Stop building, start zoning

The main advantages of vertical residential units are the affordability of such in key residential locations. If constructed according to the standards with required approvals, the condominium authority would also be ratifying the construction and may provide some form of third party protection for the residential unit buyers. But when condominiums are built in peaceful residential neighbourhoods, it is natural for the residents living in the usual stand-alone houses to be resentful and oppose such development. 

In Sri Lanka, the normal scenario has been to ignore the unorganised outcry by the neighbourhood against apartment development on the premise that these types of developments are needed and are an outcome of urbanization. But the truth cannot be more apart. Sporadic apartment constructions in residential areas create much strain on the utilities and are a black mark for city planning and urbanization. Sri Lanka lacks proper zoning for residential apartment construction.

Any person or company can purchase a small plot of land (usually 40-50 perches) and bribe their way through the local governments and approving authorities and commence construction. The land plot could be mortgaged, the project can be marketed and funded through pre-sales of the apartment units. Therefore, apartment development has now become one of the main avenues of using other people’s money to amass significant fortunes. The number of new property development companies, which has mushroomed over the last five years and boasts about financial success, is testament to this fact. 

Substandard quality of construction is an issue in vertical residential buildings. Residential towers require a better quality management in both construction and maintenance. The risk remains for the buyer, since he initially purchases the concept and nothing tangible, and by the time some meaningful construction work is completed it’s too late with around 80 percent of the cost already paid. Though developer’s reputation and past projects could provide some solace to the apartment buyer, needless to say that past projects do not guarantee the future. 

Also, new entrants sans a track record are showcasing various international awards, which can be easily won based on the number of advertisements, subscriptions given to the awarding organisation and the dearth of competing applicants. The consensus amongst learned construction professionals is that, at least seven to 10 years are needed for realistic evaluation of vertical constructions exposed to the tropical elements. Then, in Sri Lanka, many apartment complexes are not registered and have not fulfilled the requirements of the condominium authority.

This issue doesn’t stop here, with many apartment owners (may be due to their naivety) are without legal title of their vertical homes.
However, the biggest issue seems to be the lack of proper planning and zoning for residential apartment complexes. Developing condominiums in residential neighbourhoods is not without issues and many such pitfalls are becoming evident with each month. Since a decade back, many residential neighbourhoods of Wellawatte, Colombo 6 was transformed into concrete jungles of apartment complexes. Some built according to quality standards and some not. 

Irrespective of the construction quality these new vertical towers created significant strain on the city’s utility services. The pipe-born water pressure has got affected, sewage systems are challenged, since recently electricity fluctuations were witnessed and rain water control has become an issue. Now the same issues are expected to recur in highly residential areas of Nugegoda, Kotte, Nawala, Dehiwela, Mt. Lavinia, Thalawathugoda, etc.

In addition to the problems visible a decade ago, at present, the traffic situation is a huge concern as it is and the completion of the unfinished apartment complexes would only aggravate the issues. And now the apartment/condominium construction has become broad-based and not limited to a specific locality, hence would create unmanageable pressures on the utilities, garbage disposal, etc. 
Also, there are looming concerns over reservation lands unlawfully filled for apartment developments, which needless to say, obstructs and destroys the natural rainwater control systems and environment. 

Also, the traditional residential neighbourhoods are expected to suffer dearly due to a downward pressure on land prices following the nearby apartment construction while the obstruction of sunlight due to high-rise constructions could be even considered a violation of fundamental rights. Many new and on-going apartment developments have not given due attention to the requirement of parking and the authorities also may have not identified the subsequent crisis.

While many apartment developments have allocated one or in some instances two parking slots for apartment owners, no meaningful allocation has been made for visitor car parks. Therefore, needless to state that once occupied the residents and their visitors would be parking their vehicles on the road obstructing the neighbourhoods while any 20-foot access road would be chockablock. What the planning authorities and local government bodies should be mindful is the practicality of a 20-foot wide road providing access to a single multi-unit apartment tower housing more than 10 families. 

It may be too late to rectify the ill planning in the past. But the writer believes the need of the hour is to create proper zoning for residential and commercial vertical buildings. Residential apartment developments should not be allowed in any land-block since the neighbouring single unit houses also have the right to uninterrupted utility services, fair share of sunlight, minimum construction-related pollution, etc.

It should be clearly understood the residential zoning should be divided into two, namely conventional single housing units and multi-unit vertical buildings. Therefore, the writer believes that the best available course of action would be to limit residential apartment developments to a particular zone, in which the authorities would be able to provide sufficient utility services and sufficient road access. Further, the authorities could require the apartment developers to fund the recreational areas and support sustainable living.        
P. Herath, a concerned citizen