Retail entertainment zones will figure in cities’ master plans and development control regulations, and get up to 50% additional FSI
by Mr. Ashutosh Limaye, JLL India
Considering
retail to be an essential amenity, the Maharashtra state government recently
shared the draft of a new retail trade policy. To help retailers achieve
optimal potential, the state government has suggested making some exceptions
and relaxations in the current regulatory framework. Among the key suggestions
is the introduction of retail entertainment zones (REZs).
Appointment of nodal officer to facilitate single window clearance
· Treating distribution centres at par with other industries
· Exemption from agricultural produce market committee (APMC) regulations
· Rationalization of power tariff for retail businesses
· Formation of an ‘empowered committee’ at the state-level to monitor the implementation of this policy, develop procedures and make amendments whenever, and wherever, required.
Why REZs Are Needed
The
development control regulations (DCR) shall reserve spaces for retail and
entertainment on the same lines as reservations for essential services and
restaurants, in order to make retail more affordable.
Currently, the urban
policy does not clearly reserve spaces for shopping and recreational needs of
citizens, so shops tend to be set up in a haphazard manner. More importantly,
shops compete for spaces in commercial locations, which are extremely expensive
and untenable for the retail industry.
Creating
a zone for retail and recreation will help increase consumption and
simultaneously raise the standard of well-being of citizens.
With this new
policy, the state government will aim to recognise the need for shopping and
recreational areas to create a much-needed balance between residential,
commercial, industrial, shopping and recreational areas in urban places.
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| Ashutosh Limaye, JLL India. |
Accordingly,
efforts will be made to:
·
Provide
retail areas with direct access to mass public transport systems,
·
Secure
a traffic plan designed for the long term,
·
Ensure
year-round electricity, water, gas, sewage and IT connections.
REZs
will be large retail developments where many big-box and other retailers will
come together and give families an opportunity to spend an entire day out. The
state government will consider such a ‘retail park’ concept under its master
plans to give the advantage of choice to consumers, increase competition (which
will help reduce prices for consumers) and also reduce vehicular usage by
eliminating the need to travel to different parts of the city merely to compare
retailers.
These
retail parks would preferably be adjacent to highways and have an integrated
public transport system. This will support connectivity, ease traffic in and
around the city, provide customer convenience and result in cleaner cities.
Retail Zones To Figure In Regional / Town Planning
City
master plans shall reserve land for retail development on the lines of Delhi,
where they have been able to create specific centres in South and West Delhi
for retail.
Benefits..!
1.
Large
malls of international standards require larger land parcels. Earmarked spaces
in master plans will help them maintain high standards of development
2.
The
earmarked spaces for retail / entertainment development would also rationalise
land prices
3.
Infrastructure
like roads, public transportation and power will be planned in advance.
Development Control Regulations
Requirements
for retail and other businesses are different, and there is a need to
incorporate such specific business needs.
The following modifications will be
done to enhance viability and quality of development for retail centres:
·
Higher
ground coverage:
Malls house various retail components
across floors but customer movement reduces on the higher levels, making them
less productive.
Retail development shall be allowed higher ground coverage up
to 70% (subject to setback and fire safety regulations as also FSI norms being
followed).
·
Recreation
ground:
In
a retail environment, organised players offer various types of recreational
facilities and activities on a commercial basis. Such activities, within the
applicable norms, should be allowed to set up in a ‘recreation ground’.
·
Floor
to floor heights:
Retail developments, being public spaces,
get crowded. The availability of higher floor-to-floor height allows the common
areas and shops to look spacious and provide a relaxed and comfortable shopping
environment to customers.
The floor-to-floor height limit shall be raised to 5.5
meters, as is allowed in several other states.
·
Parking
norms:
Malls,
depending on their sizes and locations, receive a large number of vehicles.
Limited parking space not only reduces the number of people visiting malls but
also creates traffic hassles in and around them, leading to public
inconvenience.
The parking rules, which currently consider parking in excess of
regulation as FSI, will be changed to allow larger numbers of car parks –
without FSI implications.
·
Services:
Unlike
office spaces, retail spaces need more services due to movement of goods and
customers throughout the day. Retailers need to replenish their stocks in the
store to service customers’ needs, and thus require higher storage space in a
mall.
Moreover, to cater to large numbers of customers and to provide ease and
comfort of movement, high capacity air-conditioning, escalators and lifts are
required. 15% of development will be allowed as services including storage
areas in the basements, etc.
·
Changes:
Space
requirements of retailers and demographic profiles of customers both keep
changing. Changes in use of spaces - for example, from fashion retailing to
restaurants to entertainment or vice versa, are frequently seen.
To address
these needs, spaces for retail and other uses will be allowed to amalgamate,
divide or interchange with simplified approval processes.
·
Building
height:
Currently, there is a height restriction of 30 meters for buildings that house
a multiplex or auditorium. Retail developments generally do not work at higher
levels. Therefore, to use the entire eligible FSI of the land, alternate
commercial use like hotels, service apartments, offices, etc. are required to
be developed on upper floors. Restrictions on building heights will be relaxed
as done in neighbouring states.
·
Additional
FSI for retail zones:
To enhance the viability and quality of
development for retail centres, up to 50% additional floor space index (FSI)
will be admissible over and above the base FSI subject to payment of full
applicable premium, as per the prevailing ready reckoner rates.
About the author..
Mr. Ashutosh Limaye is National Director (Research) at JLL India
For media Contact
Arun
Chitnis
Head
– Corporate Communications & Media Relations
JLL
India
Pune
411001.
Tel:
(020) 30930441 Fax: (020) 40196101
Mob:
+91 9657129999
Twitter: @JLLIndia
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