Affordable Housing MoHUPA & Dept. of Housing, SPA Delhi

Spatial Inclusion and Sustainable Design of
Low-income communities
Paromita (Romi) Roy
April 2009

For JNNURM
Ministry of Housing and Urban Poverty Alleviation,
Source: lecercle at flickr.com Govt. of India

Contributors:
Romi (Paromita) Roy, Architect and Urban Design Consultant, India
Dr. Neelima Risbud, Professor of Housing, School of Planning and Architecture
Ran Chen, LEED AP, Architect and Urban Planner, China
Shivani Langer, AIA, LEED AP, Architectural Consultant, USA.
Nishant Lall, Architect and Urban Design Consultant, India

Sustainable Low Income Community Standards
2

CONTENTS

1. Background
2. Need for Sustainable Affordable Housing
3. Design Principles for Spatial Inclusion and Sustainable Design of low-income communities and International Case Studies:
• Economic Sustainability Principles
• Social Sustainability Principles
• Environmental Sustainability Principles
• Appropriate Planning and Sustainability Standards
4. Next steps of Study

3

PREMISE

Excerpts from U.N. 2007 Conference for Revision of World Urbanization Prospects:
“…more than 70 % of the population in Europe, North America, and many other richer developed countries already live in urban areas”
“India (currently) has 29% percent of its population living in urban areas, by 2050 it is expected to have 55% percent of its population, in
cities.”
A city needs cheap labour for menial jobs to keep production costs low and maintain the standard of living of the better off. The poor are
the source of that labour.
“…increasing urbanization will go hand in hand with economic growth."

Are we ready for 25% urbanization increase by 2050?

5

Background

The Need for addressing the issue of Providing “Affordable Housing to All” has been realized and addressed recently in the “National Urban
Housing and Habitat Policy 2007” by the Ministry of Housing & Urban Poverty Alleviation, New Delhi.

As the Economy of the Country is growing, higher rates of urbanization are unavoidable. India’s urban population in 2001 was 286.1 million,
which was 27.8% of the total population. Over the previous five decades, annual rates of growth of urban population ranged between 2.7 to
3.8%. By 2041 it is expected that 50% percent of India’s population will be living in urban areas.
“Urban” in India is defined as a human settlement with a minimum population of 5000 persons, with 75% of the male working population
engaged in non-agricultural activities and a population density of at least 400 persons per sq. km.”

The above paper also highlights the mismatch between demand and supply of housing units. 99% of the housing shortage of 24.7 million
at the end of the 10th Plan pertains to the Economically Weaker Sections (EWS) and Low Income Groups (LIG) sectors. Further, the
National Sample Survey Organization (NSSO) 61st Round reports that the number of urban poor has risen by 4.4 million persons,
between 1993-94 to 2004-05. It is, therefore, of vital importance that a new National Urban Housing and Habitat Policy carefully analyses
ways and means of providing the ‘Affordable Housing to All’ with special emphasis on the EWS and LIG sectors.

The “National Urban Housing and Habitat Policy 2007” paper identifies clearly the need to provide sustainable affordable housing
based on some of the following issues:
Lack of Housing Stock.
• At the advent of the 21st Century (2001), the housing stock in India stood at 50.95 million for 55.8 million urban households. Significant segments of this
housing stock was characterized by congestion and obsolescence. Congestion is particularly acute in inner city slums and peripheral slums. According to
the Census 2001, 61.82 million persons or 23.1% of the urban population resides in slums. The quality of housing stock in slums is extremely poor. An
important reason for this is insecurity of tenure. Slums are also severely deficient in basic services such as potable water, sanitation, sewerage, storm
water drainage and solid waste disposal.
• The magnitude of housing shortage was estimated by a Technical Group in the context of formulation of the 11th Five Year Plan. The Technical Group
estimated the housing shortage at the end of the 10th Plan to be around 24.7 million for 67.4 million households. The Group further estimated that 99% of
this shortage pertains to EWS & LIG sectors. During the 11th Plan, the Group estimated that the total housing requirement (including backlog) will be to the
tune of 26.53 million units for 75.01 million households.
• Whereas more than 23% of the urban population resides in slum (Census:2001), a much higher proportion of the urban population of metropolitan cities
lives in slums; it is estimated that 55% of the population of Mumbai lives in slums. It is of critical importance that the strategy of in-situ slum upgradation is
adopted for preponderant proportion of the slum dwellers, since they provide valuable services to residents living close to their own dwelling places.

6

Lack of Health and Hygiene in low-income communities.
• Given the degraded habitat in which slum dwellers live and the frequent episodes of illness characterizing slum families, it is of vital importance that special
attention is paid to urban health and hygiene on the one hand and social and preventive medicine on the other hand. In order to improve the quality of life in
urban areas, it is of critical significance that the housing stock is improved through urban renewal, in situ slum improvement and development of new
housing stock in existing cities as well as new townships. Further, the enhancement of housing stock must be accompanied with high quality provision of
basic services. It is a well established fact that safe, hygienic and spacious provisioning of housing duly buttressed with adequate basic services and a
congenial habitat promotes significant improvement in productivity of workers.

Increase in Urban Poverty.
• Non-affordability of housing by economically weaker sections of society and low income families in urban areas is directly linked with the magnitude of
urban poverty. The NSSO reports that the number of the urban poor has risen by 4.4 million persons during 2004-05. One fourth of the country’s total
urban population, numbering 80.7 million persons is below the poverty line. The urban poor constitute 26.7% of the total poor in the country. The fact
that the number of urban poor has risen is in stark contrast with rural poverty, where both the total number of rural poor and its incidence vis-à-vis the rural
population has fallen.
• The urban poor have limited access to basic services. According to the 2001 census, there is a 9% deficiency in drinking water, 26% in toilets and 23% in
drainage. It is quite understandable that most of this shortage pertains to Slums.

Need for Sustainable Habitat.
• Development of sustainable habitat is closely related to the adoption of ‘the Regional Planning approach’ while preparing Master Plans of towns/ cities,
District Plans and Regional/Sub-Regional Plans. It involves maintenance of the ecological balance in terms of a symbiotic perspective on rural and urban
development while developing urban extensions of existing towns as well as new integrated townships.
• Promotion of sustainable habitat is closely linked with reserving a significant proportion of the total Master Plan area as ‘green lungs of the city’ (e.g. Master
Plan for Delhi 2021 provides 20% of green areas), protecting water bodies with special emphasis on the flood plains of our rivers and developing green
belts around our cities. Recreational land use refers to parks, playfields and other open space such as specified park, amusement park, maidan, a
multipurpose open space, botanical garden, zoological parks, traffic parks, etc.
• The new Habitat Policy reaffirms the importance of small and medium urban agglomerates/towns which have potential for future urban growth. The new
Policy seeks to accelerate the development of such small and medium towns which can serve as generators of economic momentum while at the same
time striving to reduce the rate of migration to existing large cities.

