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The limited edition 3- and 4-bedroom residences at Brigade Caladium are designed for those who instinctively gravitate towards the finer things in life. A sense of being cocooned in luxury will be a part of everyday life at Brigade Caladium.
Project name: Brigade Caladium
Type of apartments: Appartment
Area range built up: 3450-4450 Sq ft
Price starting from: Call for Price
City:Bangalore
Location:Hebbal
Bed room:3BHK,4BHK
Unauthorized developments may
be classified as unauthorized layouts, unauthorized buildings, and buildingdeviations. Unauthorized developments take place when the demand for
sites/houses is not fulfilled, unreasonable
planning regulations, complicated official procedures, high
official charges for approval, high
unofficial expenditure, the greed of land owners / developers to make quick
easy money, political interferences, long time taken for court decisions,
etc. All these problems are to be
tackled and promotional atmosphere is to be created. The land lords /
developers/ officials who violate norms should be quickly prosecuted to make
them aware that they are not allowed to go scot free if unauthorized
developments are carried out. The general opinion is that in Mumbai procedures are simple, less harassment,
better control, and land owners/ developers follow procedures.
In Bangalore the position is bad due to rapid expansion of
City, heavy demand, and good returns on
real estate investments. Two lakhs and odd applications received by BDA for
sites in Arkavathi Layout proves the high demand for sites. The number of
encroachments in Arkavathi and High- Tech City schemes of BDA and 99% of
building violations in 87 buildings of Koramangala are examples to prove that
the situation in Bangalore is bad. Another attraction in Bangalore is higher
F.A.R up to 2.50 whereas the maximum F.A.R in Mumbai City is 1.30. Inspite of
higher F.A.R in Bangalore buildings come up with additional floor area, additional floors,
conversion of parking space, and conversion of open balconies. This is due to
lack of enforcement by the civic agencies like B.D.A , B.M.P. and the
municipalities.
Unauthorized layouts are those layouts which are formed
on agricultural lands without conversion
of the agricultural land for non –agricultural purpose under the Karnataka Land
Revenue Act, or without layout approval from the Development Authority /
Planning Authority. such layouts are formed in Green Belt. The sites in these
layouts are called revenue sites. Advertisements are made in the news papers
about availability of D.C converted sites. These are sites in land converted by
the Deputy Commissioner for non-agricultural purpose but the layout is formed
without approval of Development Authority /Planning Authority. In some cases
layout is approved but formed completely
changing the layout pattern. In some layouts parks and civic amenities are
converted in to sites. There are layouts where the road widths are reduced and
sital area increased.
The general public are not aware of the procedures for
formation of layouts and hence purchase the revenue sites. The revenue sites
developers show the ignorant buyers conversion order, katha , and tax paid
receipts issued illegally by village panchayats and municipalities.
As the authorities and
Government were not serious in controlling
unauthorized layouts, many
unauthorized layouts were formed with th e hope that sites in such layouts will
get regularized by collecting meagre amount as betterment charges which is
about Rs.100/- per sq mtr. After collecting, the City corporation and the city
municipalities spend the amount for their general expenditure. Improvement
works are taken up after many years and people in such layouts suffer without
proper roads, water supply, under ground drainage and civic amenities. BESCOM
provides electrical connections even in unauthorized layouts, which is bad.
BESCOM should not give electrical connections to unauthorized sites to
discourage unauthorized layouts. Government may have to issue a strict circular
to KPTCL not to provide electrical
connections to revenue sites unless NOC’s are issued by Development Authority/
Planning Authority.
Government’s ban on registration of sites without
conversion or without approval of layout by development Authority / planning
Authority w.e.f 06.05.2005 may discourage purchase of sites in revenue layouts
and revenue layout formation. Karnataka Town and Country Planning Act was
amended to provide for prosecution of
promoters for developments made
without approval of the planning
authority. This will have to be strictly followed to discourage unauthorized
layouts / developments. It is to be made clear by Government that conversion
orders are to be insisted by sub-registrars
in cases where survey numbers are mentioned in the property documents
and not for old municipal sites like; Malleswaram, Basavangudi, Chamarajpet,
Cantonment localities etc which were formed during British regime. These
extensions were formed by the Bangalore City Municipality and the question of
producing conversion orders does not arise.
Unauthorized buildings are those which are built
without sanction of building plan from the municipal authority. Buildings sanctioned illegally by
municipalities and village panchayats in unauthorized layouts are also
unauthorized as per interpretation of the courts. The Supreme Court in the
Judgment on high-rise buildings case of Bangalore (M.D. Narayana Vs Bangalore
City Corporation and others) held that the buildings sanctioned by the
Bangalore City Corporation in violation of the Zoning Regulations of the Master
Plan are illegal and the additional floors sanctioned may be demolished. It is
held that it is the responsibility of the owners of buildings to obtain
building sanction strictly according to Zoning Regulations / Building Byelaws.
