The Hindu 29.09.2009
Expert warns against unplanned growth
Special Correspondent
| Says building rules have to be revised |
Vigilance mechanism mooted to check FAR violation
‘Building rules inadequate in changing scene’
Thiruvananthapuram: Unplanned growth and violation of building rules are pushing urban centres in Kerala to the brink of a crisis. A revision of the existing rules and their stern enforcement are imperative, according to K. Thomas Poulose, former Chief Town Planner.
Delivering a technical talk on ‘Kerala cities heading for a crisis in the absence of proper planning’ at the Institution of Engineers here recently, Mr. Poulose said the first master plan for Thiruvananthapuram prepared in 1966 had envisaged acquisition or reservation of 3,390 acres (1,256 hectares) of land.
“Out of this, 1,000 acres were earmarked for housing (both by public and private developers), 440 acres for roads, 500 acres for industries, 1,060 acres for parks and open spaces, and the rest for transport facilities and commercial uses. A recent assessment shows that not even 15 per cent of the plan has been implemented. Nevertheless there are deviations and violations, as also indiscriminate expansion of the urban area,” he said.
“Kochi does not have a statutory master plan, but only a sketchy structure plan, both inadequate to guide and control its growth. A master plan has been under preparation for the last 10 years. Kozhikode as well as other cities and towns in Kerala face the problems of unplanned development.”
Mr.Poulose warned that Kerala was heading for a disaster if matters continued like this. “Development projects costing more than Rs. 1 lakh crore are already in the pipeline across the State, waiting to be implemented over the next five years. We are yet to realise the impact of such large investments, creating population shifts. Where are we going to house them? How do we provide them adequate water and power? Where do we have the land for multitudes of uses amounting to hundreds of hectares? How do we solve the onus of the rehabilitation of the displaced families, from acquired lands?. The Government and the local bodies are yet to realise the dangers of unplanned growth, despite occasional warnings from many quarters.”
Highlighting the need for stern enforcement of the rules controlling construction activities in Kerala, he observed that FAR (floor area ratio) violations had been reported from even panchayats, without any punitive action against the offenders. He proposed a decentralised vigilance mechanism with one Junior Town Planner posted as Vigilance Officer in each district office of the Town and Country Planning Department.
Pointing to the need for revised building rules, he said the existing rules were inadequate to tackle the fast changing scene. “The rules prescribe one off-street parking space for eight apartments up to 100 sq.m. of carpet area, (about 133 sq.m plinth area). This falls far short of the demand at a time when even the owner of a smaller flat owns a car.” He said the permitted FAR of four surpassed that in all other States.
Mr. Poulose said the low population density in urban areas in Kerala did not justify vertical development.
