Gangtok, Sept. 21: The earthquake has brought the Gangtok and Darjeeling skylines into focus — hill towns that are located in seismic zones and where, according to experts, flouting of building rules can bring down structures like a pack of cards.
Although government officials insist they are vigilant on this issue, a cursory glance at the two towns, which was once dotted with bungalows, belies all claims.
Buildings eight-storey high have been constructed in these towns where height is restricted to five storeys largely because of the mountainous terrain and also because some areas come under seismic zone IV.
Devika Chhetri, additional chief town planner of Gangtok, said the height restrictions depended on the zones into which the state capital has been classified by the mines and geological department.
“The town has been divided into six zones. While zone I can is the most stable one and can be allowed to have five-and-a-half storeyed buildings, only one-and-a-half storeys are permitted in zone V,” she said. No constructions are allowed in zone 6.
A “half storey” means a small penthouse-like construction or space for godowns on roofs.
Many residents that The Telegraph spoke to in Gangtok alleged that the restrictions were only for the common public. “Influential people always get away just like it happens everywhere,” was a common refrain among the locals.
Chhetri, however, rejected the charges. “The height restriction has been here since 2001 and many of the structures you noticed might have come up before the cut-off date. We are very vigilant and we do not pass plans without a certification from the mines and geological department,” the official, who is from the state urban development and housing department, said.
“We also have construction specification as to how a column needs to be tied. Even though it is not possible to visit each and every site, we cover most of the construction sites to see if these specifications are being adhered to.” She, however, added that there were provisions to allow government buildings and those belonging to certain agencies to exceed the five-and-a-half storey height restrictions. “I will, however, not be able to immediately recollect the conditions on which the restrictions can be waived off,” she added.
The situation is no different in the Darjeeling hills, where the issues of height restriction is mired in controversy.
While the state government has specified that buildings cannot exceed 11.5 metres (close to four storeys) in height, the Darjeeling municipality had during the early 2000 raised the relaxation to 14.5 metres (five storeys). At that time, former CPM MLA from Siliguri Asok Bhattacharya, was the municipal affairs minister.
Despite the height restriction, buildings towering up to eight stories can be seen in Darjeeling.
New constructions continue to come up in violation of this norm, which has been conveniently overlooked by all political parties that have run the hill municipalities.
In fact in 2008, the Darjeeling municipality decided to “legalise” all buildings which had exceeded the height restriction as “politically”, no party could undertake a large-scale demolition drive in Darjeeling. The logic of the municipality at that time was that too many buildings had to be demolished, so it was better to legalise them and penalise those that flouted norms after 2008.
Many buildings owners in Darjeeling who had constructed beyond the stipulated height limit told The Telegraph that they were confident that structures were fine as no cracks had appeared on the walls after the September 18 quake.
Subin Pradhan, an architect from Kalimpong, however, had a warning for these building owners.
“A building cannot be judged earthquake-resistant by how crack-proof its walls are. It has to be collapse-resistant which is ensured by proper design of structural elements. In the hills people have the tendency to construct buildings on stilts and this is dangerous. Stilts tend to have domino effect during tremors.”
By stilts design, Pradhan, was referring to the practice of completing two storeys, followed by pillars, and then again two more floors so that the houses come up to the road level.
Pradhan also said that in the Darjeeling hills too an area-wise restriction, on the lines done in Gangtok, should be followed, instead of a uniform guideline. “This is important as soil structure changes from place to place,” said Pradhan.
Across Darjeeling hills many old structures like Loreto Convent and Dr. Graham’s Homes suffered damage during the quake.
“Many old buildings are repaired by simply plastering the cracks. This is not a good idea. During repair care should be taken to restore structural stability which at times would mean adding a few ironbars or a strong mesh to the walls and ceilings. In old buildings, it is these iron bars that bear the load (instead of the modern buildings which bear loads mostly through columns),” said Pradhan.
Source: http://www.telegraphindia.com/1110922/jsp/siliguri/story_14537440.jsp
Although government officials insist they are vigilant on this issue, a cursory glance at the two towns, which was once dotted with bungalows, belies all claims.
Buildings eight-storey high have been constructed in these towns where height is restricted to five storeys largely because of the mountainous terrain and also because some areas come under seismic zone IV.
Devika Chhetri, additional chief town planner of Gangtok, said the height restrictions depended on the zones into which the state capital has been classified by the mines and geological department.
“The town has been divided into six zones. While zone I can is the most stable one and can be allowed to have five-and-a-half storeyed buildings, only one-and-a-half storeys are permitted in zone V,” she said. No constructions are allowed in zone 6.
A “half storey” means a small penthouse-like construction or space for godowns on roofs.
Many residents that The Telegraph spoke to in Gangtok alleged that the restrictions were only for the common public. “Influential people always get away just like it happens everywhere,” was a common refrain among the locals.
Chhetri, however, rejected the charges. “The height restriction has been here since 2001 and many of the structures you noticed might have come up before the cut-off date. We are very vigilant and we do not pass plans without a certification from the mines and geological department,” the official, who is from the state urban development and housing department, said.
“We also have construction specification as to how a column needs to be tied. Even though it is not possible to visit each and every site, we cover most of the construction sites to see if these specifications are being adhered to.” She, however, added that there were provisions to allow government buildings and those belonging to certain agencies to exceed the five-and-a-half storey height restrictions. “I will, however, not be able to immediately recollect the conditions on which the restrictions can be waived off,” she added.
The situation is no different in the Darjeeling hills, where the issues of height restriction is mired in controversy.
While the state government has specified that buildings cannot exceed 11.5 metres (close to four storeys) in height, the Darjeeling municipality had during the early 2000 raised the relaxation to 14.5 metres (five storeys). At that time, former CPM MLA from Siliguri Asok Bhattacharya, was the municipal affairs minister.
Despite the height restriction, buildings towering up to eight stories can be seen in Darjeeling.
New constructions continue to come up in violation of this norm, which has been conveniently overlooked by all political parties that have run the hill municipalities.
In fact in 2008, the Darjeeling municipality decided to “legalise” all buildings which had exceeded the height restriction as “politically”, no party could undertake a large-scale demolition drive in Darjeeling. The logic of the municipality at that time was that too many buildings had to be demolished, so it was better to legalise them and penalise those that flouted norms after 2008.
Many buildings owners in Darjeeling who had constructed beyond the stipulated height limit told The Telegraph that they were confident that structures were fine as no cracks had appeared on the walls after the September 18 quake.
Subin Pradhan, an architect from Kalimpong, however, had a warning for these building owners.
“A building cannot be judged earthquake-resistant by how crack-proof its walls are. It has to be collapse-resistant which is ensured by proper design of structural elements. In the hills people have the tendency to construct buildings on stilts and this is dangerous. Stilts tend to have domino effect during tremors.”
By stilts design, Pradhan, was referring to the practice of completing two storeys, followed by pillars, and then again two more floors so that the houses come up to the road level.
Pradhan also said that in the Darjeeling hills too an area-wise restriction, on the lines done in Gangtok, should be followed, instead of a uniform guideline. “This is important as soil structure changes from place to place,” said Pradhan.
Across Darjeeling hills many old structures like Loreto Convent and Dr. Graham’s Homes suffered damage during the quake.
“Many old buildings are repaired by simply plastering the cracks. This is not a good idea. During repair care should be taken to restore structural stability which at times would mean adding a few ironbars or a strong mesh to the walls and ceilings. In old buildings, it is these iron bars that bear the load (instead of the modern buildings which bear loads mostly through columns),” said Pradhan.
Source: http://www.telegraphindia.com/1110922/jsp/siliguri/story_14537440.jsp