Sindh High Density Development Board Act 2010 5 July 2014

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Roland deSouza
Shehri: CBE

Sindh High Density Development Board Act 2010 5 July 2014

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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

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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-J ahhar, Kidney Hill Park, etc
Excellent planning --- with infrastructure
Zonal Regulations formulated for each
scheme

Sindh High Density Development Board Act 2010 5 July 2014

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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

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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

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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

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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

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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

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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

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Sindh High Density Development Board Act 2010 5 July 2014

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p
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!
!


Architects scoff at
govts 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

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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

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I. I. Chundrigar Road C Co on ng ge es st te ed d

Railway/ KPT Marshalling Yard
A Am me en ni it ty y s sp pa ac ce e

Mai Kolachi Expressway
R Re ec cl la ai im me ed d f fr ro om m m ma an ng gr ro ov ve es s

M. T. Khan Road
K KP PT T s s L La al la az za ar r/ / K Ka at tc ch hi i a ab ba ad di is s

Areas of Civil Lines
Khayaban-e-J ami
Clifton Waterfront

Sindh High Density Development Board Act 2010 5 July 2014

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Mauripur Waterfront
K Ka at tc ch hi i a ab ba ad di is s

Machar Colony K Ka at tc ch hi i a ab ba ad di is s

Shirin J innah Colony K Ka at tc ch hi i a ab ba ad di is s

Sultanabad K Ka at tc ch hi i a ab ba ad di is s


As was done with commercialized roads
notification, more will be added later

Sindh High Density Development Board Act 2010 5 July 2014

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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

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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

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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

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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 J ehangir 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

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9,436 sqyds

H Hu us ss sa ai in n- -D D S Si il lv va a P Pa ar rk k

Sindh High Density Development Board Act 2010 5 July 2014

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17,327 sqyds

B Ba ah hr ri ia a T To ow wn n
I Ic co on n T To ow we er r

Sindh High Density Development Board Act 2010 5 July 2014

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Extra
7,891 sqyds
of
Bagh-e-
Ibn-e-Qasim
amenity land

Sindh High Density Development Board Act 2010 5 July 2014

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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

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Sindh High Density Development Board Act 2010 5 July 2014

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Sindh High Density Development Board Act 2010 5 July 2014

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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

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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

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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

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!
!


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t
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!
!