Mixed-land use is permissible only on plots falling within 500 metres of the line, which is known as ‘metro influence zone’.
At present, mixed-land use is allowed on plots measuring at least 40,000sqm within the metro influence zone. A floor-area ratio of 4 is permissible within this zone and land has to be purchased from the GDA.
Work on the Dilshad Garden-New Bus Stand metro corridor, which has eight stations, had begun in 2014 and is expected to be commissioned over the next two months. The UP government had in 2015 allowed mixed land use in Ghaziabad along the metro corridors.“The geographical boundaries of the metro influence zone had been fixed in 2014. The radius of 500 metres has been adjusted in some areas in order to include nearest landmarks such as railway stations, bridges and so on. The concept of mixed land use was introduced to enable transit-oriented development along the metro corridor,” GDA chief architect and town planner Ishtiyaq Ahmed said.
Mixed-land use allows a plot or building to be used for residential, commercial, institutional or even industrial purposes simultaneously.
It is different from allotment of sectors within a planned development area for only a single category of land use. Transit-oriented development has been conceptualised to ensure offices, residences, commercial areas and institutions are located close to the metro corridor. This will restrict the use of private vehicles for commuting.“We are pursuing with the state government to allow mixed-land use on small land parcels by bringing down the minimum plot size from 40,000 to 4,000 sqm. Around 20-25 buildings have been convinced on this model. Re-construction can also be allowed in existing buildings. The decision has been taken because proposals for mixed-land use from plot sizes above 40,000 sqm have hardly been forthcoming,” GDA vice-chairperson Kanchan Verma said.
The GDA has been collecting a ‘metro cess’ since 2014 for approving maps of buildings within the metro influence zone. This cess was calculated at 15% of the difference of circle rates between 2013 and 2012.
Each year, the cess is increased based on the cost index of the Central Public Works Department. Approximately, Rs 19 crore has been collected by the GDA as metro cess till date.