The need for “Sustainable Affordable Housing” has been realized above. Efforts have been made to provide low income housign through
policy changes and planning regulations applied in cities all over India. However, a clear understanding of sustainability is amiss in all
previous and current initiatives. The need for addressing sustainability in the spatial and social integration, economic viability and prosperity,
and sensitivity to climatic, social and community comfort – has not yet been recognized.

7

Section 2:

NEED FOR SUSTAINABLE AFFORDABLE HOUSING.

Issue 1: Spatial and social integration into the larger urban community.
Delhi has a long history of forced eviction of ‘illegal’ squatter or slum
communities, and an equally long history of immigration into the city.
As the city of Delhi expanded and its land increased in commercial value,
the un-propertied/ poor were pushed to the periphery and, thereby, were
the first to subsidize the current development process at the cost of their
access to regular employment and livelihood opportunities, education,
health care and other social necessities.
Issues to think about:
The low-income population was originally living in “illegal” squatter
settlements or slums or JJC – because there was not adequate affordable
housing supply for them in the centre city – when they originally arrived in
the city to work and aid in its economic growth.
Displaced low-income population is most often located at the outskirts of
the city. This puts tremendous pressure on the transport infrastructure of
the city, as well as the finances of the low income families – as they have
to now commute every day to their place of work in the city. Moreover,
secondary sources of family income (women working locally, etc.) are
often severed, thus making the family poorer. Children are disconnected
from schools and new social and physical; infrastructure is not provided.
Shared amenities originally available in the city centre are also out of
reach after relocation.
The above situation often forces the poor to move back into the city and
live as squatters or slums in dilapidated conditions again, just to be close
to jobs & amenities.
Need for Study:
It is therefore essential that low income groups are located near their
sources of employment and within walking distance of informal sources of
employment like higher income households and other amenities within the
city. Low income groups need to be “mixed” with other income groups in
order to reduce social segregation and stigma and build civic pride.

Source: Housing and Land Rights Network, Habitat International Coalition
9

Issue 2: Current large concentrations of low-income social ‘ghettos’ creating Social Stigma
Context and current challenges:
In the past, low income communities have generally been located in large
concentrations (from 50,000 to 1 lakh population) at a single location, without
adequate provision of social amenities and infrastructure services. Such singular
concentration of low-income families in one location leads to the creation of social
‘ghettos’ and creates several disadvantages and problems:

Due to lack of investment in civic amenities and basic social infrastructure –
these areas often perpetuate unemployment, lack of education, crime and very
unsanitary living conditions.
Mono-cultural concentration leads to perpetration of previous rural lifestyles,
delaying the integration of rural immigrants into the urban lifestyle and overall city
fabric.
Isolation leads to social stigma, and spatial segregation of economic classes.
Lack of shared public spaces with higher income groups creates further social
Dakshinpuri… segregation and disregard.
Very often, low income communities are relocated to new locations with the
assurance of basic civic and infrastructure amenities, but many of the requirements
are not eventually provided by the authorities due a a variety of reasons.

Seelampur, Delhi Seemapuri, Delhi
Sultanpuri, Mangolpuri – low income social ghettos of Delhi Image Source: The Tribune, India, 2006 Image Source: Mackenzie Berg, 2008
10

Issue 3: Climatic sensitivity and flexibility to socio-economic needs.
In Mumbai, slums currently located near transit facilities and employment centres are being relocated away from
these basic amenities - to locations in the outskirts of the city. Moreover, the quality of design seems to lack the
most basic human right – the right to fresh air and daylight.
From a point of advantage, these new slum redevelopment projects have succeeded in providing legitimized and
more permanent and stable shelter for the low income people, as well as individualized sanitation and water
supply.
However, they unfortunately follow the “one type fits all” approach and exhibit no response to the climatic design
needs on Mumbai. Spatially, they exhibit no sense of community building, human-scale, social congregation
spaces or integrated socio-cultural amenities for the low-income community – and also provide them little
flexibility to adapt.
Need for Study:
It is therefore realized that guidelines are needed to be set for the design of low income housing that respond to
local climatic conditions and the socio-economic and cultural needs of the people who will live in these projects.

Image Source: Dheeraj Patil, 2008 Image Source: Dheeraj Patil, 2008
11

Need.
Sustainable affordable housing provision therefore must address all of the above intrinsic issues currently being faced by low income communities in urban areas:
- Social integration into the larger urban community.
- Social disregard and apathy
- Access to inner city employment opportunities; or other local employment opportunities – leading to increased family poverty.
- Access to fast and convenient public transit.
- Choices and understanding of ‘designers’ in accommodating the flexible needs of the low income populations.
- Good and shared public services, resources and amenities.

The Jawaharlal Nehru National Urban Renewal Mission (JnNURM) initiative launched
in 2005-06 by the Ministry of Housing and Urban Poverty Alleviation is huge step in the
right direction. It aims to encourage cities to bring about improvement in the existing
services to make cities more sustainable in social and economic manner. The JnNURM
consists of two sub-missions:
The urban infrastructure and governance
Basic services to urban poor.

The main focus areas of JnNURM are as following: Economic Social
Integrated development of infrastructure services Securing linkages between asset
creation and maintenance for long run project sustainability
Accelerating the inflow of investments in urban infrastructure services
Planned development of cities including the peri-urban areas, outgrowth and urban Sustainable
corridors Development
Redevelopment and renewal of inner city areas
Universalization of urban services so as to ensure the availability to the urban poor
segment of society.

Environmental

12

Section 3:
Components of Sustainable Low-income Communities:

In-site Upgradation

New Sustainable Low-Mixed income Communities
Local Local Subsidized Architects,
People NGOs Materials. Designers

ECONOMIC SOCIAL

Urban Infill: Choices,
Public Rapid for Existing Mixed income/ Shared public Community
Flexibility & Safety
Transit Access Employment/ social integration Amenities Involvement
Adaptability
Amenities

ENVIRONMENTAL

Energy Water Waste Reduction Local
Efficiency Management and reuse Materials
APPROPRIATE PLANNING STANDARDS

Response to local Climate, Topography & Culture

Sustainable New
Affordable Housing

14

Guidelines for Redeveloped or Newly Developed Mixed-use Mixed-income Communities

1. ECONOMIC SUSTAINABILITY:
1.1 Locate low-income groups near existing formal and informal Employment Opportunities.
1.2 Locate near Rapid Public Transit for easy access to employment and civic uses.

