For the sake of green city space, let's be out of line

For the sake of green city space, let's be out of line

Ten years ago, on the 67-rai land which King Vajiravudh gave to Vajiravudh College, covering Mahadlek Luang Sois 1-3 on Ratchadamri Road, there were few condos, and the streets weren't too busy. Most people moved in because it was rather peaceful.

The concrete jungle in the Ratchaprasong area needs more green space, not more highrises.

But even then, there were thousands of condo units, and it seemed like plenty of choice, and the Privy Purse which manages the property on behalf of Vajiravudh College was satisfied with the financial returns.

However, suddenly more condos and hotels mushroomed, causing dismay to the residents.

They thought nothing could stop the wave of construction but considered it inappropriate to stage a protest on the King's property.

Recently, the Privy Purse decided to put in another condo, on the very last plot of substantial green space in a small corner of the land.

The development, Mahadlek Residences, with 516 units (although the Bangkok Post reported on March 7 the condo in fact will have 1,000 units) built over 43 storeys, is the last straw.

The project, to be built on less than 2 rai of land surrounded on all sides by highrises, claims the right to use, not the specific project area of nearly 2 rai, but the whole 67-rai area as part of their environmental impact assessment (EIA), to justify the building's height and size.

Having endured years of construction, the residents will not tolerate it any more.

Now, there are more than 2,400 condo units (many still unsold), 1,600 hotel rooms, and four office buildings, putting the daily human traffic at possibly 15,000 people a day.

These people would benefit from a common green area, and technically this 67-rai land should provide 15,000 sq m. The law requires 1 sq m per person per residential area.

To meet the EIA requirement, the new project is using green area from the adjacent SG Tower office building.

The Mahadlek Residences plan has little room for green space of its own. The use of an existing building so a new project can sidestep the requirement to provide a 15% sustainable green area in a residential development shows the real project area is simply too small for 43 storeys and 516 units.

According to the project's EIA document, this land has only 10% of green area (11,083 sq m out of 107,468 sq m or about 6.9 rai out of 67 rai), and most of the existing green spaces claimed are mostly narrow strips of land fringing driveways and parking lots.

By law, sustainable green space means real, large trees growing on the ground, not hanging or vertical planting on upper floors with walkways excluded.

Therefore, the project's figure for "green space on the ground level", should add up to only 9,078 sq m or 5.6 rai (8%) of sustainable green space.

This practice in property development is, however, not unusual. Thai Rath newspaper says the St Regis on Mahadlek Luang 2 technically annexed the common road of Mahadlek Luang 2, as well as the green area of the nearby Four Seasons, in its EIA report to justify its 45-storey height.

They are about to do the same for the new 57-storey highrise that will replace the Four Seasons' beautiful outdoor pool and garden.

It appears that all buildings on Mahadlek Luang land have used _ and reused over and over again _ the 67-rai area to get EIA approval for their colossal buildings. The law that requires sustainable green areas is designed to ensure a healthy environment, not to be manipulated by property developers.

The residents now realise they are all partners in a fight for green areas. Not only the project area of Mahadlek Residences, but also the plot linking the ends of Sois 1-2 which is now a parking lot, should be replaced by trees.

This proposal may seem way out of line for some people, but residents vow to develop and maintain this park at their own expense. Developers should respect a neighbourhood's right to a good environment. They must show responsibility by joining in this noble effort.


Oraya Sutabutr is a member of Big Trees Group, a civic network campaigning for a greener Bangkok.

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