Proper infrastructure for better development

The infrastructural under-development in some pockets are due to concentration of both developers as well public agencies in existing growth areas and sidelining those with dormant potential...

There are often comparisons made between the infrastructure of Mumbai and Pune. The popular consensus seems to be that both cities are equally challenged as far as supportive infrastructure is concerned. This is inappropriate for two reasons one,Mumbais growth pattern has been very different from Punes. The city has evolved into the countrys financial capital,and the pressures on it are enormous and overwhelming,considering the fact that a significant part of it is an island that cannot grow horizontally to accommodate the growing real estate demands.

Pune,on the other hand,has an advantage by virtue of the fact that it has been able to add to its borders by means of surrounding villages. This has served to decreased pressure on the central city and encourages an outward growth pattern. The challenges on Punes infrastructure particularly its road network 8211; have more to do with the speed of this growth. While there are various proposals for roads and road widening,these have to be translated into real time to be effective. The pockets of infrastructural under-development are the result of both developers and the government concentrating on existing growth areas and sidelining those with high future potential. It is a known fact that no area can grow in terms of residential,commercial and retail real estate unless the necessary infrastructure is first put in place. This is quite a common phenomenon that is the result of the principle of fastest returns almost instinctually followed by both developers and the government. Bangalore,for instance,was initially not well planned for radial expansion. The approach in this city was simple where information technology projects went,residential projects followed. IT and ITeS,as business lines,are not dependent on a citys CBD areas and can workably exist in areas where property prices are low.

Once such a project is established,residential,commercial and retail establishments follow. Since this kind of growth in no way follows a master plan,the result is haphazard pockets of growth. This naturally leads to the neglect of areas that have not been so favoured. The syndrome is also evident in the case of other industries such as manufacturing.

LACK OF INFRASTRUCTURE

To identity another factor that has compromised Punes holistic growth in terms of real estate viability 8211; the first master plan for the city designated a much more progressive roadmap for the citys road network,while the second one is decidedly sotto voce on these. Also,key roads leading to new growth areas are not being put in place with the speed necessary to ensure that these new areas have the requisite connectivity. The roads leading to Kharadi a major real estate growth nexus have not been put in place due to an inappropriately slow speed of development initiative. Similarly,the Eastern bypass has been at the proposal stage for many years. In these and various other instances,the result is compromised potential.

THE ROAD NETWORK

In comparison,the Pimpri Chinchwad Municipal Corporation PCMC has been proactive in terms of a proper road network. This explains why there have been such spurts in growth and corresponding real estate values in this region. Considering how much the authorities have already achieved,it is distressing that certain pockets in the region still show signs of infrastructure deficit.

The Pharande Group,which has made significant land bank investments in Phase II,across Sectors 4 and 6,had already launched residential projects in Pradhikarans Phase I. However,because of the lack of proper roads,only the Pharande Group and a handful of smaller developers have taken the risk of venturing into this area to open it up for the times to come.

FUTURE GROWTH

The potential of this key area apparently lacks from recognition of its inherent future value. A closer look at its promise for the PCMC real estate market would very likely cause a more fast-paced development of its road network. There are earlier precedents in Pune,wherein languishing areas were given fast-paced infrastructure upgrades because of an upcoming market catalyst.

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When the recent Youth Commonwealth Games loomed closer,the enhancement of Baner Road and Pashan Road were put on the fast track. In the same manner,it is not unreasonable to anticipate that the PCNDTA will take cognizance of the fact that Pradhikarans Phase II is extremely important by virtue of the fact that strategically juxtaposed New Rajguru Nagar has now been identified as the location of Punes new airport. This being the case,putting down adequate roads in this area will set the stage for immense future growth of this strategically placed locality.

The writer is head Pune, Jones Lang LaSalle Meghraj