BANGALORE: According to the BBMP, a neighbourhood watch on the new constructions can prevent real estate-related mayhems. Here is the checklist
The earth caving-in incident at Queens Corner Apartment and Income Tax Colony in the central business district has left a deep impact on the city’s real estate override. Bruhat Bangalore Mahanagara Palike (BBMP) pointed out, “People will become more cautious if any construction activity is taken up in their respective areas. They can obtain a copy of the sanctioned building plan from the civic agency and ensure that the builder adheres to all the conditions mentioned in it so that the latter does not end up violating rules and thereby endangering the lives of others.”
Some of the conditions that the BBMP insists while granting approval are as follows:
1. The purpose of the building — residential or commercial — will clearly be mentioned along with the proposed number of floors to be constructed.
2. The levels or slots marked for car parking should not be converted for any other purpose.
3. Development charges towards increasing the capacity of water supply, sanitary and power has to be paid to the BWSSB and BESCOM, if any.
4. Necessary ducts for running telephone cables, cubicles at ground level for postal services and space for dumping garbage within the premises shall be provided.
5. The applicant (builder) shall construct temporary toilets for the use of construction workers and it should be demolished after the construction.
6. The applicant shall insure all workmen involved in the construction work against any accident or untoward incidents arising during the time of construction.
7. The applicant shall not stock any building materials or debris on footpath or on roads or on drains. The debris shall be removed and transported to nearby dumping yard.
8. The applicant or builder is prohibited from selling the setback area or open spaces and the common facility areas, which shall be accessible to all the tenants and occupants.
9. The applicant shall provide a space for locating the distribution transformers and associated equipment as per KERC (Es&D) code three metres from the building within the premises.
10. The applicant shall maintain during construction such barricading as considered necessary to prevent dust, debris and other materials endangering the safety of people or structures etc in and around the site.
11. The applicant shall plant at least two trees in the premises.
12. Permission shall be obtained from forest department for cutting trees before the commencement of the work.
13. License and approved plans shall be posted in a conspicuous place of the licensed premises. The building licence and the copies of sanctioned plans with specifications shall be mounted on a frame and displayed and they shall be made available during inspections.
14. If any owner or builder contravenes the provisions of building byelaws and rules in force, the architect or engineer or supervisor will be informed by the authority in the first instance, warned in the second instance and cancel the registration if the same is repeated for the third time.
15. Technical personnel, applicant or owner as the case may be shall strictly adhere to the duties and responsibilities specified in Schedule – IV (byelaw no: 3.6) under sub section IV-8 (e) to (k).
16. The building shall be constructed under the supervision of a registered structural engineer.
17. On completion of foundation or footings before erection of walls on the foundation and in the case of columnar structure before erecting the columns ‘commencement certificate’ shall be obtained.
18. Construction or reconstruction of the building should be completed before the expiry of five years from the date of issue of licence and within one month after its completion shall apply for permission to occupy the building.
19. The building should not be occupied without obtaining ‘occupancy certificate’ from the competent authority.
20. Drinking water supplied by BWSSB should not be used for the construction activity of the building.
21. The building shall be designed and constructed adopting the norms prescribed in National Building Code and in the “Criteria for earthquake resistant design of structures” bearing number IS 1893-2002 published by the Bureau of Indian Standards making the building resistant to earthquake.
22. The applicant shall ensure that no inconvenience is caused to the neighbours in the vicinity of construction and that the construction activities shall stop before 10.00 pm to avoid hindrance during late hours.
23. The structures with basement/s shall be designed for structural stability and safety to ensure for soil stabilisation during the course of excavation for basement/s with safe design for retaining walls and super structure for the safety of the structure as well as neighbouring property, public roads and footpaths, and besides ensuring safety of workman and general public by erecting safe barricades.
24. Traffic Management Plan shall be obtained from Traffic Management Consultant for all high rise structures which shall be got approved from the Competent Authority if necessary.
25. In case of any false information, misrepresentation of facts, or pending court cases, the plan sanction is deemed cancelled.
HomeShikari’s View – by P.Sunder, CEO
Getting approvals to build is one thing, but strictly adhering to the guidelines and doing it as per approval is another thing. Here is a clear case where the builder has flouted the rules of construction and has even endangered, not just a nearby building but also the lives of the occupants. What if there was a sudden building collapse? It would have been catastrophic.
The key point in all these cases is that such large high-rises do not get constructed without coming under the notice of the authorities. The supervising engineer or the BBMP should have taken immediate action when there was the first verbal complaint. But unfortunately action does not happen until there is a serious endangerment to property and life.
Always, remember to create a record of any complaint to provide to any government authority. Do a written complaint rather than a verbal one.