After twin deaths, revamp hope for crumbling Tulsi Niketan in Ghaziabad

Time of India

15-05-2025

Ghaziabad: Spotlight has shifted to Tulsi Niketan revamp a day after a balcony collapse killed two people. TOI reported in March this year that
Ghaziabad Development Authority
(GDA) has earmarked Rs 418 crore to redevelop over 2,000 flats in Tulsi Niketan.
On two occasions earlier, GDA had offered to rebuild flats. The GDA in March this year came up with another plan aimed at the redevelopment of the colony. GDA vice chairperson Atul Vats said, "Spread over an area of 7.83 hectares, Tulsi Niketan has 2,004 EWS and 288 LIG houses and the GDA board recently approved the proposal to take up the redevelopment work of the township, which will come at an estimated cost of Rs 418.4 crore.
"
A GDA official said , "In the past, at least on two occasions, we offered the residents to rebuild the flats, but even after months of negotiations, nothing worked out. Neither the residents were willing to vacate the flats, which left us with no choice but to abandon our plan to reconstruct flats."
RWA office-bearer Kuldeep Kasana said that GDA has commenced a fresh survey. "We hope that the terms and conditions, which have not been formally offered to us, will be in keeping with needs of the residents."
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Kasana said, "GDA placed preconditions which were not acceptable to residents. Less than 10% of flats have done registries, while the rest of the flats are sold and resold multiple times through power of attorney. As per the precondition laid down by GDA, they were willing to hand over flats after reconstruction to only those who had registries, while for the rest, they would have to buy under PMAY. This was not acceptable to many of us.
"
On Wednesday, unit number 1,296 of the colony proved why it was called unsafe by Ghaziabad Municipal Corporation in 2018, which had declared 26 buildings in the city — including Tulsi Niketan — dangerous. As per the GDA plan, as proposed in March, the redevelopment work will be carried out on a PPP model where the developer undertakes the construction and redevelopment in exchange for a share of saleable commercial/residential area to recover costs and the GDA will facilitate the process by allocating land and providing regulatory support.
The total saleable area for the project is 58,500 square meters, with a total land cost of Rs 84 crore, combining land and FAR purchase costs. The builder shall ensure a minimum premium payment of Rs 25 crore to GDA.
Additionally, the financial assessment considers the cost for GH-1 land, commercial land and dispensary land to be given to GDA, totalling approximately Rs 24 crore. This results in a per square meter sale rate of Rs 78,100 for the builder, which translates to Rs 7,260 per square foot. The plan also entails the temporary relocation of about 7,000 residents for a period of two years during the construction phase and the cost of temporary relocation has been calculated at Rs 5,000/month/household, which will be part of the total capital expenditure borne by the developer.