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

HT Estates - - Front Page - HT Es­tates Cor­re­spon­dent

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.

Growth pre­dicted

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.

Open spa­ces

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.

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