Gurugram model likely for 'New Noida'

Gurugram model likely for ‘New Noida’

NOIDA: The ‘Noida model’ could play out in Gurugram and the ‘Gurugram model’ in Noida over the next decade in an ideas exchange between Delhi’s two big NCR neighbours that could define their future development paths.

Gurugram has been watching Noida closely for its civic planning and impressive metro connectivity. Noida will, however, look back a few decades to see how the foundations of Gurgaon, the city as it stands today, were laid as it sets out to develop a satellite city of its own – ‘New Noida’ has been planned over 80 villages straddling two districts, 20 in Gautam Budh Nagar and 60 in Bulandshahr.

When the master plan for ‘New Noida’ is drawn up, its area will be around the same as Noida’s – 200sqkm on more than 20,000 hectares. But unlike Noida, where the Noida Authority acquires land and gives licences, the government may not play a direct role in acquisition of land for real estate in ‘New Noida’.

Officials said the Noida Authority may adopt the same approach as the Haryana Urban Development Authority (HUDA, now HSVP) did in the 70s and 80s when private developers were allowed to directly negotiate with farmers and buy land for projects, within the notified urban area. In the ‘Gurugram model’, developers didn’t just build houses or condominiums but also colonies, roads and power infrastructure.

The ‘Gurugram model’ is being explored because of Noida Authority’s past experience with land acquisition. Disputes and litigations have held up housing projects in Noida for years. The Noida Authority was also later ordered to pay additional compensation to farmers. It is also yet to settle disputes and demands of farmers whose land was taken up between 1976 and 1996.

Noida’s chief architect planner Ishtiyak Ahmed said, “We have started the process of preparing the master plan for the development of the villages. We will appoint an agency for that. We are also studying the acquisition model followed in Haryana.”

Noida Authority will appoint a consultant that will evaluate what the Haryana government did in Gurugram and also methods adopted by a few other states. Officials are of the view that the Noida Authority can undertake external development work, build trunk roads connecting the sectors, develop master drainage and sewerage system, water supply network and external power supply network before allocating large land parcels to private players, who will be responsible for internal development works and sell developed plots to end users.

“Private players will negotiate with the farmers and buy land from them directly. The Authority will not be in the picture during the purchase process. Only big chunks will be given out through auction. The prevailing circle rate will be taken into account while fixing the minimum reserve price,” said an officer, explaining the development plan that was being thought of for the satellite city.

The ‘Gurugram model’ wasn’t exactly seamless, though. While it allowed rapid development of the city, it also led to years of tussle between residents, developers and government agencies over the quality, and availability, of basic amenities. It’s only now that the Municipal Corporation of Gurugram is taking over maintenance of private colonies.

On a smaller scale, UP too has explored this model. Retired IAS officer and former chairman of the UP revenue board AK Gupta said, “During the Kalyan Singh government, a policy for development of integrated townships was floated in UP. Private players were asked to aggregate land directly under the policy. The government only intervened when farmers refused to hand over land. But private players had to pool at least 50% of the earmarked land. Several townships have been developed. But yes, it will be the first time that an entire city will be developed through private help in ‘New Noida’.”

On January 29, the UP government had brought the 80 villages under the jurisdiction of Noida Authority. Noida has exhausted most of the land bank it has jurisdiction over since 1976 after aggregating agricultural fields across 81 villages. For expansion, the city needed a new land bank. ‘New Noida’ will begin in Greater Noida’s Dadri.