The UP Government has approved a transit-oriented development (TOD) policy for areas within 1.5 km radius of the rapid rail corridor -a move that aims to spur high-density urban clusters and will allow developers to apply for higher FAR (Floor Area Ratio).
TOD Policy introduced by the Central Government as a blueprint for states in 2017 envisions the growth of sustainable urban growth centres build around public transport network such as the Metro. Bus Rapid Transit System and the Rapid Rail Transit System (RRTS). The concept is to give access to all residential and commercial facilities within an area that is also walkable so that people don’t need to commute long distances through private vehicles.
In the trans-Hindon areas of Ghaziabad which are already packed with high-rises, the policy will carve out what is called the TOD ‘influence zone where vertical development will be encouraged.
The areas that are likely to draw the most benefit is Muradnagar and Modinagar, which have remained on the peripheries of decades of development that Ghaziabad has seen as an NCR district. Land use in and around the RRTS network in Muradnagar, Modinagar, Guldhar and Duhai is primarily agricultural. Under TOD Policy this will be changed to residential, commercial and mixed -effectively opening up spaces to construct flats and set up businesses in the areas.
Base FAR (total built-up-area allowed on a particular job) , too will be increased in areas that fall under the TOD zone; base FAR is currently 1.5. “Increased FAR will ensure vertical growth in the influence zone and multi-storey buildings will allow more floors. In developed areas FAR will be 3.5 while in areas that are yet to be developed it will be 5. The GDA and the NCR Transportation Corporation which is building the rapid rail network will equally divide the earnings from the TOD-Zone pegged to be Rs 1,500 per year.
According to the policy TOD will be applicable within 500 mts on each side of intra-city transport projects such as the Metro, neo-metro and BRTS. For inter-city networks like the RRTS and high-speed rail projects, the TOD influence zone will be 1.5 km on either side of the tracks. Of the total 82-km RRTS corridor from Sarai Kale Khan in Delhi to Modipuram, about 70 km falls in UP two districts- Ghaziabad and Meerut.
With 1.5 km of the area on both the sides of the 70 km rapid rail corridor falling under the TOD zone, the policy promises rapid urbanisation in rural areas and opening up of avenues to develop residential and commercial area. This is apart from the infrastructure like parking spaces, better roads and sewage infrastructure. The Delhi-Ghaziabad-Meerut is being developed at an estimated cost of Rs 30, 724. Of this UP-Government share is pegged at Rs 6,500 crore.
