- Previous government destroyed GO 168
- They introduced GO 50, because of which there is
a huge rise in construction of skyscrapers - Even in areas where basic needs are not met
permissions to 40–50 floors were given - GO 50 must be limited to select areas only,
otherwise, it should be cancelled completely
(King Johnson Koyyada, 9030034591)
Skyscrapers have to be constructed on the service road next to the outer ring road. But why build skyscrapers in areas like Miyapur, Bachupally, Bourampet, and Kismatpur? What is the width of the roads in those areas? What is the capacity of the drainage system there? What is the capacity of the fresh water supply? Without considering such factors, how did the previous government grant permission to the skyscrapers? Also, why are some builders chalking out plans to build as many skyscrapers as they wish when they find the land?
Just like the history of the world is divided into ADs and BCs, Hyderabad real estate too must be divided into before and after GO 86. Because, before the arrival of this in 2006, the construction sector was chaotic. Builders who build according to permissions can be counted on fingertips. It was also thought that those who build without adding additional floors are not builders. Such was the direction of the late leader, YSR, in Hyderabad’s construction sector. It was only then that the process of systematically constructing buildings was initiated by GO No. 86. Since then, it has been customary to obtain an occupancy certificate. Hence, it can be said that GO No. 86 is a boon for many construction companies. By eliminating the inconsistency in the regulations regarding the permission of apartments, this GO has helped every builder construct according to the permission. Till then, most of the builders did not even take the occupancy certificate. This GO has made it compulsory for everyone to take OC. Until then, all the builders who were building non-multi-story buildings in Hyderabad had reached the level of constructing high-rise buildings.
What does GO 86 mention?
In Table IV of GO 86, for a building more than 50 metres high, if there is 30 metres of road and one acre of land, any number of floors can be constructed with a setback of 16 meters. But, from 2006 to 2012, as the prices of flats were low in Hyderabad as well as other cities, developers did not come forward to build high-rise buildings. But the authorities felt that the builders were going ahead to construct buildings of more than 17 storeys by incorporating a provision in Table IV to completely regulate the built-up area. That is, in high-rise buildings, care has been taken to keep the built-up area under control. Because, after the building height of 55 metres, under Table IV, for every five metres of height, an additional setback of 0.5 metres must be left. With the same rule, the matter of how the buildup area should be in non-multistory, medium-rise, high-rise, and skyscrapers has been clearly defined in GO 168. In a five-acre non-multi-story project, if the built-up area is about one lakh square feet, this GO allows to build 1.30 lakh sft for an 8-storey building, 1.75 lakh sft for 15 floors, and 2 lakh sft for 20 floors. That is, depending on the shape of the land, the height of the building was based on the width of the road in front of it. And is there a need for such a rule? Yes. Because, if we look closely at the town planning rules, one must surely consider the number of people that must live on one acre of land, depending on the population density.
Do you know what KTR did?
Till 2018, the construction sector in Hyderabad was moving forward in a systematic manner. Construction companies were building high-rise apartments by adhering to GO 168 conditions. But why did Minister KTR get the idea of having skyscrapers in the city? After the formation of Telangana state, former CM KCR told to build skyscrapers around Hussain Sagar. And, recalling that matter and wanting to gain international recognition, in 2019, GO 50 was suddenly introduced by Minister KTR. It would have been better if the GO had been introduced. But because of this one decision he took, which was to build skyscrapers in Hyderabad, suddenly the land prices have increased. Flats were not available to common people. The construction sector has gone from the hands of the builders to the hands of the landlords. Yes, what you have read is true; the construction sector is languishing in the hands of landowners. Do you know how?
4-5 lakh built-up area per acre
According to the population density until 2018, the town planning regulations have clearly stated the number of people that must live on one acre of land. But Amendment 6 in Table IV of GO No. 50 has been amended. 16 metres are set back for structures that are 50 to 55 metres height; 17 metres are set back for structures that are 55 to 70 metres height; 18 metres are set back for structures that are 70 to 120 metres height; and 20 metres are set back for buildings that are 120 metres height. That is, after a building height of 55 metres, the requirement to leave an additional setback of 0.5 metres for every five metres of height has been removed. Due to this, the damage done to the construction sector in Hyderabad is that those who build apartments on one-acre land have started getting 4 to 5 lakh square feet of built-up area. In the case of a commercial building, a built-up area of up to 9 lakh square feet has been found. That is, until then, residential apartments on one-acre land had a built-up area of two lakh square feet, but after GO 50, they started to have a built-up area of 4 to 5 lakh square feet. As a result, all the landowners in the city started turning the wheel at once. They started imposing the rule that if they cover more built-up area, they will be given land under development. As a result, the competition between the builders increased.
The adverse effect…
If reputed builders had built skyscrapers, no one would have had any problem. Because the apartments will be completed sooner or later, these reputed builders don’t want their brand image to be tarnished. Rightly so, at this time, some of those from other fields incarnated as builders. Those who have not built even a single apartment have entered the market as builders. Sky scrapers were started in areas like Kollur and Tellapur, and flats were sold at attractive rates in the pre-launches. Their desire is to take all this money from the buyers in advance and pay it to the landlord. As long as the market is good, investors will come. But these so-called new builders failed to understand that if the situation changes, it will actually change. When the Congress government came to power, the situation changed drastically. It is known that it will take at least three to six months for the government to settle down. With this, there is a possibility of a price correction in the construction sector, and prices will stabilize. Therefore, there is no chance of a large percentage of these prelaunch categories exiting the market.
- While some builders want to completely cancel GO 50, others are of the opinion that it is better if the infrastructure is developed first where there is a need for skyscrapers. Otherwise, the pressure on the infrastructure will increase, and the people will suffer, experts warn. If the situation continues like this, the people of Hyderabad will have to face serious problems due to the lack of adequate infrastructure like roads and drainage. Moreover, it defeats the very purpose of town planning.
- (Comparision table)
- 168 GO Norms:
- According to GO 168, after a building height of 55 metres, after about 18 floors, for every five metres of height, the rule is to leave an additional setback of 0.5 metres.
- Same rule for non-multi-storey, medium-rise, high-rise, and sky scrapers.
- According to this, if it is a non-multi-storey apartment, it can be built on 100,000 square feet.
- If an 8-storey building is considered to be built, 1.30 lakh sq. ft. per acre is the built-up area.
- 1.75 lakhs of sq. ft. of built-up area for 15 floors.
- For 22 floors, 2 lakh sq. ft. per acre is the built-up area.
- The height of the building depends on the shape of the site and the width of the road in front of it.
- What GO No 50 Says?According to 2019’s GO 50, after building a height of 55 meters, the requirement to leave an additional setback of 0.5 metres for every five metres has been removed.
- Due to this, those who build apartments on an acre of land will get a built-up area of 4 to 5 lakh square feet.
- For a commercial building, it is up to 9 lakh square feet.
- With the arrival of high-built-up areas, the demand for landlords has increased.
- Land prices increased rapidly.
- High prelaunch scams.
- (Your comments and suggestions on this article can be sent to regpaper21@gmail.com.)