2. SOCIO-ECONOMIC SUSTAINABILITY:
2.1 Avoid creating large concentrations of low-income social ‘ghettos’; Integrate low-income groups within larger mixed-income mixed-use
communities. Avoid concentrations of a single income group higher than 250 families at one location.
- Mixing of income groups helps prevent large concentrations of low income communities in one location, and reduces crime, ensures maintenance of
streets and public services. This also provides many informal employment opportunities.
- Provide shared public spaces, social amenities and physical infrastructure before habilitation of low-income groups
- Incorporate middle to high income groups into existing low-income communities; Facilitate gradual up-gradation of the larger community.
2.2 Provide “Choices” in flexibility of design, use of space, availability of space, tenure, and location of low-income homes.
- Provide choice of dwelling unit size based on location and provision of amenities, and upward mobility choices.
- Provide flexibility for adaptation of low-income community homes to facilitate home or community based economic activity.
2.4 Involve low-income communities in rehabilitation process, and design and construction of their communities.
2.5 Address Safety:
- Street design - that provides adequate street lighting, buildings built up to the street with windows facing the street.
- Clear hierarchy of streets with well defined and legible zones for pedestrians, bicycles, buses and cars – would reduce accidents and create safety.
- Mixing of income groups as opposed to large concentrations to low income groups in one location - helps reduce crime.
- Shared public spaces, social amenities and physical infrastructure allows social interaction of different income groups in common public spaces and
helps reduce mutual apathy, generates social ties and reduces crime, thus increasing social security.

3. ENVIRONEMENTAL SUSTAINABILITY:
3.1 Save Energy – Respond to the unique climatic requirements of different cities and climatic zones; for comfort in outdoor and indoor spaces.
3.2 Natural Storm Water Management – Capture and locally treat storm water, Harvest rain water.
3.3 Recycle and reuse waste; Recycle and reuse waste water for the larger community, wherever possible.
3.4 Use local Materials and Construction Techniques.

4. PLANNING FRAMEWORK AND STANDARDS MUST RESULT IN SUSTAINABLE AND AFFORDABLE HOUSING.

Sustainability Guidelines for:

1. SITE SELECTION

1.1 Locate low-income groups near existing formal and informal Employment Opportunities.
1.2 Locate near Rapid Public Transit.

16 SITE SELECTION

1 Locate low-income groups near existing Employment Opportunities and near Rapid Public Transit;

Low-income groups must be accommodated within 10 minute walking or 10-minute bicycling distance from:
Existing formal and informal Employment Opportunities
Existing rapid transit stations.
This would allow them to reach their employment destinations in the easiest, fasted and cheapest way. Proximity to rapid transit stations
would also provide them convenient access to other civic, entertainment and commercial destinations in the city.

Existing low-income communities within
the city are generally located near
current employment centres and other
sources of livelihood. Therefore people
of these communities should be given
the option of upgrading their homes and
neighborhoods at the current location
itself, and continuing to live near their
current places of employment. If the
choice of relocation is preferred by
some residents, then better quality
homes and proximity to transit,
adequate employment opportunities and
social infrastructure must be provided at
the new locations, at various level of
affordability and tenure choices.

For new immigrants arriving into the city
with limited job skills, new homes must
be provided within existing or new
mixed income communities, so that they
can avail of civic and educational
benefits of the city and socially integrate
into the city faster. They must also be
located near public Rapid Transit so that
they can travel to potential work centres
easily.

SITE SELECTION 17


High and middle income groups are important sources of informal employment for low income groups. Many high income families like to have
domestic help living close by and are willing to pay for their accommodation. In this scenario, low-income families may either be located within the same
compound as the high income groups; or in adjoining pockets or blocks, sharing common public amenities and infrastructure. This helps support the
interdependence between different income groups due to close proximity, and yet helps maintain their individual social and cultural identities, without
creating social segregation.
It also must be noted that low income groups should be located away from high-visibility and high commercial value areas, in order to prevent
escalation of unit prices and displacement of the low income population.

Low Income
Housing Units

Secondary Street / Lane

.
St
d ar y
c on
Se

Mid-High
Income Housing/
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Main Street et al
re al V
(High Visibility / Commercial Value) St ci
ain mer
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18 SITE SELECTION

There are several possible options for delivering low-
income housing near public rapid transit (i.e. Metro, BRT)
and near other middle to high income homes and
employment centres: 500 M walking
radius
Option 1:
- Mandatory Reservation for % of low-income housing
in private developments near public transit.

According to the Delhi Masterplan, all private
developments are to provide and maintain 15% of the total
FSI for low-income groups. Other states are likely to adopt
this mandate under the JNURM guidelines. This would be
a mandatory requirement for projects to obtain planning
approvals.

Option 2:
- FSI-density bonuses for market-rate developments to
pay for, or construct nearby low-income communities.
- Density bonuses for providing and maintaining
shared public parks, facilities and social
infrastructure.

Low income housing
Option 3: (Size < 250 families)
Rapid Transit Station
- Government built low income housing within 800 M High/ Middle income housing (Metro/ BRT)
walking distance from a rapid transit stations, limiting
the size of each community to a maximum of 250 Commercial
families. Offices/ Light Industrial
Schools/ Libraries/ Civic uses
Public Parks
Image Source: Paromita (Romi) Roy

SITE SELECTION 19


Challenges: International Case Studies:
The Jefferson at Chelsea Station, New York: project includes 455 to 587 residential
Case Study in Gurgaon: In Gurgaon, all private developments are
units, with structured parking and a mix of rental and home-ownership opportunities
required to provide and maintain 20% of the total number of units as low
near an existing Subway Station in an existing high-income neighborhood .
income housing.
10% of the new units at Jefferson at Chelsea Station will be reserved as
Challenges being faced: Due to high quality and very small proportion affordable housing.
of low income housing in the private development complexes, these
units get illegally sold by the original buyers to rich singles or middle
income families, causing the intended low income population to move
out to squatter settlements in distant areas.
Potential Solution ideas:
-The sale and renting of low income homes could be regulated by the
housing society. Possibly - only the low income people working within
the complex could be allowed to buy/ lease or rent these apartments, for
living in along with their families.
-Provide shared toilets and other amenities, so that individual units are Jefferson at Chelsea Station, New York City
difficult to sell off.
-The developer and the high-income home owners could be mandated Wilshire Vermont Station Project, Los Angeles: comprises of a mixed-income,
to pay a construction and maintenance fee for low income housing multi-family rental apartment and retail program and a new middle school; all located
community at a nearby location (but not within the same complex). near a new Metro Station and Bus Interchange in LA.
20% of the housing units are designated to be “affordable” at 50% of the Area
Median Income.

