Transforming Shelters to Affordable Housing

DISSERTATION REPORT

ON

TRANSFORMING SHELTERS LEADING TO
AFFORDABLE HOUSING

Submitted by
Pragya Sharma

Guided by
Ar. G.Mitra

FACULTY OF ARCHITECTURE & EKISTICS
JAMIA MILIA ISLAMIA
NEW DELHI-110025

2010-2011

CERTIFICATE

This is to certify that Pragya Sharma has worked on the Dissertation Project
entitled Transforming Shelters Leading To Affordable Housing under my
guidance and supervision.

Ar. G.Mitra Prof. S.M. Akhtar
Thesis Guide Dean

External Examiner 1

External Examiner 2

External Examiner 3

DECLARATION

I Pragya Sharma hereby declare that the Thesis entitled “Transforming
Shelters Leading To Affordable Housing” submitted in the partial
fulfillment of the requirements for the award of the degree of Masters of
Architecture is my original design/ research work and that the information taken
from secondary sources is given due citations and references.

[Signature]

Pragya Sharma
[Name of the Student]
Roll. No:
Date: 21Dec2010
Place: Delhi
M.Ekistics: 2ndSem. (2010-11)

ACKNOWLEDGEMENT

The journey has been long and there have been numerous co pilots. I‘d like to
thank all of them. First of all I would like to express my indebtedness towards my
computer and the world wide web, which stood by me at each and every second
of my academic semester and after him, my parents and friends who have been
instrumental in shaping me as I am.
I‘d like to thank Prof. G. Mitra, my guide, who was persistent, patient and
considerate towards my idea and for planting all the seeds in my mind, directly or
indirectly.
I would also like to thank our coordinator Ar. Mahinder Sethi & Ar. Qamar Irshad
for his consistent guidance and update of the study, and for his immense support
and consistent guidance that was never short of encouragement whenever it was
needed the most.
I‘d like to thank my husband Ar. Bhupendra Kumar who have been constantly the
source of new ideas and who gave me invaluable inputs.
And a special thanks to Google and Wikimapia

[Signature]

Pragya Sharma
[Name of the Student]
Roll. No:
Date: 21Dec2010
Place: Delhi
M.Ekistics: 2ndSem. (2010-11)

CONTENTS

S/NO DESCRIPTION PAGE
. S
1 Fore word 6
2 Objective & scope of study 7
3 Research Methodology 8
4 Introduction
Defining Affordable Housing 10
Comparison between Affordable 11
Housing & Low Cost Housing
G.D.P. Growth& Housing Demand 13
Demand & Supply Constraints 14
5. Role of P.P.P. in Affordable Housing
Land Availability & Cost 16
Construction & Other Costs 17
Connectivity & Infrastructure 18
3 Case study 30
Land Availability & Cost 16

4 Inferences 66
5 Bibliography 69

FOREWORD

Architecture is always an answer to need. Starting from shelter through public buildings till high
rise commercials, its has experienced a dynamic paradigm change with pace of life and its
influences.
The time of Stone Age(when Caves were the buildings erected by nature and
captured by human), experienced a comfortable feeling of being inside a house ,and it emerged
like a nuclear reaction, multiplying in doubles, each moment of seconds. Need being mother of
all inventions gave birth to shelters like Terra Amata , and gradually developed into ancient
cities. This was the time when residences were of most importance, as it was the basic need of
life.
Later on after demise of golden era, neoclassical age started searching for
architecture styles from past, but still public buildings were dominating various architects and
they kept them self limited to the roman temples , and other communal structure. Here came
the role of architect Robert Adam, who left the rat race and decided to study and implement
residential architecture techniques used so far. Adam devoted his attention to what little was
known about ancient residential design and interior detailing, in part because he realized that
his architectural practice would rely on clients who requires homes, not temples or churches
based on classical styles.
Due to changing needs, and reducing resources, grand HAVELI are getting
converted into compact villas, where as individual residences are smartly converting into multi-
story apartment. Its controversial whether architecture is changing living styles or living styles
are changing architecture. This study is aiming to answers the same, reading & analyzing the
governing factors and the transformations.

Transforming Shelters-A journey towards Affordable Luxury 6

“Space and light and order
These are the things that men need
Just as much as they need
Bread or a place to sleep.”
sleep.”

-Le Corbusier


OBJECTIVES AND SCOPE OF STUDY

OBJECTIVES:
-Scope of study is to find out the basis for setting parameters of Human Living Standards.
-Study will find the habitable size of shelter in combination with AFFORDABILITY with DEMAND
of space. To study the basic requirements of shelter e.g. requirement depending on family size,
lifestyle, etc.

