Corona Lock down and Schools

Corona Lock down and Schools

Dr Nasir Javed

The revelation of Quran started with the word Iqra. Read.  

The schools and all educational institutions are closed for 3 months at least, may be more. Loss of students’ time might be a bigger collateral damage than even the economy.

In the current scenario, apart from health (including the psychological issues of anxiety, depression and stress), the two key sectors of society and government that are worst affected by the lock down are economy and education. 

First the Education:

While schools were closed abruptly, there was no preparation, like we have prior to summer vacations and thus students and their parents are at a loss as to how to compensate for this loss of time. And this is irreparable loss. We also need to keep in mind that the quantity and quality of our education as a nation, is one of the lowest, even when the schools are open. Hence the worry is more serious. Presence of directionless kids at home is a cause of considerable stress for the parents as well, especially when the young & immature minds are being constantly bombarded with morbidity & death related news & discussions.  

Some of the higher learning institutions and high-end private schools are resorting to e-learning through online modules and lectures. Well done. While this is certainly appreciable, what about the more than 95% schools that won’t / can’t arrange this. Even Government is talking about e-learning. Not all students would have the luxury of net or computers to benefit from e learning. This elite thinking is similar to the one of city planners, who build just underpasses & signal free corridors and no pedestrian walkways. Same elite thinking is working here as well. The divide between the haves and the have-not’s shall further widen. Justified?

By the way, do we have any idea of the way majority of the schools in Pakistan are functioning? The quality of teaching, teachers, facilities and learning techniques? I am referring to around 100,000 public schools and another 100,000 private schools. Now whenever someone talks of private schools, we only think of The City school, Lahore Grammar, the Beaconhouse and the likes. Again the same elite mindset. This type of schools cater to less than 10% (max), of the private school students. More than 90% of private schools (around 90,000+) are pseudo English medium schools, where quality of content and teaching is pathetic, with most of the teachers, just educated and untrained. Majority have a lower standard than most of the public schools.  We need to cater for this 90% as well, may be on priority.

Starting April 01, the Government of Punjab has initiated the Taleemghar online and cable series. I have seen some of the ‘animated videos’ on Youtube, https://www.youtube.com/watch?v=JSqvoxWiOwA as cable TV in my area still has no such channel. Honestly speaking, found these quite boring with unnecessary music and lifeless animations. Who plays music in a class room? These might be good for pre-school & KG kids. But here we are talking about very serious curriculum to be covered from class 1-12, and these animated cartoons are certainly not suitable.

Why do we jump straight to hi-end IT based systems, when simple tools and technologies are available, much less expensive and many times more accessible. Let’s approach the problem, in a more practical manner, closer to reality, with a wider access.

Government should plan for a Television based learning program. Setting up a satellite channel is not a rocket science, and neither requires any World Bank Loan. There are already many channels and government can even lease some of these. (Would have side effect of reducing some anxiety and tension, if we close some of these fear spreading channels!).

Am sure we do realize that TV is the most powerful & pervasive medium that we have. In many cases, even more powerful than internet and social media. So let’s make use of this simple tool that is available in most of the houses. If we can afford full time channels for sports, cricket, old movies, drama, music and what not, why not these five or six channels for the most critical necessity.

We have the experience of Allama Iqbal Open University and the Virtual University. All we need is a good teacher, a few students, a green board and a chalk. A couple of students in the room, sitting at a distance, would be needed for question answer as this improves learning. A teacher in an empty room is less effective. The teacher should teach these students, just like in a normal school. Video record these and make a library, cataloged class wise, subject wise, chapter wise and session wise. These should be exactly in accordance with the syllabus and text books, so students can relate to these and cover their syllabus.  Some of the good examples are  https://www.youtube.com/edkasa ,  https://www.youtube.com/watch?v=dci5dbTpWwA  https://www.youtube.com/watch?v=XAedHfzkuM8 , or even this one https://www.youtube.com/watch?v=pncGpyOin_M .

We need six satellite channels to broadcast these lectures, according to a fixed time table. One channel for class 1-5 Urdu Medium. Second for class 6-10 Urdu medium. Third for class 1-5 English medium. Fourth for class 6-10 English medium. And fifth channel for Intermediate classes.  

There is also a serious need for teachers’ training. The teachers are free for these 3 months. Let there be a sixth TV channel dedicated to teachers training, with a structured curriculum for these 3 months. Once the situation returns to normalcy, the teachers be asked to appear for an examination, based on this curriculum, with an incentive for those who pass.