Image Source: Urban Partners LLC

20 SITE SELECTION


2. SOCIAL SUSTAINABILITY
2.1 Avoid creating large concentrations of low-income social ‘ghettos’; Integrate low-income groups within larger mixed-
income mixed-use communities.
-Mixing of income groups helps prevent large concentrations of low income communities in one location, and reduces crime, ensures maintenance
of streets and public services. This also provides many informal employment opportunities.
-Provide shared public spaces, social amenities and physical infrastructure before habilitation of low-income groups
-Incorporate middle to high income groups into existing low-income communities; Facilitate gradual up-gradation of the larger community.
2.2 Provide “Choices” in flexibility of design, use of space, availability of space, tenure, and location of low-income homes.
-Provide choice of dwelling unit size based on location and provision of amenities.
-Provide flexibility for adaptation of low-income community homes to facilitate home or community based economic activity.
2.4 Involve low-income communities in rehabilitation process, and design and construction of their communities.
2.5 Address Safety:
-Street design - that provides adequate street lighting, buildings built up to the street with windows facing the street.
-Clear hierarchy of streets with well defined and legible zones for pedestrians, bicycles, buses and cars – would reduce accidents and create safety.
-Mixing of income groups as opposed to large concentrations to low income groups in one location - helps reduce crime.
-Shared public spaces, social amenities and physical infrastructure allows social interaction of different income groups in common public spaces
and helps reduce mutual apathy, generates social ties and reduces crime, thus increasing social security.

SOCIAL SUSTAINABILITY 21

Principles:
The above critical issues can be addressed through two main strategies:
a) All new housing for low-income housing must be incorporated in groups
not larger than 250 families - as part of larger mixed-income communities
which include middle to higher income groups, and existing shared amenities
like public parks, schools, healthcare facilities and public transit access.

b) Incorporate middle to high income groups into existing low-income Image Source: Mybranda.com
communities; to facilitate gradual up-gradation of the larger community.
Case Study: Carter Road Promenade: developed by the Bandra West Residents
c) Shared public spaces, social amenities and physical infrastructure must Association (BWRA) is used by people of all age groups and income levels….
be provided before habilitation of low-income groups. Parks, plazas,
community centres, libraries and health care centres, along with adequate
number of police stations should be located such that all income groups can
use and interact in the same space. Such social interaction reduces mutual
apathy, helps generate social ties and reduces crime, thus increasing social
security in the long run.
Locating smaller groups of low income families within a higher or mixed income
community also helps cross subsidize their homes, as well as shared public
amenities and civic infrastructure. Investments in civic amenities like parks,
community centres, health centres, and water and sanitation service provision
and maintenance can be shared by the overall community. This also facilitates
future possibilities of joint investments in alternative sources of energy, water
and waste treatment technologies.
Note: Individual toilets (as opposed to shared ones) should be provided wherever
possible – to ensure safety and privacy for women.
Image Source: Mybranda.com

22 SOCIAL SUSTAINABILITY

2.1 a) Avoid creating large concentrations of low-income social ‘ghettos’;
Integrate low-income groups within larger mixed income mixed use communities.

International Case Study: Redeveloping low-income social ghettos as
The Hope VI Community Development Projects, United States, since 1993.
Since the mid-nineteenth century, the US, much like India, continued to provide low cost public housing for low income populations in its larger cities, concentrating them
in large single income neighborhoods. By the late 1980s, these large concentrations of low income communities had deteriorated into physically and socially distressed
neighborhoods, marked by significantly high crime rates and years of disinvestment in civic infrastructure.
To amend this situation, the Hope VI Community Redevelopment Law was passed in 1993 aiming at a full transformation of the nation’s most distressed public housing
neighborhoods.
After several years now, the Hope VI Community Development Projects have led to redevelopment and transformation of numerous blighted, high-crime, public housing
“ghettos” all of the country into thriving mixed income, multi-use communities. Below are significant excerpts from the HUD USER Publication “Hope VI: Community
Building Makes a Difference” dated 13 March 2005:
Key findings of the report:
HOPE VI is helping residents move into the economic mainstream by stressing improved education, job training, and computer literacy.
In virtually every HOPE VI site, a range of new educational programs and partnerships has been established. In some cases, new schools have been built. In
others, several colleges and universities have become community partners with HOPE VI communities. They offer computer training, job-readiness skills,
entrepreneurial business skills, and preparation for the GED and College Board tests.
Project examples: in Atlanta, Seattle, Oakland, San Francisco, El Paso Hope VI projects..
HOPE VI is dramatically reducing crime and violence in public housing. Overall crime rates in the communities studied have been reduced by up to
72%.
Many of the original HOPE VI developments were places where one could not safely walk the street in the day, much less at night. The drop in violent crime at
HOPE VI sites has been dramatic, as high as 72 percent.
Project examples: in Oakland, Baltimore and Atlanta.
HOPE VI is reducing the isolation of public housing residents.
HOPE VI residents, once physically and socially isolated, are now forging ties with mainstream society. In addition to the new education and employment services
to help residents find their place in the world of work-new community centers, social service facilities, and recreation centers, and build larger community level ties.
Project examples: in Baltimore, Milwaukee, El Paso and Seattle.
HOPE VI is leveraging significant investments in community-wide improvements.
Before their revitalization, HOPE VI sites were neighborhood eyesores that contained concentrations of extreme poverty, and functioned as havens for drugs and
crime. HOPE VI revitalization often became a catalyst for change in the whole area, through community level investments in retail, transit, parks and other civic
services.
Project examples: in Baltimore, Milwaukee, El Paso and Seattle.
Source::“Hope VI: Community Building Makes a Difference”, 2000, US Department of Housing and Urban Development < http://www.huduser.org/publications/pubasst/hope2.html>


Inferences from the HUD USER Publication report:
Lessons learned in studying these HOPE VI sites include:

• Mixed use and mixed income communities integrating low-income housing projects – can become a catalyst for revitalization of the larger neighborhood.