SCOPE AND LIMITATIONS:

-Scope of study is to find out the basis for setting parameters of Human Living Standards.
-Study will find the habitable size of shelter in combination with AFFORDABILITY with DEMAND
of space. To study the basic requirements of shelter e.g. requirement depending on family size,
lifestyle, etc.
-Study the transformation of shelter i.e. shrinking of area. Study the Transformation of Shelter
with respect to the other four elements of Ekistics.( Man, Network, Nature & Society)
-Study the Norms & Regulations for a Sustainable Shelter. Impact of Urban Lifestyle on shelter,
e.g. DINK concept of Young working couples i.e. Double Income No Kid.
-After effect of this transformation on the user. After diagnostic approach, interviews & survey
will bring up design parameters for designing a HABITABLE SHELTER.


RESEARCH METHODOLOGY

First, generating a case for the typology known as‘ Mixed Land use‘ in Delhi and analyzing the
various factors and forces responsible for the legitimacy of such a planning typology. This would
be achieved by the critically analyzing the relevant literature .

Second, highlight the dismal history of the Master Plan of Delhi over the years and project how
in requisite the tools and strategies of MPD are for sustaining Mixed Land-use in the city.
Through critical analysis of the role of MPD, citing an example of one such area in the city and
also through drilling discussions with advisors and experts in the field .
These case study areas have been selected on the basis of their location, representation of all
the socio-economic groups of people and because these are fully developed and occupied
housing schemes under the Delhi Development Authority (DDA), which is the principal planning
agency to plan and regulate development in the city. The field surveys included commercial land
use survey, parking survey, and interviews of residents, shop keepers (doing business in
properties converted from residential uses) and customers selected randomly in these
settlements.

Third, understand the implications on master and land use plan on the introduction of such a
planning typology. This would be achieved by analyzing various successful cities that have
managed to sustain this planning typology over the years. Fourth, highlight the various tools
and strategies required in the current planning system, for mixed land use to be successful in
Delhi. Concluded from the case studies of the cities done in the previous chapters.


INTRODUCTION

Dwelling is one of the basic need of human, from ancient time till date. Demand and
affordability has defined the boundaries of various classes existing in society. The measure
guiding factor is affordability as per day to day demands. Living styles, status or requirements
demand may be anything but affordability makes the things available . There is no limit on
demands but affordability puts a stop mark on that.
With the raise in scale of construction, residential demands scales up to social demands &
responsibilities towards societies, such as open spaces , wide streets, low rise and high rise
buildings as per density plan and so on. Here comes the bye laws which governs this individual
residential construction of buildings in such a way that once all are erected, these results into a
good evenly distributed society.

But these byelaws may need amendments as
per changing demand and construction
patterns to satisfy the contemporary culture.
This study aims all these factors & tries to
analyse existing laws supporting them and to
class

highlight those which needs to be changed.
For example need of 200thk slab is reduced
plus outdoor leasure space

to 150 mm thick and similar others.
space to rest and sleep

plus space for lavatory

plus space for parking
plus leasure space
plus space to cook
plus space to bath

plus space to dine

Demand


INDIA –G.D.P. GROWTH

The real estate world has changed significantly after the global financial meltdown caused
by defaults on sub-prime loans in US. India was no exception and the real estate market
witnessed a contraction in both volume and value. Real estate developers were gripped
with the liquidity crisis and were forced to change the ways of doing business. Downturn
and liquidity crunch forced developers to adopt a two pronged strategy –
smaller units at lesser prices.

In this study I have attempted to define
Affordable Housing by using three key
parameters viz.
• income level,
• size of dwelling unit and
• affordability.
While I have assessed the demand and supply
constrains, I have also highlighted the
initiatives taken by key stakeholders and their
perspective concerns.


AFFORDABLE HOUSING –DEFINITION

Defining Affordable Housing:

“Affordability” as a concept is very generic and could have different meanings for different
people based on differences in income levels.

Affordable housing refers to any housing that meets some form of affordability
criterion .

Defining affordable housing in United States and
In the
India is a difficult task given that Canada, a commonly accepted
at every square kilo-meter of the guideline for affordable housing is
that the cost of housing should not
country, the dynamics of the
be more than 30 percent of a
market are different. household's gross income


AFFORDABLE HOUSING V/S LOW COST HOUSING

Low-cost housing is generally meant for EWS category and comprises bare minimum housing
facilities while affordable housing is mostly meant for LIG and MIG and includes basic amenities
like schools, hospitals and other community facilities and services.


INDICATIVE SIZE & POTENTIAL IN INDIA


DEMAND AND SUPPLY CONSTRAINTS

The demand drivers for affordable housing are as below:
Urbanization:
Rising income levels leading to a sizeable middle class segment: Urbanization is an
“index of transformation from traditional rural 1 economies to modern industrial one .”
Its a product of demographic explosion and poverty induced rural-urban migration.
This resulted in pressure on urban infrastructure and in an increase in the number of
homeless people living on the streets.
As per the 2001 census the total urban homeless population was 7, 78,599 people,
which would be much more currently given the inadequate availability of 2 affordable /
low-cost housing .


