JMC unmoved towards Stilt plus three floors commercial construction at residential plot 395/4, Channi Himmat whose stage-2nd site plan approved despite serious violations in stage-1st construction of stilt floor residential without maintaining setbacks, complete change in both internal and external dimensions and keeping six windows on three sides of each floor rarely witnessed in case of residential construction deviating from residential approved site plans both stage-1sr and stage-2nd and raising unauthorized 4th floor without JMC permission

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 during stage-1st construction, 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
Owner didn’t raise construction as per stage-2nd construction by not constructing 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 without any walls partition on three floors besides raising unauthorized 4th floor without JMC permission and also extending galleries also on three floors from three sides of each floor
GY CORRESPONDENT
JAMMU, MAY 1
Notwithstanding that Golden Yug daily English newspaper published a detailed story dated 27-11-2024 under caption, JMC yet to take cognizance of commercial construction completely deviating from residential approved site plans going on at residential plot 395/4, Channi Himmat on violated stilt floor without maintaining setbacks against residential approved site plan beyond JMP-2032 and Unified Building Bye-laws 2021, JMC didn’t initiate any proceedings against owner and as a result of which the owner has taken violated construction up to 4th floor without maintaining mandatory setbacks completely deviating from residential approved site plan and altogether raising commercial construction with the help of concerned enforcement staff diploid in Channi Himmat area.
To put the things in right perspective, one Anadhi Dubey s/o Kamal Kumar Dubey got transferred corner residential plot 395/4 measuring 356.83 Sqm (3841 Sqft) 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.
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 3.12 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. 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 as per UBBL-2021the maximum height of a stilt floor from the front road level in residential construction is generally limited to 2.75 meters but owner was allowed height as 3.12 mtr and also raised stairs along with lift provision 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 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 three floors with three windows having above normal size of genuine windows on three sides of three floors rarely seen in case of residential construction besides extending galleries on three sides also on three floors .
Now construction has reached up to 4th floor and at present plaster work is going on under the cover of green opaque sheet to hide ongoing violated construction. < When aggrieved locals questioned owner over construction of 4th floor, he categorically said that he has constructed Mumty and generator room which had no mention in approved site plan and by the way the area covered under 4th floor was nearly 900 sqft which by no means can be considered area of mumty but unauthorized 4th floor. By visiting the site even laymen can tell that ongoing construction by no means is residential but construction of commercial halls more of a restaurant/hotel type without any internal partitions and also changing both internal and external dimensions completely against approved residential approved site plan 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 ,concerned JMC authorities should 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 failing which the spirit of JMP-2032/UBBL-2021 will be razed to ground zero as concerned authorities should cross-check reports of concerned enforcement staff and also verify their remarks whenever complaint is made against any unauthorized construction and when same is highlighted by print media.