Noida allows mixed land use
The Uttar Pradesh government has approved a mixed land use policy for the city that will allow owners of residential and industrial properties to use them for other purposes
Apr 02, 2015
Source : The Times of India


NOIDA: An exclusive residential sector is now a thing of the past in Noida. The Uttar Pradesh government has approved a mixed land use policy for the city that will allow owners of residential and industrial properties to use them for other purposes. 

The approval, however, comes with riders. One, for instance, is that a property whose land use is to be changed must be facing a road that has a minimum width of 24 metres. The property will be considered for conversion if a sector road, service road or a green belt lies between it and the 24-metre-wide road, but not buildings. Applicants will also have to pay an "impact fee" to the Noida Authority. 

The approval for the mixed land use policy, which the Noida Authority had framed in 2013, came through a gazette notification issued by the state government dated March 27. 

The policy says allottees of residential and industrial properties can turn them into "mixed land use" by paying a conversion cost, which the Noida Authority has defined as 25% of the difference between the prevailing residential or industrial sector rate and the reserve price of the commercial rate of the area where the property is located. "The same formula will be used for conversion to mixed land use for both residential and industrial properties," said Rama Raman, chairman and CEO of the Noida Authority. "The impact fee will have to be paid as a lump sum," Raman added.

To understand the impact fee, take a 450 square metre residential plot, for example. Let's say the sector rate for the plot is Rs 50,000 per sqm and the commercial rate is Rs 2 lakh per sqm. The conversion rate would be 25% of Rs 1.5 lakh (Rs 2,00,000-Rs 50,000) multiplied by 450. So, to convert this 450 sqm plot to mixed land use, an applicant will have to pay an amount of Rs 1.69 crore as impact fee. 

The policy allows only guesthouses and banks on residential plots. Auto showrooms, art galleries and museums are permitted on industrial plots. "Plots and buildings should be situated on a road that is 24 metres wide or more with no other building between it and a sector road or service road except a green belt," explained a senior Noida Authority official. Most main roads in Noida — Master Plan Roads I, II and III, Udyog Marg and DSC Road, for instance — are 24 metres wide or more. 

The ground coverage and floor area ratio (FAR) will be in accordance with the prime land use of the plot. Commercial rates will apply to electricity and water. Allottees will have to provide parking provisions within the premises in accordance with provisions of Noida's building regulations, officials said. 

"Mixed land use will be allowed on 25% of the permissible FAR on the ground floor of industrial plots. Guesthouses and bank activities will be permitted on all floors up to the permissible FAR on residential plots," the Noida Authority official added. 

The policy will also allow support facilities to allottees after conversion to mixed land use according to the prevailing building and zoning regulations of Noida's Master Plan-2031. For industrial plots, these include office, bank, showroom for display/sale of industrial goods manufactured in the unit, gym, health club, creche, day care centre, internet centre, dispensary, taxi and autorickshaw stand. Support activities for residential plots include office, canteen, personal service shop, bank, ATM, creche, health centre and dispensary. 

"The new policy promotes contained and compact land use where a building or a single site will have all necessary facilities like offices, health centre, guesthouse, bank, etc within the boundary," Raman said. "Town planners globally are advocating mixed land use so that facilities for living, work and play are in the same neighbourhood. However, a residential-commercial combined use will be regulated so that it does not inconvenience residents," Raman added.

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