THE DEMAND MODEL METHODOLOGY

 The land market is fundamentally described by household choices of
location and lot size. The outcomes, as in all economics, arises from the
interaction of demand (of household) and supply (of land parcel).
Households are characterized by their income and preferences while land
supply is characterized by quantity, location and lot characteristics.
Household preferences can be represented by the price each household is
willing to pay for each type.


DEMAND SUPPLY DYNAMICS

• Short Supply of residential dwellings
• Supply shortfall existing since post
independence
• In 2005 estimated demand is 209.5
million, supply is 189.7 Million
• Demand – Supply gap is narrowing

• Low supply of housing for low
income earners
• As per 11th 5 year plan
- Shortage of 24.71 million
dwellings
- Close to 99 % of shortage in
EWS & LIG segment


BIRTH AND MIGRATION


POPULATION AND HOUSING

PERCENTAGE DISTRIBUTION OF HOUSEHOLDS BY NUMBER OF ROOMS
OCCUPIED 1961 – 2001( in million ):

No. of Rooms
occupied 1961 1971 1981 1991 2001

One Room 53.1 50 45.8 39.6 35.1

Two Rooms 24.7 27 27.8 30.4 29.5

Three Rooms 10.3 11.4 12.2 14.8 17.1

Four or more
Rooms 11.1 11.4 12.1 14.7 15.9

No Exclusive
rooms 0.9 0.2 2.1 0.04 2.3

40

35
% distribution of households

30

25

20

15

10

5

0
One Room Two Rooms Three Four or No
Rooms more Exclusive
Rooms rooms
Source: Census of India 2001

Approximate 50 % of the households has two and three bed room dwelling units.


TOTAL HOUSING SHORTAGE

India Demographics : Housing Shortage

Populatio Residents % Per GDP Housing
n with Populatio Capita Growth Shortage
Buying n under 20 Income Rate Estimate
Power
1.065 300 58% $539 8% 22 million
billion million

Housing shortage at the beginning of 11th Five 24.71 million
Year Plan (1.4.2007) dwelling units

Additional Housing Requirement for the 11th 1.82 million dwelling
Plan ( 2007-2012) units

Total housing requirement during 11th Plan 26.53 Million
Period including the carried over housing shortage dwelling units


CATEGORY VISE HOUSING SHORTAGE

Estimated Urban Housing Unit Shortage as on 1.4.2007:

Total : 24.71 m 100.00%
EWS : 21.78 m 88.14%
LIG : 2.89 m 11.69%
MIG & HIG : 0.04 m 0.16%

More than 99% shortage is for EWS/LIG segments


GROWTH OF SLUMS

61.
8

4
6

2
8

Source: Annual Report 2006-07,
MoHUPA

Slum Population as %age of total urban population is given in
parenthesis


The housing requirement for the Rs.3-10 Lakh income group is approx.
2.06 million units by 2011,translating to a market size of Rs.3,300
billion, or USD 66 billion


SUGGESTED PARAMETER FOR HOUSING

EWS/ LIG MIG
Size 300-600 sq ft carpet area Not exceeding 1,200 sq ft
carpet area
Cost Not exceeding 4 times Not exceeding 5 times
household gross annual household gross annual
income income
EMI/Rent Not exceeding 30% of gross Not exceeding 40% of gross
monthly income monthly income

AFFORDABLE HOUSING: THE CONCEPT AND ISSUES

 Difficult to adopt a ‘one-size-fits-all’ concept
 Government should undertake a separate exercise to estimate the number of
households falling under the ‘affordable housing’ category


IDENTIFYING AFFORDABILITY

NCR revealed a number of interesting facts during the household survey carried
out in order to ascertain the affordability of the various income groups at city
level. Table 6 depicts in detail the maximum affordable EMI of households in
various income levels. This EMI has been estimated from the annual income of
household and its spending and saving behaviour. The maximum EMI has been
translated into affordable house property value based on an assumed interest
rate, loan tenure and loan to value ratio. The table also shows the capital values
that the households will have to pay keeping in view the preferred house size and
the affordable house property value. An interesting point that was inferred from
the survey results was that the income groups of Rs.3-5 Lakh and Rs.5-6 Lakh
preferred similar sized units for their housing needs. Both the income categories
expressed the area of their residential units in the range of 700-800 sq.ft.
However, while this allows the lower income group to purchase a property with
an average price of Rs.2300/sq.ft., the same enabled the higher income group of
Rs.5-6 lakh to opt for properties in the range of Rs.2900-3650/sq.ft. Meanwhile,
NCR, spanning a larger area with vast land parcels available for residential
development, provides varied location options for the residents of the city to
fulfill their housing needs. The category of households with income of Rs.6 lakh
and above can afford residential units in select pockets of the newly developed
zones in Gurgaon, Noida as well as along NH-2 and NH-24. Though these locations
suit the budget preference of households, they are located about 30 kms from the
CBD area of Delhi i.e. Connaught Place. For example residential locations in
Gurgaon and Noida are atleast 30 kms from the CBD. Residential locations on NH
24, Ghaziabad and NH 2, Faridabad, are about 35 kms and 27 kms respectively
from the CBD. Meanwhile, if households, especially those in the income category
of Rs.3-5 Lakh, are willing to compromise on unit



