Twist in forest laws 
The Punjab Land Preservation Act is being warped to suit the powers that be, says Chitleen K. Sethi

If taking someone for a ride could be quantified, this would be the biggest of them all.

In an audacious legal opinion, the Punjab Advocate General’s office has advised the state government that the central forest laws do not apply to the vast tracts of the Kandi land in the Shivalik foothills and conditions “foisted upon” the state by the Centre in this regard are “null and void and not binding on the state government”.

Concrete jungle comes up Every time the Punjab government announces that large tracts of land in the kandi area are going to be freed of the provisions of the Forest Conservation Act 1980, the rates of land on Chandigarh’s periphery skyrocket. Ever since the Advocate General’s office made its opinion on PLPA public, speculative buying of land in the forest areas has increased. Buyers expect the rates to go up once the strict forest provisions are lifted and the land is rendered open for free use. Despite the flurry in the market, one does not see it happening in a hurry, that is, if it happens at all. The Forest Department is sticking to its stand that the state government cannot give any relief to the residents of these areas without the prior approval of the Union government. The department has put the foot down against the AG’s opinion, going to the extent of suggesting that the PLPA lands should be rendered free of all illegal construction and used for forestry purposes only. Considered to be one of the most eco-fragile zones in the country, the Shivalik hills and the settlements they support are highly prone to flash floods resulting in grave damage to life and property. Other than the areas that were originally under habitation and cultivation (which the government claims were wrongly listed as forest lands), unauthorised construction has converted large parts of this area into a concrete jungle. The hurried creation of the Nayagaon NAC (Karoran and Nadah villages) last year by the Department of Local Bodies was also opposed tooth and nail by the Forest Department. The government was, as a result, forced to clarify that the formation of the NAC is conditional subject to the decision of the Supreme Court and all Forest Acts remain applicable in the area.

Penned by an Additional Advocate General and approved by the Advocate General, the opinion blithely overlooks a leading judgment of the Punjab and Haryana High Court on the subject - it seems the AG’s office is not even aware of the judgment - and also conveniently reinterprets a landmark order of the apex court to the state’s advantage.

Thousands of hectares of land spread across districts of SAS Nagar, Ropar, Nawanshahr, Hoshiarpur and Gurdaspur would ultimately be affected by the opinion, even though it relates directly only to lands in Karoran and Nadah villages on Chandigarh’s periphery.

Notified under the Punjab Land Preservation Act (PLPA) of 1900, these lands were recorded in the administrative reports of the Forest department as Forestlands “closed under PLPA”.

In its path-breaking 1996 order in the TN Godavarman case, the Supreme Court clarified the meaning of the word “forest” under the 1980 Forest Conservation Act to include not only forests as understood in the dictionary sense but “also any area recorded as forest on the government record irrespective of the ownership”.

The apex court also directed the state governments to constitute expert committees to identify forests areas.

Following this, the Punjab Forest Department filed an affidavit before the Supreme Court in March 1997, listing out the forest areas in the state. The state’s expert committee included the areas notified under the PLPA in this list.

However some years later, the government sought to withdraw parts of these areas from the list on the grounds that a ‘technical mistake’ had crept in while preparing the list. How and why the state’s original position before the Supreme Court was affected by a ‘technical mistake’ has never been explained. Nor was any one ever held responsible for it.

The government approached the Supreme Court seeking permission to delete over 65,670 hectares of land spread across 470 villages from the list of forestlands originally placed before the court. This land, the government claimed, was under cultivation and habitation before the December 1996 orders of the Supreme Court.

Refusing to bite the bait, the SC referred the issue to the Central Empowered Committee (CEC), the body set up by it to monitor all developments under the 1980 Act.

After years of haggling with the Centre, things came to a head last year, when in August, the Union Ministry of Environment and Forests (MOEF) approved the delisting of 707 hectares of land in Nadah and Karoran villages in the SAS Nagar district from the list of forestland.

The GoI however added an important rider to this decision, asking the Punjab government to ensure that “no commercial activity is permitted on such delisted land,” and that the land was used “only bona fide for agriculture and for sustaining the livelihood of the people.”

