R K Handa
9.3 Planning Principles:
Mixed Land use Development Policy:
It means a building having more than one type of use i.e a building being used for residential as well commercial purposes. This has been advocated by the planners in the Master plan giving their own justification for permitting commercial activities in a plot allotted for residential purpose in residential colonies like Gandhinagar, Trikutanagar, Channi Himmat etc.
By the very definition of mixed land use it is vertical land use change of a building across floors i.e a building having one use on ground floor and an other use on first floor. Mixed land use cannot be construed with mixed use of plot or a-parcel of land. Change over space laterally is not allowed in the definition of mixed land use concept. Mixed land use is combination of main use and uses which are incidental to main use. The main use is the primary use and the use incidental to main use is secondary use .Here the main use i.e primary use has not to be less than one half of permissible FAR/FSI. (floor area ratio/floor space index). 33% of FAR/FSI can be used as commercial/health/education use and 17% of FAR/FSI can be used for professional offices ie doctors consultation chambers, lawyers, dentists, architects, chartered accountants chambers as secondary use. While issuing permissions the building operation and control authority has to ensure secondary use is ancillary to main use in size scale in main structure.
Para 13.5 Composite Mixed Land Use Model:
In this model, a plot depth upto 1.5 times of proposed ROW from edge of abutting road shall be allowed for mixed use development as per Master plan. In case the plot depth exceeds the mixed use limit of 1.5 times ROW, the remaining part of plot shall be allowed for ancillary uses to main use i.e. lateral land use change can also be permitted.
The author is totally opposed to the idea of mixed land use and composite mixed land use in residential colonies because of following reasons:
The building operation and control authority mandated to grant permissions do not go by the spirit of this policy and are misusing their authority by interpreting the very definition of mixed land use to their advantage. The author is bound to pen down that in 95% of the building permissions granted so far ,the policy has been abused.
Even on receipt of building permission under this policy the buildings are not being constructed as per the plan approved by BOCA.
Even after that the buildings are not being put to use as per the approved plan .
No one in the corporation or Development Authority takes pain to ensure that the buildings being used are as proposed by the owner of the plot at the time of submitting the drawings and as permitted by BOCA. If the development authority and Municipal Corporation officers take slight pain in visiting residential colonies it will be seen that even 100% of the buildings are being used as commercial.
This has resulted in mess in the residential colonies resulting in inconvenience to the residents of the colonies i.e chocking of the roads by traffic, blockage of drains by solid waste generated by the commercial activities, besides noise pollutions.
What is the fault of a family incase a tea, coffee shop, pan and cigarette shop, cloth or shoe shop starts operating adjacent to their house. Govt has no right to put the public in to inconvenience.
This policy has become a big source of corruption.
The Govt should never make a policy which gives loop holes to misinterpret the definitions.
The planners have proposed mixed land use policy perhaps to meet the increased requirement of commercial activity. Bahu Plaza has not been completely built and it is only half built as was envisaged in 1997. Land for expansion is available and can be utilised to build more commercial spaces. Here shops on lower ground should not be constructed and the shopping complex should be on over ground level as already constructed and office spaces should be above the shops .However at lower ground level additional dedicated parking or office spaces can be thought of. The Few shops should be of the same size as already built with mazinen floor to accommodate petty shop keepers but major number of shops should be four times the shops already constructed to accommodate large show rooms. Basement and ground level parking should be developed to meet the increased parking requirements which is already short. However the architects should decide in consultation with stakeholders holders. Such plazas should be constructed towards Talab Tillo, Nagrota, Majeen, Rangoora, Akhnoor road, Roop Nagar ,and Bantalab. A big chunk of JDA land is available behind Hotel Country inn by Radison which can be utilised for another office cum shopping complex. Big chunks of JDA land and forest lands have been encroached which need to be retrieved and commercial plazas should be built over there depending on feasibility.
Let us not follow Delhi pattern of destroying beautiful colonies like Defence Colony, Greater Kailash, South extension by mixed land use. Why cannot we follow Chandigarh pattern which continues to be a peaceful city. Why building bylaws are not being violated in Chandigarh needs to be answered by the planners in Development authority and Municipal Corporation?
The planners have proposed allowing construction of residential cum commercial buildings based on composite development policy on some designated roads. This is also ill conceived. See the condition of last more Gandhinagar, road in front of Doodhadhari temple in Shastrinagar, Trikutanagar road in front of market and roads in Shastrinagar. One will find jams all the time.
A survey needs to be conducted in the colonies to pin point the effect of mixed land use policy. On the back side of the row of shops, people are in great pain due to congestion, noise, garbage, and chocking of drains besides street parking
SET BACK NORMS IN PLOTTED HOUSING COLONIES
Set back norms proposed need rethinking and revision. For small plots ground +two storeys have been proposed with no or very less side and rear setbacks .Therefore the cars cannot be parked in the plot .It means that the planners are proposing such plot holders to park their vehicles on the street thereby making the road congested. In case a survey is done it will be seen that massive violation has taken place in last 10 years as far as set backs are concerned. The BOCA has not exercised their mandate for the reasons best known to Municipal Corporation and development authority. Violation in set back norms are resulting in no parking space besides no proper ventilation and sun light inside the houses.
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