The TV schedule shall keep students under a regime and they would follow these time schedules and this discipline is critical. The flexibility of online modules is not suited for school level.  The scheduling should be such that every student gets a 30 min session followed by a 30 – 60 minute break. This scheduling shall facilitate that if a family has students of different classes, each one should be able to get around 2-3 hours a day, with breaks. We can start at 8 am and continue till 6 pm.  

Every day the sessions should end with some homework as well, like a normal school. Parents would be happy to supervise this home work.

On a weekly basis, there should be a test, based on what is taught and on Monday, the solution should be shown on TV. Thus students can self-mark the test, or seek help from parents and elder siblings. Weekends could be used for revision of sessions, in case someone has missed or is a slow learner.

Once the system is settled, this can continue during summer vacations and even after that, to make up for the lost time and even as a permanent feature for improving the overall quality of learning. We certainly need desperate measures to improve the quality of our education, not only for the elite classes, but for everyone. 

Quality education is the best social equalizer, in the long run.

University students are mature and educated enough to be catered through online learning modules and lessons and HEC can support and regulate them.

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A sustainable model for Shelter Homes Dr Nasir Javed

A sustainable Model for Shelter Homes

Dr Nasir Javed 

While the Government’s vision for building shelter home in cities is a commendable initiative, there are fears that an incomplete evaluation of viability and lack of attention to details may hamper the long term sustainability of the project. As is the case with countless well-meaning initiatives past administrations have taken, the question is often raised of a future when the Prime Minister is gone or is tasked with more pressing matters? 

Considering the rapid rates of urbanization and population growth, are these shelter homes meant only for a few thousand or aim to scale over a given period of time? While answering these questions, it is also imperative to study, analyze, and import sustainable practices from similar models abroad while mapping the institutional design. The following key elements of the design need to be addressed, upfront: 

Sustainability is the fundamental concern. This could stand a better chance, if simplicity seeps into every rung of the supply chain. It is imperative to favor standardization by choosing simple building designs over lavish photo-opportunities that boast concealed piping, cosmetic touchups, and require high energy costs. Architectural insights need to play a role in designing weather-protected and well-ventilated spaces that minimize maintenance costs. High ceilings, thick walls, ample fly-proof windows and preferably verandahs on east & west are some of the energy saving factors.

  

The same approach would also favor the usage of cotton-filled razais over blankets as they are easier to sanitize and re-use over a longer period of time. The fancy razais we see in the photo shoots would be difficult to store and wash.

Some of the shelter homes are being furnished with foam mattresses, which again would become smelly and unhygienic in less than a season. Charpais offer benefits while remaining versatile, easily moveable and storable.

Attached bathrooms with concealed piping are difficult to maintain, even in private homes. It is easier to build and maintain a row of separated bathrooms, with open pipelines instead of attached bathrooms which requires more complex plumbing.  

Determining the criteria for occupants is critical for these facilities. The most important element of these homes is the people living there. We need to have a robust system to manage entry and exit. Who is allowed to live there? Some people would be random visitors, like for a night or two, while some are likely to be permanent residents, like handicapped, old and mentally unwell. A third category is daily laborers, who would find it less expensive than renting a room. This would perhaps mean having a diverse category of homes, depending upon the inmates’ categories ranging from permanent destitute homes to emergency night stay places during extreme weather.

We need to a daily monitoring of every inmate, to make sure that everyone is not only properly looked after but to ensure that the neediest benefit, as demand would always outnumber supply. In addition, we need to avoid these homes from becoming hideouts for criminals. We need some skill building activities for able bodied job-less adults. We need to have a program for graduation of these able bodied men to move out, once they can afford to and are made capable of. A networking with appropriate programs and NGOs would be necessary.

A simultaneous step that is absolutely essential is to strict enforcement of the ban on beggary. While most of the street beggars form part of organized mafias, who need to be just removed, the small category of genuine destitute should be accommodated in long stay shelter homes, with plans for skill building and job opportunities. This could be a major step if we can make our streets and signals beggar free.

Keeping all this in mind, the management of these homes is as important as the facilities being provided. Who shall run these homes is a big question mark. The traditional mode of dumping this function to the DCs and ACs might work as a campaign and offer short term political mileage, but we all know is not sustainable. Perhaps the best option could be to make a role for registered and well reputed NGOs, CBOs and even Mosque committees of the nearby mosque. The work requires empathy and a regard for higher human values, than mere bureaucratic management. A formula for making payments on type of facilities and number of beds could be worked out for payments. However, a supervisory committee, under some local minister, MPA, Mayor or even DC could be formulated for monthly inspections and complaints redressal etc.