The Government wrote back to the Centre, asking it to reconsider the issue and to waive off the two conditions since the conditional approval “in no way served the purpose of mitigating extreme hardship being met by the inhabitants of these villages.”

The request for waiver was shot down by the MOEF in September 2006.

“The approval for delisting of land,” said the Ministry, “was given based on the Hon’ble Supreme Court order dated September 9, 2005, which, inter alia, stated that the lands to be considered for delisting would be such lands which are under bonafide agricultural use. The relief sought by the state government with regard to the delisting of PLPA lands other than those under agricultural use does not fall within the purview of the Central Government in view of the Supreme Court order dated September 9, 2005. The state government may, therefore, seek relief from the Hon’ble Supreme Court.”

This is where the dispute stood before the Akali government came to power and obtained the AG’s legal opinion on the issue.

Branding communication with the Centre on the issue as a set of “blank letters” the AG’s opinion proclaims that the areas notified under PLPA are not forestland at all and since the subject of “land” is contained in the state list in the Seventh Schedule of the Constitution, “no concurrence of the MOEF was ever warranted in law”.

No doubt, adds the opinion, the state government did seek the approval of the Centre, but “it was erroneously done on account of improper appreciation of law and facts of the case.” In fact, the Centre in imposing those conditions was “acting outside the scope” of the Forest Conservation Act 1980 as well as the Constitution. Even the state government’s plea for waiver of the two “void” conditions imposed by the MOEF regarding Nadah and Karoran was “under misguided legal and factual appreciation of the matter.”

The conclusion arrived at by the opinion is no less radical. The 1980 Act does not apply to the areas notified under the PLPA and the “conditions regarding the nature of use to which the said lands are to be put to, are not binding on the state government.”

Unfortunately for the AG’s office, the opinion is completely oblivious of the 147-page verdict of a Division Bench of the Punjab and Haryana High Court in the Forest Hill Resort Case decided in October 2004.

From the Constitution to the PLPA to the Forest Conservation Act of 1980, all issues over which the legal opinion ranges have been carefully dealt with by the High Court.

“There exists this overwhelm-ing material comprising government records of the state Forest Department,” ruled the High Court, “which conclusively establishes that the entire land of Karoran forms a part of the forest area of the state of Punjab... the management and control of the land upon which the prohibitory and restrictive regulatory measures in terms of notifications issued under the Sections 4 and 5 of PLPA have been imposed, is also vested in the state Forest Department. Therefore, for the purpose of identifying as to whether there exists a forest or not and whether a particular area is forest area or not, it is the records of the state Forest Department alone which are most reliable having been prepared by the subject experts.”

This clearly punctures the main rationale of the AG’s opinion that lands notified under PLPA are not actually forestlands but are so recorded in the Forest Department records merely for “administrative” purposes of “regulation”.

“Relying upon the expressions ‘forest’ and ‘forest lands’ as defined by their lordships in the TN Godavarman Case and the principles laid down in MC Mehta’s case (relating to the Aravalli Hills of Haryana”, pronounced the High Court, “we hold that the entire land of village Karoran which has been notified under Section 3 of the PLPA, 1900 and is regulated by the prohibitory directions under Sections 4 and 5 thereof, is a ‘forest land’ and attracts the provisions of Section 2 of the Forest Conservation Act of 1980, if sought to be used for non-forest purposes”.

Reacting to the AG’s opinion, the amicus curiae in the Forest Hill Resort case, Anupam Gupta said, “The opinion betrays an appalling ignorance of the Constitution, ecology and forest jurisprudence. Its shallow and over- simplistic treatment of the issue could land the Punjab Government in a serious problem and even invite contempt action by the Supreme Court. The state government will be well advised to ignore it completely.”

A check on vertical growth
Shimla to implement apartment regulation policy, 
finds out Rakesh Lohumi

Concerned over the unbridled growth of apartments following the entry of the private players in the housing sector, the town and country planning department has framed comprehensive regulations to discourage new structures along the main highways and on steep hill slopes.