H;
H;
H;

H


PROVISION AND LOCATION OF AFFORDABLE HOUSING
Objectives

• To facilitate the incorporation of affordable housing in residential and mixed-
use developments.
• To facilitate the provision of affordable housing in locations with easy access
to shops, transport and government
and community services.
• To ensure appropriate car parking provision for household requirements.
• To facilitate the provision of affordable housing through management and
ownership considerations.

 Diversity of affordable
housing

The affordable housing
development provides:
• one, two and/or three-
bedroom dwelling types;
and/or
• apartments;

 Car parking

Car parking provision is
appropriate for site location and
household requirements, and is
provided on the site.

 Location of affordable
housing

Affordable housing is located
close to, or has easy access to,
shops, employment, transport
and government and community
services.


INTEGRATION OF AFFORDABLE HOUSING
Objectives

 Integrating affordable housing

Affordable housing is integrated into new residential and mixed-use
developments, where it is not a stand-alone development on its own site.

Suggested responses


40
SITE PLANNING OF AFFORDABLE HOUSING
Objectives

• To ensure site planning and related design responses facilitate good housing
outcomes.

 Privacy
Dwellings are designed to
acknowledge the different
requirements for privacy and
control in the transition:
1) from public spaces;
2) through the privately controlled
but publicly visible
or semi-private shared space to
the dwelling entry; and
3) onto its private open space.

 Addressing public space

A dwelling adjacent to a street
or park addresses them
functionally and visually. (On
large sites, communal open
spaces are the equivalent of a
public park.)

 Privacy within the development

Development does not
significantly reduce privacy and
daylight to private open spaces.

 Legibility of access
Access to and sense of entry to a
dwelling fronting a street or an
internal path network is clear
and unambiguous.

Transforming Shelters-A journey of affordable Luxury

41

 External circulation
External pathways serving an
individual dwelling or multiples of
dwellings within a development
are designed to suit the needs and
volume of intended occupants
and users.

 Carparking and street
presentation

The street frontage of the
development is not dominated
by car parking areas or
structures, rubbish bin
enclosures and utility structures.

 Planting

Landscaping forms an integral
component of the design
of the development.

 Territoriality

• To aid the control of external
spaces by immediately
adjacent households, the
territorial boundaries of these
spaces are clearly delineated.
• Access by the general public
through the site is prevented,
and if this is unachievable, the
path should be treated like a
public realm area.


DESIGN OF AFFORDABLE HOUSING
Objectives

• To facilitate the provision of comfortable, pleasant, safe, efficient and cost-
effective accommodation for the intended occupants of affordable housing.
• To facilitate the incorporation of adaptable housing design principles in
affordable housing.

 All dwelling types are provided
with an appropriately located and
functional area’s like:

 External entry areas
 Internal entry areas
 Living/dining areas
 Kitchens
 Bathrooms
 Hallways
 Bedrooms
 Storage Area
 Clothes Drying
 Stairs and lifts( as per
N.B.C.)
 Open space
 Security
 Adaptable housing


OPEN SPACES WITHIN A PLOT
Every room intended for human habitation shall abut on an
interior or exterior open space or an open VERANDAH open to
such interior or exterior open space.

SKETCH FOR EXAMPLE
CONTRARY IMAGE FOUND IN SURVEY

FRONT OPEN SPACES

For streets less than 7.5 m in width, the distance of the building
(building line) shall beat least 5 m from the centre line of the
street

44

Community open spaces and amenities
Residential and Commercial Zones
In any layout or sub-division of land measuring 0.3 hectare of
more in residential and commercial zones, the community open
spaces shall be reserved for recreational purposes which shall as
far as possible be provided in one place or planned out for the
use of the community in clusters or pockets.

The community open spaces shall be provided catering to the
needs of area of layout, population for which the layout is
planned and the category of dwelling units. The following
minimum provision shall be made:
a) 15 percent of the area of the layout, or
b) 0.3 to 0.4’ ha/1 000 persons; for low income housing the open
spaces shall be 0.3 ha/1 000 persons.