All said and done, the million dollar question still remains, as to how to finance the whole initiative with a sustainable model. The government won’t be able to finance it, we all know. Pakistan is one of the countries with the highest charity rates. The government can place separate charity boxes at mosques, mazaars, markets and even roadside for people to donate. Once we all see the system working and no beggars on the streets, there would be no shortage of funds. Let the Government provide seed money of a few billions from the poverty alleviation & ehsaas fund, make a trust of the same and enhance it on charities. Transparency and quality of service is the best bet, with a central Trust Committee to manage the funds.

Last but not the least, this all requires some institution to manage this huge system. But institutions requires regulatory framework. The past history shows that we often forget to make this framework and just rely on verbal orders, PowerPoint presentations, minutes of meetings, directives and increasingly, social media tools. This is never enough. So we need real good rules, regulations and SOPs. Let’s spend some good time and effort with expertise to develop a sound set of these rules that govern all this system.

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Heart or the Mind ; Where do our Thoughts Originate

Heart or the Mind

Where Do Our Thoughts Originate

Dr Nasir Javed

Human beings are blessed that they can think. Psychologists say that in a normal day the number of thoughts is anything from 50,000-60,000. Most are repetitive, and many are new. Cognitive psychologists and neurologists believe that all this happens in the Brain or the Mind. However, there is a competitor in the body…. Our Heart.  Yes. The latest scientific research is gradually discovering that the real ‘conscious human being’ resides in the heart and may be that is also the seat of the human soul. And that is where our thoughts originate and perhaps reside. The mind is just a processing machine.  

Does this debate have any practical implication or is it just a theoretical research? The answer is yes, it has a practical aspect. A subsequent blog would attempt to show, how conscious thought management can lead to cure for many psychological & physical ailments. And a happy & successful life.

Human brain has more than 100bn specialized cells called neurons. The interaction and communication between these neurons process the intellectual functions and regulate the body functions.  Brain has a conscious mind and a subconscious mind…. But these aspects in a later blog.

The Heart itself has around 40,000 neurons within it and this is the main connection with the brain, with which it has a two way communications.  The traditional concept has been that brain regulates the functioning of the heart, which we were taught was just a mechanical pumping equipment. However, the latest research shows that there is more than this. It may be that the heart regulates the functioning of the brain.

Let me provide 3 pieces of evidence:

1: The Heart Develops 2 weeks before the Brain: In the embryo the heart starts beating in the 4^th week, while the brain develops in the 6^th week, thus showing that the heart is capable of functioning by itself. In human embryos the heart begins to beat at about 22-23 days, with blood flow beginning in the 4th week. The heart is therefore one of the earliest differentiating and functioning organs.[1]

3: Heart has a memory of its own:

Yes, the heart has a memory of its own, distinct from that in the brain. Let me share a true story, presented in an International Psychiatric Conference and verified independently.

The Heart That Found Its Body's Killer

‘’……. a psychiatrist came to the microphone during the question and …. struggled to speak through her tears…..

….she said, "I have a patient, an eight-year-old little girl who received the heart of a murdered ten-year-old girl. Her mother brought her to me when she started screaming at night about her dreams of the man who had murdered her donor. She said her daughter knew who it was.

After several sessions, I just could not deny the reality of what this child was telling me. Her mother and I finally decided to call the police and, using the descriptions from the little girl, they found the murderer. He was easily convicted with evidence my patient provided. The time, the weapon, the place, the clothes he wore, what the little girl he killed had said to him . . . everything the little heart transplant recipient reported was completely accurate." [2] (Published in the Book “ The Heart s Code”, by Dr Paul Pearsall )

2: Not only that it has a memory of its own, it has a very strong Electromagnetic Field that connects it with other human beings, with the EM Field of the earth and with the universal EM field.

The heart has an electromagnetic field which is 5000 times stronger than the brain and can be measured even 15 feet away from the body[3]. Thus every person has an electromagnetic field of around 15 ft radius. This electromagnetic field defines the ‘virtual body’ of a person. The electromagnetic (EM) field has the potential to interact with EM field of other individuals in the vicinity and also with the Universal energy field.