As per the regulations for the development of apartments approved by the Cabinet last week, new apartments will be allowed only on hills having up to 30° slope to ensure stability. Further, apartments will have to be developed in the shape of complexes on plots having a minimum area of 1,000 sq m with a length to width ratio of 3:1 and not on ribbon development pattern, along the highways and main roads.

The actual area under apartments will not exceed 30 to 35 per cent and a minimum of 15 to 25 per cent will have to kept apart for plantation and landscaping and another 10 to 15 per cent for parks and open spaces. Besides 5 to 10 per cent area will be for public utilities, 2 to 5 per cent for commercial purposes and 20 to 30 per cent for traffic.

Under the commercial use, one shop per 150 persons shall have to be provided. These will include service shops like vegetable, shoe repair, dry cleaning, tailor, barber and general merchandise. The purpose of these shops will have to be clearly be mentioned in the plan and should be accordingly allotted after completion. Provision of toilets and urinals, one each for ladies and gents, will have to be made.

A maximum of six storeys, including parking floor, will be allowed with maximum permissible FAR (floor area ratio) of 1.75. However, the maximum FAR with respect to apartments will not exceed 1.50. The rest 0.25 FAR will be meant for public- semi-public and commercial purposes in view of the requirements of locality as well as surrounding areas.

The floor height of apartments could vary from 2.70 m to 3.50 m but the overall height of the building will not exceed 20 m. A parking space 18.00 sqm (one vehicle) will have to be provided for 100 sqm floor area. The maximum height of parking floor will be 3 m, including the depth of beam below the ceiling of the slab.

In case of buildings exceeding a height of 15.00, no objection certificate from the director of fire services and for more than 4 storeys and one parking floor installation of lift will be mandatory, while up to 4 storeys and 1 parking floor will be optional. The developer has to make provision of powers back up for the lift and general lighting within and outside the building at his own cost.

No construction will be allowable within a radius of 5 m from the circumference of an existing tree. The builder will have to ensure plantation of trees at least equal to the anticipated population of the area. Distance from highest flood level along rivers will be 25 m, khads 10 m and nullahs 5 m. As far as possible, local heritage imperatives will have to be incorporated.

The minimum access for an area of apartments with a population of more than 1,000 persons will not be less than 9 m (including walkways) and for colonies having a maximum population of 1,000 persons, the minimum access will be 7.50 m. Width and length of means of internal access for colonies of more than 1,000 persons will be 7.5 m up to 250 m length, 9 m up to 400 m, 12 m up to 1,000 m and 18 m for 1,000 m and above. Walkways of more than 1.20 m width will have to be provided on both sides of the main internal roads having a width of 9 m or more.

Work force seeks separate colonies
Migrant labourers live in chawl-like homes in Punjab, 
says Dharmendra Joshi

MOST of the Purvanchalis-migrant labourers from Bihar and UP have no option but to live in unhygienic conditions in rented accommodations in different parts of Punjab. Several Punjabis usually construct 10 to 12 small rooms in a plot of around 10 marla and give each room on rent to even four to eight Purvanchalis.

Raj Bihari Yadav, originally belongs to Sitabadiapur village in Bhojpur district of Bihar, tells The Tribune that he has been living with his four other companions in a small room in Kailash Nagar locality in Jalandhar.

Working in a brass metal factory near Kali Mata Mandir, Yadav says that he is just paid Rs 2,000 per month due to which he is left with no option but to live in such a condition as he has to make both ends meet.

Actually his case is not an isolated one. Most of the Purvanchalis working in different electroplating, pipe fitting, rubber, leather and other industries are not even paid minimum wages of Rs 2,525 per month, alleges Lalji Bhardwaj, state general secretary of Hind Mazdoor Kisan Panchayat. Hailing from Aajamgarh district of UP, Bharadwaj has been fighting for the rights of migrant, especially Purvanchali labourers in Punjab for last several years.

Besides working in different industries, several Purvanchalis are pulling rickshaws, working as assistant and labourers with masons and agriculture force in different parts of the state.

