|Publication: The Times Of India Delhi;||Date: Feb 9, 2013;||Section: Times Property;||Page: 79|
NEW MASTER PLAN ADDS MUSCLE TO DEVELOPMENT In the new Master Plan 2031 of Gurgaon-Manesar Urban Complex, the land reserved for special economic zones has been annulled and this land will now be allotted to builders to make houses, malls, hotels and office complexes. ABHIGYAN writes
The recently-approved Master Plan 2031 of Gurgaon-Manesar Urban Complex is a boon for the realty sector as it has given more room for planned development of residential and commercial setups. In the new plan, the land reserved for special economic zones has been annulled and this land will now be allotted to the builders to make houses, malls, hotels and office complexes.
The new master plan approved by the Town and Country Planning Department of the Haryana government has projected a population of 42.50 lakh and a total urbanizable area of 32,988 hectares by 2031.
The development plan has earmarked 16,021 hectares for residential purpose and 1,616 hectares for commercial purpose. The industrial area would cover 4,613 hectares. Similarly, transport and communication facilities would have an area of 4,428 hectares, public utilities 608 hectares, public and semi-public facilities 2,027 hectares, open spaces 2,928 hectares, and special zones 114 hectares. Around 633 hectares has been reserved for defence land.
According to the new master plan, the residential areas proposed would be developed on neighborhood concept; that is , there would be an adequate provision for all community facilities and services within the sectors whose average net residential density would be around 250 people per hectare.
An area of about 50 hectares has been earmarked in Sector 68B for providing housing to low- and medium-income groups. Around 215 hectares has been reserved for a university in Sector 68, which would be set up by the government or its agencies. Around 135 hectares has been allocated for a bio-diversity park.
Reason to defreeze SEZs
The new draft development plan has done away with the earlier provision for SEZs.
Earlier, the industries and commerce department of the Haryana government had announced the award for 1,601 acres in this zone for a SEZ by the Haryana State Industries and Infrastructural Development Corporation (HSIIDC). Subsequently, the HSIIDC transferred 1,383 acres to Reliance Haryana SEZ Limited (RHSL) for development of a mega SEZ project over 12,500 acres.
However, the SEZs became unviable over the inability of the RHSL in purchasing and accumulating further contiguous land in the area, which was necessary for the project’s viability. The government then decided to get the HSIIDC land back from RHSL.
New master plan
The new master plan has mainly focused on three different issues like non-grant of licences on the certain land in Gurgaon-Manesar Urban Complex (GMUC), de-freezing of the SEZ zone and relaxation for development of TP (town planning) scheme in Sector 16, Gurgaon.
In view of CLU or licences on the certain land, some amendments have been made in the new development plan. Accordingly, the government can acquire the land sold by farmers to non-farming interests if it feels retention of good agricultural land at these places is desirable. The government should maintain the character of the land left out from acquisition as ‘agriculture’ with a clear stipulation that no licences be granted in respect of such areas.
The new master plan has now annulled the provision of an industrial area over 3,110 acres on the western side of KMP Expressway; it has now been proposed as agriculture zone with a condition that no CLU or licence would be granted in this area.
The SEZ area between NH-8 up to Delhi-Rewari railway line and the newly proposed V-2(d) road has been planned under different land uses and the rest of the erstwhile SEZ area has been proposed as agriculture zone.
The land, between Northern Peripheral Road (NPR) and Gurgaon-Pataudi Road and the industrial Sectors 36 & 37-B, already acquired by the HSIIDC has been proposed for industrial use while the acquired land in commercial Sector S8 has been proposed for commercial use. All these land uses are not affected by the mandate of the eco-sensitive zone of Sultanpur Lake, except parts of Sector 98, 95, 95A and 95B, which falls within the 5km limit of the sensitive zone, but outside 300-500 metre limit where no construction or restricted construction is permissible.
To develop intra-city Metro system in Gurgaon, Sector 56 and Sikanderpur will be connected by a Metro line of 6.5km. A high-speed Metro service has also been planned for the Airport Express Link between Sector 21 (Dwarka) and IFFCO Chowk (Gurgaon).
Keeping the mounting traffic in mind, a revised alignment of sectordividing roads of Sectors 76-77, 84-85, 81-81A-open space, 92-open space, 92-93-94-95 and 112 have been incorporated in the new development plan.
According to new development plan, the road above Sector 63A and 67A that ends up on Sohna Road will be extended. This road will work as a bypass of NH-8 in future and will relieve NH-8 and Sohna Road from heavy traffic congestion. A 60metre-wide road between industrial Sectors M3A and M4 will be further extended through the Aravali hills and the public and semi-public zones along the KMP up to NH-8. This will create a great loop which will provide commuters an option to avoid travelling on NH-8.
Vijay Gupta, the CMD of Orris Infrastructures, says: “The new master plan is sure to unlock value for many more new builders who took a chance on areas unknown and unsung so far. On an average, a land-lot acquired for Rs 25 lakh an acre in 2003 is now worth Rs 6-7 crore an acre. In some cases, the rates have crossed Rs 15 crore an acre!” Ashish Gupta, the MD of Gold Souk, says: “The master plan of Gurgaon-Manesar has been revised thrice in the past five years. Undoubtedly, the new master plan has much to do with how builders have been able to knock down many boundaries to spread their reach beyond the outskirts of Gurgaon.”
THE NEW MASTER PLAN APPROVED BY THE TOWN AND COUNTRY PLANNING DEPARTMENT OF THE HARYANA GOVERNMENT HAS PROJECTED A POPULATION OF 42.50 LAKH AND A TOTAL URBANIZABLE AREA OF 32,988 HECTARES BY 2031
THE DEVELOPMENT PLAN HAS EARMARKED 16,021 HECTARES FOR RESIDENTIAL PURPOSE AND 1,616 HECTARES FOR COMMERCIAL PURPOSE. THE INDUSTRIAL AREA WOULD COVER 4,613 HECTARES