Another point to ponder is that thoughts not only originate in the heart but also ‘come from somewhere’… what the poets call ‘aamed’ , mystics call ilhaam, etc and all of us at some point in time must have felt. This also is the transmission medium for telepathy, clairvoyance and other Extra sensory perceptions.    In other words, we are all connected with a really BIG universal network, where the heart functions as the SIM Card. The disconnection of service results in death…. There could be numerous sources of networks that keep sending signals to our heart.

No wonder, why the Quran mentions heart at 133 times, while there is hardly any mention of the brain.  

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[1] https://embryology.med.unsw.edu.au/embryology/index.php/Cardiovascular_System_-_Heart_Development

[2] P A U L P E A R S A L L , P h . D.; The Heart’s Code. Braodway Books, New York; 1999

[3] https://www.heartmath.org/resources/infographic/mysteries-of-the-heart/

Domestic Commerce: Out of City Retail Parks

Domestic Commerce:

Out of City Retail Parks

Dr Nasir Javed

As per the Bureau of Statistics Economic Survey 2018-19, the whole sale and retail services contribute around 18 percent of the GDP, almost as much as agriculture. It still has great potential for growth. A number of interventions can accelerate this growth.

While export oriented growth and foreign exchange reserves are vital for the economy, a much less emphasized & discussed sector is that of domestic commerce. A country with more than 220 millions of people offers a great opportunity for producing and selling domestically that would lead to value addition in goods & services and significant job creation.

Success of shopping malls like The Forum, Dolmen mall, Centaurs, Packages & Emporium etc in the large cities of Karachi, Lahore, Islamabad and now even in smaller towns[1] (For example the Mall of Mandi Bahuddin… a 14 story complex in a town of less than half a million) is a proof of the growing demand for this kind of ‘shopping / eating / entertainment combo’. However, almost all of these malls are located on the most precious commercial city center areas, mostly occupied by top brands, that need to be air conditioned and have challenges of car parking & congestion in the neighborhoods.  Let’s take this ‘shopping / eating / entertainment combo’ to the open areas.

Pakistan is blessed with at least three strong factors for rapid growth in domestic commerce. One, a very large consumer base of 220 m with at least 50% living in rapidly growing urban areas. Secondly, for most regions of the country our population centers are located close by; forming clusters. The 3^rd factor is the 2000 km of functional Motorways & another 2000 km in the pipeline. These three factors, put together, make a strong case for a flourishing opportunity of domestic retail. This is how it can be leveraged: 

The motorways’ and the population clusters around Motorway interchanges offer a golden opportunity for establishing ‘Out of City Retail Parks’. The US, UK and many other countries have developed such parks which offer good attractions, especially over weekends. (The Cribbs Causeway Retail Park Bristol;  https://en.wikipedia.org/wiki/Cribbs_Causeway). Compared to the west, we still have an advantage of the higher population densities and a large potential to reach a saturation point.  

http://www.cushmanwakefield.co.uk/en-gb/case-studies/2017/10/sainsburys-west-end-retail-park 

Along most of the built Motorways, we can have this kind of Retail Parks at almost every 200km.  The concept is that it should be located close to a Motorway Interchange, within a ‘days trip’ of the major cities / towns.  What we need is around 100-300 acres of land close to an interchange. Needed would be basic development of road network and plotting, into 1-3 acres plots, with ample paved surface parking, (paved with pavers like we have on the M2 interchange areas).

Development & Services: Connect the park area to the motorway. There would be large surfaces available for solar panels to generate local electricity. In most areas ground water can be provided. We can easily establish a small waste water treatment plant to make it fit for agricultural purposes for surrounding lands. Rain water could be saved and used for non drinking purposes, making the park a completely environment friendly green facility.

To reduce the ‘entry & exit barriers’, we can offer plots on 10-30 years lease to the retailers, provided they construct within a year. Sale and purchase of plots needs to be banned, to avoid getting investors and speculators into the market. Since it is usually single or double story construction, it could be pre-fabricated and quick to install.

The kind of stores: Clothing stores, factory outlets, furniture shops, handicraft stalls, door/windows and bathroom/kitchen accessory stores, super markets, farmer markets/ itwar bazaar, used car sale markets, car boot sale areas are some of the businesses that would jump to these places, being much less expensive than city center malls. Added would be food courts with outdoor (shaded & open) sitting areas. Even marriage halls can be built for nearby towns & villages.

In addition to the food court areas, there is a need to develop attractive public spaces, with ample free parking and free seating, where people can just sit & relax. On weekends and holidays; there could be other outdoor entertainment opportunities, like Street theater, Musical concerts, Outdoor movies, and much more. The entry would need good controls to provide security and avoid beggars and drug addicts. Shopping addicts would be welcome…. The architecture of the park and especially the entrance gates etc should be reflective of the regional & local culture and not bland western style.

