Ensure compliance of land rules

TIMES CITY CAMPAIGN: ENSURE COMPLIANCE OF LAND USE RULES
Residential-commercial line blurred
Times of India

Bangalore: In the late 80s and early 90s, living in areas like Jayanagar, Koramangala, Banashankari and Indiranagar was a pleasure. The once-peaceful residential areas with serene environs, dotted with greenery, huge vacant stretches, unpolluted air, have fallen prey to rapid commercialisation.

The colonial and traditional homes have been converted into commercial complexes; the neighbourhood outlets have transformed into departmental stores which spread most of their stuff on the pavements; the haphazardly parked cars on the roads, the honking of four-wheelers... the scene is altogether different.

What the Comprehensive Development Plan had earmarked in its revised version of 1995 does not bear any semblance to the ground realities now. Violation of land use is the norm of the day and the government is trying to play it safe instead of going tough on the violators. The CDP specifies that zoning be adopted depending on the nature of the area. Though land use rules are considered tough, it has been made easy by throwing the law to the winds! Now, the urban planners have called for a flexible and radical approach.

The problem emanated a few years ago — just as the IT boom peaked in the city; even Koramangala saw a revolution. Overnight, land prices shot up and the property owners either sold or rented out their premises. IT firms mushroomed in every lane and even before anyone realised, Koramangala’s residential tag was erased. Even Indiranagar was not spared. Commercial complexes quietly made their way into the calm bylanes of the area.

Then woke up the Bangalore Development Authority. The BDA identified more than 400 establishments in Koramangala and Indiranagar which had come up in violation of land-use rules. The residential plots were used for commercial purposes without obtaining permission from the BDA. The authorities issued show-cause notices to the violators calling for explanations and the matter did not proceed further.

The scene at Jayanagar and Banashankari is similar. Huge commercial complexes, industries and small factory units are a part and parcel of the residential areas. For instance; in the ground floor of a building is a provision stores, the first floor has a printing press and on the second floor, a family makes a living — a case identified by the authorities.

Whom do you blame? The citizens, elected representatives or the authorities? The elected representatives, it is alleged, are hand-in-glove with the authorities. Hence, a residential plot turns commercial, the basement of a building is used for purposes other than parking and massive complexes replace the tiny neighbourhood stores.

To take stock of the menace, the BDA, through a survey, has identified 25 streets in Indiranagar, Koramangala, Jayanagar and Banashankari areas where land use violation is at its peak. In a proposal sent to the government, the BDA has suggested that either the commercial establishments be relocated and be restored to the original land use or the buildings be demolished. The BDA, however, has strongly recommended that the government should at no point consider regularising these violations; just as a proposal has been mooted by the government to regularise illegal buildings with a cut-off date and fine.

Currently, the CDP is being revised to tune in with 2005 which has demystified stringent rules. It has recommended certain potential areas to be transformed into multi-variety zones and one among it is the hi-tech zone for which Electronic City Phase II will be earmarked.

WE THE PEOPLE

AAM JANATA V. Narasimhan,
architect The land use laws in the state need to be given more teeth. BDA and BCC officials should implement the same strictly. Apart from sporadic inspections, BCC officials do not go all out to check on violations. As was the earlier practice, water and power connections should be given to buildings only after the occupation certerficate is issued by the BCC/BDA.

VIOLATIONS ALL

Violation of land use: where commercial establishments come up in plots earmarked for residential purposes.
Basement: Though the rule says that basement be used only for parking, we see hotels, offices, beauty parlours, shops and what not, in the basements.
Building violation: Deviation from the sanctioned plans, construction without setbacks, buildings with extra floors without sanctions.
Revenue lands: Construction on revenue lands which have not been converted.