No recreational space shall generally be less than 450 sqm

the building line shall beat least 3 m away from the boundary of
recreational open space.

MEANS OF ACCESS

Width of Means of Access
The residential plots shall abut
on a public means of access
like street-oad. Plots which do
not abut on a streethoad shall
abuthont on a means of access,
the width and other
requirements of which shall be
as given in Table 1.

In no case, development on plots shall be permitted unless it is
accessible by a public street of width not less than 6 m.


MEANS OF ACCESS-Cntd..

In the case of special housing schemes for low income group
and economically weaker section of society developed up to two
storied row /cluster housing scheme, the pedestrian pathway
width shall be 3 m subject to provisions of 9.4.l(a). The
pedestrian pathway shall not serve more than 8 plots on each
side of the pathway; the length of the pathway shall be not more
than 50 m.

No mention of plot
size….large plots
sub-divided and
the norm fails

Distance from Electric Lines
No VERANDAH, balcony, or the like shall be allowed to be
erected or re-erected or any additions or alterations made to a
building within the distances quoted below in accordance with
the current Indian Electricity Rules as amended from time-to-
time between the building and any overhead electric supply
line:


Plot Size
The minimum plot size with ground coverage not exceeding 75 percent, shall not
be less than 40 sqm in small and medium town and not less than 30 sqm in
metropolitan cities.
Plot sizes below 30 sqm but not less than 15 sqm may be permitted in case of
cluster planning, however, in such cases the ground coverage and FSI shall be 100
percent and 2 percent respectively

NOTES
1 In exceptional cases in metropolitan cities with population more than 1 million
the size of plots may be brought down to 25 sqm in cases of low income housing
colonies located in congested areas as decided by the Authority. In mega-cities it
may be further reduced to 15 m2 .In such cases where plot size is below 25 sqm ,
only cluster planning or group housing may be adopted.

2 A minimum of 25 percent of the plot size shall be left open without adversely
affecting light and ventilation for habitable spaces and toilet. It shall not be made
mandatory to leave set back on any side.


SPECIAL REQUIREMENTS OF CLUSTER PLANNING

Vehicular Access
A right of way of at least 6 m width should be provided up to the
entrance to the cluster to facilitate emergency vehicle movement up to
cluster.

Density
Cluster planning methodologies result in higher densities with low rise
structures. With per dwelling unit covered area of 15 sqm densities of
500 dwelling units per hectare (net) shall be permissible. Densities
higher than this should not allowed.

Group Toilet
Cluster housing for economically weaker section families can have
group toilets at the rate of one water closet, one bath and a washing
place for three families.

Size of Room
Habitable Room
Every dwelling unit to be provided should have at least two habitable
rooms. Even if one room house is provided initially it should be capable
of adding a new second room in future. However, in case single room
tenements are required to be provided where future additions are not
possible, the carpet area of multipurpose single room should be at least
12.5 m2.
Such one room dwelling units with 12.5 m2 carpet area of habitable
space is permitted only in case of on site rehabilitation of slum dwellers.
In a house of two rooms, first room shall. not be less than 9.0 m2 with
minimum width of 2.5 m and second room shall not be less than 6.5 m2
with@ minimum width of 2.1 m provided the total area of both the
rooms is not less than 15.5 m2. In incremental housing the bigger room
shall always be the first room.


SALARY
CLASS
Social
Classification BUSINESS
CLASS
# Life style
Life style
BOTH
WORKING
JOINT
FAMILY
# Affordability


Following are the Mixed Land Use Streets in various Zones of Delhi:
Zone –F:

a) New Delhi South Ext. Part-II (Portion fronting on Ring Road).
1.Kalkaji Main Road (between Block G & H and E &F).

LAND USE PLAN;
(Source: MAPS OF
INDIA)


HOUSING COMPONENT

The component method of design provides a broad frame work for
achieving the described life style objectives


the wheelchair turning radius is to be 1,500 mm (5 ft.) to 2,440
mm (8 ft.) with 2,440 mm provided in building common areas
such as lobbies and recreation areas.


Desired outcomes Suggested responses

One, two and three-bedroom Where a site incorporates dwelling types
dwellings with the following bedroom numbers,
One, two and three-bedroom affordable dwelling floor areas should generally conform
housing to the following table:
dwelling types provide rooms of
sufficient dimensions to support the
safe, comfortable and convenient use of
and movement around furniture,
facilities and fittings needed by
householders.

Studio apartments generally conform to a
Studio apartments minimum
Studio apartment rooms provide gross floor area of 30m2.
adequate space for the function of The room sizes generally conform to the
individual units including: following table:
• sleeping, living, dining and kitchen
areas; and
• adequate bathroom, laundry and
clothes drying
facilities.