Over 15-lakh strong Purvanchali population lives in different districts, including Ludhiana, Jalandhar, Amritsar and Patiala of Punjab. Interestingly there are some pockets falling under Ludhiana and Jalandhar, which are known as mini Purvanchal, as they have considerable population.

According to a rough idea, nearly four lakh Purvanchalis live in different pockets of Jalandhar itself. Sixty per cent of them are from Bihar whereas 40 per cent from UP.

Meanwhile, Bharadwaj demanded that Punjab government should construct at least one colony in each district especially in Ludhiana, Jalandhar, Amritsar and Patiala for migrant labourers where they should be provided houses at much cheaper rates.

TAX tips
By S.C. Vasudeva
Family arrangement doesn’t invite tax

Q. In case of a joint family, property is going to be transferred to the brothers by way of family arrangements. Please let me know whether such arrangement amounts to transfer as per IT Act and would attract any capital gains tax liability.

- Hansraj, Chandigarh

A. A family arrangement is an agreement between the members of the same family intended generally and reasonably for the benefit of the family by compromising doubtful or disputed rights so as to preserve the family property and the peace and security of the family by avoiding litigation.

The family arrangements are covered by the principles, which are not applicable to dealings with the strangers and the family arrangement amongst the members of the family is for the interest of the family for a harmonious way of living.

The realignment of interest by way of family arrangement among the family members is not construed a transfer. No liability of capital gains tax should arise in such cases. It is a settled law that the validity of family arrangement is not to be judged with reference to whether the parties who raise disputes or claim right of certain property had in law any right or not (CIT vs. A.L. Ramanathan 245 ITR 494, Madras).

Therefore, in case the plot is acquired in the name of your son, the capital gains tax would be payable on the sale of the residential plot purchased by in 2001. The tax rate as applicable for assessment year 2008-09 on such capital gain will be 20 per cent plus additional surcharge of 3 per cent thereon. In case your total income, including capital gain, exceeds Rs 10 lakh, a surcharge of 10 per cent would be payable on the aggregate tax. The additional surcharge of 3 per cent would be added to the tax and surcharge as mentioned hereinabove.

Market value

Q. My query is regarding the taxability of Rs 18 lakh deposited with a nationalised bank in FDR account, which is renewed every year on March 1 (date of maturity). Is the above stated amount exempt under the wealth tax Act. If yes, is there any limit of period of deposit and the amount deposited? Please advise.

Secondly, how do I arrive at fair market value of the residential house on April 1, 1981? Your advice is to get the value of the house from some registered valuer. I expressed my apprehension that normally, the regd. valuer has no material to support his value in the absence of parallel cases of sale/purchase of land near the specified date. He simply writes that in his considered opinion, the value of the land/house as on April 1, 1981, was Rs. _________ which is not acceptable to the department. If I adopt the cost price of the house, which is Rs 2,40,000, the working of the long-term capital gains is as under:

2,40,000 x 519/100 = 12,45,600

The current sale price of the house is between Rs 2.5 crore and Rs.3 crore. The taxable L/T capital gains work out at Rs 2,37,54,400 (taking the sale price Rs 2.5 crore). Capital gains works out at Rs 47,50,880 plus surcharge at 10 per cent and education cess at 3 per cent. What precaution the regd valuer should take to arrive at the fair market value of the house on April 1, 1981, in the absence of supporting parallel cases of sale near the specified date. Please give your expert advice to legally save heavy capital gains tax liability.

- Nipun Sharma, Ludhiana

A. The answers to your queries are as under:

Any amount of fixed deposit with a bank is not exigible to wealth-tax. This is in accordance with the provisions of Section 2(ea) of the Wealth-tax Act, 1957. The said section specifies the assets, which are includible in wealth for the purposes of the levy of wealth-tax. Fixed deposits in bank for any amount and/or any period are not includible in the assets specified in Section 2(ea) of the Wealth-tax Act 1957.

The approved valuer has to value the property on the basis of some evidence. He cannot simply state in his report that in his considered opinion the value should be Rs__x___. He has to gather all possible evidence as existing on or about April 1, 1981, so as to come to a conclusion with regard to the valuation of a residential house as on that date.

