Fresh hurdles for TRIDA projects at Palayam and Kazhakkoottam

Thiruvananthapuram: Thiruvananthapuram development authority (TRIDA) is facing fresh challenges in executing two of its key projects at Kazhakkoottam and Palayam. The executive meeting held last week has decided to rework the project proposal for Kazhakkoottam and as regarding the parking plaza project at Palayam, the committee has decided to seek special sanction from the state government owing to technicalities involved in the approval.
Redesign for Kazhakkoottam:
The project envisaged by TRIDA at Kazhakkoottam comprised three components; Bus bay/terminal, commercial Complex, ladies hostel and parking plaza.The government had transferred 2.43 acres from Technopark campus to TRIDA in 2014. NATPAC had prepared a traffic flow pattern based on which TRIDA had conceived the proposal. When TRIDA approached Technopark for executing lease agreement, a revenue survey was conducted and it was found that 0.34 acres of ‘puramboke thode’ (natural stream) lay within the proposed land and later Technopark demanded a lease amount of Rs 2.5 crore for 81.5 cents where commercial complex was proposed. Although TRIDA was able to do away with demand for lease amount following a meeting convened by minister for tourism and devaswom Kadakampally Surendran, TRIDA now faces new demand from Technopark for 25% of built up area. “
“The presence of 0.34 acres of puramboke thode right in the middle of the site means that plot has been split into two and for every approval, it will be treated as two separate entities. All related components of the project will now have to be reworked,” said Prasanth H, member secretary, TRIDA.
Besides the bus terminal project comes under Group C, assembly occupancy and coverage will be less. The restrictive coverage prescribed for Group C occupancy as per building rule demands revision of existing design. “With two different plots, bus-bays will be able to accomodate only 6-7 buses and hence the entire design has to be reworked,” a TRIDA official said. Besides parking will have to be arranged on the same place as where commercial building stands, posing additional challenges in design.
TRIDA chairman C Jayan Babu said that land records are being verified again for the project. “A portion of Thettiyar also flows by the site and we have to observe mandatory distance from water body while constructing buildings. The new demand of Technopark for 25% built up area can be discussed only after we rework the present proposal,” said Jayan Babu. He said that TRIDA is keen on ensuring that the project doesn’t become a liability. “The plan is to avail returns from commercial space and then use it for the upkeep of the building or else we will have to find funds for maintenance from other sources. It was the main reason why the Technopark’s demand for lease fee could not be entertained,” he added.
Confusion has also arisen over permits and clearances. TRIDA had written to Technopark whether sanction should be obtained from corporation or from Technopark. In response, Technopark authorities have communicated that all necessary clearances shall be obtained. With the presence of puramboku thode and a portion of canal flowing along the site, TRIDA will face a tough task redoing the design to qualify for necessary clearances.
TRIDA is also awaiting a communication from KSRTC as to how many buses could be plied from the proposed bus terminal at Technopark. “As of now 90% of the bus services are concentrated along Kazhakkoottam-Kaniyapuram stretch and we will have to check if the fleet could be redirected to bus terminal on a daily basis,” said Prasanth.
Permit trouble for complex at Palayam: The proposed parking plaza cum commercial complex at Palayam is facing technical hurdles with regard to getting permit from city corporation.
The civic body has communicated that the project site will be treated along with contiguous land where old TRIDA buildings are located and this would take the total land area above 20,000 sq.feet which has necessitated environmental clearance. The state government is however yet to reconstitute state environmental impact assessment authority and delay in formation of this body further impedes the progress of the project.
“The executive committee has decided that either a special sanction shall be sought for this project or an exemption shall be granted. This will be communicated to the state government,” said Prasanth.
TRIDA had earlier obtained a dispensation from state government for the project at Palayam. A dispensation was necessary as the zoning for this site was marked as residential in old detailed town planning schemes and a commercial complex was planned as part of the project. TRIDA officials have already held a round of discussions with local self-government department and city corporation in the wake of new hurdles being pointed out for sanctioning permit.
A block was planned in TRIDA’s own land having an area of 85 cents at Palayam, behind Saphalyam Complex. The proposal was made for the construction of a multi-level parking plaza cum commercial complex. The proposed parking area can accomodate 300 vehicles at a time. The foundation was designed for further expansion of three more floors in future to provide more parking space to the public. Administrative sanction was accorded for an amount Rs.35 crore and Rs. 10 crore was already allotted by government to TRIDA. The site was chosen after a special study undertaken by the government to identify potential public spaces to be converted into parking complexes.