Fines and Compounding of Violations

Land Use and Building Control

Qandeel Malik 11CRP53Sorath Abbasi 11CRP36

IntroductionFines A fine is money paid usually to superior authority, usually governmental authority, as a punishment for a crime or other offence. The amount of a fine can be determined case by case, but it is often announced in advance. 

Fines can also be used as a form of tax. Money for bail may be applied toward a fine.

Example of Fines• One common example of a fine is money paid for violations of traffic laws. Currently in English Common Law, relatively small fines are used either in place of or alongside community service orders for low-level criminal offences. Larger fines are also given independently or alongside shorter prison sentences where the judge or magistrate considers a considerable amount of retribution is necessary, but there is unlikely to be significant danger to the public. For instance, fraud is often punished by very large fines since fraudsters are typically banned from the position or profession they abused to commit their crimes.

compounding• The ability of an asset to generate earnings, which are then reinvested in order to generate 

their own earnings. In other words, compounding refers to generating earnings 

from previous earnings. Violations

the act of doing something that is not allowed by a law or rule.

• the act of ignoring or interfering with a person's rights

The Need for Regulations

• Regulations were to be applied for the benefit of the public and not for favoring an individual—Fact that on account of tremendous increase in the population in the city, situation demanded the raising of high-rise buildings, would not justify the conversion of residential plots originally intended to be used for building ground-plus-one and allowing of high-rise buildings thereon without providing for required water, electricity, gas, sewerage lines, streets and road etc.

Authorities

• Sindh Building Control Authority (1979)

• KARACHI BUILDING & TOWN PLANNING REGULATIONS (AMENDMENTS) 2011”.

Table - Categories of Development WorksCATEGORY  - I -         Bungalow on plot up to 120Sq.yds (100.33Sq.m)

-         Any other building  on plot up to 120Sqy. (100.33Sq.m) with height up to 33ft.(10m)

CATEGORY  - II -         All bungalows-         Any other building with total floor area up to 20,000Sq.ft.(1858.74Sq.m) and/or height up to 50ft.(15.2m), other than Category I & IV.

CATEGORY  - III -         All buildings with total floor area greater than 20,000Sq.ft.(1858.74Sq.m) and/or height greater than 50ft.(15.2m) other than Category IV.

CATEGORY  - IV -         Public use buildings with total floor area more than 3600Sq.ft.(336Sq.m), buildings for essential facilities, public sale buildings.

CATEGORY  - V -         Land development works for land with area 2.5acres (1hectare) and greater.

KARACHI BUILDING & TOWN PLANNING REGULATIONS (AMENDMENTS) 2011”.

• if the building works are commenced or carried out contrary to the provisions of these regulations the Authority shall.

• written notice require the person who is carrying out such building works forthwith to stop all works;

• Addressed to the Authority to show sufficient cause why such building works or such part thereof should not be removed or altered to comply with these regulations;

• Require the said person on such day at such time and place as shall show sufficient cause why such building works or part thereof should not be removed or altered. 

If such person fails to show sufficient cause to the satisfaction of the concerned Authority, the Sindh Building Control Authority may take the following

actions,• a) Require the person who has carried out the works against the provisions of these regulations or any other statute, to demolish the whole building or part thereof;

OR• b) To alter the works so as to bring it into conformity with these regulations;

OR• c) Regularize the violations in the existing structure after realization of regularization fee as per Table I & II, depends 

Table – I  RESIDENTIAL

S/No. DESCRIPTION RATES

a)         Violation of Compulsory Open Space Per Sq.ft. Rs.100/-

b)        Violation of Open Space Per Sq.ft. Rs.75/-

c)        Balcony Projection, Car Porch and structure of identical nature in Compulsory Open Space.

Per Sq.ft. Rs.75/-

d)        Starting construction prior to approval of Building Plan. Per Sq.ft. Entire Area Rs.5/-

e)         Occupying the premises prior to obtaining completion certificate. Per Sq.ft. Entire Area Rs.5/-

f)          Regularization of floor constructed without approved plan. Per Sq.ft. Entire Area Rs.5/-

g)        Not followed the approved plan. Per Sq.ft. Entire Area Rs.5/-

Table – II COMMERCIAL PROJECTS

S/No. DESCRIPTION RATES

a)         Violation of Compulsory Open Space Per Sq.ft. Rs.150/-

b)        Violation of Open Space Per Sq.ft. Rs.100/-

c)        Balcony Projection, Car Porch and structure of identical nature in Compulsory Open Space.

Per Sq.ft. Rs.100/-

d)        Starting construction prior to approval of Building Plan. Per Sq.ft. Entire Area Rs.5/-

e)         Occupying the premises prior to obtaining completion certificate. Per Sq.ft. Entire Area Rs.5/-

f)          Regularization of floor constructed without approved plan. Per Sq.ft. Entire Area Rs.5/-

g)        Not followed the approved plan. Per Sq.ft. Entire Area Rs.5/-

Table – III RESIDENTIAL

S/No. DESCRIPTIONRATES

Up to 240sq.Yds Above 240 sq. Yds

a)        

Violation of Compulsory Open Space Per Sq.ft. Rs.30/- Rs.50/-

b)        Violation of Open Space Per Sq.ft. Rs.20/- Rs.30/-

c)        

Balcony Projection, Car Porch and structure of identical nature in Compulsory Open Space.

Per Sq.ft. Rs.20/- Rs.30/-

d)        Starting construction prior to approval of Building Plan. Per Sq.yd Rs.1/- Rs.1/-

e)        

Occupying the premises prior to obtaining completion certificate.

Per Sq.yd. Each floor Rs.1/- Rs.1/-

f)         

Regularization of floor constructed without approved plan.

Per Sq.yd. Each floor Rs.1/- Rs.1/-

g)        Not followed the approved plan. Per Sq.yd Rs.1/- Rs.1/-

Table – V

RATE FOR CHANGE OF LAND USE

S/No. DESCRIPTION

RATES, Per Sqr.Yds

* Category I to IV Category V to VI

a)        Fee for conversion of 

residential plat to commercial plot.

Rs.1500/- Rs.500/-

b)       Fee for conversion of 

residential plot to industrial plot.

Rs.1000/- Rs.500/-

c)         Fee for conversion of industrial plot to commercial plot. Rs.1500/- Rs.1000/-

d)       Fee for conversion of 

commercial plot to industrial plot.

Rs.500/- Rs.250/-