Rajasthan's 2000 Regulation: A Boon for Unauthorized Constructions?
The Rajasthan government's 2000 regulation, designed to address unauthorized constructions, has inadvertently created significant challenges for urban planning in the state. The regulation permits individuals to construct residential or commercial complexes in violation of building bylaws by simply paying penalties amounting to 10-20% of the reserve price. This has not only disrupted urban areas but also undermined the efforts of town planners and the established master plans.
Land Use Changes: A Regulatory Gap
The regulation also addresses land use changes, allowing property owners to apply for a change of use through the respective local body. However, it lacks technical riders that might prevent the granting of such permissions, leaving no mechanism to prevent the misuse of land allocated for public utilities such as parks, schools, and open spaces.
Jaipur: A Case Study in Regulatory Challenges
Jaipur has been particularly affected by the violation of bylaws and what some perceive as politically motivated regulations. The Land Use Committee, comprised of the mayor, CEO of JMC, local MLAs, and senior town planners, makes decisions on land use changes. Exploiting the existing regulations, some individuals have converted their residential properties for commercial use, with hundreds of such applications pending with the JMC. This indiscriminate change in land use has created disorder in the city, particularly in areas like Bani Park, Govind Marg, Bapu Nagar, Tilak Nagar, and JLN Marg, where blatant violations of commercial parameters are evident.
This trend extends to hotels, restaurants, and other commercial establishments encroaching upon residential areas, often contradicting the master plan and impacting the quality of life for residents.
Expert Opinion: A Critical View of the Regulation
Former Chief Town Planner B L Mehra criticizes the regulations, stating, “The regulations have been like a blank cheque for the offenders, which allow illegal unauthorized constructions and after paying a little bit of amount every thing becomes legal and ok. If this indiscriminate permission continues to be granted then what is the use of town planning and planned development. It affects the peace of ordinary residents of an area if commercial activities come up, besides it encourages speculative investment in real estate. If we alter plans like this then where is the scope for creating space for public utilities and green spaces, this trend also incurs loss to public exchequer as interested people will not prefer buying commercial plots earmarked by the government because converting their own residential premises in to commercial ones is easier and cheaper”.
Mehra's concerns highlight the potential repercussions of these regulations, including the disruption of planned development, the encouragement of speculative real estate investments, and the loss of public funds. The regulations raise a crucial question: how can urban planning goals be reconciled with such flexible regulations? The implications for the future of urban development in Rajasthan remain to be seen.