From green to brown, and ruin

Green belt and development
The proposed relaxation of green belt regulations will lead to massive development in the eastern regions of Bangalore


It's nearing two months now since the Draft Master Plan 2015 went on public display. Aimed at inviting suggestions from all quarters of society, the Bangalore Development Authority's (BDA) citizen-centric initiative has evoked mixed responses, more so when it came to lifting the green belt area by 246 square kilometres. However, one cannot overlook the fact that Bangalore in the last decade has turned into a burgeoning city with its people crying for more space for development. Be it for putting up offices, commercial spaces, or housing.

Reacting to the issue, the BDA Commissioner M N Vidyashankar says, "this is a very scientific plan proposed for Bangalore, after consulting all stakeholders. Today, the population of Bangalore stands at 70 lakhs. And this was estimated to happen in 2011 in the previous plan. At the current rate, which stands at 3.25 percent of annual increase in population, by 2015 it is expected to reach 88 lakhs. With the intention of providing space to meet the growing demands we have proposed to relax the green belt area, which also includes land allotted for Bangalore Mysore Infrastructure Corridor".

He went on to say that the Local Planning Area covering 1,240 sq km of Bangalore is what comes under the jurisdiction of the BDA. In the previous plan, prepared in 1995, the conurbation area (a predominantly urban region including adjacent towns and suburbs) was marked to be 546 sq km, and 732 km was the green belt area. However, with the population exceeding 70 lakhs by 2003 itself the difference in demand and supply has only led to unorganised growth. This plan proposes a conurbation area of 812 sq km and a green belt of 494 km. And this translates to 246 sq km of additional space for conurbation. The BDA intends to accommodate 88 lakh people by allowing urban development up to the extent of the proposed Peripheral Ring Road.

The present circumstances have given enough scope for massive real estate growth on the eastern sector of the city. Though certain green belt areas running across the circumference of the city is considered for urbanisaton, a major portion of the pie goes to Bangalore east. It may be noted here that there isn't enough space in Bangalore west to relax green belt as Nelamangala TMC has jurisdictional rights here. Bangalore north is classified as sensitive due to valleys and lakes. In Bangalore south, the relaxed green belt area has already been allotted for the Bangalore-Mysore expressway project.

Almost 70 percent of the proposed 246 sq km that is up for relaxation falls between Hosur Road and Bellary Road. Surrounding areas of Sarjapur, Jigani, Gunjur, Varthur, Hoodi, Whitefield, Old Madras Road, Hennur, Banaswadi, and Bagalur will witness major development. Sources in the industry say that massive land registrations will take place the day the ban on change in land use is lifted. They also say crores of rupees have already been advanced towards purchase of agricultural lands where the green belt is relaxed.

Going by land use pattern in Bangalore east, a majority of legitimate land is extensively used for housing and IT office spaces. With additional land now being open for real estate development, the platter looks bigger with scope for more office space, residential apartments, private layouts, shopping malls, resorts, hotels, multiplexes etc.