Gur­gaon’s fu­ture could change be­cause of TOD pol­icy

HT Estates - - HTESTATES - Rohan Sharma

For Gur­gaon res­i­dents tired of get­ting stuck in traf­fic, things could change with in­tro­duc­tion of the new Tran­sit Ori­ented De­vel­op­ment ( TOD) Pol­icy no­ti­fied by the Haryana govern­ment. Orig­i­nally an­nounced in 2014, the pol­icy un­der­went var­i­ous changes based on feed­back re­ceived from var­i­ous stake­hold­ers and cor­po­rate bod­ies be­fore be­ing rat­i­fied re­cently.

As part of the pol­icy, the TOD zone of in­flu­ence will ex­tend till 800 me­tres on ei­ther side from the edge of the Right of Way (ROW) of the road along which the tran­sit net­work is pro­posed or de­vel­oped, ir­re­spec­tive of the align­ment of the MRTS. Upto 500 me­tres has been deemed to be the ‘In­tense TOD Zone’ and from 500 to 800 me­tres as the ‘Tran­si­tion TOD Zone’.

Th­ese new norms are ap­pli­ca­ble on all new li­censes fall­ing un­der the TOD zones of in­flu­ence ir­re­spec­tive of the re­spec­tive de­vel­op­ment com­po­nent be­ing ex­hausted in the in­di­vid­ual sec­tors. The norms have been suit­ably re­laxed for even plot­ted projects to avail of such ben­e­fits for their group hous­ing com­po­nent with even par­tial cov­er­age of a larger pro­ject in the TOD in­flu­ence zone mak­ing it el­i­gi­ble to avail of the ben­e­fit, to the ex­tent per­mis­si­ble, in any other part of its pro­ject.

Even older, com­pleted projects can avail of such ben­e­fit in in­crease of floor area ra­tio (FAR) while con­form­ing to the norms of ground cov­er­age etc. In fact, older projects can even ob­tain ad­di­tional min­i­mum FAR of 0.5 and higher by pur­chas­ing in slabs of 0.25 sub­ject to a max­i­mum of 1.75 or 0.75 as per their lo­ca­tion in In­tense or Tran­si­tion zone re­spec­tively.

While this no­ti­fi­ca­tion al­lows higher FAR which should cre­ate more dwelling units and more of­fice spa­ces in key tran­sit cor­ri­dors, thus likely bring­ing down cost for buy­ers/oc­cu­piers, the de­vel­op­ers in such key ar­eas have a wind­fall to reap by cre­at­ing more built-up space and soak­ing up the in­cre­men­tal ben­e­fits. The pric­ing of the in­creased FAR with an ad­di­tional cost head un­der In­fra­struc­ture Aug­men­ta­tion Charge though looks a lit­tle high and may not re­flect ground re­al­i­ties in terms of ac­tual pric­ing of built- up spa­ces in th­ese ar­eas.

High speed train i mage i s for rep­re­sen­ta­tional pur­poses only

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