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Banjara Hell???
Posted by Pradeep Sadanapalli | October 26, 2007 | 3,168 views
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Photo Courtesy: Times Of India
Banjara Hills has lost much of its sylvan charm in recent years what with rampant construction going on at every nook and corner. The recent relaxation of rules, allowing buildings up to 30 metres height to come up on Road Nos 1, 2 and 3, will only drive the final nail in the coffin, says G Arun Kumar.
Causerinas caressing cedars, deodars kissing gulmohars. That was then. It’ll now be mega malls jostling for space with sprawling high-rises, bustling commercial complexes vying for honours with gigantic apartment blocks. By easing the Hyderabad Revised Building Rules-2006, the government has opened the floodgates for multistorey buildings to sprout on Road Nos 1, 2 and 3 of Banjara Hills and Road No 36, Jubilee Hills.
The owners of plots abutting these roads can now construct buildings up to 30 metres high. The concession is being given to those who ceded land free for road widening (1,000 residents had to surrender their property).
Residential buildings in Banjara Hills were earlier allowed to be raised up to 10 metres and commercial buildings to 15 metres only. With the new relaxation in rules, the dash for highrise structures has begun and in the next 18 months at least 15 to 20 high-rises are set to scale the Banjara Hills skyscape.
But a big question mark remains— why has the government allowed easing of GO 86 regulations. Is it because the powerful builders’ lobby calls the shots? Is it the stranglehold of land mafia that drives the babudom? Or, is the government in desperate need of funds? Nevertheless, with the go-concrete policy all set in place, the face of Banjara Hills is likely to change further, a place that had once spawned greenery and majestic bungalows.
“No one bothers about the residents of Banjara Hills. With the illogical policies of the government, the place has witnessed a gradual decay in living standards. It will only get worse,” snaps Narendra Luther, former chief secretary, government of AP. As if the bumper-to-bumper traffic and rising pollution are not enough, highrises and multiplexes will spell Banjara’s doom, warn traffic engineering experts.
Relaxation in floor space index (FSI) and increase in commercial built-up area will lead to more chaos as there will be tremendous pressure on traffic movement and parking, predicts S Nagabhushanam Rao, director, Engineering Staff College of India.
But GHMC officials argue that Road Nos 2, 3 were declared commercial zones in 2001 while Road No. 36, Jubilee Hills was declared such two years ago. People want development at a rapid pace but they can’t digest the fact that it comes with certain shortcomings too, chips in GHMC chief city planner B Purushottam Reddy.
Several residents who lost properties for widening of roads had sought relaxation of rules for construction of multiple floors. The height of the building, however, will be linked to the area surrendered. Presently, 150 buildings have cellar plus five floors. “The minimum size of plot for constructing a high-rise building up to 30 metres should be not less than 2,000 square metres,” says GHMC additional commissioner (planning) K Dhanunjaya Reddy.
However, analysts doubt if the new rules will lead to mushrooming of malls as the GHMC is insisting on 60 per cent of built-up area for parking space. An extra floor with an equivalent built-up area must be surrendered subject to the mandated public safety requirement.
“Malls are feasible only if 2/3 plots are merged. With just 200-odd plots remaining, only 15 to 20 high-rises can come up,” says Purushottam.
There are, however, no concessions in setback. A clear setback of 10 metres on all sides of the building is a must, authorities say.
It will be interesting to see whether any study on traffic density and movement was made before giving the nod for the height increase, says P R Bhanumurthy, professor of transportation engineering.
With commercial establishments coming up everywhere, the traffic would get only worse. On Road No. 2, from Punjagutta to Jubilee Hills check post, many commercial complexes have already come up choking the road at some stretches. Lack of service roads adds to the problem.
Bhanumurthy says since the mall traffic affects the surrounding road network, focus should be on the entry and exit points. The Maheshwari group is planning a shopping centre near Nagarjuna Circle having an area of two lakh sq ft that will include four-screen multiplex and multilevel parking for 900 vehicles. GVK group’s mall, spread over six lakh sq ft area, boasts of a six-screen multiplex, food courts and 1000-car multilevel parking.
The present constructions will not allow any further widening of roads, which means there will be greater pressure on the roads.
No action is taken against commercial complexes that misuse cellars and on those without proper parking space, says O P Debara, secretary, Forum for a Better Hyderabad. “Capacity of the roads is saturated. Traffic impact studies, calculating the exit and entry capacity of vehicles, are imperative especially for structures of more than 2,000 square metres in the busy area,” says Bhanumurthy.
Since land is limited, vertical growth is inevitable, says Nagabhushanam. Differing with this, Jeevananda Reddy, convenor, Forum for a Sustainable Environment, asks: “How can the government justify its action of allowing 30-metre high buildings at a time when the high court has stayed all constructions in Manikonda jagir?” Imagine the catastrophe if a fire accident occurs as the fire wing still does not have a snorkel which can reach above 30 metres, he says.
“According to the original GO, skyscrapers will be permitted only outside GHMC limits. But the GO has been eased to allow tall structures within the limits. The government has demarcated a huge chunk of area close to the outer ring road (ORR) as a skyscraper zone, while the areas of Gopanpalli, Nallagadla, Tellapur and Gachibowli have been declared as high-rise zones. If this is the case, why are officials now tampering with the rules,’’ asks Jeevanand.
With rapid urbanisation, it’s only a matter of time before the area is dotted with high-rises. “It’s win-win scenario for the authorities, builders and the public. Dedicated parking bays with top class shopping malls are here to stay,” observes Nasir Ali Khan of MAK Constructions Ltd. Shoppers do not have to worry about parking on the roads and being challaned, is the argument of pro-development lobby. “What’s the point in moaning that the city doesn’t offer a complete shopping experience,” Khan counters.
It has to be seen whether the mad race to construct high-rise buildings will spell Banjara Hills’s doom. Banjara and Jubilee Hills areas once occupied a pride of place in the city’s landscape. “Now, there is very little space to even breathe, leave alone stay there,” says Luther.
IDENTITY LOST
It was pristine and beautiful, surrounded by huge rocky formations. Tucked away in the lap of nature, Banjara Hills was once Hyderabad’s pride. “It was magical. One could soak himself close to the nature and revel in the exhilaration of a healthy living,” says Narendra Luther, ex-CS. The place had a soul of its own. Despite other areas like Marredpally, Tarnaka, Abids, Basheerbagh, etc jumping on the bandwagon of commercialisation, Banjara Hills managed to retain its old world charm, for long.
Experts say Banjara Hills was once the home of a gypsy tribe from Rajasthan in pursuit of the fortunes of warring armies, performing stunts. One sees them occasionally on city roads, the women attired in bright colourful skirts, silver glints and ivory bracelets. “Those were the days of clean air, sparkling springs and chill winters. Walking on the roads was sheer fun. It meant as if you are walking through a forest of big trees and thick green foliage,” recalls V K Bawa of Forum for a Better Hyderabad. For many oldtimers, the experience of living in Banjara Hills has left lasting impressions. “Alas, it is not so any more. It’s disgusting to see how the facade of Banjara Hills has changed over the years,” rues Bawa.
Highs and lows
As per the building rules-2006, a skyscraper is defined as a building of at least 12 floors. It should have a plot size of 2,000 square metres and a minimum approach road of 24 metres wide. High-rise buildings are defined as buildings between 18 metres and 36 metres height. For construction of any high-rise building, NOCs from the fire services and the GHMC are mandatory.
SOURCES:
Times of India
Topics: What's UP, Construction, The Facts, Reports |
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