Fulbright Study done at Columbia University

1. Urban Real Estate & Development in India
“Strategies for the Triple-Bottom-Line (people, planet, profits) Accountability”
Fulbright Report 2013
Graduate School of Architecture, Planning & Preservation(GSAPP)
Columbia University in the City of New York
http://www.columbia2013.wordpress.com
Nitin Narang, LEED AP
Email: nnitin@gmail.com; Cell: +91-9711001507

2. Nitin Narang
Fulbright-Nehru Environmental Leadership Program Fellow, GSAPP, Columbia University
Nitin Narang is an Architect, Urban Planner and Real Estate Professional with involvement in diverse projects in USA,
UAE & India with a focus on sustainability. In recent years, Nitin has been involved in large scale urban
developments with US based IREO Fund & M3M India Ltd, Gurgaon on their key real estate projects around National
Capital Region in India.
Richard Plunz
Director, Urban Design Program, GSAPP, Columbia University
Richard Plunz is a leading figure in all aspects of urban design and is considered one of the world’s leading
authorities in urban housing. Among his publications are many books, including A History of Housing in New York
City, (1990, The Urban Lifeworld. Formation, Perception, Representation (2002); Eco-Gowanus: Urban Remediation
by Design (2007), Urban Climate Change Crossroads (2010).
Geeta Mehta
Adjunct Associate Professor, GSAPP, Columbia University
Geeta is the founding partner of URBZ, a think tank in Mumbai committed to developing online and community tools
for "User Generated Cities. She is also the co-editor, with Prof. George Kunihiro, of the upcoming book "City
Connect: Regeneration, Equity and Sustainability in the 21st Century".
Special Contribution:
Vishaan Chakrabarti, Director, Center for Urban Real Estate (CURE), GSAPP, Columbia University
Lynne Sagalyn, Director, The Paul Milstein Center for Real Estate, CBS, Columbia University
Jagdish Bhagwati, University Professor, Department of International & Public Affairs, Columbia University
Sanjai Verma, Sudhir Jambhekar, Xerxes Mistry, Ramakrishna Rao, John Manoharan, Nayan Trivedi,
Christopher Reynolds, Rashi Puri
Acknowledgements

3. • Indian real estate market is on a high growth
curve in developing cities
• The Industry has evolved from a highly-
fragmented and unorganized market into a semi-
organized market
• 70 to 80 percent of the India of 2030 is yet to be
built (1)
• Mostly Greenfield Projects – Development of
satellite towns, expansions of cities, Special
Economic Zones, Special Investment Regions,
Growth Corridors, Transit Development
• Currently, the value of the investment-grade real
estate under construction in India is estimated to
be USD 173.9 billion (2)
Real Estate Industry in India
Source:
1. Report, McKinsey Global Institute, India's urban awakening: Building
inclusive cities, sustaining economic growth, April 2010
2. The Value of India Real Estate – From Sprint to Marathon, 05. Dec,
2012 By Hariharan Ganesan, Jones Lang Laselle

4. Zones of Real Estate Development - INDIA
Delhi - National
Capital Region
2
3
4
LEGEND
1-2-3 Delhi Mumbai Industrial Corridor
3-4 Mumbai Nasik Industrial Corridor
3-5 Mumbai Pune Knowledge Corridor
Mumbai,
Pune, Nasik
Ahmedabad Kolkata
Hyderabad
Bangalore
1
5
Large number of greenfield projects around metro cities, tier-2 cities, industrial corridors,
expressways, knowledge corridors, SEZs, SIRs etc.

5. Zones of Real Estate Development - NCR
The surrounding
developments around
metro cities are self-
sustained cities but
considered sub-urban,
satellite town
developments. The
approach needs to be
change to high density,
mixed use, transit oriented
development
New Delhi
16 Million
Noida
0.7 Million
Faridabad
1.4 Million
Gurgaon
1.5 Million