• Success is dependent on active community involvement from the start, in order to identify the needs and priorities of the overall community, as well as to shape and
implement the strategies needed to address them.

• Transformation efforts must be focused on an area of manageable size -- a community whose residents and other stakeholders can get to know each other, feel
some measure of control over their environment, and have input into the decisions that affect their lives.

• It is essential to have a strategy or master plan in order to coordinate all potential partners.

• Housing authorities must build partnerships with experienced nonprofit and for-profit institutions in the larger community (such as police, social service
agencies, civic groups, area businesses or business associations, local school systems, and community colleges) in order for residents to move towards self-sufficiency.

• Housing authorities must be prepared to adapt to new social needs and protocols, and adhere to a set of short-term, more easily achievable goals, as well as long-
term goals.

• The case management approach can help pull together a variety of needed services at the local level in the service of a larger vision. But larger, systemic changes
that are supportive of this service approach are needed as well.

Mandela Gateway: After Redevelopment: a vibrant mixed use
Before Redevelopment was a high crime community near West Oakland Station
dilapidated neighborhood.

© Calthorpe Associates


2.1 b) Incorporate middle to high income groups into existing low-income communities;
to facilitate gradual up-gradation of the larger community.

International Case Studies:

Curran House, Tenderloin, San Valencia Gardens, Mission District,
Francisco: San Francisco:
Non-profit developer: Tenderloin Federally funded Hope VI project.
Neighborhood Development Corporation + This mixed use project replaced 246 dilapidated
SF Mayor’s office. and blighted public housing units with 260
affordable homes for extremely-low and low
A high quality affordable housing project built in income families and seniors.
a neighborhood rampant with crime, drug abuse The high-quality and mixed use nature of the
and homeless people living on the street. The project is intended to make it a signature project
project hope to bring in middle to low income in this originally crime ridden neighborhood,
families to live in these communities and help making the project the new “Gateway to the
transform their character… Mission”.
Image Source: Van Meter Williams Pollack, LLP

Image Source: David Parker + Partners Architects/
Curran House, Tenderloin (a high crime low-income neighborhood in Downtown San Francisco) Valencia Gardens, Mission District, San Francisco


Fruitvale Village, Oakland
MVE Architects; Public Private Partnership.
Fruitvale BART Station area originally comprised of large
surface parking lots and was abutted by a neighborhood with
low maintenance, high concentration of low income groups
and the highest crime rates in the region.
The Fruitvale Village project introduced to the area a mix of
mid and low income rental apartments, offices, shops and
utility stores, a public library and a large well designed civic
plaza which has now transformed the place into a
congregation point for the entire community. The plaza now
acts as a meeting place for office goers, for shoppers as well
as a venue for community festivals and events.
Fruitvale Village has transformed the area from a blighted low-
income neighborhood to a vibrant destination for the
Before community and the entire city.

After
Images Source: The Unity Council


2.2 Provide “Choices” and flexibility of design, use of space, availability of space, tenure, and location of
low-income homes.

a) Unit Size and Location based Low-income housing “choices”:
Existing Low Income Communities should be given a range of choices for new homes – the cheapest option being that families upgrade their homes with the
help of local groups and subsidized material provided, within a given timeframe. In case they prefer to live in larger formalized homes – they would have the
choice to relocate to a location distant from their current location and employment centres.
New low-income immigrants to the city could be given a similar choice – smaller homes near the more expensive city centres, while larger homes would be
available in locations away from the city centres.
All new low-income housing must have a mix of rental and for-sale housing choices, subject to local trends.

New low-income
immigrants 3) Relocated to new Pre- Most spacious;
Largest unit size constructed location:
Far from city
distant from current
centre
location
but close to transit. NEW
MIXED
2) Relocated New INCOME
Development: within 2 COMMUNITIE
km of current location S:
near transit,
with shared
Smaller Unit Size 1) Phased redevelopment: amenities
at current location in city

Existing
Low-income or Smallest Unit Size 0) In-situ up-gradation Least spacious;
‘slum’ population
(not discussed in this paper) Within city centre


b) A variety of affordable unit-size choices can be provided based on family size; income level
and provision of shared or individualized amenities.

12 m2
Kitchen counter
Shared bathroom

35 m2
15 m2 One big bedroom
Small kitchen Big kitchen

Woonerf
Independent bathroom
Shared bathroom Small living room

18 m2
Small kitchen
Independent bathroom

MAIN STREET

45 m2
25 m2 Two bedrooms
Big kitchen Shared Toilet/ Bathroom for 20-25 persons
One bedroom
Medium size kitchen Independent bathroom
Independent bathroom Living room


low-income homes.

c) Provide flexibility for adaptation of public spaces in low-income communities to serve their unique cultural and socio-economic needs:
Informal and flexible courtyards and public spaces must be incorporated into the design of low-income communities to allow for informal economy to
flourish. Mixed uses and adaptability must also facilitated in the design and use of homes, community centres, courtyards and other public spaces.

Mumbai – Inferences from the multicultural and multiuse nature of Dharavi

The Holi Maidan is Koliwada’s main open public Fish Market: Mapping of Socio-Economic Activities of the The Tool-House: Live-Work Typology of a Kumbarwada
space. At the time of the annual Holi Festival, more Market in Relationship to the Morphology of Space: The Potter Family . Many of Dharavi’s residents live and work
than 10,000 people gather in and around the Fish Market is the witness of Koliwada’s roots as a at the same site. One must understand that shelter issues
central space, including Dharavi Main Road. The traditional fishing village. The fish market has existed at are inextricably tied to residents’ means of livelihood.
drawing records the movement of crowds and ritual its current location for the last 70 to 100 years.
processions around the central fire.

Source: Srivastava, Rahul et al, “Taking the Slum Out of Dharavi”, Feb. 2009, Airoots, <http://www.airoots.org/?s=sra>


d) Provide flexibility for adaptation of low-income housing for “home-based” economic and community activities:

Social and Circulation spaces in taller
buildings

Community halls provide living space
outside the family’s small apartment.

Shared spaces can be used by
women’s cooperatives to generate
home-employment. From here, women
can supervise children at play on
terraces, courtyards, etc.
Charles Correa – Maharashtra Housing, 1999 Some of the cottage industries of Dharavi….
Image Source: Charles Correa Images Source: Abu Kasinath


low-income homes.

e) Incremental, Expandable and Adaptable low income housing: In cities with lesser growth pressure and lower real estate values, homes could be
provided with the possibility of future incremental expansion and adaptability – which would allow families to adapt and prosper as the move higher in the
income bracket. Bigger cities do not allow this concept to succeed as land values are too high to leave flexibility and under-utilized land and built space.

