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Planning and effects of changing regulatory perspective on development
Greater Noida city growth story,
success, downfall and future ahead
25 September 2014
► Presented By: Leenu Sahgal
► General Manager(Plng. & Arch.)
► Greater Noida Industrial Development Authority
Page 2
Birth of Greater Noida city
► During early 1980s, rapid growth of Delhi led to need of setting up
residential and industrial areas around the capital city
► Two identified areas – Gurgaon and Noida – were developed
► As planned expansion, Noida’s infrastructure were established,
however, 1990s huge influx of growth in Indian economy leading to
huge population movements and urbanization
► Noida was seen to be overloaded in 15 years as against the original plan
of 25 years
► Government of Uttar Pradesh realized the need of a new city, Greater
Noida, since the area notified under this Authority started developing
as a haphazard and unplanned area.
► Thereafter the area was notified as an Industrial Development area in
near vicinity to Noida, after incorporating the lessons learned from the
neighbouring development
► Greater Noida city was conceptualized in January 1991 under the
Uttar Pradesh Industrial Area Development Act, 1976
Planning and development
Page 3
Greater Noida – in regional context
Planning and development
Page 4
Greater Noida and its surrounding
Planning and development
NOIDA
Y.E.I.D.A. (Yamuna Expressway Industrial
Development Authority)
G.D.A. (Ghaziabad Development Authority)
B.K.D.A. (Bulandshahr Khurja Development
Authority)
GREATER NOIDA
EXPANSION
H.P.D.A. (Hapur Pilkhuwa Development Authority)
GREATER
NOIDA
Page 5
Greater Noida city development
► Greater Noida is a planned township and one of the largest industrial
townships in Asia
► Greater Noida Industrial Development Authority provides for planning,
developing, regulating and operations of industrial development in the
city
► Provides basic enabling framework for developing an efficient and
integrated modern city with high service and delivery standards
► The action plan and execution is at par with global standards and is
aimed at accelerating the growth of industrial, IT and institutional
sectors in the country
► The development is led by GNIDA in an integrated manner through
Master Plan
Planning and development
Page 6
Development model of Greater Noida
Provision of quality infrastructure
Attract industries
Employment generation
Growth and development of industries
Planning and development
Page 7
Master planning
► Through Greater Noida Master Plan 2021, focus is on controlled
planning, development, regulating unplanned development and on
efficient maintenance of the city infrastructure.
► Plan has been prepared with vision that Greater Noida City acts as
Regional Institutional and Industrial Centre and takes urbanisation
pressure off Delhi.
► Master Plan is a legal document through which enforcement of
development takes placeof the defined piece of land. It is formulated
under an act enacted by the State Government(s)
Planning and development
“A Master Plan is the long term perspective plan for guiding the sustainable planned
development of the city on a defined piece of land. The document lays down the
planning guidelines, policies, development code and space requirements for various
socio-economic activities supporting the city population during the plan period. It is
also the basis for all infrastructure requirements”
Page 8
Objectives of Any Plan Preparation are/ should be ► Futuristic, Holistic Plan for all issues on urbanisation
► Modern, composite efficient city of International standards
► Infrastructure
► Urban Design
► Quality of Life
► Land of Plenty
Planning and development
► City with an ambience
► Marked by green landscapes.
► Characterised by greenery, flowers
and fountains.
► Pro-actively attract investors
► Involve rural population in process
of urbanisation
Page 9
GNIDA projected vision : of planned development :
The Plan is implemented on land and:
► Land is in limited quantity
► The Master Plan of Greater Noida was created on a clean Slate
from scratch and it was the first place in the country where
infrastructure preceded demand.
► As per plan prepared the implementation had started in the
beginning
► As the city started growing and implementation went in the hands
of Engineers who are not thinkers, they started using conventional
techniques and so was the case with land department
Planning and development
Page 10
GNIDA has not been able to realize benefits of planned development in true sense… as per the projected vision :
But even careful Planning is now disconnected/disjointed
development due to
► Segregated land parcel acquisition
► Encroachments
► Opposition from villagers/locals
► Pending litigation/Stays on construction/development
► District Administration granting patta’s and NOC
► Vested interests of individuals.
► Bulk Court cases, since law has also become a profession in the
area
The settlement of issues are resulting in undesirable delays in the
development projects and unplanned growth
Planning and development
Page 11
Provisions of Land Acquisition Act, 2013
► Both LA and R&R provisions will apply when
1. Government acquires land for its own use, hold and
control
2. Govt. acquires land with the ultimate purpose to transfer
it for use of private companies for slated public purpose
3. Government acquires land for PPP projects.
LA under point 2, can take place provided that consent of 80% of the
affected families is placed
LA under point 3 can take place provided consent of 70% of affected
families is obtained.