6. Size & Number of Real Estate Projects around Delhi - National Capital Region
A Total Number of Urban Real Estate Projects 355
B 5-40 Acres
Residential, Commercial, Recreational Projects
215
C 40-100 Acres
Integrated Townships, Large Residential Community Developments,
Group Housings, IT Park, Commercial Complexes
75
D 100-500 Acres
Integrated Townships, Comprehensive Developments
49
E 500 Acres & Above
Mega Township
16
Size & Number of Real Estate Projects around Mumbai
A Total Number of Urban Real Estate Projects 274
B 5-40 Acres
Residential, Commercial, Recreational Projects
144
C 40-100 Acres
Integrated Townships, Large Residential Community Developments,
Group Housings, IT Park, Commercial Complexes
70
D 100-500 Acres
Integrated Townships, Comprehensive Developments
35
E 500 Acres & Above
Mega Township
25
Number of large urban real estate that have city level impact have increased
drastically in recent years (2013 data below)
Scale of Large Urban Real Estate Projects
Source:
www.99acres.com; www.magicbricks.com & property brokers

7. Public Sector & Private Developers – Current Roles
•The public sector is not able to cope up with pace
of urbanization and the primary role has been taken
by private players
•In many of the developments there does not exist
public services or even access roads. The
developers have done makeshift arrangements
which are inappropriate.
•The Public Policies/ Planning Codes are outdated
and based on low density sub-urban development
•Few of these projects involve comprehensive PPP
developments including infrastructure,
transportation, public facilities with support of
public sector
•There is a liberalization in large scale projects
where substantial flexibility is given to private
developers in zoning, master planning and planning
regulations. Many developers have taken advantage
of this opportunity for profit maximization and
compromise on social and environmental aspects of
projects.

8. Nodes of Development & City Vision
Golf Course Extension
Development
$200/ SF
New Gurgaon
$100/ SF
Dwarka
Expressway
$120/ SF
DLF Garden City
400 Acres
Vatika India Next
600 Acres
IREO City
500 AcresEmaar
M3M
Ansal
Unitech
Ansal
DLF-2/3
DLF-1
DLF-4
DLF-5
The Master plans released by public authorities lack a broader vision and act only as land-use
plans. The private developers with large land banks control the nodes of development
Example of Gurgaon City Development - Mulitple nodes have been created in recent years
highlighted in red above.

9. Weak Public Policy, No Incentives & Investor Led Market
•Successful cities like New York have been created through evolving zoning policy, positive role of
incentives leading to an organized urban framework with a strong sense of place, public realm and
social inclusion.
•Upcoming developments in Gurgaon and around Mumbai lack urban framework, primarily based on
profit maximization and create economic divide.

10. INDIA
UNITED STATES
• Lacks Comprehensiveness
• No Community Role
• Quick Returns
• Maximizing Profit – Based
on a “Single bottom-line”
Development Process - Focused on Maximizing Profit
Strong Role of
Community Required

11. Fundamentals of Urbanism & Sustainability
- Isolated Planning
- Ignorance to surrounding developments
- Height & Density
- Walkable Neighborhoods
- Public Spaces
- Mixed Use
- Connected Streets
- Transit & Public Transport
- Social Inclusion
Developers, Investors are accountable for long term impacts of compromise
on fundamentals of urbanism and sustainability

12. B
C
D
E
F
A
C
D
B
A
F
E
Case Study - Current Developer’s Approach in India
• Large projects are not done with a macro
approach – Divided into smaller saleable projects
with product type that will bring maximum profit.
• Creation of economic divide – Luxury
developments with extremely low density and
excessive areas.
• Sold to investors right at the time of procurement
of land without much design development
• Gated Communities – Introvert
• Vehicle Dependent
• Limited Possibility to Walk
• Missing Public Realm
• Smaller projects do not form a neighborhood
• Lack of Public Spaces & “Sense of Place”
• No Linkages to Public Transit
• Lack Vibrancy – Mix of Uses
• Contradictions of Land use in adjoining projects
• Each Project tries to be a landmark – Lack of
harmony
• Irregular Lands creating chaotic urban patterns –
Projects are based on land procurement
strategies.
DLF Golf Course City: 500 Acres DLF Township in Gurgaon (70,000 Population)

13. Developers - Current Approach in India
Tata New Haven, Vasind, Near Mumbai Godrej Garden City, Ahmedabad

14. Developers - Current Approach
Commercial Hub of Gurgaon - Cybercity

15. How can sustainability & diversity be
integrated with profitability in real estate
projects in India?
The Big Question

