The dereliction of duties on part of JMC enforcement staff allowing fast conversion of Housing Board colony Channi Himmat wherein in almost all seven sectors of Channi Himmat Colony hundreds of residential accommodations have been converted into commercial premises and there are hundreds of such other cases wherein on residential plots after getting approved residential site plans commercial constructions are going on unabated with the help of enforcement staff who is hell-bent to encourage violators to raise their choice constructions irrespective of whether site plans are approved or not or even whether approved site plan is residential or commercial which in turn has made approved site plans mere formality when no construction in Channi Himmat area is going on as per approved site plans
GY CORRESPONDENT
jammu, nov 26
To put the things in right perspective, one Anadhi Dubey s/o Kamal Kumar Dubey r/o House No. 93, Sector-7, Trikuta Nagar Jammu got transferred corner residential plot 395/4 measuring 3875 Sqft including 200 Sqft strip ( total plot area 356.83 Sqm) in front of Jai Hind Tower , with front-55 ft and back 45 ft , right side 75 ft and left side 80 ft on main 60 ft road and corner road 20 ft of Channi Himmat Housing Board colony,Ward-50 on his name on 27-4-2022 as earlier this plot was transferred on his father name Kamal Kumar Dubey r/o Marheen, Hira Nagar who in turn had purchase plot 395/4 from original allottee PR Gandotra s/o Krishan Chand r/o Gandhi Nagar Jammu costing worth crores for residential purposes.
The owner after getting lease deed rights transferred on his name by Housing Board Authority which deliberately ignored that the present owner’s father had already allotted residential plot in Trikuta Nagar JDA Colony. Anyhow owner got approved residential site plan stage-1st stilt floor only from JMC vide No. 1736/JMC/BS/2023-24 dated 18-1-2024 vide application No. JMC/2023/6576 dated 16-11-2023 allowed owner stilt floor residential only measuring 177.72 Sqm. The owner was to maintain mandatory setbacks including Front- 6 mtr, Rear-2 mtr, Side-1, 2 mtr. The height of stilt floor was allowed 3.42 Sqm from the front road level. As per approved site plan, the FAR shall be stilt only measuring 2.50 mtr from DPC level to underside of Beam which were not allowed simultaneously both of them. The owner paid Rs 22018 as building fee as residential. It deserves mentioning here that the owner had also earlier got approved site plan vide application No. 4131 wherein two floors allowed only but with a aim to raise commercial construction making land use change without permission from concerned authorities submitted revised proposal seeking ground plus two floors on stilt floor. According to JMC, the proposal for Stilt floor plus three floor residential house was within UBBL-2021 and JMP-2032 norms.
Worthwhile to mention here that , the owner deviating from residential approved site plan constructed violated stilt floor by enhancing its height by nearly one ft before raising plinth of stilt floor beyond permitted area, not only this , the owner raised small wall towards front side and back side when as per definition of stilt floor it should be opened from all four sides and also raised stairs within to reach first floor onwards.However despite violations in construction of stilt floor residential, concerned Building Section didn’t take notice of that and recommended stage-2nd construction after approving violated construction of stilt floor residential. Anyhow stage-2nd site plan approved in
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favour of owner vide No. 375/JMC/BS/2024-25 dated 22-7-2024 allowing owner three more floors on stilt floor residential each measuring 177.72 Sqm with open area 179.11 Sqm. The setbacks remained same as allowed in case of stilt floor residential and owner paid Rs 42654 as building fee residential.
As per stage-2nd construction, the owner was to construct balcony towards front side with kitchen towards left side followed by Wash/store, dining area back of balcony and then extreme back two bedrooms along with attached toilets with each bedroom. But the owner absolutely contrary to approved site plan raised commercial hall on first floor with three windows having above normal size of genuine windows on three sides of first floor rarely seen in case of residential construction besides extending galleries also and at present the construction of 2nd floor is going on almost similar as first floor. By visiting the site even laymen can tell that ongoing construction by no means is residential but construction of commercial hall without any internal partition which has been deliberately ignored by concerned enforcement staff deputed in Channi Himmat area. The owner has already kept provision of entry from backside also.
In light of above Enforcement staff should perform its duties sincerely as they are duty bound to ensure every construction as per approved site plan by starting supervising any ongoing construction from initial stage to final stage with proper monitoring of ongoing construction at each and every stage but sadly in the present case no such supervision has been done at the site resulting in the owner contentiously undergoing commercial construction after getting approved residential site plan . Commissioner JMC should fix responsibility for every unauthorized construction going on and accordingly punish whosoever is guilty of dereliction of their professional duties.
