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.
Location:
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.
Development Control :
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 everywhere
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.
-
Dr. A.S. Kodanda Pani Urban Development Consultant
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