Sindh High Density Development Board Act 2010 5 July 2014
TThhee SSiinnddhh HHiigghh DDeennssiittyy DDeevveellooppmmeenntt BBooaarrdd AAcctt 22001100
Roland deSouza Shehri: CBE
Sindh High Density Development Board Act 2010 5 July 2014
EEvvoolluuttiioonn ooff KKaarraacchhii Population
Pre - 1840s Small fising village 0.008m 1840 – 1947 British colonial town 0.4m 1947 – 1956 Chaos reigns 2m 1956 – 1970s KDA schemes 3.5m
1980s – 2002 Violations start 5m
Post – 2002 End of planning/control 12m
Today 22m
Sindh High Density Development Board Act 2010 5 July 2014
KKDDAA && OOtthheerr SScchheemmeess Over 40 residential, industrial and
amenity schemes --- with public input Taimura, Nazimabad, N. Nazimabad,
Gulshan-e-Iqbal, Kahkashan, Landhi Industrial Area, Orangi, Baldia, Gulistan-e-Jahhar, Kidney Hill Park, etc
Excellent planning --- with infrastructure Zonal Regulations formulated for each
scheme
Sindh High Density Development Board Act 2010 5 July 2014
KKaarraacchhii BBuuiillddiinngg && TToowwnn PPllaannnniinngg RReegguullaattiioonnss 11997799 Prepared in two parts
Based on plot-lease conditions
Retained COS, zonal regulations, plot-
ratios, parking/loading spaces, etc
Incorrectly notified under SBCO 1979
Sindh High Density Development Board Act 2010 5 July 2014
KKaarraacchhii BBuuiillddiinngg && TToowwnn PPllaannnniinngg RReegguullaattiioonnss 22000022 Start of formal decline
Violation of plot-lease conditions
Changed COS, zonal regulations, plot-
ratios, parking/loading spaces, etc
No concern about infrastructure
Sindh High Density Development Board Act 2010 5 July 2014
EEnnvviirroonnmmeennttaall PPrrootteeccttiioonn AAcctt 11999977 Also protects the built environment
IEE: Initial Environmental Examination
EIA: Environmental Impact Assessment
EIAs critical for increased densification/
high-rise/change of land-use projects
Public hearings & expert committees
Sindh High Density Development Board Act 2010 5 July 2014
PPuurrppoossee ooff bbuuiillddiinngg EEIIAAss Study of impacts on utilities, traffic, transport, parking, social and physical amenities, noise, public nuisance, pollution, etc
BUT
as perceptively stated by an EPA official at the federal level
Sindh High Density Development Board Act 2010 5 July 2014
EIA ka kam hai haram ko
halal banana
Sindh High Density Development Board Act 2010 5 July 2014
KKBBCCAA HHDDZZ CCoommmmiitttteeee ffoorrmmeedd iinn 22000088 Prominent city architects inducted: To identify Karachi areas suitable for
commercial densification To revise strategies and bye-laws To develop a world-class megapolis A report was prepared . . .
and submitted in 2009
Sindh High Density Development Board Act 2010 5 July 2014
HH..DD.. DDeevveellooppmmeenntt BBooaarrdd AAcctt 22001100 Unmindful of ground realities in Karachi Ignoring the lack of gas, electricity,
water, sewage treatment Disregarding traffic congestion & lack
of mass transport Planning for the 5% upper income at the
expense of the 95% low income
Sindh High Density Development Board Act 2010 5 July 2014
TToo ssaaffeegguuaarrdd eevveerryyoonnee’’ss iinntteerreessttss MMQQMM CChhaaiirrmmaann PPPPPP CCoo--CChhaaiirrmmaann
HHiigghh DDeennssiittyy DDeevveellooppmmeenntt BBooaarrdd
Sindh High Density Development Board Act 2010 5 July 2014
IImmmmeeddiiaattee aaddvveerrssee rreeaaccttiioonn AAtt pprreessss ccoonnffeerreennccee,, ccoonncceerrnneedd aarrcchhiitteeccttss hhoowwlleedd iinn pprrootteesstt!!
