Architects, historians hint ODP gone too ‘FAR’

PANAJI: With a higher floor area ratio (FAR) projected in the outline development plan (ODP), the capital city, with its quaint-built environment and heritage character, faces a challenge of urbanization, as in other towns of the state.
Town and country planning (TCP) board approved the ODP for the city on Friday with, among other changes, provisions for special settlement zones of 200 FAR and special commercial zones of 300 FAR.
“This will be one of the capital’s biggest transformations, with regards to its historic and architectural town character, as a higher urban built form will emerge along the Mandovi river front, due to the FAR change,” chairman, Indian institute of architects, Goa chapter, Manguesh Prabhugaonkar, said.
The density of heritage assets, including the 16th century Adil Shah palace, is much richer in Panaji than other towns in the state. Goa Heritage Action Group (GHAG) had listed over 700 heritage assets, including buildings, bridges, street furniture and stone relics.
The Portuguese developed the first planned grid system in India. The government has protected a few areas as conservation zones to protect its heritage character. “We are opposed to the alteration of conservation areas,” GHAG president Prajal Sakhardande said.
Indian Institute of Architects, Goa chapter, has suggested that urbanization be carried out through appropriate planning techniques and theories, by referring to a database of existing derelict blocks requiring urban renewal.
The architects’ body is apprehensive about the proposed two stilt floors for parking in new buildings. “The two-level parking along the urban streetscape will cater to city’s parking requirements, but will have a disconnect between pedestrian-friendly traffic and interface with the architectural built form,” Prabhugaonkar said.
The planning exercise, carried out by a sub-committee headed by Panaji MLA Sidharth Kuncalienker, has taken cognizance of the decline in the city’s population from 59,066 in 2001 to 40,017, in 2011.
“There isn’t ample space available in the city and it has to grow naturally for families with their heart and soul here,” member secretary, North Goa planning and development authority (NGPDA), R K Pandita, said.
But the architects body and others are only calling for a proper study. “With no study of Panaji to back this up, can this extra FAR be the magic to bring people back to Panaji?” Sabina Martins asked.