Afordability Survey and Analysis

Categ Samp Income Current Current Affordable
ory le group status Facilities Wishlist EMI Analysis

Two rooms (25 A small
<5000 Single single room 4000
Low Income Group

sq.yrds) 2BHK unit
common separate , of
Rented
case-1

washrooms washroom approx.
35
1500 PM no privacy Privacy
sq.yard, in
range of
9-12 lacs

10000-
Single 2BHK Family, 2bhk
35000
Rented Good location 7000

small
11000 PM
kitchen/laundry
case-1

Bigger balcony

More natural
light A Good
2/3BHK
Bigger
Middle Class

unit , of
Bedrooms
approx.
Good storage 100
Space sq.yard, in
10000- Bigger range of
Single 2Bhk 18-25 lacs
35000 bedrooms
Bigger living
Rented
area
7000 PM Good height 10000
case-2

Minimum shafts

small
kitchen/laundry


EXERNAL ENVIRONMENT
AREA - GOVINDPURI & GOVINDPURI EXTENSION
CASE -1
25%
Category - E.W.S. 35%

FLOOR OUTDOOR COMPONENTS PECENTAGE (%)

40%
GROUND PUBLIC →SEMI PRIVATE→PRIVATE 35→40→25
FIRST NO FIRST FLOOR

CASE -2
Category - L.I.G.

FLOOR OUTDOOR COMPONENTS PECENTAGE (%) 30%

GROUND PUBLIC →SEMI PUBLIC →PRIVATE 30→10→60
60%
FIRST & 10→60 10%
SECOND SEMI PUBLIC → PRIVATE (SAME PROFILE)
TERRCACE SEMI PUBLIC → PRIVATE 35→35

CASE -3
Category - M.I.G.

30%
FLOOR OUTDOOR COMPONENTS PECENTAGE (%)

GROUND PUBLIC →SEMI PUBLIC →PRIVATE 30→10→60 60%
10%
FIRST & 5→10→60
SECOND SEMI PUBLIC→SEMI PRIVATE → PRIVATE (SAME PROFILE)
TERRCACE SEMI PUBLIC → PRIVATE 45→25


63

AREA -DAYANAND COLONY
CASE -1
Category - L.I.G.
10%
PECENTAGE 10%
FLOOR OUTDOOR COMPONENTS (%) 10%

70%
PUBLIC →SEMI PUBLIC→SEMI 10→10→10→
GROUND PRIVATE→PRIVATE 70
FIRST SEMI PUBLIC →PRIVATE 20→80

CASE -2
Category - M.I.G.

PECENTAGE
FLOOR OUTDOOR COMPONENTS (%)
10%
10%

PUBLIC →SEMI PUBLIC →SEMI 10→10→30→ 50%
GROUND PRIVATE→PRIVATE 50
30%

10→50
FIRST & (SAME
SECOND SEMI PUBLIC → PRIVATE PROFILE)


GENERAL PLANNING


NEIGHBORHOOD ORGANIZATION


SPACE RELATIONSHIP


Preferred
Location w/in Area
Neighborhood Affordability

Knowledge
Payment Preferred
about future
Method Location
house

Typological Space
Preferences Preferences

No. of Family
Work Sector Members Income
level

Approach for
Knowledge
investigating
about Family
affordable housing

No. of Educational Domestic
Cars Level Labor
(husband/wife)

Type and No. Of Neighbourhood
Spaces

Knowledge Location
Advantages/Dis about present
house

Degree of Ownership
Satisfaction Home Type Status


Dissertation-Sem-II, Jamia Milia Islamia- Delhi | TRANSFORMING
72
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AREA -DAYANAND COLONY
CASE -1
Categor
10%
y- L.I.G. 10%

10%
PECENTAG
FLOOR OUTDOOR COMPONENTS E (%) 70%

PUBLIC →SEMI
GROUN PUBLIC→SEMI 10→10→1
D PRIVATE→PRIVATE 0→70
FIRST SEMI PUBLIC →PRIVATE 20→80

CASE -2
Categor 10%
10%
y- M.I.G.
50%
PECENTAG
FLOOR OUTDOOR COMPONENTS E (%) 30%

GROUN PUBLIC →SEMI PUBLIC 10→10→3
D →SEMI PRIVATE→PRIVATE 0→50
FIRST & 10→50
SECON (SAME
D SEMI PUBLIC → PRIVATE PROFILE)

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Guided By: Ar. G.Mitra|Study by: Ar.Pragya Sharma

74
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Conclusion
While the basic necessities of life – food, clothing, and shelter – are
increasingly becoming a luxury and unaffordable, luxury items such as
televisions, mobile phones, refrigerators, etc. are become affordable! While
we are often amazed at the progress our country has made when we see an
auto rickshaw driver with a mobile phone, we fail to notice that he is still living
in a slum-like dwelling.

