As Goa Bachao Abhiyan crosses its tenth anniversary on 3rd december, our
planners take yet another regressive step with ad-hoc changes to Outline
Development Plans ( ODP ). The GBA alerts the citizens of Panjim to take
part in this exercise which invites objections and suggestions till 6th
december, as it impacts the immediate quality of life.
After studying the plans put up at the NGPDA office, the Panjim Plan has
revealed extensive new colours, even as accompanying regulations continue
to be incomplete. Both need to be read together for any serious plan to be
complete.
Till date, ODP's are treated as if the rules of environment do not apply,
still occupying a space of privilege outside the Regional plan.
Steering committees have clearly granted favours on individual request at
the cost of the larger society. One needs to ask who benefits from this.
*Whats wrong this time round?*
*1 -* Errors abound regarding access roads with no consistency for
application of new zones.
*2 -* Accompanying regulations are not completely thought out, suggesting
incompetence or hurry on the part of the steering committee.
*3 - *Introduction of super-buildings called Special Settlement ( SPS ) and
Special Commercial (SPC ) of 200 and 300 FAR respectively.
While such regulations bring character to city blocks with a host of other
mandatory infrastructural requirements, this is definitely not done on
arbitrary plots in the middle of other zones. SPC at 300FAR means 12
storeys with stilts. For comparison, Junta House is 5 storeys.
*4 -* Undersized plots of 500sqm have been granted SPC/SPS status or the
possibility of 10/12 storey construction even as the neighbouring buildings
are untouched.
It needs to be understood that such small plots hardly have space for a
vehicular ramp including the turning radius, and they would need far more
than three parking floors to house all the vehicles for such massive built
up area.
*5 -* Arbitrary application of the designated zoning for Patto Plaza
complex, Commercial Special (CS) of 250FAR to individual plots completely
out of context.
This designation was assigned for Patto Plaza as part of being a Central
Business District of Panjim, along with strictures of road widths,
percentage of green space and such, integrating a whole zone into a
business machine. It makes no sense being applied outside this boundary.
*6 - *Economic viability is ignored, as infrastructure to support such
ad-hoc permissions require huge expenditure stretching the city's finances
unnecessarily.
There is the issue of sudden increase in water supply through inadequate
pipes, sewage and of-course attendant traffic increase, obviously not
economically viable for single plots of 500sqm. This is better advised for
entire living blocks.
This meddling is ostensibly done to encourage 're-development' of
structures 50 years old at the behest of citizens complaints of growing
families, and yet it has also been granted on empty plots too. What is not
evident in this overreach is that new spaces will come at a higher cost of
maintenance, with reduced safety and privacy as new regulations mix
commercial with settlement.
*7 -* Goa now belongs to Seismic Zone III, yet fragile and steep slopes on
the way to the high court in Altinho have been converted to Commercial high
rise zones.
*8 -* Reduced green spaces especially in Ribandar, while heritage areas on
the Mandovi river front opposite the ferry have been removed from
conservation.
Blanket statements of how these 'minor areas have no conservation value'
despite housing the iconic Mandovi hotel, the Dom Lorenco Chapel and the
Café Real building, suggest ignorance and no consultation with conservation
bodies.
*Reason for increased FAR -*
Strangely, one reason given for such drastic additional FAR has been the
declining population of Panaji, which reduced from 59,066 in 2001 to 40,017
in 2011. Such linear thinking is extremely dangerous.
With no social scientist on board the steering committee, no economists, no
study of Panaji to back this up, this extra FAR is the magic that will
bring back people to Panaji, just like a cable car connecting Panaji to
Reis Magos will bring in tourists!
Sadly, demonetization does not stop corrupt practice so ingrained in our
system. It is cause for concern that a public document plays around with
peoples quality of life, using technical jargon that is understood only
when the destruction starts. By then it is too late.
GBA will hold a meeting inviting experts to explain details to the public,
and calls upon the government to rethink this in light of the drastic
impact that these measures will have on the people.
GBA demands that these are withdrawn and a proper planning process
initiated, that ties in with the Regional Plan 2021. One Goa, One Plan.
Sabina Martins - Convenor
Reboni Saha - Secretary