For people who don’t have cars, comfortable buses could operate on regular basis from selected points of the cities in the region.  

Each park could generate up to 10,000 direct jobs and many more indirect jobs, with a significant contribution to taxes and GDP. Interestingly, most of the investment is private investment, with minimal burden on the public funds, with much higher returns.

Site selection is a bit of issue that requires careful planning. A spatial analysis using satellite imagery would help in locating the most appropriate sites. Criteria should be that the region (a circle of around 100km radius) should have adequate population; land suitability in terms of water source, cost of land and flood vulnerability etc. Roughly speaking we can have one between Lahore & Islamabad, and one between Islamabad & Peshawar. A very rough estimate has shown that there is around 15-25m population that would be benefited by each of these retail parks…..what a consumer market. Similar areas can be planned for rest of the motorways.

Who would do it: The federal Ministry of commerce has just one bullet point on domestic commerce, which says:

Domestic commerce reforms and development in collaboration with other Ministries, provincial and local governments.[3]

At the provincial level, the Board of Investment and Trade could be made responsible for this kind of intervention that requires a fair amount of fast track processing and management. Local governments would need to be taken on board, for provision of services, master planning and land use governance.

This proliferation of organized retail markets would have a trickle-down effect into smaller towns and rural areas, where retail marketing would be benefited, in terms of the quality of services.

In due course of time, there would be developing small private housing schemes for the people who would have jobs in these parks. Therefore it is important that planning for these areas around the parks be made in the original plan, to avoid mushrooming & slums.

All these interventions can be managed within 2-3 years, and we don’t need any IMF, donors or any huge public sector investments.

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[1] http://www.alasarmallmbdin.com/

[3] Government of Pakistan Rules of Business 1973

Narrowing the Tax Net

Narrowing the Tax Net

Dr Nasir Javed

Yes. I mean ‘Narrowing the tax net’… not broadening.

A teacher asked his class, what is a ‘Net’… The best answer was, ‘A large number of holes, tied together with many ropes’. In fact it’s the size of ‘holes’ that determines the efficacy of the net. If one wants to catch more fish, the holes are made smaller (narrow) and not wider. Making holes smaller, means putting some more ropes. In terms of Tax –Net, it means more data, data analytics and data integration.

There has been a plethora of discussion on bringing more tax payers into the FBR net and on documentation of the economy. Both these objectives are inter-related and require robust data. 

By tax I mean all kind of ‘public dues’… from water rate, to property tax, to provincial duties to all FBR dues.  We should target that everyone pays all such dues, user charges and taxes. 

Who is a tax payer? In general, taxes are either:

1.       Individuals (person based)  or

2.       Businesses (property based)

Almost all businesses (manufacturing, services, utilities etc) are ‘located somewhere’ in the country. So essentially all tax liabilities can be linked to either a Person or a Property.  

Now that we have documented almost all ‘persons’, under CNIC and NADRA data bases, what is needed is to ‘create a similar database of all properties in the country. This requires a ‘central property registry’. That means a comprehensive data base of all properties in the country, just like NADRA has a registry of persons.

And it’s a fairly simple process. The Bureau of Statistics Pakistan has a comprehensive coding system for population census that includes a Province code, a district Code, a tehsil Code and a Mauza code for rural areas and a block code for urban areas. Based on this coding system we can develop a computerized Map based code for ALL property units in the country…. Including all land parcels and all buildings, houses, flats, shops, industries etc. This code would be something like this:

Province		District			Tehsil				City		Ilaqa			Ward		Block		Street		Plot
1	1	1	1	0	1	1	1	0	1	1	1	1	1	1	1	1	1	1	1	1	1	1

This registration and coding of properties would be prepared using Satellite Imagery linked GIS based maps, so that NO land parcel / property is missed. Since this is a Spatial Database, we can establish a younger sister of NADRA, called SIDRA. (Spatial Information & Data Registration Authority).

Now all business transactions and dealings with the Governments and their authorities & agencies, (Local, Provincial & Federal) must be linked to this PIN code. The Electricity connection and bills, Gas bills, ptcl, water, bank loans, mortgage, sale-purchase, SECP registration etc MUST include this PIN code in all documentation, permissions, NOC, licenses etc….. just like we use CNIC for all personal transactions.  

