In a significant move to address a long-standing civic crisis, the Ghaziabad Development Authority (GDA) has finally secured a partner to resurrect the perilous Tulsi Niketan housing colony. The National Buildings Construction Corporation (NBCC) has been officially appointed as the project management consultancy to oversee the complete redevelopment of the colony, which has been flagged as 'unsafe' for nearly six years.
A Legacy of Neglect and Tragedy
Built by the GDA in the 1990s on a 7.8-hectare plot, Tulsi Niketan comprises 2,004 flats for the Economically Weaker Section (EWS) and 288 Lower Income Group (LIG) flats. Years of neglect, poor maintenance, and rampant encroachment have left most structures in a severely dilapidated state. The colony's dangerous condition has had fatal consequences, including a tragic incident in May where a 25-year-old man and his five-year-old nephew died after a first-floor balcony collapsed onto a grocery shop.
The dire state of the buildings was formally confirmed in February 2019. Experts from Jamia Millia Islamia's engineering department, hired by GDA, conducted a rigorous three-level structural audit. Their alarming finding was that 90% of the flats were dilapidated, with the remaining units only superficially maintained but still unfit for habitation. They recommended the immediate demolition of most buildings, setting the stage for a redevelopment push that has stalled until now due to resident reluctance to vacate.
NBCC Steps In After Failed Attempts
Previous attempts to revive the colony since 2019 had hit dead ends. Earlier this year, the GDA invited expressions of interest from developers, but only NBCC showed willingness. GDA Secretary Rajesh Kumar Singh confirmed the signing of a Memorandum of Understanding (MoU) with NBCC on Monday. The redevelopment will be executed under a Public-Private Partnership (PPP) model across two phases, with an expected completion timeline of three years.
The financial blueprint for the project is substantial. The total saleable area is pegged at 58,500 square meters. The total land cost, combining land and Floor Area Ratio (FAR) purchase costs, is Rs 84.2 crore. A detailed financial assessment breaks down costs for GH-1 land, commercial land, and dispensary land to be given to GDA at approximately Rs 24.2 crore. This results in a per-square-meter sale rate of Rs 78,100 for the builder, translating to Rs 7,260 per square foot. The selected developer must ensure a minimum premium payment of Rs 25 crore to GDA.
Path Forward for Residents and City
The appointment of NBCC, a government-owned enterprise with expertise in large construction projects, brings a ray of hope for the residents of Tulsi Niketan and marks a critical step for urban renewal in Ghaziabad. The project's success hinges on effectively managing the relocation of existing residents during construction and ensuring the new development meets modern safety and living standards. This initiative is poised to transform a symbol of urban decay into a safe, sustainable housing complex, setting a precedent for handling other aging colonies in the National Capital Region.
