The Bangalore Development Authority (BDA) plans to redevelop seven of its housing complexes across Bengaluru into shopping malls and commercial spaces to generate more revenue from rental income. However, local residents have strongly opposed the move, arguing it is unnecessary given the existing commercial development in the area. Of the seven sites, the proposal to redevelop the Indiranagar complex into a mixed-use development has faced particularly vocal opposition from Resident Welfare Associations (RWAs). The private developers will have rights over the redeveloped land for 60 years as part of the agreement with BDA. While officials claim annual revenue of INR 40 crore once complete, RWAs have urged them to reconsider the plan due to concerns over traffic, pollution and lack of public consultation.
The Bangalore Development Authority (BDA) plans to convert seven of its housing complexes across the city into shopping malls and commercial spaces. While officials cite generating more revenue as the objective, as the rental income from these complexes is currently low, local residents have opposed the move, calling it unnecessary. Residents of Indiranagar have been at the forefront of voicing their opposition to commercialisation.
Out of the seven complexes, six, including the ones situated in Koramangala, HSR Layout, RT Nagar, and Sadashivnagar, are leased to Bengaluru-based M-FAR Developers. On the other hand, a consortium of Maverick Holdings and Embassy Group will redevelop the Indira Nagar complex. The agreement will be valid for 60 years. The BDA is expecting INR 40 crore in revenue per year once the redevelopment project takes place, which will be taken up by the private entities under their own funds.
It has decided to allow two to 21 times more build-up on these seven complexes, depending on the total area of the particular complex and the width of the road that acts as a connection to it. For instance, the Indiranagar complex will have two towers. One of them will consist of 10 floors designated for offices, while the other will have five floors dedicated to shopping and other entertainment purposes. The Sadashivnagar complex, which currently is only one floor tall, will be redeveloped to have three floors.
Initially proposed in 2018, the controversial plan was shelved due to changes in government, the Covid pandemic, and strong Resident Welfare Associations (RWA) opposition. However, with the project being revived, RWAs have urged authorities to reconsider and cancel the move.
RWAs in Indiranagar told Bangalore Mirror that while Indiranagar was previously a purely residential colony, it has now become a mixed zone over the past few decades. Major roads like 100 Feet Road, 80 Feet Road, Old Madras Road and CMH Road have been zoned commercial with activity restrictions. However, this has led to rampant illegal commercialization in residential bylanes. Given existing malls in the area like RMZ, she questioned the need for further commercialization.
RWAs also highlighted that authorities have not conducted any public consultation on the matter. The RWAs have expressed concerns about the likely rise in traffic that the project may bring to the arterial road. Given its location, authorities will find it difficult to control congestion. Increased noise and pollution from the large-scale development are also concerns. RWAs are urging the authority to refurbish the complex instead and use it for community events, in line with BDA's mandate of ensuring liveable neighbourhoods.
Furthermore, as the land owners, RWAs are sceptical if the project may prioritize public utilities for the complex rather than residents. While BDA is the custodian, local communities must also be heard given their public unrest with the project city-wide.
Given the long-standing opposition from RWAs and residents, BDA must seriously reconsider its decision to redevelop the housing complexes commercially. While boosting revenue is important, the authority was established to ensure liveable neighbourhoods for citizens. Prioritizing their concerns through meaningful public consultation could help address issues of traffic, environment and balanced urban development in a growing city like Bengaluru.
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