In Punjab, while computerizing the Urban Property Tax system, this kind of coding has been introduced for more than 4m property units, though currently being used for limited purposes. The SIDRA can easily replicate the system and achieve full documentation in a few years time.  Just like CNIC, the SIDRA should issue PIN Cards. (Property Identification Number Cards) and in addition provide every property owner, with a metallic plate of the PIN card to be affixed at the gate / door.

Once this is achieved, we now need to integrate the NADRA data base, with this SIDRA database and that practically means ALL government transactions and business dealings are documented and mapped.   So almost all databases and transactions and businesses would be comprehensively documented. Just imagine if an authority knew the location, area, use, utility bills, all business activities, kind of business, etc for each and every property in the country and that too mapped, providing innumerable data analytical opportunities. The data generated from all these data sets would provide excellent triangulation and cross checking that would make it very difficult to avoid any taxation. 

This system shall have other benefits as well, in regulating the land and property markets, eliminating fraud and embezzlement and improving revenues of local governments as well. Not only that but mapping and time series analysis of the businesses would help us achieve economic planning and evidence based policy making, including regional GDP and disparities.

Last but not the least, every property owner should be made to pay for the issuance of this PINC, so no loans or public funds are needed and only those would pay who can afford it.

PS:          The PIN Card is ONLY for Identification of property and would not be a replacement for ownership documents / Registration deed etc….in the beginning at least.

Going High Rise in Cities

Going High Rise in Cities

Dr Nasir Javed

The Prime Minister Imran Khan has directed the cities to save agricultural land from further urban development and focus on building high rise instead of urban sprawl.

In principle very good guideline for smart urban planning.

As in most cases, translating a policy principle into corresponding zoning & building regulations is a challenge. It is highly probable that without much expert advice or any kind of analytical work, the Local Governments and Development Authorities would amend the existing bye laws, relaxing the height restrictions in many zones across the city…. The result might be a bigger problem.

It is also probable that some experts and NGOs would start lobbying against this change in bye laws, and insisting on low rise developments, in the name of poor infrastructure, environment and culture. And one conclusion is for sure that both would be just lobbying, with little data or evidence.

The current blog doesn’t offer space for a detailed discussion on the subject, being a complex one and requiring much work. However, I would like to highlight just 2 relevant points.

1: The issue of urban services & utilities:                   The argument against going high is the lack of urban services and facilities, like road, water, sewerage, drainage and parks etc. Yes. That is a constraint. But in most cases of urban re zoning & redevelopment, the most critical constraint is that of road and mobility, especially in car based cities. All other services can be managed / upgraded.  

2: How to prioritize high rise zoning.  Currently the LDA regulations permit height on the basis of road width…. unfortunately not a very efficient formula. The solution is to link high rise zones with the routes of mass transit. The Orange line and the BRT lines have the capacity to carry thousands of passengers per hour. However, the most probable commuters on these lines are people who can walk to and from the BRT / OL stations, while commuting from their homes to offices / shops. The evidence suggests that if people have to take multiple vehicles (from home to stop, Speedo, BRT Speedo, walk etc), they are not likely to use the BRT.

Almost all over the developed world, areas within the walking distance of BRT stations are most expensive for this reason and are permitted mix use high density development. The Ahmadabad BRT lines are a classic example, where building bye laws were revised and within five to ten years, the entire landscape transformed into medium to high rise re developments. So did happen in Vancouver and in many other cities.

Lahore has more than 50 BRT/OL stations. Area within a circle of 0.4 -0.6km radius is the golden zone. What the LDA need to do is to carry out a survey of the existing land use for each of the zones around these stations and make a proposal for allowing upto no limit height constructions in this zone. Each of the 50 circles would need to be identified and selected as residential, commercial or mix use, depending upon the location and other factors of urban planning.  Each of these zones would be around a 1000 -2000 kanals, of which at least half could be built up area.

Thus we get a high Rise zone of almost 20 - 40,000 kanals of high rise mix use buildings. And the beauty of this development is that since it would be very close to these mass transit lines, would make passenger counts attractive and won’t cause as much car congestion, as would be if high rise are allowed across the city.

Last but not the least, government won’t have to spend money, as enhanced taxation on these lots should be more than enough to pay for the infrastructure upgrade. In fact, the real cost of infrastructure upgrade (the BRT & OL) has already been paid. Now is the time to reap dividends. Perhaps there would be hardly any need for new hosing colonies on green lands for a decade at least.

PS: This doesn’t preclude allowing other areas as medium to high rise zones, but their need would be limited and should be well planned.