International Case Study:
Elemental Housing Scheme, Chile
Alejandro Aravena Architects; Multiple Locations; 1999- Onwards

Incremental… Expandable…. Adaptable….

Images Source: Elemental Chile SOCIAL SUSTAINABILITY 31

2.3 Involve low-income communities in rehabilitation process, including the design, construction and
maintenance of their communities.
1) Involvement of Community Based Organizations (CBO) facilitated by NGOs is critical to the long term success and integration of low income
groups into the larger urban community.
2) The intended population of the new projects should be involved at the design and planning stages of the project itself – for discussion and
feedback. This would give them a sense of ownership and understanding of the project and help in the future maintenance and strengthening of the
overall community.
At least two community meetings should be held (at concept and post-design stages) with the target user population of the development, to solicit
ideas, input and feedback on the proposal. Designs should be presented in a way comprehensible to the proposed users.
3) Formalize the role of the Community Based Organization as a representatives for a democratic ongoing means for communication with the
community - for continual updates and feedback on construction, maintenance and usability of the built and occupied project. Representatives should
have the role of conveying feedback from the community as well as making sure urban protocols are followed by the community itself.
Women representatives must be involved in the CBOs to take care of their interests as well as those of the children.


Via Verde, Bronx, New York:
Mixed rental and for sale housing
(139 rental low income families - 63 Co-Ops designated as affordable housing).
Based on community workshops – Health and safety of residents were
highlighted as the biggest issues to be addressed. Therefore mixed use with
retail on the ground floor and ‘eyes on the street’ through built to edge buildings
were major design concepts.
A community Health Centre and an Organic food co-op was also included. To
reduce asthma - air quality was addressed through good building design and
natural ventilation.

David and Joyce Dinkins Gardens, Harlem, NY
A joint effort of Jonathan Rose Companies and the nonprofit Harlem
Congregations for Community Improvement (HCCI) – the latter owns and
maintains it and was actively involved in the programming and construction of
the project. Includes 1/3 youngsters coming out of foster care while 2/3 is low
income housing for rent.

Source: e2 Series; PBS Documentaries, “Affordable Green Housing” Season II - Episode 4;
David and Joyce Dinkins Gardens, Harlem, NY Via Verde mixed-income housing, Bronx, New York Developer: Jonathan Rose Companies


2.4 Facilitate Safety and Accessibility

Principles to Facilitate Safety and Accessibility:
A) “Eyes on the street” – Mixed uses for round the clock B) “Legible Streets” – Different streets have different functions and therefore
activity, built-to-edge buildings with no setbacks and no different levels of vehicular and pedestrian traffic. A legibly designed street
opaque boundary walls ensure that streets remain active with well defined sidewalks, bicycle lanes and appropriate signage would
and watched, and therefore safe throughout the day. ensure greater safety for all.

Avoid boundary walls and setbacks of buildings from the street Primary Commercial “Main” Street Primary Residential Street:
as it creates lonely ‘unwatched’ sidewalks. Vehicular, Pedestrian and Bike zones clearly defined. Pedestrians and bicycles have priority, cars go slow.

Wide sidewalks allowing space for pedestrians, streetlights, trees as well as Secondary Commercial Street: Secondary Residential Street:
hawkers, with built-to-edge buildings creates safety through “eyes on the street” Pedestrians and bicycles ONLY. Pedestrians and bicycles ONLY
Image Source: Author (Shanghai, 2008)

C) Provide Ambient Street lighting for pedestrians – without causing glare or light pollution.
Street lighting, especially for pedestrians walking on sidewalks is
a must to ensure their safety after dark. Street lamps, depending
on intensity of use and width of the street – must be provided
every 20 - 30 M, focusing light not on the car lanes, but on the
pedestrian and bicycle lanes.

At the same time, over-lighting an outdoor area at night is also
not the best solution for either security or safety. Instead, exterior
lighting that provides low contrast on critical areas and surfaces
(such as sidewalks and parking areas) actually provides better
visual acuity and improves safety.
Therefore full cut off fixtures which focus light downwards and
allow no light towards the night sky, and also do not cause glare
– are required for all public streets.
The light color of lamps also affects safety: illuminating
objects with products that have high Color Rendering
Street lamps should be for Avoid light fixtures with glare, Down-lighters focus light on the pavement and not
Indexes (CRI) improves visual recognition of people and pedestrians, not cars. use ambient down-lighters. upwards; providing better visibility for pedestrians.
objects at night.

Standards:
Lighting shall occur at all intersections and hazard-prone areas.
Lighting shall be directed downward at all times (up-lighting is
prohibited).
Prohibited lighting includes the following:
• Metal halide
• Mercury vapor
• Quartz
• Laser light or similar high-intensity for advertisement or
entertainment
• Searchlights
• Glass tubing filled with neon (neon back-lighting is
allowed for signage).


2.4 Facilitate Safety and Accessibility


D) Handicapped Accessibility:
Handicapped access (wheelchairs, blind) should be provided to all public parks and
community facilities. (See left)
A proportion of homes must also be wheelchair accessible. In low rise walkup
buildings, the group floor should be accessible through a ramp. In high-rise buildings,
elevator access should be provided to as many floors as possible.
(See below)

Accessible Sidewalks
Accessible Sidewalks

Accessible Parks
Accessible Parks

Image Source: Charles Correa, Maharashtra Housing, 2009

In a highrise building, elevators could stop at every second or third floor (to reduce
costs) – but it must be ensured that the floors of exit are fully accessible by
wheelchair, without any stairs or other obstacles.
Accessible Civic buildings
Accessible Civic buildings



3. RESOURCE EFFICIENCY
3.1 Increase Energy Efficiency – Respond to the unique climatic requirements of different cities and climatic
zones; for comfort in outdoor and indoor spaces.
3.2 Capture and locally treat storm water, Harvest rain water.
3.3 Recycle and reuse waste locally; Recycle and reuse waste water for the larger community, wherever
possible.
3.4 Use local Materials and Construction Techniques.

36 RESOURCE EFFICIENCY

3.1 Increase Energy and Resource Efficiency:
Respond to the unique climatic requirements of different cities and climatic zones.
MUMBAI: (Hot Humid Climate Zone)

Primary strategies for Energy Conservation and Comfort of residents in hot-humid climate of Mumbai:
4.1 Shading: to reduce solar gains and mitigate Heat Island Effect
4.2 Increased Air Movement in Summer: to remove heat and provide comfort in public spaces and homes through evaporative cooling.

