A technical committee comprising of town planners, structural
engineers, architects, representatives from the Fire Force, Airports
Authority of India, Bangalore Metropolitan Region Development Authority
(BMRDA), BDA and other service providers of the city is working on the
revision of building bylaws for Bangalore based on the recommendations
of the masterplan 2015. It will take atleast 3 months for the committee
to work on the changes, then a draft will be sent to govt for approval.
After this there is a month's time for citizens to file any objections.
(Source: Building bylaws being revised,
DHÂ )
I think it might be useful to track this carefully.
Some questions I have. Feel free to add your own questions, better yet
share your answers too.
What are the recommendations in masterplan 2015. What are the reasons
for these changes?
The DH
article has some details on what is expected for a 46x60 site.
utilization goes up to 75% from the previous 65%. Setbacks will reduce
from {10ft,5ft,5ft,5ft} to {7.2ft,4.8ft,3.14ft,3.14ft}. {Front, Back,
Right, Left}
Is this going to be true for all zones across the city or does it
depend on the locality?
What purpose do setbacks serve and do these numbers do justice for to
that?
When it was difficult to survey and manage nice and easy round numbers
how reasonable is to believe that these crazy fractions will work?
More critically, the DH
article reports that the FAR has been increased to 1.75
irrespective of the width of the road in all zones!!!!! Earlier it was
0.75 to 1.0 FAR, depending on the zone in which the site was located.
Is this a recipe for disaster? The major roads are not able to deal
with the pressure of existing FAR, what is going to happen when you
increase the FAR? Remember, these are changes that will apply to not
just new buildings but even those that already exist.
New Building Byelaws
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Sometimes it is a question
Sometimes it is a question of economics increasing the FAR. An increased FAR will lead to more built area and hence, greater economies of scale to ultimately cool down real estate prices. The average FAR for cities like New York / Hong Kong are much higher than Bengaluru.
But there should be a comprehensive traffic rule framework in Bengaluru similar to cities like NYC / HK et al. Only then will the roads handle transportation concerns of Bengaluru.