State’s proposed rules reduce space for recreation

Nagpur: Yet another major change has come to fore in the unified development control regulation (DCR). The state government has proposed to reduce area of open space meant for recreation and playground purposes from the existing norm of 15% of total layout area to 10%. This works in favour of land owners and developers and snatches amenities from citizens.
In existing norms, an open space of 15% and amenity space (meant for various public purposes and also commercial) of 5% is mandatory in layout of one or more acre. The area of amenity space increases with the area of layout.

In the unified DCR, open space will become mandatory beginning from layouts of half an acre but it will be only 10%. There is no provision of amenity space till layouts that are 2.5 acre in size. The amenity space will be 10% in areas bigger than 2.5 acres.

When land is brought in for educational use, the open space just for a playground will be 40% of the total land.

The open space is vested with planning authorities in existing norms. In unified DCR, the caretakers of open space will be society/association of the residents. The planning authorities will take over open space only in case of any violations.

The area of open space will be reduced further as the government has retained a provision of two-storeyed structure with built-up area of 15% of total area of open space. Apart from sports and recreation purposes, many other types of uses are permitted in this structure like club house, vipasana, yoga centre, crèche, kindergarten, library, water tank, electric substation, generator set, pump houses, garbage treatment, public health centre etc.

In case of a sports pavilion, convenience shopping centre on payment of premium at the rate of 10% of ready reckoner value is allowed below the pavilion.

Also, amenity space will not be compulsorily vested with the planning authorities. It will be taken over by the planning authorities only if required for playground, garden, school, hospital, fire station, police station, electric sub-station, parking etc.

The land owners/developers will get FSI/TDR if handed over amenity space to the planning authorities. The land owner/developer can use the amenity space for prescribed purposes with consent of the planning authorities.

Architect Virendra Khare told TOI that the move to reduce open space is not a good one. “It should have been increased over 15%. The area of open spaces falls short even in existing norms. Also, not much playgrounds are available for people. An increase in amenity space will not benefit people as many other things have been permitted in it,” he said.

RTI activist TH Naidu said the proposed revision will only benefit land owners and developers. “How much open and amenity spaces should be permitted should be left compulsorily to the planning authorities. Apart from sports and garden, it should not be permitted for any other use. And, there should be no provision to allot these spaces to private institutions. There was even a need to make leaving spaces mandatory in such a manner that it can be joined with spaces of adjacent layouts and the entire plot becomes a big playground,” he said.

The unified DCR is already in a controversy for reduction in FSI for residential and commercial. The government had issued notification of unified DCR on March 8. Suggestions and objections have been invited for one month — till April 8.

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OTHER CHANGES

Deviations against sanctioned plan: Any work done in contravention of the sanctioned plans or without prior approval of the planning authorities shall be deemed as unauthorized. In existing norms, structure becomes unauthorized only after notice under sections of MRTP Act from planning authorities. Any changes made within the internal layout of a residential or commercial unit, which do not violate FSI or other regulations, shall not be treated as unauthorized. Such changes shall be incorporated in plan along with completion certificate

High Rise Committee: Nine-member panel headed by collector will be formed to approve buildings over 50 meter in height. Planning authorities cannot approve without NOC from this committee. There is no such provision in existing norms. And, collector probably for first time linked with building permissions

Green Belt Zone: Uses like river front development, pedestrian pathways, jogging tracks, cycle tracks, boating, club houses, swimming pools, recreational facilities, public toilets allowed apart from existing provisions of agriculture, tree plantation, gardens, landscaping, public park, forestry, nursery