugo: This area has undergone a high incidence of house fires, resulting in many fatalities and significant disruption to the community. These tragedies are often due to the negligence of sustainable building frameworks established by experts in the field.
• Cimpunda: This area has seen unplanned construction in flood-prone zones, increasing the risk of damage during heavy rains.
• Kadutu: High-density construction occurs without adequate infrastructure, leading to sanitation and safety issues.
• Panzi: Rapid urbanization without proper land use planning results in buildings being erected on unstable ground, risking collapse.

The main criteria often overlooked include:

• Geological stability: Ensuring the land is safe from landslides and other geological hazards.
• Flood risk: Building away from areas prone to flooding.
• Infrastructure support: Availability of roads, water, and sanitation services.
• Environmental impact: Assessing the ecological impact of new constructions.
• Community input: Engaging local residents in the planning process.

These are important for a more sustainable Land Use. Despite the Territorial Management Law being enacted, I mean the lack of implementation and enforcement remains a significant issue. As a result, many Bukavu citizens continue to build in hazardous areas, making them vulnerable to natural disasters such as landslides and floods. Effective implementation of urban planning laws and community engagement are crucial to mitigating these risks.

Additionally, authorities responsible for environmental management should impose fines and penalties, such as high charges and revocation of building rights, on individuals who choose to build in flood-prone areas. This would discourage unsafe construction practices and promote adherence to proper zoning regulations.

Marcelin Murhula Thank you sir for your insights.

Increase the floor area ratio, relax height restrictions, improve underground space development and utilization policies, optimize development standards, strengthen the construction of supporting facilities, simplify the approval process, and increase public participation.