Going
for high-rise buildings
The federal cabinet has
reportedly allowed the construction of tall buildings in four cities — Karachi,
Lahore, Multan and Peshawar. These structures will also be permitted within the
proximity of airports in these cities. In the recent past, the federal
government has come out in favour of tall structures in cities.
What one gathers from
this intended approach to urban development is efforts to increase the density
of cities, utilise the scarce land resources and limit the otherwise haywire
urban sprawl. However, there are many issues related to promoting high-rise
construction that need to be examined before further follow up is done in the
targeted cities by concerned provincial and local agencies.
Different formats of
urban development, including high-density high-rise options, can only be useful
when initiated in designated sites capable of withstanding their impacts. Such
development poses challenges including intensive demand of services such as
water supply, sewerage, solid waste management, public transport, electricity
and fuel. Amenities including parks and playgrounds, retail, leisure,
entertainment, education, healthcare and religious facilities at appropriate
scale are also needed. Urban design of such development is expected to follow
strict provisions of ecological factors, safety and security of residents and
visitors in normal situations as well as emergencies. If constructed on virgin
land parcels with adequate provision of infrastructure and services, high rises
can become an effective tool to efficiently utilise the land by multiple
stakeholders. But our cities show a trend of converting existing neighbourhoods
into medium to high-density locations on plot by plot basis. Downside of such
development is the total collapse of any effective development control.
Let us take the example
of Karachi. High-density high-rise development is swiftly devouring the
low-rise bungalows and other forms of property. Once serene neighbourhoods of
North Nazimabad, PECHS and Federal B Area are now infested with ugly
matchbox-like apartment/mix use blocks. One wonders whether all the safety,
infrastructural performance and design pre-requisites are adequately addressed.
If high-rise construction
is allowed without a proper local area plan, zoning provisions, enforcement of
building regulations and development control, this option may turn these
structures into slums in a short span of time.
When cities have
technically sound and administratively efficient local institutions, complex
urban structures like tall buildings can be properly regulated. Besides, tall
buildings cannot be constructed in isolation in any urban context. The
existence of a legally valid, up-to-date and technically sound city plan is a
pre-requisite for accommodating high rises in the right locations. Normally, a
city plan is prepared, updated or modified by professional planners of the
concerned planning agency. Zoning plans, including the location and other
details of tall buildings, are incorporated in line with public convenience.
The society owns this process and its outcome. Whenever and wherever any
violation is detected, it is accordingly dealt with. This common practice has
remained absolutely absent from our working norms.
Property tycoons decide
the zoning through clandestine arrangements and construction of tall buildings
is allowed at whims. Laws are enacted to provide commercial benefits to
powerful realtors. The Sindh Density Board Act of 2010 is an example which
allows the provincial government to modify the building height provisions
virtually at whims.
Functions of development
control are contended by several institutions at present. More than a dozen
agencies in Karachi that own and manage lands claim to hold that prerogative.
Conflicting laws and provisions add to this confusion. For instance, Sindh
Building Control Authority acts in territory under the control of provincial
and municipal government. Cantonment Boards have their own jurisdiction which
stands unspoiled from other local authorities. While one authority discourages
tall buildings, the other issues permits to develop them. In the same neighbourhood,
different types of building profiles are found which create anomalies in real
estate development, management and transactions. Gulistan-e-Jauhar, Saddar and
Clifton are a few locations that reflect this grave malpractice.
Options of urban
development must benefit the diversity of users irrespective of income
brackets, gender, social and cultural backgrounds. If tall structures are
developed aiming to extend mass housing choices to the working and middle
classes, they will be a welcome addition. To achieve that end, certain drastic
steps shall have to be taken.
A viable business plan
will be required. Compatible mortgage based credit alternatives may be devised
to encourage the middle class to access this housing. Property development is
indeed a catalyst in urban economy. It can become more beneficial when directed
to enable people with limited income and savings. Design and management of
these buildings is another important matter. Apartments are usually considered
a restrictive option due to limited possibilities of modifications. If the
communal facilities and amenities are provided within the structures or
complexes, more people will be attracted to adopt such patterns of living. To
enhance occupancy and utility of buildings and units, the federal and
provincial governments must reform the tenancy laws. At present, the property
owners are reluctant to rent out their properties due to fear of damages,
overstay of tenants beyond agreements and the general deviation of the parties
from tenancy deeds. Thousands of apartments are currently unoccupied in Karachi
and other cities as the owners fear renting them out. An efficient tenancy
regime that safeguards the rights of both tenants and owners can make tall
buildings a feasible option.