I would, therefore, suggest that you might engage an approved valuer and explain to him the purpose for which the residential house is to be valued. He will have to go into the past records of the sub-registrar so as to obtain the necessary information or base his valuation on the circle rate if any, approved by the city administration. The evidence can also be in the form of various quotations from the reputed property brokers who have been in trade. Such brokers normally do keep copies of the sale deeds for the purposes of their own records and therefore such quotations should also help in determining proper value as on April 1, 1981.

The tax on the capital gain arising on the sale of residential house can be saved only if the same is utilised for the acquisition or construction of another residential house within the specified period or such capital is invested in the purchase of capital gains tax saving bonds within six months of the date of transfer. However the maximum amount of investment in a financial year in respect of such bonds can be up to Rs 50 lakh only.

The writer can be contacted at sc@scvasudeva.com

Bylaws go down the drain 
Buildings are now being erected on seasonal nullahs, Jagmeet Y. Ghuman reports from Parwanoo 

It’s free for all. Throwing norms to the winds, buildings are being erected haphazardly in the industrial town of Parwanoo. A random visit to the town shows how money and muscle power have twisted the infrastructure of this industrial town.

The town’s failure to accommodate new industrial units, which sought space after the announcement of the industrial package, has facilitated uneven growth of town. In fact, unplanned growth has now become a bane of Parwanoo, thanks to the toothless law enforcing agencies.

Rules are being shown the door by those building new structures. Parwanoo was planned for a population of 5,000 persons 30 years ago. Now the population has increased fivefolds, with no exact figure available about migrant labourers.

Land shortage came as main hindrance in the industrial expansion. As a result, the focus of the prospective investors shifted to the land in surrounding villages of Kamli, Khareen and Taksaal

First it was hills that faced the fury of unplanned development and then came the turn of nullahs and drains where construction malwa has been dumped on a large scale. Almost every nullah and drain at Parwanoo is choked heavily.

Examples of indiscriminate construction activities in and around Parwanoo abound. New buildings are not being designed according to area suitability. One such example is at Kamli village near Parwanoo. Here a huge building has been constructed by blocking the natural course of seasonal nullah. The building owner has laid an underground pipe for water flow. During construction, the owner turned a deaf ear to all protests by the villagers.

Ironically, underground pipe failed to accommodate the gushing water coming down the nullah after heavy rains recently. The water stormed along side the building, causing great damage to the slum area downstream.

Similarly another building in Sector 3, along the Kalka-Shimla national highway, has been constructed after cutting the rocky hills in an unscientific manner.

There are scars on hills along the highway at a few locations. This could be more fatal as Kalka-Shimla rail track just passes above these points.

GREEN HOUSE
Green grass across the fence
Satish Narula tells how to get rid of those yellow spots in lawns

IN some of the developed countries where sun and space are a constraint, properties are valued for the lawn and open spaces available. In India, we are blessed with good amount of sunlight and abundant space on which lawn can be laid. Growth of grass is also not much of a problem. What may eventually spot beautiful lawns is our topic of discussion.

Like any other plant, the lawn grass, ought to ‘smile’ during the monsoon period. What saddens the gardener is the dying, drying or yellowing of the lawns.

Reasons

Lawn is a place where soil may get compact due to lack of air and water. Accumulation of water, even for a few hours, may affect grass that becomes yellow after drying. In such cases, lawns need to be laid afresh. Such a condition may occur after a few years of lawn laying.

Yellowing may also depend on the lawn grass variety. Such an ailment may manifest in Korean or Nilgiri grass where the growth is too thick. As monsoon is the time when there is tremendous growth, skipping a mowing may cause thick tuft formation.

Repeated treading can also cause poor circulation of water and air at the base. The grass starts drying or yellowing. In such cases, do not miss mowing. Calcutta grass and Selection No 1 are the types fairly immune to drying because of their open-ended tops.

