DELHI: Noida Authority has approved mixed land-use policy in Noida Master Plan-2021, which will allow offices, retail shops, eateries, and entertainment outlets in specific areas in industrial and institutional sectors.
The policy will benefit MNCs, BPOs, ITITeS firms and other corporate houses, enabling them to accommodate their employee temporarily.
The purpose behind this policy to allow residential facilities in commercial and institutional areas is to facilitate optimum utilization of land and also to contain the requirement of transport facilities to places of work.
Rama Raman, chairman and chief executive officer of Noida, says: “The mixed land-use policy is part of the draft bill of the state Urban Housing and Habitat Policy 2013. We have approved this policy and will implement it keeping in mind the scarcity of land, and the easy availability of a slew of facilities in commercial places. The policy will help individual plot owners as well as builders.
“The mixed land-use policy has been a longstanding demand of individual plot owners and developers, who say this is an answer to providing people with everything at their doorstep. From workplaces to shopping, from entertainment to eating out, everything can be developed near the place of residence under this policy. The concept of mixed land-use is also becoming popular in other Indian cities.”
What is mixed land-use policy?
Under the recently-approved mixed landuse policy, residents having plots or builtup houses beside roads with of 24 metres and above in residential areas will be allowed to construct guesthouses on a limited area. These guesthouses can house facilities like general stores, coffee shops, ATMs, etc. In addition, other facilities like auto-service centres are also allowed, but only in industrial areas.
Owners of residential and industrial plots will have to pay an impact fee to the Noida Industrial Development Authority, so that they can enjoy 100% FAR (Floor Area Ratio). To convert residential property into mixed land use, residential land owners will have to pay 50% as impact fee, while for the conversion of industrial plots to mixed land-use, industrial land owners will have to pay 50% of the difference between the rate of commercial and industrial plots.
From the developers’ and builders’ point of view, there will be a provision for mixed land-use of commercial, residential, and institutional activities on designated large-size residential or institutional plots in different sectors.
The ground coverage and floor area ratio will be in accordance with the prime land use of the plot. The Noida authority may decide upon the architectural control, procedure of allotment, reserve price, and other requirements as per the proposed mix of activities on a plot or scheme.
The specific areas of mixed land-use have not been proposed in the master plan. However, the Noida authority may identify such land or plot for mixed land-use schemes at the time a detailed layout plan is drawn for a particular sector or area.
Rakesh Yadav, MD of Antriksh Group, says: “The main advantage of mixed landuse is that it suits the present socio-economic needs of a large section of society and reduces the transportation needs and traffic movement considerably; air and sound pollution, too, would be curbed to a large extent. However, if the policy is not properly regulated, it will have an adverse effect in terms of congestion, pollution, and general inconvenience to the people of those areas.”
Many developers have made good use of this policy to launch or announce world-class projects housing commercial and residential suites offering premium facilities. Unnati Fortune Group has launched Unnati Fortune World in Sector 144, Noida Expressway; this project offers high street premium retail, premium residences, 5-star luxury hotels, and ‘medifloors’. Medifloors is an investment opportunity, especially for doctors in the heart of corporate and residential development along the Noida Expressway.
These premium spaces are specially designed keeping in mind the professional needs of doctors along with attached washrooms, a common grand reception, waiting lounge, cafeteria, lab facilities, pharmacy, and other essential health services.
Anil Mithas, MD of Unnati Fortune Group, says: “The project is mixed-use property over 25 acres of planned green expanse; this is one of the finest and most luxurious mixed-use commercial development along the Noida Expressway. It will have high street retail, futuristic office spaces, premium residences, a luxury 5-star hotel, an amphitheater, and world-class recreational facilities including one of north India’s largest artificial lakes designed by ARCOP.”
Satyendra Tomar, director of Proplarity Group, says: “Keeping the mixed landuse policy in mind, we have planned a commercial project that will have a variety of office spaces, retail destinations, residential spaces, along with an entertainment zone. The current global business scenario demands exactly these projects that offer all facilities under one roof where people can work, shop, and enjoy outings with their families.”
Pawan Jasuja, director of Finlace Consulting, says: “It is imperative that new developments plan for mixed-use facilities for residential, commercial, and non-residential activity right at the time of the preparation of the layout plan; this will help in designing and allocating space for commercial centers with ample parking and other essential services. Even the March 31, 2006, notification says that if these things are not kept in mind, the subsequent approval for mixed land-use would lead to chaos.”
Navneet Bhadla, director of Brys Group, says: “The mixed land-use policy is like a breath of fresh air in the sector and we welcome it. If you look at the urban development in many cities across the world, the areas which have a healthy balance of residential and commercial development have grown better in terms of real estate development and, more importantly, the economy of the region in general has gained impetus.”
Deepak Kapoor, director of Gulshan Homz, says: “The mixed land-use policy will help the development authorities in getting extra revenue for the development of infrastructure. So, it balances the load on the land and catalyses the economic growth. Noida, for some time now, has been in need of this policy-it will galvanize the development of the city. The only caveat here is that the policy guidelines should be followed in the right spirit, otherwise there is a real threat of unauthorized developments mushrooming all over.”
Sanjay Rastogi, director of Saviour Builders Pvt Ltd, says: “The Noida authority has done a commendable job by giving in-principle approval for mixed land use in specific residential areas. Now, people can construct new structures in residential properties for commercial activities after paying an impact fee. Earlier, these activities were being carried out in an unauthorized manner. This will come as a relief to residents as they do not have to travel all the way to a mall or a market place for basic necessities. However, infrastructure should be upgraded so that commercial activities can be smoothly carried out.”
Kaushal Jain, director of Arihant Build Con, says: “The mixed land-use policy comes at a time when the real estate sector in the country is grappling with huge, unsold inventory. Now, by using residential plots and properties, one can set up commercial establishment as well. Developers or land owners can now use the entire plot by paying impact fee and use it to open a store, a beauty salon, or even a showroom. This will be a mutually beneficial prospect and can be utilized effectively provided everyone plays by the rules.”