Architects scoff at govt’s high density bill By Samia Saleem
Say bill is open to misuse by authorities
KARACHI: The Sindh Hi h D it D l t B d Bill hi h d
Sindh High Density Development Board Act 2010 5 July 2014
RRuulleess && PPrroocceedduurreess 22001111 Violating urban planning principles: Unlimited size plot amalgamation
Height-related setbacks removed
Unlimited size plot amalgamation
Plot-ratios increased (from 1: 5.5)
o 3000 - 5000sqyds = 1: 8
o > 5000sqyds = 1: 12
Sindh High Density Development Board Act 2010 5 July 2014
Height-related setbacks removed
“Commercialization” of residential
plots, without public objections
procedure
Inadequate parking standards retained
A definite formula for disaster!!
Sindh High Density Development Board Act 2010 5 July 2014
DDeeccllaarreedd HH..DD.. ZZoonneess I. I. Chundrigar Road CCoonnggeesstteedd
Railway/KPT Marshalling Yard AAmmeenniittyy ssppaaccee
Mai Kolachi Expressway RReeccllaaiimmeedd ffrroomm mmaannggrroovveess
M. T. Khan Road KKPPTT’’ss LLaallaazzaarr//KKaattcchhii aabbaaddiiss
Areas of Civil Lines
Khayaban-e-Jami
Clifton Waterfront
Sindh High Density Development Board Act 2010 5 July 2014
AAnndd .. .. ..
Mauripur Waterfront KKaattcchhii aabbaaddiiss Machar Colony KKaattcchhii aabbaaddiiss Shirin Jinnah Colony KKaattcchhii aabbaaddiiss Sultanabad KKaattcchhii aabbaaddiiss As was done with ‘commercialized roads’ notification, more will be added later
Sindh High Density Development Board Act 2010 5 July 2014
TThhee ppooiinnttss ttoo ppoonnddeerr Worthy objective?
How is it being achieved?
Karachi transformation:
‘World-class Mega-City’?
Environmental issues?
Beneficiaries of this legislation??
Sindh High Density Development Board Act 2010 5 July 2014
SSuupprreemmee CCoouurrtt qquuoottiinngg EEnnccyyccllooppeeddiiaa BBrriittaannnniiccaa
“It was realized, after bitter experience with suburban land speculations in the 1920s, that the interest of the owner and developer of raw land is sometimes temporary and purely financial, while the urban community must live with results for generations afterward.”
Sindh High Density Development Board Act 2010 5 July 2014
SSHHDDBBAA 22001100 eexxaammppllee Bahria Town Icon Towers is
one of the first Contains shopping mall,
hotel, offices Has become controversial
owing to reckless modification of public roads and encroachment on park
Sindh High Density Development Board Act 2010 5 July 2014
IIssssuueess iinnvvoollvveedd Multiple illegalities, typical of “temporary
and purely financial interests”:
Capture of park (amenity) land
Violation of SC orders in CP 466-K/1992
etc regarding building plans
Commercialization on a ‘non-declared’
road, without public hearing
Sindh High Density Development Board Act 2010 5 July 2014
‘Haram’ into ‘halal’ EIA procedure
Started construction 2 years before EIA
Affecting environs of three
‘protected heritage’
structures:
o Jehangir Kothari Parade (90years)
o Abdullah Shah Ghazi Mazar (1,200years)
o Sri Ratneshwar Manadev Mandir (2,500years)
Sindh High Density Development Board Act 2010 5 July 2014
Utilities, amenities, & infrastructure not
available
Persuading KMC to build subterranean
2,500-car parking garage in adjacent
amenity park
Sindh High Density Development Board Act 2010 5 July 2014
OOrriiggiinnaall 55 && 66 // CCFF--55 CClliiffttoonn QQrrttrr
9,436 sqyds
HHuussssaaiinn--DD’’SSiillvvaa PPaarrkk
Sindh High Density Development Board Act 2010 5 July 2014
NNeeww 55 && 66 // CCFF--55 CClliiffttoonn QQrrttrr
17,327 sqyds
BBaahhrriiaa TToowwnn
IIccoonn TToowweerr
Sindh High Density Development Board Act 2010 5 July 2014
CCoommppaarriissoonn
Extra 7,891 sqyds of Bagh-e- Ibn-e-Qasim amenity land
Sindh High Density Development Board Act 2010 5 July 2014
UUnnffeeaassiibbllee pprroojjeecctt Surrounding roads unable to handle
project traffic (cars, water-bowsers, etc)
Therefore, construction of under/over-
passes, disturbing pedestrian & bus
traffic became imperative
Road loops in park, and in front of Mazar
& Parade
Sindh High Density Development Board Act 2010 5 July 2014
Inadequate off-street parking,
necessitating underground parking on
amenity park
land
Started work
without the
mandatory EIA
Sindh High Density Development Board Act 2010 5 July 2014