It is understandable that economic
growth leads to rise in income but this
has led to even faster rise in property
prices leaving it unaffordable for majority
of population. Affordable housing is
expected to have a positive by improving
basic quality of life. Problems like traffic
congestion, air quality, commute times,
etc. can be resolved by providing proper
housing facilities to the weaker sections
of the society. While the concept of
affordable housing seems to be a simple
solution to current housing woes, its
execution remains complicated due to the
unclear policy framework. To make
affordable housing work in India, it would
require “will” from all the stakeholders by
slightly adjusting their interests towards a
wider social cause.


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 Intervention usually takes three broad categories
• planning regulations,
• direct government investments and
• fiscal measures of subsidies and taxation
 Land management improvements
Example: Land Readjustment
 direct public investment
Example: land banking
Example : Site-and-Service

Land use planning and Land market
development Allocation
The project of the poor Demand
Development standards Intervention rationale
Land supply Neo liberalism
Land value Site and Service
Land affordability Subdivision
Subdivision

Land policy Poverty alleviation
Efficiency and equity Suitability and
Land management acceptability
Direct intervention world Affordability standards
bank subdivision
Learning by doing
Site and service
subdivision


NATIONAL URBAN HOUSING & HABITAT
POLICIES 2005
OBJECTIVES:

The Housing and Habitat Policy 1998 aims at:

1. Creation of surplus housing stock either on
rental or ownership basis .
2. Providing quality and cost effective shelter
options, especially to the vulnerable groups
and the poor
3. Ensuring that housing, along with the
supporting services, is treated as a priority and
at par with infrastructure sector.
4. Removing barriers related to legal, financial
and administrative for facilitating access to
land, finance and technology.
5. Forging strong partnership between private,
public and cooperative sectors to enhance the
capacity of the construction industry to
participate in every sphere of housing and
habitat.
6. Using technology for modernizing the
housing sector to increase efficiency,
productivity, energy efficiency and quality
7. Empowering the Panchayats Raj institutions
and village cooperatives to mobilize credit for
adding to the housing stock

POLICIES 2005
THE CENTRAL GOVERNMENT WOULD:

• Take steps to bring in legal reforms including
formulation of effective
foreclosure laws.

• Devise macro economic policies to enable flow of
resources to the
housing and infrastructure sector.

• Develop a debt market for housing and
infrastructure fully integrated
with the financial markets in the country.

• Set up a national shelter fund to meet the
requirement of low cost funds
for the housing needs of the poor.

• Promote research and development and transfer of
technology for
construction of houses.

POLICIES 2005

• Evolve parameters for optimal use of available
resources to promote development and growth in a
sustained manner.

• Provide fiscal concessions for housing,
infrastructure, innovative and energy saving
construction materials and methods and also set up
a regulatory mechanism to ensure that the
concessions are correctly targeted and utilized.

• Develop and enforce appropriate ecological
standards to protect the environment and provide a
better quality of life in human settlements.

• Promote the creation of a secondary mortgage
market.

POLICIES 2005

THE STATE GOVERNMENT WOULD:

1. Liberalize the legal and regulatory regime to give a
boost to housing and supporting infrastructure.

2. Promote private sector and cooperatives in
undertaking housing construction for all segments in
urban and rural areas.

3. Undertake appropriate reforms for easy access to
land.

4. Facilitate training of construction workers by
converging other development programs through
building centers and other agencies.

5. Promote decentralized production and availability of
building material.

6. Empower the local bodies to discharge their
responsibilities in regulatory and development
functions.

POLICIES 2005
THE LOCAL AUTHORITIES WOULD:

1. Identify specific housing shortages and prepare
District Housing Action Plans for rural areas

2. Devise programs to meet housing shortages and
augment supply of land for housing, particularly
for the vulnerable group.

3. Plan expansion of both urban and rural
infrastructure services.

4. Enforce effective regulatory measures for
planned development.

POLICIES 2005
THE PUBLIC / PRIVATE FINANCE
COMPANIES WOULD:

1. Redefine their role and move away from their
traditional approach to housing finance.

2. Develop and expand their reach to meet the
needs of people.

3. Devise schemes to lend at affordable rates to
those who are in dire need of housing finance
support.

4. Mobilize resources from provident funds,
insurance funds, mutual funds etc. For house
building activities.

5. Develop innovative instruments to mobilize
domestic savings.

POLICIES 2005
HOUSING BOARDS / CORPORATIONS /
DEVELOPMENT AUTHORITIES AND
OTHER PUBLIC AGENCIES WOULD:

1. Revise their method of working and redefine their role
for facilitating land assembly and development of
infrastructure.
2. Forge partnerships with the private sector and
cooperatives for housing construction in an efficient
manner.
3. Devise flexible schemes to meet the user's requirement.

