(Bangalore property|apartments|flats|lands for sale in Bangalore)
The building
bye-laws prescribe for certain set backs on sides of the building to facilitate
the people to have proper light, ventilation, privacy and to save them from
dust and traffic noise.While framing the building bye-laws, the civic
authorities also keep in mind the future land requirements for broadening
roads.It is noticed that people
violate building bye laws by way of additional floor construction, site set
back construction, providing staircase on the site set back are, balcony area
to be converted in to living room.
Land use:
The Zonal
Regulations of the Comprehensive Development Plan of Bangalore prescribe e
different land use like; residential, commercial, land for civic amenities
etc., for systematic development of the locality. But, it is noticed that the residential buildings situated along the main roads and the roads nearer to commercial area
are developed and utilized as commercial property. Even several industries also do crop up in
these localities in gross violation of zonal regulations.Similarly, residential or commercial
buildings do crop up in civil amenities sites meant for parks, play grounds,
schools, green belt areas etc.
Sanction plan for additional
construction:
It a part of
the building is constructed with deviations, the owners of such property
hesitate to approach the plan sanctioning authorities whenever they intended to
put up further construction on the property for approval of sanction plans for
the reason that deviations will be noticed during inspection by these
authorities and thereby proceeded to make further construction without the
sanction plan.Such people try to develop rapport with the concerned municipal
authorities and put up additional constructions without sanction plan.
The reasons
of violation of building byelaws and sanction plans by the people is that most
of the land owners/builders want to exploit their land to an optimum extent
because the residential and commercial properties do fetch high return.Presently, in Bangalore there is a steep rise
in land value say Rs. 5,000/- per Sq.Ft on a average.
In a large
number of cases, deviations and violation take place with the active support of
the officials and the local politicians.Only in rare cases when it is brought to the notice of the competent
authority of deviations, action would be initiated by the concerned authorities
is against which action the land owners knock the doors of the courts and in
many such cases courts do grant stay.Thereupon,the building owners do enjoy the property for long period
despite violation of the byelaws since it would take long time for the court to
dispose of the matter.
Violation of
bylaws deviation of sanction plan, zonal regulations etc. cannot be allowed to
be continued for long since it is an unhealthy trend.Therefore, the following
suggestions may help in curbing violation of the bye-laws etc.
User friendly byelaws:
The building
byelaw and zonal regulations of the comprehensive development Plan should be
user friendly and acceptable to the majority of the public. Further, the byelaws should not consist of
too many technical jargons but should be simple to enable the common man to
understand and follow. Byelaw should be
suitable to the local conditions failing which there would be violation of such
laws.
Accountability of engineers:
Construction
of a building generally takes snot less than a year. During this time, frequent visit by the
concerned area engineer and supervisor to find out whether the construction is
according to sanction plan etc., would prevent violations of the regulations by
the land owners. Instead of this, the
municipal authorities conduct raids after several years of such construction
putting the people to a great hardship and embarrassment. To avoid such a situation, strict enforcement
of visit by the concerned engineer must be introduced and if any deviations are
noticed later on, the concerned engineer should be made accountable for
allowing such deviations and action initiated against him for dereliction of
his official duty.
Imposition of heavy penalty for
deviations:
As a onetime
relief, for the existing building,all deviation is in building bye law plants,
and zonal regulations could be permitted with different slabs of penalty for
such violations.The higher the
violation, more the penalty.When once
user friendly bye laws are introduced, there should be no leniency what so ever
and every deviation should be punished with severe penalty.
The building
byelaws need revision whenever there is change in the C.D.P. of the city. The Committee constituted to prepare the
byelaws should comprise of not only the experts in the field but also the
different sections of the public so that the matter could get debated from
different section of the public so that the matter could get debated from
different angles before arriving at a conclusion.Thereupon, the draft byelaws should be
circulated amongst the public to solicit the view and suggestions from people
of different walks of life.The print and
visual media can play a greater role in this regard.A team of technical officials consisting of
town, planners architects, and civil engineers can be formed to educate the
people on the need for adherence of the byelaws while at the same enlightening
the public of the punishment for violations.Similarly, area committees consisting of revered citizens and the
representative of the residents’ welfare associations may be constituted to
monitor violations.
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