DELHI: High-tech, integrated residential township projects in metros and Tier I and II cities like the Delhi NCR, Mumbai, Pune, Bangalore, Ahmedabad, Lucknow, Kolkata, Indore, Hyderabad, etc, are promising good returns for prospective buyers and developers.
In accordance with the rules laid down by the development authorities, these self-contained realty projects are being planned and developed by licensed developers; these projects encompass work places and residences, with all the attendant facilities and amenities.
Now, what are the benefits of integrated townships to local authorities and governments? Simple! They support the government and local administration in providing housing and social infrastructure to citizens.
Integrated township projects and community living
Mudassir Zaidi, regional director (north) of Knight Frank India, says: “It is a community living platform where the concept of walk-to-work can be implemented along with all the services that a family needs in proximity to their homes like shopping malls, entertainment options, hotels, hospitals and schools, thereby emphasizing its stand as a self-sustainable establishment.
“The difference between an integrated township and a residential township lies in the fact that while an integrated township includes hospitals, schools, offices and large-scale commercial establishments, a residential township primarily comprises residential development with minimal shopping spaces or other social infrastructure.”
Norms for high-tech, integrated townships
According to development authorities, the size of an integrated township can vary from as small as 40 acres to as large as 3,000 acres or more.
This is dependent on the local planning authority’s rules and regulations in a particular region regarding the minimum area to be developed as well the developer’s ability to buy land at an affordable rate.
For instance, in Gurgaon, Maharashtra, and Bangalore the minimum area for an integrated township project is 100 acres. Besides, there are other norms like minimum road width, percentage of land usage, open space and civic amenities, etc, specified by the authorities.
Depending on size, a township project is expected to provide certain social infrastructure and ancillary facilities as well. As a rule, all integrated townships must provide for schools and basic medical care facilities, while those above 1,000 acres in size must have a college as well.
Integrated township projects
Realty players like DLF, Jaypee Greens, Ansal API, Vatika, Raheja Developers, Sobha Developers, Wave Infratech, Supertech Ltd, Orris Infrastructures, etc, have already launched their own high-tech, integrated projects in the NCR’s regions like Gurgaon, Greater Noida, Yamuna Expressway, and NH-24 (Ghaziabad).
Apart from the Delhi NCR, some renowned developers like Lodha, Adani Realty, Godrej Properties, Alfa G:Corp, Tata Housing, L&T Urban Infrastructures Ltd, AIPL, Ambuja Realty, Kumar Urban Development Ltd,Oxford Group, Hiro Group, Divya Shakti Group, etc, are developing mega townships in Mumbai, Pune, Ahmedabad, Bangalore, Chennai, and Hyderabad.
Jaypee Group has a major land bank on India’s first six-lane, expandable to eight-lane, access-controlled expressway connecting Noida-Greater Noida to Agra. Overall, the group also has five land parcels, 500 hectares each, on Noida-Greater Noida Expressway near Sector 151 (Jaypee Greens Wish Town) Jaganpur, Mirzapur, Tappal, and Agra.
Jaypee is coming up with integrated townships, with an overall development of 530 million sq ft of which 311 million sq ft is in the NCR (Noida-Greater Noida) and 100 million sq ft in Agra. JP’s Wish Town (in total 1162 acres) consists of JP Classic in sector 134, JP’s Kensington in Sector 133, JP’s Kalypso and Pavilion Court, Pavallion Height in Sector 128 are showing good appreciation.
Two high-tech cities project (Wave City on 4,500 acres by Wave Infratech and Sushant Megapolis by Ansal API on 2,500 acres ) are set to cater to the housing needs of thousands in the vicinity of NH-24 (Ghaziabad) and Greater Noida. With world-class facilities like schools, playgrounds, golf courses, hospitals, internal roads, shopping centres and malls, etc, under one roof, these hightech cities are set to deliver more than 15,000 villas and apartments in the first phase.
Wave City is being developed on NH-24 (Hapur Road), opposite Columbia Asia Hospital. Wave City is a self-sustainable integrated township of Wave Infratech (a part of Wave Group). Wave City will be among the largest integrated city developments happening in the Delhi NCR, offering all the modern infrastructure and lifestyle facilities.
Sushant Megapolis is well connected with Delhi and other vital commercial centres through expressways and highways. Ansal API is also developing a mega high-tech city project, Ansal Sushat City, in Lucknow. Strategically located on the Lucknow-Sultanpur National Highway on Amar Shaheed Path, Ring Road, this high-tech residential township is spread over 3,500 acres. A world class international championship golf course surrounds the residential and the commercial areas.
Adani Group is developing Shantigram, an integrated township project in Ahmedabad.This is one of the largest integrated townships in Gujarat, over 600 acres, flanked between Narmada Canal to the North and SG Road to the south. Located on SG Road in the affluent western part of Ahmedabad, Shantigram offers easy accessibility through high-speed corridors (SG Road and SP Ring Road) to the airport, city centre, major hospitals, educational centres, railway station, recreational zones, and Gandhinagar. The township was launched in November, 2010, with two residential clusters, Water Lily, catering to the high-end segment, and The Meadows, catering to the mid-end segment. Nearly 2,000 apartments have already been sold.
Tarwinder Singh, CEO opf Adani Realty Business, says: “Shantigram has been planned keeping more than 80% of the area open, ensuring a congestion-free living; over 50,000 trees are being planted to offer a green cover to the entire township. Add to this the 40 acres of green landscapes along a 2km stretch of Narmada canal. Living in this township is like striking a perfect balance between nature and urbanization.”
The golf course in Shantigram, which is the only one within city limits, not only offers the opportunity to play golf but also acts as a lush green 70-acre land parcel with water bodies right in the heart of the residential community. Nearly 5,000 apartments are planned with a view of the golf course.
With Gomti Nagar on one side, and the city’s airport on the other, the location of Sushant Golf City is idyllic.
The development is one of the largest townships; this mega realty project is divided into manageable and compact sectors with regulated single entry and exit points.
After the successful launch of DLF My Pad, a studio apartment project on five acres along Shaheed Path, Lucknow, DLF is developing another integrated city, Gardencity, on NH-24B, Lucknow. Spread over 250 acres of lush greens and wide open vistas, Gardencity is a harmonious blend of residential, retail, and hospitality projects. The initial offering at Gardencity are its spacious residential plots.
The township will also provide easy access to essential medical services within the vicinity. The township will also have educational facilities, right from nursery form to high school. Lauched at Rs 5,750 per sq ft, the property is now quoting over Rs 6,000 per sq ft.
Today, the real estate industry has become one of the major investment sectors in north India, as well as south India. Building and strengthening its real estate development, south India has emerged as one of the most sought-after destinations in the country. South Indian real estate markets that include Bangalore, Chennai, Hyderabad, and Kochi have seen rapid growth over the last few years, driven primarily by a highly mobile IT workforce that acts as a highly potential residential property buyers.
Norms for Foreign Direct Investment
In case of foreign direct investment (FDI) in an integrated township, the minimum area to be developed by the foreign investor should be 100 acres, for which norms and standards are to be followed as per the local bylaws and rules.
In the absence of such bylaws and rules, a minimum of 2,000 dwelling units for approximately 10,000 residents will need to be developed by the investor.
Also, according to the government guidelines, at least 50% of the integrated project should be completed within five years from the date of obtaining all clearances.