People
spend most of the time in their houses. The locality in which they live
requires to be comfortable satisfying their daily civic requirements. Such
localities were planned earlier in Delhi and then in Chandigarh.
The
site to be selected for a new locality should be convenient to reach the city
center. The site should not lead to urban sprawl but enable to provide
compactness in the city form for reducing the cost of services including the
length of roads. The site should be suitable according to topographical
features for providing water supply, storm water flow, and underground drainage
(UGD). The site should not be low lying to avoid flooding during rainy season
like; HSR Layout Viveknagar, part of Shivajinagar, etc.
The
population to be accommodated may be about 50,000, i.e., about 10,000 families.
Lesser population than this will not support the services including market. The
policy of forming BDA extensions with only independent sites requires to be
reviewed. The development should be for low rise apartments in a major portion,
high rise apartments facing the main roads along the peripheries of the
locality, and about 20% of the locality
area with sites of 12mx18m ( 40'x60') and 15mx 24m( 50'x80') facing the
interior roads. Minimum number of independent sites is suggested in view of the
high land values in Bangalore and the trend for high rise buildings converting
the old bungalow sites in Malleswaram, Basavangudi, Indiranagar, cantonment
areas, and other areas with big sites.
Main
roads 24 m(80') or 30m(100') wide, according to the connectivity on either side
of the locality, should be only along the boundary to see that through traffic
does not pass through the locality. This will avoid risk to pedestrians by
speeding vehicles, nuisance by unauthorized commercial uses, etc. Minor roads 18m (60') wide one each from each
side of the locality to reach the central part where the community center is
suggested. Access roads to be of minimum 12m (40') wide to allow two traffic
lanes, service lines, and tree planting.
Community
Center is suggested in the center of the locality for convenience to the
residents in all parts of the locality. The facilities suggested in the
community are as follows :
·
Shopping complex with a departmental store, restaurants, shops, and market for
vegetables and fruits, mutton, chicken and fish stalls.
·
An office complex with branch offices of BBMP, BESCOM, BWSSB, Telecom
Department., post office, banks, advocates offices, consulting doctor's
clinics, smaller private sector offices. etc.
·
A public sector health centre with maternity facilities.
·
Main park for elders walking and jogging, play ground for youngsters, and a
club. Number of trees may be planted in the parks.
·
Smaller parks and play grounds in various parts of the locality as lung spaces
and play spaces for children. If a natural valley passes through the area,
valley margins as per zoning regulations is to be provided with tree planting
and walking tracks.
·
Schools for nursery, primary, and secondary classes by public or private
sector.
·
A bus terminus for BMTC buses, with auto / taxi stand, and parking of vehicles. No bus stop is
necessary along the roads as the bus terminus is within walking distance in the
center of the locality.
As
all the civic amenities and services including shopping is provided in the
locality within walking distance, no change in land use may be permitted
allowing commercial activities that disturb the residents. If they require
major shopping, convents, and recreational facilities, the residents may go the
city center and other places. We have seen the agitations and public interest
litigations by the Residents Welfare Association of Koramangala and other
localities where commercial activities every where is disturbing the residents.
BBMP
and BDA may enforce the provisions as suggested in the locality plan strictly
to see that peaceful localities are available to the residents in future for
better quality of life.
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