Waiting to deliver
The slow realty development in Pinjore-kalka Urban Complex has pushed investors and end-users to opt for alternative opportunities in the Chandigarh tricity area
The Pinjore-Kalka Urban Complex, which was planned several years ago, has failed to move on to the next stage of expansion beyond Panchkula city. Recent judicial hiccups only highlighted the several roadblocks to fast development in the area.
The only developers to have come here include Amarnath Aggarwal Group, DLF and Ireo. There is hardly any development being done by the government in the new planned sectors in the area.
Archana Chaudhary, architect-urban planner with the government of Haryana, says, “The Plan Pinjore-Kalka Urban Complex-2025 was formulated several years ago, but acceptable development has yet to take place in the area in all the realty segments. Lack of adequate infrastructural amenities and facilities in the area have hindered realty expansion and development in the area. Infrastructural development also lags behind other competing areas in the tricity such as Mullanpur, and new sectors coming up on the Kharar-Landran road in Mohali district. Severe land acquisition problems in the area have restricted govern- ment efforts to speed up infrastructural development in the area. This has also impacted the growth of the realty sector. The area has high realty potential, but it will not be fully realised unless basic infrastructure is provided facilitating growth in the area.”
The new urban complex was planned to solve the problem of affordable housing and reduce housing pressure on Panchkula city. In addition to the Development Plan PinjoreKalka Urban Complex-2025, there’s also the Development Plan for Shree Mata Mansa Devi Complex (MDC)-2021 in Panchkula district. “In comparison to the Pinjore-Kalka Urban Complex, the MDC has developed fast. Good infrastructure is already in place. Its proximity to the Chandigarh IT Park has also contributed to the faster growth in this area,” says RP Malhotra, a city-based developer.
About 32 sectors in the city are either fully developed or in advanced stages of development. “The old sectors – 6, 7, 8, 9, 10 and others, are fully fully developed and additional supply creation is not feasible there. Sectors in advanced stages of development include 24, 25, 26, 27, 28, and others,” says Vikas Kaushal, a Panchkula based real estate consultant.
The Pinjore-Kalka Urban Complex is located between Panchkula city and Himachal Pradesh. “In proximity to Panchkula city it is an area with great realty potential. It caters to not only to the increasing population pressure in Panchkula city but also to industrial areas like BaddiNalagarh and Parwanoo in Himachal Pradesh.
Property prices have appreciated over here in the past one year and there is great potential for growth in the coming years here,” says Anurag Gupta, a realty expert based in Pinjore.
31 sectors proposed
The plan carves out a total area of 11,800 acres in the Panchkula district for the Pinjore-Kalka Urban Complex. As per the plan, 31 sectors have been proposed for residential space in the area on both sides of the NH-22 between Pinjore and Kalka, adjacent to HMT colony and Amravati Enclave.
Of the total area, the residential area is proposed to be built over 3354 acres.
Other recommendations state, “The commercial area has been proposed in the form of commercial belts along the 60 metre wide road linking Nalagarh Road and Kalka town. The area between Kaushalya river and NH-22 near Surajpur is also proposed to be developed as commercial sector 1 and 6. Sector 22 has been proposed as a city centre and a Sector 31 as a district centre.”
Industrial and IT areas
The industrial sectors are proposed to come up along the Pinjore-Nalagarh road. Also included in the development is a sector for information technology in the Industrial Area phase 1. A special economic zone of 34 acres is proposed in Sector 32, which can also be utilised for residences, commercial, recreational and institutional purposes.
For improving the connectivity and smooth flow of heavy vehicular traffic through the Pinjore-Kalka urban complex, a ring road of 100 metres is proposed in the development plan. The road would start at Surajpur and meet the Pinjore-Nalagarh road near the Civil Aviation Club. There is also proposal of a 60-metre wide bypass for Pinjore-Kalka town. The Haryana Urban Development Authority (HUDA) will develop most of the sectors. Private developers like Amarnath Aggarwal Group, DLF, and Ireo have also come up with projects in the area. The Haryana Housing Board has developed Himshikha colony in the area.
Focus on IT, residential space
The Mansa Devi Urban Complex-2021 is located in the Shivalik foothills, shares its borders with Mani Majra, Rajiv Gandhi Chandigarh Technology Park and Sukhna Lake in Chandigarh, and the Army Cantonment area. In Panchkula city, MDC is partitioned from the older sectors of the city like 6 and 7 by the Chandigarh-Kalka highway.
This development plan envisages an area of 1550 acres for around seven sectors, comprising residential, commercial, recreational and industrial zones.
Most of the components of the plans are still being developed. Some of the residential areas that have come up so far comprise almost 45% of the total area earmarked for the MDC Urban Complex. For residential use, four sectors 2, 4, 5 and 6 will be created with density varying from 60 persons per acre to 250 per acre.
The commercial heart of the MDC is proposed to be in Sector 3, where a City Centre is planned and a public and semi-public zone is to come up in an area of 30 acres. The MDC development plan also aims to exploit the proximity of the MDC area to the Chandigarh Technology Park by allocating 46 acres for the development of Cyber City, a software technology park spread in sectors 3 and 7.
Situated near the ecologically sensitive Sukhna lake catchment area and the Sukhna Choe, open spaces have been reserved in Sector 1 of MDC. More than 100 acres in the development plan for the area have been reserved for a golfcourse, sports and playgrounds, watersports and amusement parks, stadium and hotesls.
“The location and the environs make it a popular destination for both the end-user and the investors. Last year’s price corrections in Panchkula city have not made a big impact on price levels in the area, which is indicative of its popularity with buyers. There are litigation problems in some areas but these have been covered under infrastructural development,” says Rajeev Sood, a Panchkula based real estate consultant.