Even when the lawn is been laid afresh, spot yellowing may occur. This could be due to poor levelling done while grassing. After the rains, it is the accumulation of water in the depressions that causes yellowing. In such cases, the level has to be corrected by first marking such areas and then spreading sand in small quantities, repeatedly, within a gap of few days till the depression gets filled. Remember it has to be a ‘table-top’ levelling at all times. It is better to be careful at the time of fresh grassing.

Also make sure there is no weed left in the soil or else it may overgrow to camouflage the grass that may get yellow due to the natural competition for food, light and water.

Another very important reason is the infestation of white ants that may cause tremendous damage to the lawn. The grass becomes yellow at certain places where infestation is the most.

To control white ants, one has to treat the soil by evenly broadcasting Lindane dust on the surface before plantation. After the grassing has been done, one can treat the lawn with chlorpyriphos to keep white ants at bay. In the case of old lawns too, this helps. To do this, add three to four small lids full of the chemical in a fountain can and let your mali move the whole surface slowly, starting from one end of the lawn. This will sanitise the whole area. You can repeat the process after every two months or so. Do not add extra urea in over enthusiasm. This may also cause yellowing.

Despite all these corrective measures, if you still find spot deep yellowing in the lawn, then your dog’s misadventure of repeated urination could be a reason.

A grass lawn is like a canvas on which you can plan plants or make patterns. See the accompanying picture. Tiles have been used to make patterns. To give a renewed look, the pattern can be changed after every few days. It all depends upon your imagination. Tiles kept in the lawn go a little deeper in the grass due to weight and thus pose no problem at the time of mowing. However, edge manicuring of tiles are a must.

The writer is a senior horticulturist at PAU. His email id is satishnarula@yahoo.co.in

HOME DECOR
Bedazzling bedrooms
Devendra Malik peeps into the design aspect

B edroom should be an amiable place to unwind at the end of a stressful day. It should be a refuge from the outside world that should relax a person. Remember that a bedroom design should create a positive and lasting impression. Furniture, space, lighting, fabrics and paint colours all set mood and ambience.

Plan

Creating a plan can help decide where to place the bedroom furniture. Placing the bed is the main hurdle when planning the layout for a bedroom and a number of issues will influence the choice of spot.

Access: A double bed may require access for two occupants so it shouldn’t be placed in a corner. Bunk beds need clearance space for safety and access to the upper bunk.

Power points: Socket availability may dictate where bedside table, a dressing table or a TV unit is placed.

Door: Personal taste, Vaastu or Feng Shui may influence where the bed is placed in relation to the door.

Storage unit: Bear in mind that the bed should not be placed within the arc of opening wardrobe, doors or drawers.

The bed is the focal point of any bedroom. It should be in proportion to the size of the available space. Relaxation matters the most. Therefore, a bed should offer quality, style and a feeling of rest. There are wide selections of beds available in various styles, including, simple frame, sleigh beds, four-poster beds, canopies beds, iron or brass beds and upholstered beds.

The bed is the most important feature of a bedroom. The right style and size can unquestionably make a bedroom an inviting space. Dressing the bed is as important as placing the furniture. Linen doesn’t have to slavishly match other fabrics in the room, but attention to colour and textures will help in giving the room a sense of style. Layering the bed with folded throws and scatter cushions creates a cosy and welcoming environment when not in use.

Furniture myths

The bedroom has the longest list of supposed “must-have” furniture of any room in the house, but a crowded room looks untidy and is difficult to relax in. Consider these options:

Do all your clothes have to be stored in the bedroom? Clothes that are worn less frequently could be stored elsewhere, reducing the need for wardrobes.

n Is a bedside cabinet needed or will a shelf do?

n Must a computer workstation be kept in the bedroom? Some sleep therapists suggest even the presence of a computer in bedroom can lead to disturbed nights.

n Is a dressing table required if a bathroom vanity unit exists?

Decorating the room

Painting: If you want to create an inviting and cosy bedroom to relax in, choose one wall of the room as focal point to paint. Oranges, reds, pinks, and warm yellows are best used on rooms that have little or no direct sunlight. Blues and greens are a better choice for sunny rooms that may overheat.

