Islamabad Master Plan: Know thy city — II

ISLAMABAD:

As if all the violations of the master plan that have already taken place weren’t enough, the CDA is planning to initiate high intensity commercial activity close to the Islamabad Highway and Kashmir Highway.

Overprovision of commercial activity will affect the financial viability of Blue Area.

Ribbon development between highways will not only have an adverse environmental impact on residents it will also reduce the proceeds from Blue Area by at least 50 per cent.



Blue Area is developed up to the seventh series. In the eighth series only Centaurus has been constructed.

Highways not only accommodate traffic, they also serve as communication and utility corridors. Reduction in the width of highways will also affect their character.

Highways with reduced width will not be able to accommodate utilities such as high-tension lines and rail links, and other communications along with the manifold increase in traffic volume in future.

Highways were built at a lower level to protect the residents from all kinds of pollution.

CDA acquired large chunks of land in Islamabad in line with the provision of the CDA ordinance 1960 for specific use. If the acquired land is utilised for commercial activity, it will instigate the original landowners to seek legal redress as they would want to sell the land at higher rates.

The recent average auction rate of Blue Area is Rs400,000,00 per square yard. If Blue Area is built up to the 16th series its total area will be 18,00,000 square yards.

The estimated revenue generated will be Rs720 billion. If the rate is reduced by 50 per cent due to the creation of another Blue Area, a loss of Rs360 billion will accrue to the CDA.

CDA is also planning to rezone land in Gandhara Triangle near the Nicolson Monument for high-intensity commercial activity, in violation of the master plan. A similar plan is being considered for the area located in the east of Quaid-i-Azam University in Zone III which is reserved for conservation and afforestation, demolishing all regulations in place for the city’s sustainable development.

CDA is supposed to be a self-financing organisation.  The development costs of Islamabad are met by cross-subsidies.



Amenities like horticultural projects, development of green areas and promotion of social infrastructure are dependent upon revenue generated by the sale of commercial areas.

If the revenue stream is affected, it will hamper the development of amenities in Islamabad. Consequently, the intangible benefits of the capital’s development will not reach the residents.

All the above activities will affect the city’s sustainability as they are in violation of the master plan and will change the prescribed land use and also destroy the environment.

CDA will bear huge financial losses which will distort the institutional and administrative setup of the organisation and affect the capacity of CDA to plan and develop the capital. This will also change the city’s character.

City managers will hopefully consider the above while making decisions about further high-intensity commercial activity in the capital.

However, according to reports, these steps are being taken on the behest of land developers.

Suo motu action by the apex court may be the only way to ensure that development does not mar the capital.

The writer is a retired project director Zone IV development plan of CDA and an advocate, town and environmental planner.

Published in The Express Tribune, January 26^th, 2014.