The upcoming new sectors (58 to 115) are actually a new city in the making – a city that would enclose the current city on 3 sides (like a horseshoe). Maybe this new Gurgaon (christened Gurgaon II by FG) should be included in the primary list of the 100 new cities that are being planned by the NDA. Development has hardly begun (no surprise there) in Gurgaon II. Being a Delhi suburb, it would also be easy for any Ministry to monitor. Most importantly, G II cannot be allowed to be planned, implemented and monitored like the ‘development’ of the current City. The (latest) Master Plan 2031 is also quite silent on the planning, location and timing of key civic infrastructure. FG had published an Open Letter on this Master Plan, and it is perhaps time for a ‘revisit’. The 2031 Plan (Gurgaon Manesar Urban Complex) envisages a Gurgaon four times the size of today, with 58 new Sectors – plus the expansion of Manesar. The new Sectors are being developed by over 50 builders/developers (as against a handful of developers for Sectors 1 to 57). The Plan is basically an exercise in real estate. In order that similar ‘excuses’ (as for current sectors) do not come up for the new Sectors (58 to 115), FG had provided some suggestions:
To define clear roles and responsibilities (and therefore accountabilities) of HUDA, MCG and Private Builders – pertaining to the building, as well as maintenance thereafter, of the colonies/sectors - alongwith all civic infrastructure, amenities and services.
To deliberate and then incorporate the learnings from the current sectors in the planning for the new sectors (eg. water pipelines, power sub-stations, sewage lines, roads, parking…).
To include temporary workers in the ‘population’ planning – for their use of civic services.
To estimate the vehicle - private, public, heavy - population and density, for planning traffic movement, parking and road specifications. In terms of roads, the Southern Peripheral Road (SPR), Northern Peripheral Road (NPR) and Sohna Road will be very heavily used and the NH8 experience should be a clear learning – and warning. Fortunately these will not be toll roads, but they will definitely carry many heavy vehicles.
To develop sector/colony wise layout plans, for civic infrastructure – and where and when they would be implemented. These should be shared with each builder – HUDA and private – as well as with the public/potential residents.
To finalise improved/new specifications for key civic infrastructure (eg roads, sewage drains, power sub-stations).
To propose new services and/or technology in the development of these new Sectors – including IT/Internet infrastructure and services.
To propose a plan for a greener Gurgaon II. Large ponds/baolis, or check dams should not be covered up, even if dry today. There should be regular checking for any transgression in the Aravallis restricted area. It is time to develop a model, sizeable Solar Power project.
For water: planning and laying the water network; all connections to be metered – even in the villages; borewells to be capped. Water harvesting to be incorporated comprehensively, and checked at all sites under construction. The Plan for Sohna has a provision for a 340 hectares Water Recharge Zone – but there is no such plan for Gurgaon.
For power: planning for underground electricity lines (upto 66KV) as a standard. Setting up primarily 220KV sub-stations.
For sewage: laying the sewage network; connecting all drains to a Master Drain(s). Location of Sewage Treatment Plants.
Separate places should be provided/recommended for solid waste disposal, disposal of silt/debris and disposal of carcasses.
To provide public toilets in all sectors (especially in commercial areas.
To develop a plan, and the norms, for parking space – seaprately for residential and commercial areas. Much larger parking space must be made compulsory, especially in malls. Parking area should be defined for all establishments – not only for Cyber Parks/IT Parks. Multi-level parking sites should be identified, given the large areas being kept for commercial establishments.
To plan the cuts in roads, and traffic light junctions, as per the colonies’ layouts. To plan sites for bus/auto/taxi parking areas, and for stops. To change specifications, especially of inner roads. To provide for footpaths, and provision of slip roads, on all roads. To dedicate areas/lanes for non-motorised transport. The road construction should be such as to ensure that there is no water logging in the monsoons.
The new 90m width link roads from Delhi - from Vasant Kunj and Andheria More – should be expedited.
To plan the locations of fire stations. They should be able to handle a fire at a 100 metres plus height. There are many very high-rise condominiums in the new Sectors – some beyond 100m.
All proposed projects should be approved keeping in view an intensity VII occurrence of an earthquake. Sohna falls in Zone IV of the seismic zone map. The tallest structures are being proposed in Sectors 58 to 70 – the closest to Sohna.
To plan the locations of all the Police Stations.
To ensure that illegal or ‘wrong location’ liquor vends do not crop up overnight. The location guidelines should be reviewed and implemented strictly..
To set up streetlights as early as possible – and not after everyone has moved in; and then ensure that they work.
To finalise locations of Community Centres and delineate areas for parks.
To take care of the needs of the differently abled.
To identify and protect heritage sites, monuments and special areas of aesthetic, sentimental and historic value.
To define the Agriculture and Natural Conservation Zones.
To finalise the location and timing of the propsoed Fashion, World Trade and Entertainment Hubs, and their dimension.
To plan more effectively for EWS Housing. There is a plan for 50 hectares of affordable housing in Gurgaon II - for 56,250 people in total; while Sohna has a provision for 66 hectares for EWS Housing! Also, EWS Housing should be dispersed, across sectors – not centralised. How would EWS Housing be allotted?
To plan for the expansion and ‘integration’ of villages. They cannot be allowed to turn into slums, like the current villages have.
There should not be any unauthorised colonies (as we have today) in the new sectors.
To register all apartments under the Haryana Apartment Owners’ Act (HAOA), not the new Societies Act. To ensure timely issuance of Completion Certificates – max. 5 years from the date of Licence. If not, the penalty should be very severe, and approved only by a Court.
To review and plan any ‘integrated’ infrastructure that would need to be provided/installed in the already ‘developed’ (though woefully inadequate) residential sectors 1 to 57.
In the interest of investors, and especially owner residents, it should be made mandatory for all builders to clearly confirm and specify in writing their plottable area(s)/FAR(s) – so as not to start making convenient changes later, by themselves or in partnership with the State. Plot/flat buyers should insist on this before buying any property. Any change thereafter should at least qualify buyers for refunds. The owners of apartments must also have, and retain, rights on the Common Areas and Facilities (which have been paid for by them). The State/City Administration must clearly confirm that no builder shall be allowed to offer residency until the following are made available: HUDA/MCG metered water supply, DHBVN metered electricity connection, drainage arrangement and connection with master sewage line, and other
basic facilities for the colony/sector.
Unfortunately, we are already back to familiar territory. People have started moving into G II before the requisite civic infrastructure has been set up. The Administration is continuing to test the people’s patience or their resolve – or they are perhaps still relying on the resigned acceptance of the status quo by the majority. If we don’t change, we should be prepared for more water tankers, more DG sets and more sewage spilling onto the roads or directly
into the Yamuna.
What a life!
As we know, most of the original builders (HUDA and Private) of Sectors 1 to 57 (today’s Gurgaon) have conveniently side-stepped their obligation for the provision of civic infrastructure, amenities and services, and for the on-going maintenance of their areas. The tolerance of the ‘migrants’, despite their having well-paid jobs, ‘private’ homes and property incomes, should not be taken as a ‘given’. The tolerance of the not-well-to-do locals is reaching flash-point.
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