R&R provisions apply when private companies purchase land for a
project, and same exceeds area thresholds set by state governments for
such purchase
Planning and development
Page 12
Urgency clause as per Land Acquisition Act (2013)
The Urgency Clause can only be invoked in the following
cases
► National defense and security purposes
► Resettlement & Rehabilitation needs in the event of
natural calamities such as floods or earthquakes
In case of double displacement of any individual they will
receive an additional compensation of up to 70% of the
compensation already provided under new law
Planning and development
Page 13
Currently Available options of land acquisition
Land Pooling Scheme
Private developers can directly acquire land from farmers/land owners
willing to participate in the land pooling scheme (LPS).
► Land owners get back 40-60% of the developed land, instead of any
compensation.
► Development Authority in turn develops necessary support
infrastructure
► Developers will receive large portion of the same for further real
estate development.
Planning and development
Page 14
An example - Land related protests and issues
Planning and development
On July 6, 2011, SC orders to hand over 153.6 ha land to its original owners in 2009 at Shahberi Village, Greater Noida, UP
On July 19,2011, Allahabad High Court set aside land acquisition (589 ha) at Patwari Village.
In addition,due to the aforesaid decision of the High Court former land owners in NOIDA district, where development has completed years back started to dispute legality of land acquisitions executed between 1976 to 1997, not only in Greater Noida but in the whole region
Page 15
Case –Greater NOIDA
Planning and development
Farmers of Greater
NOIDA West are
protesting against
Development Authority
for not providing them
with Abadi Plots which
is 10% of developed
area and thus
demanding quashing
of land acquisition
Farmers’
perspective
GNIDA contends that
currently there is no
available adequate land
bank to allot 10% of
developed land (equal to
350 ha of developed
land) and instead are
ready to pay more than
64.2% compensation
provided farmers are
ready to withdraw their
demand for developed
land
GNIDA’s
perpective
GNIDA has allotted
land to 30 builders like
Amrapali, Supertech,
Nirala, Eros, Gaursons
at Rs. 10,000 – 11,600
per Sq Meter. More
than 3000 ha were
allocated in Greater
Noida West. In
addition 4,250
residential plots were
allotted through lucky
draw at 10,500 per sq
metre.
Investors’
Perspective
Perspective Recent case at Greater NOIDA West has created awareness with more farmers
demanding relook at all acquisition cases since the satellite township began.
Page 16
Who were affected ?
► In many cases stated previously, the land had been sold to developers
which in turn have already sold flats and infrastructure ready plots to
investors, buyers etc.
► Original land owners who feel deceived
► Urban Authorities – as they are not able to undertake planned
development. Sometimes they undertake double whammy by way of
relinquishing land parcels as well as investments done in providing utilities
such as roads, water pipeline, sewage system, power distribution etc.
► Developers who have bought land from Urban authorities at high prices and
have made considerable investment in construction of plots, flats etc. are not
allowed to sell putting a question mark on returns and in some cases unable
to recover even initial investments.
► Financiers of project who have financed projects i.e Lending institutions such
as private and public banks, NBFCs etc. are affected
Planning and development
Page 17
Challenges to planned development
► Growing sense of distrust about the idea that land acquisition is being
forced in the interests of a few private companies and in the interests of
corrupt central and state governments in lieu of sacrifices made by many
residents and farmers.
► Farmers and residents who surrendered their land have very little chance of
being employed in public sector, due to low levels of education,since role of
public sector in economic development has considerably reduced. Thus,
people are increasingly disinclined to lose their livelihoods to land acquisition.
► Although land acquisition issues were basically considered as a matter
of property rights, they are also being understood as an issue of “right
to life” as broadly interpreted and recognized by Supreme Court on grounds
that residents would lose their livelihoods and social ties in case of large scale
land acquisitions. There has been change in society’s awareness of rights.
Planning and development
Page 18
Participative Urban Planning (mix of top down and bottom up approach)
► Participation by and consultation with widest range of stakeholders, building
on existing grass roots structures such as Ward committees, Neighbourhood
group (NHG), Neighbourhood committee (NHC) and community development
societies (CDS)
► Explicit attempts to assess socio-economic needs, especially the poorest
groups living in formal and informal settlements.
► Transparent system for prioritization of issues
► Matching plan to projected resources, financial projections must be realistic
and affordable, from predictable funding streams
.
Planning and development
Page 19
Participative Urban Planning How much is a BIG question ?
► Bottom up approach can address need of people in true sense whereas top
down approach for proactive planning strategy is desirable also in plan
formulation stage.
► Through participative planning local people own the development plan
thus leading to more probability of its successful implementation and its
impacts will be sustainable.
► Drawback is people are unable to manage their own plans properly in long
run due to lack of expertise and thus entire decision making goes in vain.
► Therefore to balance both, a multi-speciality group must be engaged to
integrate peoples’ need, other stakeholders’ inputs and futuristic and proactive
development planning need.
► The planning shall become successful only when land issue is handled
carefully and implementors of no vested interests.
Planning and development
Page 20
Thank You
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