New li­cenc­ing pol­icy will help Haryana tap sig­nif­i­cant de­vel­op­ment po­ten­tial

The new in­te­grated li­cenc­ing pol­icy of 2015 will en­able landown­ers to mon­e­tise their land through TDR

HT Estates - - HTESTATES - Rohan Sharma

The city of Gur­gaon has again stolen a march over its neigh­bour Delhi. Al­ways a hot­bed of ac­tiv­ity, Gur­gaon has seen a fre­netic pace of con­struc­tion which has now re­sulted in the lat­est master plan en­com­pass­ing newer ar­eas, much far­ther away from the city cen­tre. This, in a city which started wit­ness­ing de­vel­op­ment only over the past two decades or so, has led to town plan­ning chal­lenges and steep price ap­pre­ci­a­tion in cer­tain ar­eas over oth­ers.

Also, the li­cenc­ing mech­a­nism of ‘first come, first serve’ – in use be­fore this pol­icy was in­tro­duced – has led to in­ef­fi­cient util­i­sa­tion of land. To re­it­er­ate, out of a res­i­den­tial-use des­ig­nated sec­tor, only 20% of the net planned area of the sec­tor was al­lot­ted for group hous­ing li­cences. This kept large tracts of land within such ar­eas under-utilised. To over­come such issues while also en­sur­ing that smaller landown­ers do not feel crowded out while prime li­cences get awarded to larger firms, the gov­ern­ment of Haryana has come out with a new pol­icy ti­tled New In­te­grated Li­cenc­ing Pol­icy 2015 (NILP).

Small landown­ers to ben­e­fit

NILP will not only set aside anom­alies of the past but will also recog­nise un­used land parcels that can un­lock a sig­nif­i­cant de­vel­op­ment po­ten­tial. This pol­icy now em­pow­ers ev­ery landowner hold­ing more than one acre of land by award­ing him a flat trans­fer­able de­vel­op­ment right (TDR) of 1.0, which he can sell to a third party, even in cases where land is ac­quired by the gov­ern­ment for sec­toral de­vel­op­ment works.

The pol­icy will en­able small landown­ers to vol­un­tar­ily mon­e­tise their land by par­tic­i­pat­ing in the en­tire process of li­cenc­ing, real es­tate de­vel­op­ment and marketing and sale of TDR. Pre­vi­ously, there were issues like in­ad­e­quate com­pen­sa­tion against land ac­quired by the gov­ern­ment for ex­ter­nal de­vel­op­ment work. That has been taken care of, as small landown­ers can sell TDRs at mar­ket prices now.

Level play­ing field for smaller de­vel­op­ers

NILP 2015 also recog­nises the pit­falls that ex­ist in con­sol­i­dat­ing the min­i­mum of 100 acres of land that are re­quired for in­te­grated res­i­den­tial town­ships. Hence, the limit has been re­duced to 25 acres. This will al­low more de­vel­op­ers to en­ter the mar­ket. It has be­come a level play­ing field for smaller de­vel­op­ers.

Boost to af­ford­able hous­ing and com­mu­nity ser­vices

Rules re­gard­ing the de­vel­op­ment of af­ford­able hous­ing on a cer­tain per­cent­age of ev­ery developer’s land par­cel were under-serv­ing the said sec­tor. NILP 2015 now en­sures that 12% of the to­tal area of any colony li­cenced under this pol­icy shall be di­rectly trans­ferred to the gov­ern­ment hous­ing board on sub­sidised prices for cre­at­ing af­ford­able hous­ing and hous­ing for eco­nom­i­cally weaker sec­tions.

A fur­ther 10% of the area shall be trans­ferred free of cost to the gov­ern­ment for cre­at­ing com­mu­nity fa­cil­i­ties. The developer shall be able to utilise the FAR against the trans­ferred area within the ex­ist­ing li­cenced colony. Fur­ther changes have been made to­wards grant of com­mer­cial li­cences in com­mer­cial belts be­yond the 50% limit of net planned area, which will fuel as­so­ci­ated com­mer­cial de­vel­op­ment within the hy­per-po­ten­tial ur­ban com­plex of Gur­gaon-Mane­sar. Sim­i­lar changes are ap­pli­ca­ble to the other ur­ban com­plexes of Sohna, Farid­abad-Bal­lab­h­garh and oth-

ers in the rest of the state.

Bet­ter util­ity of land

The ear­lier rule meant that only 20 acres in a sec­tor of 100-acres could be used for group hous­ing. This kept a lot of land unutilised as it was meant for com­mer­cial or plot­ted de­vel­op­ment but did not have enough tak­ers. Now, with NILP, any en­tity with land area more than 25 acres can avail of a global FSI of 1.0 and den­sity of 250 PPA (per­sons per acre) for the pro­ject and is free to use the res­i­den­tial com­po­nent of a li­cenced colony for group hous­ing projects as well. This can be un­der­taken even after the 20% group hous­ing quota has been met in that par­tic­u­lar sec­tor. This will not only lead to a more bal­anced de­vel­op­ment with lower den­sity but also has the po­ten­tial to al­low de­vel­op­ment of over 2.7 lakh new apart­ments be­sides leav­ing more than 1,400 acres for the gov­ern­ment to build low-cost hous­ing stock.

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