THE CORPORATE, PRIVATE AND
CO-OPERATIVE SECTORS WOULD:

1. Take the lead role in land assembly, construction of
houses and development of amenities.
2. Forge partnership with state governments and local
authorities for construction of houses.
3. Collaborate with the state governments to work out
schemes for slum reconstruction on cross subsidization
basis.

POLICIES 2005
RESEARCH AND TECHNOLOGY TRANSFER
ORGANIZATIONS WOULD :

1. Direct research efforts to locally available raw
materials.
2. Reduce the use of scarce natural resources and replace
them with renewable resources.
3. Standardize the new technology for easy adoption by
various public and private construction agencies.
4. Promote energy efficiency in building materials and
construction methods.
5. Promote use of renewable energy sources for the
housing sector particularly, solar, bio-mass and waste
based energy.
6. Promote disaster mitigation techniques for new
constructions as well as strengthening of existing
houses to prevent continuing loss of housing stock and
human lives from natural hazards like earthquakes,
cyclones and floods.
7. Disseminate (spread) information about new
technologies and provide training to construction
workers in the use of new technologies.

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Role of PPP in Affordable Housing


85
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JnNURM at a Glance

No. of Houses Sanctioned 1.046 million

No. of Houses under Progress 0.265 million

Budget for 2007-08-Rs.1991 Crores 99.7 %
(BSUP+IHSDP) achieved

Urban Reforms: Earmarking of 25% of 27 cities
Municipal Budget as BSUP Fund; Timeline achieved
Target of 27 cities

Urban Reform: Earmarking of 20-25% of 16 cities
developed land for EWS/LIG; Timeline achieved
Target of 16 cities

The JNNURM Initiative


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Inclusive Planning & Architecture

i. Minimum 25 Sq mtrs Carpet area under BSUP and Covered
area under IHSDP,
ii. Minimum provision of Two rooms, Kitchenette, Toilet & Bath,
iii. Vector-free housing layout,
iv. Provision of Basic Physical Amenities: Water Supply,Drainage,
sanitation, Roads/Streets, street Lighting, Solid Waste
management & appropriate Green Spaces,
v. Provision of Social Infrastructure: Community Centre,
Livelihood Centre & Informal Sector Market, and
vi. Eco friendly Habitat which promotes Social Cohesiveness.


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SHELTERS

Recommendations
• Increase JNNURM funds for affordable housing by 100%
– Part of these funds to be used for direct provisioning
of housing for urban poor households
– Part of the funds to be used as supplements for in-situ
development to be routed through NGOs
– Need to foster an environment that will make rental
housing for EWS/LIG categories a worthwhile
investment
– Need for upward revision of FAR/FSI which is
commensurate with investment in infrastructure
– Bring in additional lands into urban usage on a
regular basis by
– Simplifying processes for land acquisition and
conversion of agricultural lands for urban use
– Reviewing processes of master planning for
making a proper assessment of land
requirements and allocation of such lands for
different uses
– Treat affordable housing as a ‘public purpose’


89
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Various aspects for alternative
systems
�� Optimisation of land use
�� Functional design of buildings
�� Optimum use of building
materials
�� Rationalisation of specifications
�� New construction materials and
techniques


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Alternative Systems
• Foundations
• Walls
• Roofs / slabs
• Door frames and
panels
Alternative Systems : Walls
• 230 mm thick brick work with FPS bricks (224x114x70mm)
in
1:6 cement mortar in English / Flemish bonds
• 200 mm thick brick work with modular bricks
(190x90x90mm) in 1:6 cement mortar
• 190 mm thick brick work with FPS bricks in 1:6 cement
mortar in CBRI bond
• 115 mm thick waffle walls with FPS bricks in 1:4 cement
mortar
• 230 mm thick brick work with FPS bricks in 1:2:12 cement
lime mortar in rat trap/Rowlock bond
• 200 mm thick masonry with reconstituted stone blocks in
1:6
cement mortar
• 200 mm thick precast hollow concrete block masonry in
1:6
cement mortar
• Fal-G sand block masonry


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SHELTERS


References
References

Internet

Case
Books
Studies

Inferen
ces

Library references: Net references: Case studies:

•National Building Codes •Wikipedia.com •Residences in old
•Green Households? Domestic consumers, •Google.co.in Delhi
environment and sustainability •DDA website
•Sustainable design practice •W.H.O. living
•Modern architecture standards •Other
•Gaia House Design contemporary
•Works of Laurie baker, Hassan Pathy, houses in
Charles chorea and Raj surrounding
Reval houses.
•Intach library

SYNOPSIS-TRANSFORMING SHELTERS, PAGE NO. 6/6

Transforming Shelters to Affordable Housing

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