The federal cabinet has reportedly allowed the construction of tall buildings in four cities — Karachi, Lahore, Multan and Peshawar. These structures will also be permitted within the proximity of airports in these cities. In the recent past, the federal government has come out in favour of tall structures in cities.

What one gathers from this intended approach to urban development is efforts to increase the density of cities, utilise the scarce land resources and limit the otherwise haywire urban sprawl. However, there are many issues related to promoting high-rise construction that need to be examined before further follow up is done in the targeted cities by concerned provincial and local agencies.

Different formats of urban development, including high-density high-rise options, can only be useful when initiated in designated sites capable of withstanding their impacts. Such development poses challenges including intensive demand of services such as water supply, sewerage, solid waste management, public transport, electricity and fuel. Amenities including parks and playgrounds, retail, leisure, entertainment, education, healthcare and religious facilities at appropriate scale are also needed. Urban design of such development is expected to follow strict provisions of ecological factors, safety and security of residents and visitors in normal situations as well as emergencies. If constructed on virgin land parcels with adequate provision of infrastructure and services, high rises can become an effective tool to efficiently utilise the land by multiple stakeholders. But our cities show a trend of converting existing neighbourhoods into medium to high-density locations on plot by plot basis. Downside of such development is the total collapse of any effective development control.

Let us take the example of Karachi. High-density high-rise development is swiftly devouring the low-rise bungalows and other forms of property. Once serene neighbourhoods of North Nazimabad, PECHS and Federal B Area are now infested with ugly matchbox-like apartment/mix use blocks. One wonders whether all the safety, infrastructural performance and design pre-requisites are adequately addressed.

If high-rise construction is allowed without a proper local area plan, zoning provisions, enforcement of building regulations and development control, this option may turn these structures into slums in a short span of time.

When cities have technically sound and administratively efficient local institutions, complex urban structures like tall buildings can be properly regulated. Besides, tall buildings cannot be constructed in isolation in any urban context. The existence of a legally valid, up-to-date and technically sound city plan is a pre-requisite for accommodating high rises in the right locations. Normally, a city plan is prepared, updated or modified by professional planners of the concerned planning agency. Zoning plans, including the location and other details of tall buildings, are incorporated in line with public convenience. The society owns this process and its outcome. Whenever and wherever any violation is detected, it is accordingly dealt with. This common practice has remained absolutely absent from our working norms.

Property tycoons decide the zoning through clandestine arrangements and construction of tall buildings is allowed at whims. Laws are enacted to provide commercial benefits to powerful realtors. The Sindh Density Board Act of 2010 is an example which allows the provincial government to modify the building height provisions virtually at whims.

Functions of development control are contended by several institutions at present. More than a dozen agencies in Karachi that own and manage lands claim to hold that prerogative. Conflicting laws and provisions add to this confusion. For instance, Sindh Building Control Authority acts in territory under the control of provincial and municipal government. Cantonment Boards have their own jurisdiction which stands unspoiled from other local authorities. While one authority discourages tall buildings, the other issues permits to develop them. In the same neighbourhood, different types of building profiles are found which create anomalies in real estate development, management and transactions. Gulistan-e-Jauhar, Saddar and Clifton are a few locations that reflect this grave malpractice.

Options of urban development must benefit the diversity of users irrespective of income brackets, gender, social and cultural backgrounds. If tall structures are developed aiming to extend mass housing choices to the working and middle classes, they will be a welcome addition. To achieve that end, certain drastic steps shall have to be taken.

A viable business plan will be required. Compatible mortgage based credit alternatives may be devised to encourage the middle class to access this housing. Property development is indeed a catalyst in urban economy. It can become more beneficial when directed to enable people with limited income and savings. Design and management of these buildings is another important matter. Apartments are usually considered a restrictive option due to limited possibilities of modifications. If the communal facilities and amenities are provided within the structures or complexes, more people will be attracted to adopt such patterns of living. To enhance occupancy and utility of buildings and units, the federal and provincial governments must reform the tenancy laws. At present, the property owners are reluctant to rent out their properties due to fear of damages, overstay of tenants beyond agreements and the general deviation of the parties from tenancy deeds. Thousands of apartments are currently unoccupied in Karachi and other cities as the owners fear renting them out. An efficient tenancy regime that safeguards the rights of both tenants and owners can make tall buildings a feasible option.

The writer is chairman, Department of Architecture and Planning at NED University, Karachi