16. Creating Communities through Developers Collaboration
Higher Sales Prices, Socially Inclusive, Diverse and Sustainable
MASDAR CITY, ABU DHABI
Foster & Partners

17. PUBLIC TRANSPORTATIONKEEPING CITY
COMPACT - LARGE
SPACES/ UTILITIES IN
SURROUNDING
SOLAR
FARM
URBAN FORM &
CLIMATE
AUTOMATION &
ENERGY USE
WALKABLE SIZE
OF BLOCKS
CONNECTIVITY
Creating Communities through Developers Collaboration
HIGH DENSITY- LOW RISE
MASDAR CITY, ABU DHABI
Foster & Partners

18. http://www.songdo.com/Uploads/FileManager/Songdo/Sustainability%20PDF/KPF%20Sustainable%20Designs.pdf
Mixed Use Pilot Project Developments
Higher Sales Prices, Socially Inclusive, Diverse and Sustainable
NEW SONGDO CITY, SOUTH KOREA
KPF

19. Mixed Use Pilot Project Developments

20. Conclusions and Strategies
• Current favorable investment policies and a good real estate
demand needs to be combined with global standards of
urban design in real estate for keeping the global investors
interested in India and a quality life to residents.
• Public policies, zoning tools to be progressively updated to
encourage a common vision and a meaningful direction in
urban development.
• Incentives to be integrated with policy thereby leading to
creation of robust social infrastructure and public spaces.
• Collaboration amongst private developers in a zone to form
neighborhoods and create a “Sense of Place”
• Holistic approach that goes beyond project
• Mixed Use, High Density, Transit Oriented
Developments
• Private developers to work on pilot projects and take
advantage of liberalization in public policies for creating
exemplary projects that will act as inspirations for other
developing cities around the world.

21. Single-Bottom-Line Approach
Financial Returns
Double-Bottom-Line Approach
Financial Returns
Social Inclusion & Diversity
Triple-Bottom-Line Approach
Financial Returns
Social Inclusion & Diversity
Energy & Environmental Design
Triple-Bottom-Line Accountability
Given that 70 to 80 percent of the India of 2030 is yet to be built, India has a
unique opportunity to pursue its urban development with an integrated approach.
The upcoming developments lack the basic urban framework and an approach that
integrates profitability with sustainability and diversity. The public sector not able to
cope up with pace of urbanization, private developers need to take a broader
responsibility and accountability for a Triple-Bottom-Line delivering projects with
holistic consideration for people, planet and profits.

22. Urban Design Lab was created in 2005 to address the need for a design-based approach to shaping the long-range future of
sustainable urbanism. New York City and its regional context is viewed as a core model for solving problems related to
sustainable urban futures everywhere, including Latin America, Asia, Africa, and Europe.
CURE identifies, shares, and advocates solutions for a rapidly urbanizing world. CURE redefines sustainability as dense, mixed-
income, mixed-use, transit-based urban development. From climate change and energy dependence to the socioeconomic and
political upheaval they engender, CURE addresses emerging and current global issues through the lens of urbanization.
As a center for research and thought leadership, CURE builds upon a platform of direct industry engagement through
conferences, symposia, publications and consulting activities and undertakes a dedicated research agenda that advocates for
design-intelligent urban development. Building upon CURE's intellectual foundation, the center offers GSAPP faculty and students
a cross-disciplinary approach that integrates theory and practice to solve unique development problems. While largely New York
City focused, CURE’s work in advancing environmentally, fiscally and socially responsible development has expanded to Brazil,
China, Germany, Great Britain and Japan.
CONTACT:
Urban Design Lab
Center for Urban Real Estate (CURE.)
Avery Hall, 1172 Amsterdam Avenue
New York, New York 10025
Telephone: (212) 870-2779 , 212-851-0226
Email:,ms3719@columbia.edu; cure@columbia.edu
Columbia University - Resources

23. For further information contact:
Nitin Narang (India)
International Exchange Alumni, Fulbright Fellow 2012-13,
United States Department of State
Cell: +91-9711001507
Email: nnitin@gmail.com