RRuuiinn ooff KKootthhaarrii PPaarraaddee
Sindh High Density Development Board Act 2010 5 July 2014
DDaammaaggee ttoo TTeemmppllee
Sindh High Density Development Board Act 2010 5 July 2014
‘‘NNoommaann CCoosstteelllloo’’ EEIIAA Excellent, but uncharacteristic, rejection of
22-storey apartment building near KGS
“After careful review of the Environmental Impact Assessment (EIA), the Environmental Protection Agency (EPA) Sindh, has decided to reject the project being contrary to environmental objectives for the following reasons:
Sindh High Density Development Board Act 2010 5 July 2014
(i) Construction of proposed project pertains to commercialization of Khyaban-e-Saadi planned for its conversion from low density to high density zone which refers to change of land use from residential status to commercial. The change of such status required that the Environmental Impact Assessment of the said corridor should have been conducted earlier for objectives of assessment of cumulative impacts of high rise structures on environmental resources of the location including built
Sindh High Density Development Board Act 2010 5 July 2014
environment/ infrastructure and public utilities [emphasis added]. Environmental Impact Assessment conducted for conversion of individual residential plot to construction of multistory building will not serve the purpose to assess the impacts thereof in connection to environment, social and ecological resources in the vicinity of Khayan-e-Saadi. Also the mitigation measures stated in the EIA report to address the impact cannot be considered sufficient in isolation of integral approach”
Sindh High Density Development Board Act 2010 5 July 2014
WWhhaatt ddiidd SSEEPPAA ssaayy?? 1. Residential plots cannot be individually
‘commercialized’ or changed from low-density to high-density: the cumulative effect of all such potential buildings in the vicinity must be considered.
2. Mitigation measures suggested in EIA report “cannot be considered in isolation of integral approach”
Sindh High Density Development Board Act 2010 5 July 2014
3. Building is “socially unacceptable” and “does not meet the requirement of sustainable development.”
4. “That construction of proposed building will cause additional burden on sewerage network, water supply system and electricity consumption which will enhance sufferings of local residents. Therefore commercialization in absence
Sindh High Density Development Board Act 2010 5 July 2014
of enhanced infrastructure will only be a great nuisance instead of providing benefits of development.”
5. Nearby residents will be adversely affected with increased air and noise pollution and privacy violations, “devaluation of property”, “interruption in sunlight, obstruction of wind flow as well as shadow effect of building leading to unaesthetic values in the
Sindh High Density Development Board Act 2010 5 July 2014
vicinity”, “using heavy machinery will cause vibration of subsurface formations which will lead [to] damage to the property of residents in close proximity of the plot.”
This rejection by SEPA led to a) Cancellation of the Commercialization
NOC previously issued by Master Plan! b) Non-approval of building construction
plans by SBCA!
Sindh High Density Development Board Act 2010 5 July 2014
HHyyppooccrriissyy iinn ggoovveerrnnmmeenntt All the above took place at the
proposed 22-storey ‘Noman Costello’, around the corner and1 km away from the Bahria Town Icon Tower project
It happened in October 2010, a mere 6 months after the 68-storey (!) Bahria Town Icon Tower project was issued an EIA without a murmur (despite strong objections from citizens)
Sindh High Density Development Board Act 2010 5 July 2014
Other similar monstrosities are on the
anvil or have started construction e.g., COM-6 in the Boating Basin Park o On a commercial plot meant for
small single-storey shops to serve park visitors (not a massive office building)
o On Kh-e-Saadi, the same road on which ‘Noman Costello’ was rejected
Sindh High Density Development Board Act 2010 5 July 2014
WWaakkee uupp,, ffeellllooww cciittiizzeennss aanndd pprrooffeessssiioonnaallss!!
TThhee ccaammeell iiss ttaakkiinngg oovveerr tthhee tteenntt!!