Plants and flowers: Bringing life into your bedroom will freshen it up. Dressers and night tables make great spots to set small potted plants. You can even pick up flowerpots in various sizes and colours. If you don’t want the expense of fresh flowers, purchase artificial ones from the craft store. There are many different types of flowers and colours to choose from, and most look very life like. Fill up one or two vases and set them in different areas of the room.

Window treatments: Pull down those old, tired curtains or blinds and give the window a good washing. Hang new curtains or blinds, or go to the fabric store and select something that matches the colour of the room. Get enough fabric to reach the floor and sew one end to allow a curtain rod to slide through. Once the curtain is hung, drape it the other side and secure it with an unusual tieback, like a painted seashell or doorknob.

Pillows: Add decorative pillows in different shapes and sizes to your bed and chairs to add texture and patterns. You can buy these new, used, or even make your own.

Lighting: If you have a ceiling light, simply putting in a lower wattage bulb will give the room a cosy glow. For a new look entirely, update ceiling lights and fans. Lighting stores offer a vast selection of traditional items, as well as unique contemporary designs.

Flooring: If you have hardwood floors hiding underneath the bedroom carpet, it may be time to bring it back to life. If the floor is still in good shape, polishing should bring it up to par.

Rearrange furniture: Changing things around can make the entire room feel different. Try moving things where you wouldn’t normally put them for a bold new look.

Bedding: The bed is usually one of the biggest pieces of furniture in the room; therefore it tends to be the first thing you notice. Replacing an old set of bedding with something new can make a big difference to the overall look of the room.

Artwork and mirrors: Hang paintings or pictures in decorative frames, and choose images that replicate the things you enjoy. Mirrors can be used for decoration or to make the room appear bigger.

Declutter: Clearing away papers, books, boxes, and piles of clothes will make the room more inviting and comfortable. Store things at an appropriate place or give excess items away.

The writer is a New-Delhi based interior designer. His email id is devendramalik@yahoo.co.in

Estate talk
Bungalow zone for Gurgaon
Raheja Group’s Raisina and Vedaanta projects are unique in many ways, says R. Suryamurthy 

THE Gurgaon Master Plan 2021 is bringing high hopes for residents of the fast flourishing Cyber City, Gurgaon. The New Gurgaon Manesar Master Plan is known to have inspired by the Chandigarh town planning model.

The upcoming areas will now be much more modeled as the Chandigarh’s self-sustaining sectors, each constructed over an area of 200-300 acres.

Within months of the plan being notified, Raheja Developers has become the first company to receive licences to launch housing projects in Gurgaon. The group plans to launch close to 6,000 apartments for different segments of the society in the coming weeks.

“We are now launching two projects, Raisina and Vedaanta, which cater to different segments of the society,” says Navin Raheja, chairman and managing director of the company.

He said Raisina in Sector 59 (DLF Golf Course Road) is targetted as a high-end project. As the name suggests, it would revive in glimpses the feeling of the bungalow zone of Delhi. That architecture in the Raj era was a mixture of Indian and colonial lifestyles, a new way of living.

The site for Raheja Raisina in Sector 59, Gurgaon, is flanked by the same extension of the ridge. “Also, like in the past, the Raisina Hills was face to the major crossings of the Kingsway (Rajpath) and Queensway (Janpath), Raheja Raisina is witness to the crossings of the Golf Course road and a 160 m wide Ring Road of Gurgaon. Hence the metaphorical connection,” he said.

In the bungalows that Lutyens designed for the bureaucrats and diplomats, the use of double height spaces, open green spaces, and terraces to dine is quite iconic. He said the new concept of Raisina is the bungalows in the sky.

Navin Raheja said the Vedaanta project in Sector 108 would be a complete complex is going to be built over 10.67 acres of land and is going to be a mix of high-rise and low development.

Using materials like imported floorings, fittings and finishings, Vedaanta is only going to be for the beckoning few who appreciate affordable quality. The landscaping is a predominant part of the complex with maximum condos getting a direct view of the central landscape and pool areas.