DELHI: The Haryana government recently approved a ‘high density’ housing policy under which agencies like the Haryana Urban Development Authority (Huda) will allow developers to increase the density of population in their group-housing projects.Realty players believe that the new high density policy will motivate builders to construct more small-sized housing units in a given area.
The development authorities are also offering private builders incentives to construct low-cost housing units as per the revised population density norms. In the normal group-housing projects, the density is 300 people per acre (PPA) plus 20% variation, while in the high density projects, the new norms will permit 445 PPA.
Also, in the new draft development plan of Gurgaon-Manesar Urban Complex-2031, the Huda has reserved 125 acres for affordable-housing projects in Sector 68. As per existing norms, there will be only 300 people per acre, which means one cannot construct more than 60 units in an acre. If the population density is increased to 900, then 180 units can come up on an acre.
Plan to improve road network to the increased density:
To provide maximum housing, the town and country planning department of Haryana has decided to increase the sectoral density from 80 PPA to 100 PPA and from 100 PPA to 120 PPA in all development plans of the town and the cities in the state.
Accordingly, it has proposed to improve the road net- of areas like Sectors 58/61, /62, 60/63, 62/65, 63/64, 65/66, 68. In Sector 68, a pocket of nearly 50 hectares with density of 1,125 PPA has been reserved, paving the way for construction of smaller flats for providing housing to low- and medium-income groups.
In order to absorb the impact of the increased density on the environment of the sectors, additional area for infrastructure would be provided in the already planned or developed residential sectors.
The minimum width of the roads in a residential colony or sector would not now be less than 12 metres. The minimum area for parks or open spaces in a residential colony or sector would be planned in such a manner that it would meet the minimum norm of 2.5 sq metres per person.
In addition, so as to provide affordable housing to the public, the government is mulling a separate policy where it would fix the upper sale price and make the entire allotments itself. All the development plans of sectors will now adopt the norms of New Master Plan-2031. The new draft plan also converted the use of land earmarked by the industries department along KMP expressway into an agriculture zone; no CLU or licence would be granted in this area so that it is used only for agricultural purpose. The new plan also earmarked land for a university over 200 hectares along the newly proposed bypass near Sector 68 in Gurgaon.
Keeping in mind this additional allocation of land, the small pockets of public and semi-public uses proposed along the sector-dividing roads in Sectors 71/89A would be marked off while the site of the town park in Sector 89 would now be along the sector-dividing road of Sectors 89A-95A.
A part of the strips earlier reserved for public and semi-public use in Sector 71 may now be allocated for residential use.
Nearly 50 hectares may also be reserved for affordable housing in Sector 68 adjoining the newly proposed university site, as has been done in case of Sohna and Farrukhnagar Development Plan, to provide housing to low- and medium-income groups.
In order to improve the road network of Sector 70A, the development authority has proposed to eliminate the eastern road of sector-dividing road of Sectors 69 and 70 and also to extend the western, outer road of Sector 70A up to the proposed extended roads of Sector 69-70. The triangular space generated due to this amendment may be allotted for the development of a town park.
Why the new policy:
The Haryana state government has committed to deliver nearly 75,000 housing units across the state, in the price range of Rs 15-30 lakh per unit. Out of this, a substantial number of houses will come up in Gurgaon. The Huda is all set construct 11,000 housing units for economically weaker sections (EWS) and lower income groups (LIG) in Sector 68 in Gurgaon. The minimum size of apartments available in the realty market of Gurgaon starts at 1,350 sq ft and above, costing upwards of Rs 75 lakh, while the average size of the units is 1,700 sq ft with a price of more than Rs 1 crore.
R K Arora, CMD of Supertech Ltd, says: “The high density policy benefits both buyers and developers. The Huda in the public sector and the licensed colonizers in the private sector have played a prime role in the planned development of Gurgaon-Manesar Urban Complex. Both have collectively developed around 8,000 hectares for residential, commercial, institutional, and industrial purposes.”
Ravi Sound, COO of CHD Developers, says: “In order to cater to the future demand of the Gurgaon-Manesar Urban Complex, an additional area of 22,957 hectares has been added in the form of urban usable area, which has the potential to accommodate an additional population of 20 lakh. Thus, the total urbanizable area of Gurgaon-Manesar Urban Complex would accommodate nearly 42.50 lakh people by 2031. This is one reason why the high density policy was brought in — to accommodate the projected population growth of this area.”
Many developers and promoters like Supertech Ltd, ILD, Era Landmark, etc, have launched new realty project in Sector 68 located near Golf Course road.
In Sector 68, Gurgaon, Supertech Ltd has launched Araville 2, which offers 3- and 4BHK units on 50 acres. Era Landmark has also launched a project, Sky Ville, in Sector 68; this project offers 2- and 3BHK units of 1,200 sq ft, 1,446 sq ft, and 1,827 sq ft.
With modern-living options and excellent connectivity, Sector 68, reserved for the high density projects, is all set to become the next big realty destination in Gurgaon.