Building height
1.8 x
Distance between buildings

RECOMMENDED ORIENTATION OF STREETS: x
W-E
Optimum distance between buildings
Summer winds from the West are extremely for adequate daylight access and air
desirable. So streets and open spaces should be movement.
oriented to catch these winds.
Southwest monsoon winds are very strong and
should be protected against.
Winter winds should be restricted with tree plantation
and narrower North-South Streets.

RESOURCE EFFICIENCY 37

Images Source: Author

Net block level FSI = 6.5 Net block level FSI = 4.4 Net block level FSI = 6.0
Density = 2600 units/Ha @ 25sq.m. each Density = 1750 units/Ha Density = 2400 units/Ha

Image Source: Kate Dunham
Image Source: Google Earth Image Source: Kate Dunham

UNDESIRABLE OPTION DESIRABLE OPTION UNDESIRABLE OPTION
Current low-income housing complexes being Midrise housing with optimal spacing between buildings Taller buildings, when designed in rows, require larger
constructed all over Mumbai Region. allowing daylight and airflow through public spaces spacing in between for adequate daylight access –
and homes. creating an undesirable urban experience.


DELHI: (Composite Climate Zone)

Primary strategies for Energy Conservation and Comfort of residents in hot-dry/ composite climate of Delhi and Jaipur:
• Shading: to reduce solar gains and mitigate Heat Island Effect
• Optimal Solar access is required for daylighting and internal ventilation.

Microclimate of public streets:
Narrow streets provide shading and air
movement – and therefore greater comfort

Building height
for pedestrians. Spacing between buildings
should be enough to allow daylight access

1.2 x
to all homes.

Distance between buildings
RECOMMENDED ORIENTATION OF STREETS: x
20° to W-E axis
Hot-dry Summer winds (loo) from the North-West Optimum distance between buildings
are extremely undesirable. So streets, homes and for adequate daylight access and air
open spaces should be protected and oriented away movement.
from these winds..
Deciduous trees provide shade in summer
Southwest monsoon winds are very strong and
and let the sun through in winter.
should be protected against.
Sidewalks should be at least 3 m wide,
Winter winds should be restricted with tree plantation
clear of obstacles, and well maintained, so
and narrower North-South Streets.
people can walk on them.


Double loaded corridor buildings are NOT recommended. Single loaded (double aspect) buildings are recommended – as this allows
adequate natural ventilation and daylighting of homes.

Block FSI = 4.0 Block FSI = 1.5 Block FSI = 1.8
Density = 1600 units/Ha Density = 600 units/Ha Density = 750 units/Ha
UNDESIRABLE OPTION DESIRABLE OPTION FOR VENTILATION RECOMMENDED OPTION
Double loaded corridor buildings with homes on both Low-rise housing with double aspect homes without Design details can allow the internal courtyards to be used by
sides – do not allow adequate ventilation. corridors – is preferable as it allows adequate residents for a variety of uses (cottage industry, kids
ventilation of homes. playing, clothes washing and drying, social gatherings, etc.

Microclimate of shared courtyards:
Grass and trees greatly help reduce heat island
effect and create comfort in open spaces.
However, internal courtyards should not be fenced off as shown above. Courtyards (with permeable paving, instead of
grass) are more usable for children playing , cottage industries, etc. Terraces are also valuable play areas for children.
Image Source: Author


Gangtok: (Cold, hilly)
Primary strategies for Energy Conservation and Comfort of residents in cold and hilly areas of Gangtok:
Construct housing on slopes with South or South-west exposure.
Construct buildings by adapting to slopes; judicious site planning and grading to minimize cut and fill.
Maximize use of flat surfaces (streets, alleys, plateaus) – for commercial and open public spaces;
Use terraces and balconies of buildings to supplement usable open spaces for children and community
activities.
Identify and build only on stable slopes; preserve steep slopes
Preserve trees and vegetation to prevent erosion; use new innovative materials to for erosion control,
preserving top soil as well as ensuring safety and stability of homes.
Capture and retain storm water on site, prevent runoff and harvest rainwater.
Construct buildings with local materials and with high thermal mass; Wood used for construction must be
sourced from certified sources and not from cutting down forests.

So
Ex uth
po Su
su n
re

Terraces as additional Street/ Alley Internal Courtyards for Community Open Space,
play areas/ community activities, Parks and Commercial
community spaces artisan workspaces, etc Centres on flat land


Shared community facilities like dispensaries,
libraries, small-scale retail uses can be located
along pedestrian pathways along the slopes. Community Open space and commercial
centre on flatter land

Potential location of
low income housing

Higher income residential and
Commercial uses requiring Potential location of
visibility are located on the main low income housing
streets.

Shown here:: “Tokyo EcoRenewal Prototype”; Japan

Images Source: Miguel Ruano, Eco-Urbanism, Sustainable Human Settlements



Learning from Typologies in China

Lane Houses in Shanghai:

• A group of 6-12 families share a lane house. Each lane terminates at a main
commercial street on one end, giving people walking access to their daily
needs and services.
• Toilets and wash areas are shared between the families living around the
shared ‘lane’.
• The distance between homes is dictated my compulsory daylight access
(minimum 2 hours on December 21) and natural ventilation to every home.

Main Commercial Street (multimodal) Entry into “lane” or courtyard from the main street. Shared wash-areas in the common ‘lane’

Images Source: MenKShanghai


Relocation low-income housing in
Huzhou, China:

• Real estate development pressures often
necessitate the relocation of villages in the
outskirts of growing cities (like Huzhou), but
adequate reimbursement and a much better
‘quality of life’ is provided as compensation
to relocated residents.

Storm water management is dealt with creatively All residential rows are double aspect – to allow natural
with landscaping, natural treatment and pedestrian ventilation. All homes look on to share green spaces.
walkways.
Main Commercial Street (multimodal)
Shops are rented out to raise revenue for Homes are arranged in rows and spaced in order to Balconies and ‘sun spaces’ are provided on the
maintenance of the low income housing development. ensure direct sunlight access to all homes. South side of the residential row.

