Highways to the sky

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Highways to the sky
Satish Shile
Bangalore Development Authority (BDA) had proposed a higher Floor Area Ratio (FAR) for both commercial and residential constructions.
For years, Bangalore stood vertically challenged, with the Public Utility Building jutting out like a sore thumb. But the City’s explosive growth -- both in terms of population and buildings -- forced planners, builders and architects to look up skyward. That effectively triggered a literal upwardly push in building heights. Deccan Herald does a reality check on this relatively new trend, the proposed rules for highrise structures, the safety issues involved and the unique experience of this “highrise lifestyle.”
I am happy with safety measures in high rise apartments. All builders adhere to norms enshrined in National Building Code and obtain NOC. Violations rarely take place.Balakrishna Hegde, President, Karnataka Ownership Apartments Promoters Association.
There may be many building constructed violating the norms. We write letters to the concerned authority to initiate action. It is up to them to take action. We can’t investigate into violations.T Suneel Kumar, DIG, Karnataka Fire & Emergency Services
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Things are satisfactory in high rise buildings in Bangalore compared to other cities of the country. There are three categories. First category, obtains NOC, provides facilities and maintain as per norms. Second category obtains NOC, provides facilities and fails to maintain. Third category neither obtains NOC nor provides facilities and maintain the norms.B G Chengappa, joint-director Karnataka Fire & Emergency Services
Bangalore’s skyline is suddenly upwardly mobile. Dwarfing Public Utility Building, the City’s erstwhile king of tall buildings, many new apartment blocks are on the rise across town. Forget the independent houses -- the average Bangalorean’s dream of owning them died young years ago --, residents now want to be up right there on the 30th floor, staring down on the vast expanse of the metropolis. Putting an official stamp to this push upwards and address the non-availability of space, Bangalore Development Authority (BDA) had proposed a higher Floor Area Ratio (FAR) for both commercial and residential constructions, in its revised master plan 2015 to tackle urban growth. This is bound to boost the vertical push of buildings in Bangalore’s Central Business Area (CBA) in the next 10 years.Highrise apartments and commercial blocks are mushrooming thick and fast. And that has triggered a “highrise culture.” Many highrise residential blocks have even attained the status of villages with all facilities available under one roof. As denizens of these highrise blocks declared, the biggest contribution of such highrise living is “a sense of oneness and belonging.”On the rise is a new sense of social responsibility. Dr Somash ekhar M, who owns a flat in Mantri Altius on Cubbon Road, prefers highrise apartments to independent houses. Those living on the top floors are lucky, he is convinced. “They could breathe fresh air and be protected from all types of pollution,” he explains. Higher F.A.R.Here’s another reason why the vertical growth of Bangalore will be widespread: BDA has decided to do away with allotment of sites for one or two-room houses. In its place ground plus three or ground plus 4-storeyed structures will come up. However there will not be elevator facility. For those who demand higher-category houses need to go for higher storey buildings with lifts. BDA’s skyward vision is a response to the City’s increasing demand for dwelling places. According to the revised master plan, the total residential area in Bangalore went up by 44 sq km between 1990 and 2003. Residential area increased by 2.89 per cent while population grew by 3.28 pc during the period.For the record, BDA proposes to construct housing units for employed but poor families in the form of two-room units with total area not exceeding 50 sq mtr. The authority has also planned to involve private agencies for construction. Private companies wou ld get benefits in the form of higher FAR. However they have to allot either 15 per cent of the total FAR or 35 per cent of dwelling uni ts to economically weaker sectio ns.Architects are convinced that vertical growth will benefit the city. Architect K Jayaram explains that at present, occupancy is more in ground and first floors. Population density is very less. People are thus forced to travel long distances to reach their destination. But once the number of high-rise buildings go up, population density increases and transportation problem can be tackled easily.Jayaram feels vertical growth will also help find green spaces. “If vertical growth is promoted the city will get ample space for parks. With that, the rate of pollution will also comes down and improve health,” he explains.