The owners of such buildings cannot say that as the building is sanctioned by
the city corporation / municipality, the buildings are authorized and legal.
Many people/ builders/ architects are not aware of this legal interpretation.
Buyers of buildings/ flats may have to note this point.
It is common to see
sanction of buildings by the village panchayats even in municipal areas. The erstwhile HAL
Sanitary Board used to sanction buildings violating the regulations and byelaws
without any scrutiny. Manipal Hospital on Airport Road is one such building
sanctioned by the HAL Sanitary Board. Many people deliberately get such
sanctions and build as there is no restriction on set backs or floor area etc
in such sanctions. The village level officials are not punished for such
illegal building sanctions. BDA has powers to demolish buildings sanctioned by
the village panchayats. There is a Task Force in BDA with police,
revenue and engineering officials to prevent all unauthorized layouts /
buildings in the mMetropolitan Area of Bangalore. But nothing happens and
thousands of unauthorized developments take place in Bangalore. Clearance of
BDA in the form of Commencement Certificate is required under the Town Planning
Act to see that developments are not violating approved land use, road pattern
etc. This procedure which is followed in Hubli- Dharwad and other cities is not
followed in Bangalore.
Violation of land use in buildings is very common.
Unauthorized commercial buildings are built on roads with heavy traffic, main
roads, approach roads to localities, road junctions etc. No action is taken by
BDA, BMP, and the municipalities. Only when petition against such land use
violations are filed in the High Court, action is taken on such buildings. we
have recently come across violation of land use in 87 buildings in Koramangala
surveyed as per directions of High Court. 99 % of the buildings here violated
land use by converting residential sites/ buildings to commercial use. The High
Court issued directions on 01.09.2005 to remove the buildings violating land
use and remove the deviations made violating sanctioned plans. Such directions
by the High Court in petitions by affected citizens and civic concious people
may discourage such violations in future. BMP has Junior Engineers / Asst.
Engineers, Asst. Exe. Engineers in each
MLA constituency, and Executive Engineers, Superintending Engineers, Chief
Engineers, and Enginer – in- Chief.
What
action they have taken when 99% of the surveyed buildings were put up in
violation of land use and regulations. Are they helpless spectators? How many
lakhs of buildings have come up in various wards of BMP.?, these are the
questions to be answered by the City Corporation and BDA.
What action BDA Town Planning officials have taken when they observed such violations during
their inspections in Koramangala.
When law abiding citizens request approvals on merit
and as per rule, will they get approvals
easily without harassment? If agencies
do not take actions on land use and building violations ,the High Court
may come to the rescue of law abiding citizens to enable planned development of
the rapidly growing Bangalore City.
Apart from land use violations,
the other violation made is reduction or not leaving set backs, building more floor area by
extending the building over the set backs ,or some times by building additional
floors without sanction.
Parking space in basements of commercial buildings are
converted denying the occupants parking facilities and increasing parking
problem in that area. Conversion of parking spaces in basements are
made even on important roads like; M.G. Road, Brigade Road, Commercial Street,
St.Marks Road, Gandhi Nagar etc. Such complexes have come up in front of
Corporation engineering offices also. The occupants of such complexes and other
persons affected should file petitions in the High Court similar to the Koramangala case. As
otherwise, parking problem and traffic problems may increase making living in
the City miserable. Already the traffic situation is so bad that it takes hours
for employed people to reach their houses.
Another type of violation made is conversion of open
balconies as additional floor area. Builders get more profits in such
conversions.
Some press reports have given details of land use and other
violations in the Country’s capital, Delhi. Times of India , New Delhi dated
28-09-2005 reported that seven residential colonies with 70% industries are
being regularized. Three months time is given to them to form societies and
submit layout plans for regularization. It is stated that shops and
godowns are treated as industry. This is
wrong according to classification in Town Planning regulations. No
manufacturing and service industry activity is involved in shops and godowns.
These two may be allowed as permissible uses in industrial zone and not as
industries as reported in the news paper.
It is also reported in that paper that 26 other colonies
with similar violations have applied for regularization. It is stated that the
Union Urban Development Ministry have decided to regularize these colonies.
Urban Development Ministry which is expected to promote planned development has
come down to the level of municipalities. The intention seems to be vote catching.
In another report of Times of India , New Delhi edition
dated 28-09-2005, it is stated that in the posh Vasanth Vihar area rampant
commercialization is observed. The Delhi High Court has directed the official
of Municipal Corporation of Delhi to visit the area every day till the next
hearing. The violator of the building should appear before the Municipal
Magistrate every day. The Electricity Authority of Delhi was directed by the
High Court not to give permanent connections to 47 buildings where Completion
certificates are not produced. Demolition orders are passed in respect of 30
buildings in Vasanth Vihar area. The unoccupied portions of the buildings are sealed and the occupants in the other
portions directed to vacate to take up demolitions.
In Bangalore City also with large scale
violations, such drastic actions are required to be taken in the interest of
improving quality of life in the City.
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