Zone L: Zone of op­por­tu­nity, in­fra­struc­ture a chal­lenge

HT Estates - - NEWS -

Zone L is lo­cated in south west Delhi, close to Dwarka and New Gur­gaon. It com­prises of the last pe­riph­eral vil­lages abut­ting Delhi and Haryana. There are 21 vil­lages in the green belt area and 37 vil­lages in zone R (res­i­den­tial). This means that in­fra­struc­ture will come up here later than in other ar­eas. This zone en­com­passes 21933 hectares, out of which the green belt cov­ers 10322 hectares and 11611 hectares is avail­able for ur­banised de­vel­op­ment.

The R zone com­prises of about 50% to 55% of the to­tal land avail­able. Well known de­vel­op­ers have ac­quired large land parcels in Paprawat, Pin­dawalan Kalan, Ch­hawla vil­lages etc.

Some parts of the L zone are to be de­vel­oped for pub­lic, semi pub­lic, ser­vices and other use zones as per the zonal de­vel­op­ment plans. Once the lo­cal plans are no­ti­fied and the de­vel­op­ers ap­ply for con­ver­sion as res­i­den­tial or com­mer­cial as per zon­ing, units in this area can be sold for any­thing be­tween R3000 and R5000 per sq ft.

The L zone is ex­pected to con­trib­ute around five to six lakh dwelling units that will in­clude both group hous­ing and town­houses.

The pol­icy on farm­houses/coun­try homes was passed by the Delhi De­vel­op­ment Au­thor­ity (DDA) last year. Yet to be no­ti­fied, it al­lows con­struc­tion of coun­try homes on a min­i­mum plot area of one acre as against farm­houses, which can be built cur­rently on 2.5 acres.

As of now, land in this area, which is as close to south Delhi as you can get, costs about R2 crore to R6crore per acre.

The land prices in th­ese ar­eas have al­ready ap­pre­ci­ated 100% in the past year-and-a-half.

As of now, the L zone seems to be an at­trac­tive in­vest­ment des­ti­na­tion . Many vil­lages in­cluded in the ‘green belt’ are close to Gur­gaon’s sec­tors 104, 107, 108, 110 and 111 and are lo­cated left of the Na­jaf­garh drain that runs along the green belt vil­lages. The Delhi gov­ern­ment is de­vel­op­ing the Har­itima Tourist Com­plex in Kan­gan­heri for set­ting up an ad­ven­ture sports com­plex and an eco park. DDA is com­ing up with a state-of-the-art 18-hole golf course spread over 173 acres in Dwarka, a sec­ond diplo­matic en­clave is to be de­vel­oped as part of Dwarka Phase 2, the Indira Gandhi In­ter­na­tional Air­port is close by, two roads UER1 and UER2 have been pro­posed to run along this zone.

A four-lane road from Dwarka to Dhansa-Badli-Jha­j­jar has been pro­posed. The project will cost R230 crore. This 43 km road will start from Jha­j­jar in Haryana, pass through Badli, the Dhansa reg­u­la­tor to­wards Na­jaf­garh and Dwarka Mor. At present, this road is a 19 km, twolane stretch from Jha­j­jar to Dhansa reg­u­la­tor and a 25 km sin­gle stretch from Dhansa reg­u­la­tor to Dwarka Mor. Both Delhi and Haryana gov­ern­ments have given ap­proval to the project.

Un­der the zonal plan of zone L, al­most 900 acres have been ear­marked for a wa­ter reser­voir. Buy­ers de­sirous of buy­ing land in the area should seek ad­vice and make sure that the land they are plan­ning to buy will not get ac­quired or sub­merged. They also need to keep in mind that about 15% of the area in this zone is ear­marked for pub­lic and semi pub­lic fa­cil­i­ties.

The zone is ex­pected to ac­com­mo­date two to three mil­lion peo­ple, some­thing that may put enor­mous pres­sure on in­fra­struc­ture in the fu­ture. The cur­rent pop­u­la­tion in the area is 7.50 lakh.

But what re­mains to be seen is whether this un­quench­able thirst to buy acres of land in the hope of mak­ing huge re­turns once the pol­icy is no­ti­fied makes for an in­tel­li­gent in­vest­ment. The point here is that the area may look at­trac­tive at face value, but ev­ery­thing will de­pend on how in­fra­struc­ture even­tu­ally de­vel­ops in the area. “One can safely as­sume that it will take at least three to five years for in­fra­struc­ture to de­velop in the area,” says Ajay Dabas of Delhi Farms, an ex­pert body on farm­houses in Delhi.

The Na­jaf­garh drain sep­a­rates Zone L from sec­tors in new Gur­gaon

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