ONE THAT BIT THE DUST: Civic authorities have been found wanting in ensuring that buildings are constructed as per building byelaws and the National Building Code.BANGALORE: The collapse of a seven-storey building under construction in Bellary on January 26, which claimed 27 lives, has brought into sharp focus several chinks and lacunae in safety norms followed in the building construction industry. Even as the district administration in Bellary is tracking the cause of the collapse and looking at the state of other buildings under construction, developers, officials as well as civic agencies admit that violation of building plans is normal in cities. The large building complexes — offices, housing apartments, malls, multiplexes — that have changed the urbanscape of many cities, including Bangalore, in the last few years do not have any mandatory inspections to ensure that building plans and fire safety norms are in place. Bruhat Bangalore Mahanagara Palike officials reveal that deviation from the sanctioned buildings plans “is quite the accepted norm rather than an exception”. Developers confess to deviating even up to 10 per cent from the sanctioned plan in many of the buildings. Violations in setbacks around buildings, non-installation of fire equipment, congested staircases, entry to the main building from basement, narrow entry roads and absence of trained personnel to tackle emergencies are major causes of concern in all high rise buildings, said a developer who did not want his name mentioned.
Poor quality sand
Another factor that compromises building safety is the extensive use of filtered sand in many structures in the city. “This is not (good) quality sand and it does not have a binding nature. Tragedy is waiting to happen in many constructions in the city,” said Lokayukta N. Santosh Hegde, who is inquiring into cases of illegal sand mining and violations of buildings norms.
Definition and loophole
Civic authorities have been found wanting in ensuring that the buildings are constructed as per building byelaws and the National Building Code. For starters, the problem begins with the definition of high rise buildings. There are two different definitions in vogue. While the Master Plan 2015 prepared by the Bangalore Development Authority — and binding on the BBMP — defines a high rise building as one of a height of 24 metres (approximately ground and seven floors) or more, the BBMP’s Building Byelaw 2003 (followed by the BBMP authorities) defines any building with ground plus four floors as a high rise building. This is what has been prescribed in the National Building Code of the Bureau of Indian Standards. Not surprisingly, this loophole is often exploited by builders in the city.
Another factor that compromises building safety is the extensive use of filtered sand in many structures in the city. “This is not (good) quality sand and it does not have a binding nature. Tragedy is waiting to happen in many constructions in the city,” said Lokayukta N. Santosh Hegde, who is inquiring into cases of illegal sand mining and violations of buildings norms.
Definition and loophole
Civic authorities have been found wanting in ensuring that the buildings are constructed as per building byelaws and the National Building Code. For starters, the problem begins with the definition of high rise buildings. There are two different definitions in vogue. While the Master Plan 2015 prepared by the Bangalore Development Authority — and binding on the BBMP — defines a high rise building as one of a height of 24 metres (approximately ground and seven floors) or more, the BBMP’s Building Byelaw 2003 (followed by the BBMP authorities) defines any building with ground plus four floors as a high rise building. This is what has been prescribed in the National Building Code of the Bureau of Indian Standards. Not surprisingly, this loophole is often exploited by builders in the city.
Town Planning
No serious efforts have been made either by the Urban Development Department or the BBMP to strengthen the machinery looking at the building construction. “The town planners are not conversant with the basic requirements of construction-related law,” Mr. Hegde said. Zonal engineers, he said, have not been monitoring construction progress as mandated under the Karnataka Town and Country Planning Act. The Karnataka State Fire and Emergency Services Department looks at the compliance of fire protection arrangements for multi-storied buildings as prescribed by the National Building Code and the National Electrical Code. It includes a fire escape, fire pump and storage tank at the ground level, lift, lightning protection device, fire alarm, and extinguishers. The department prescribes the necessities at the time of the plan sanction and checks before giving clearance for occupation of the building. The law does not permit the department to have periodical inspection of the fire safety systems at these buildings.
“Once we are satisfied with the fire safety measures, we issue an NOC. We don’t know whether the building owner/occupant continues to adhere to those standards,” said B.G. Chengappa, Director, Karnataka Fire and Emergency Services.
No serious efforts have been made either by the Urban Development Department or the BBMP to strengthen the machinery looking at the building construction. “The town planners are not conversant with the basic requirements of construction-related law,” Mr. Hegde said. Zonal engineers, he said, have not been monitoring construction progress as mandated under the Karnataka Town and Country Planning Act. The Karnataka State Fire and Emergency Services Department looks at the compliance of fire protection arrangements for multi-storied buildings as prescribed by the National Building Code and the National Electrical Code. It includes a fire escape, fire pump and storage tank at the ground level, lift, lightning protection device, fire alarm, and extinguishers. The department prescribes the necessities at the time of the plan sanction and checks before giving clearance for occupation of the building. The law does not permit the department to have periodical inspection of the fire safety systems at these buildings.
“Once we are satisfied with the fire safety measures, we issue an NOC. We don’t know whether the building owner/occupant continues to adhere to those standards,” said B.G. Chengappa, Director, Karnataka Fire and Emergency Services.
Pre-emptive measures
Mr. Hegde said the Government should seriously apply its mind to the problem and take immediate steps to check irregularities, violation and unscientific execution of work as pre-emptive measures against building collapse. Former Upalokayukta G. Patri Basavanagoud said: “Those who purchase flats in multi-storey buildings should take an active part in the construction to ensure not only quality construction but also compliance with building norms.”
Mr. Hegde said the Government should seriously apply its mind to the problem and take immediate steps to check irregularities, violation and unscientific execution of work as pre-emptive measures against building collapse. Former Upalokayukta G. Patri Basavanagoud said: “Those who purchase flats in multi-storey buildings should take an active part in the construction to ensure not only quality construction but also compliance with building norms.”
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