Images Source: Kate Dunham


3.2 Natural Storm Water Management – Capture and locally treat storm water, Harvest rain water.

KEY PRINCIPLE: GOAL:
A) Reduce runoff, treat runoff before discharge into natural water bodies. Mimic pre-development storm water drainage system
in maintaining the Quality and Volume of water
discharged into the adjoining natural water body
The Issue of “Runoff”: (river, lake or sea).
• Post development of any site,
there will be more impervious
surfaces – like sidewalks, paved
streets, parking lots, buildings etc.
- then there is increased storm
water “runoff”. Less water
evaporates into the air and seeps
into the ground.
HOW do we reduce “runoff”?
• Runoff water will pick up
residues, chemicals, oils, PRIVATE Areas:
pesticides, debris and pollutants
: Before Development • Rainwater Harvesting and Reuse to supplement and
from the surfaces it travels over.,
reduce potable water demands; and prevent water from
causing pollution downstream.
flowing off private property into municipality drains.
• Uncontrolled runoff will cause a
PUBLIC Areas:
large amount of to enter a stream
at once, causing flooding and • A 3-tier Storm Water Management Strategy utilizing
stream bank erosion. the parks and open spaces within the development
area must be employed to temporarily hold site-runoff,
treat the water and slowly release it back to the natural
waterway. Mimicking the natural discharge rate and water
quality before development had occurred, is essential.
• Natural Storm Water Management Systems would help
reduce pressures on municipal infrastructure and reduce
the sizing for pipes and treatment plants for storm water.
Increased • Natural Systems would prevent runoff from polluting
: After Development natural water bodies of the area.


Strategies for Efficient and Natural Storm Water Management:

w
run-

flo
a) Storm water management should be separated from waste water treatment to off

ed
reduce pressure on infrastructure costs required for piping, conveyance and

rb
so
treatment.

ab
d
b) A 3-tier approach for natural storm water management should be followed….

an
d
re
lte
Fi
Street bio-filtration bed
1) Treat at Source:
Use street-swales or raingardens to filter and convey water naturally.
This also helps save on piping cost, while providing additional greenery.

run-
off
In hilly regions, detention ponds at regular intervals along slopes are
critical in order to capture, infiltrate and treat storm water before it drains
out of the site.

Parks/ Detention
2) Capture and Convey Naturally:
Parks and Open spaces should be multi-used as detention ponds during rainy
seasons, while remaining usable green spaces for the rest of the year.

In hilly regions, Natural Storm Water Management
Wetland Detention Pond
is extremely important in order to prevent erosion,
pollution and flooding of water bodies downstream. 3) Final treatment of remaining storm water can take place at a natural treatment
Image Source: Author wetland or a conventional facility.


3.3 Recycle and reuse waste locally;
Recycle and reuse waste water for the larger community, wherever possible.
A critical issue affecting the health of low income communities is adequate sanitation and systems to deal with waste and sewage.
Several strategies can be employed for reducing pressure on the sewage system and improving the environment of the overall community:
Separate the sewage + waste water system from the storm water management system;
- This will have a twofold benefit – the sizing of pipes and sewage treatment plants will be reduced substantially. Also the captured storm water can be
harvested for reuse, or infiltrated to recharge the local ground water.
If low-income groups are located in integrated mixed income communities, common facilities like bio-gas plants and aerobic/ anaerobic digesters can be
constructed. These will have a two-fold benefit
• reuse and recycling will reduce the volume waste that would need to be disposed.
• Local economies for recycling and sorting of waste can get a boost.
• Biogas thus generated can be used in community kitchens, restaurants, etc. while energy generated from the waste could benefit the entire community.

Resource & Waste Management

Organic Waste Treatment Separation

Compost Biogas Recyclables Residual

Sale for landscaping Energy Generation / On-site Off-Site Disposal
Off-Site Sale
and/or agriculture vehicle fuel / cooking Gasification (Landfill)
Floating

Fixed
Reuse organic waste to produce biogas: a The “floating” type biogas plant at a A “fixed” type biogas plant A natural sewage treatment facility
technology used through history in rural India, Working Women's Hostel, Trivandrum under construction. implemented in Bombay University
now should be implemented in cities. by NEERI
Image Source: industrialgasplants.com Image Source: dailymail.uk.co

3.4 Use Local Materials or Recycled Materials

Use Local and Recycled Materials and Develop construction waste management plan to divert waste from landfills.
For all redevelopment projects:
1. Reuse salvaged materials from demolition of existing structures on site.

For all new construction and redevelopment projects, the following guidelines should be followed:
1. Construction materials should be selected such that majority of the materials are available within 250 km of site.
2. Reuse previously used construction materials and building elements.
3. Use materials which have some recycled content or that can be recycled after use.
4. Reduce the use and depletion of finite raw materials by replacing them with rapidly renewable materials (rapidly renewable materials are ones that are typically
harvested within a 10 year cycle, eg, bamboo products, corn products, wheat based products, strawboards etc.).
5. Construction and demolition debris/mulba should be diverted from landfills and incinerators. Recyclable construction waste materials should be sent back to the
manufacturing process and reusable materials should be taken to appropriate sites.
6. A mobile crèche should be provided for form workers during construction.
7. The project should collaborate with local building centers (BMPTC) which can help source materials as well as provide training and expertise for cheap yet
innovative construction.



4. PLANNING ISSUES
4.1 Implications of % EWS requirements in private housing
4.2 Summary of Sustainability Criteria to be met for Low-income housing

PLANNING GUIDELINES 49

4.1 Implications of % EWS requirements in private housing: 15% of FSI vs. 15% of units

Site Area 10,000 Sq.m. FSI 1.0
EWS 25 Sq.m. BuA 10,000
Standard Private Home 100 Sq.m. Household 4
MIG 70

15% of FSI When planning norms require private developers to
FSI BuA No of Units % Population provide 15% of the FSI of their development to be allocated
EWS 0.15 1,500 60 41% 240 to low-income (EWS) – due to the smaller dwelling units
Standard Private Home 0.85 8,500 85 59% 340 size of EWS homes – this requirement translates into 40%
10,000 145 580 of the population of the project being low-income group.
This often becomes unrealistic for the developer from the
15% of Number of Units sale-ability and feasibility aspects of their project.
FSI BuA No of Units % Population
EWS 4% 425 17 15% 68
When the requirement is 15% of the total number of units,
Standard Private Home 96% 9,575 96 85% 383
the proportion of low income population allows for a more
Total 10,000 113 451
feasible ratio for sale-ability of the project.

Inference:
The above study reveals that in market rate developer driven projects, % of EWS
requirements should be stipulated as a % of the total number of dwelling units, not as a
percentage of FSI.

Source: Dr. Neelima Risbud, unpublished study calculations

50 PLANNING GUIDELINES

Affordable Housing MoHUPA & Dept. of Housing, SPA Delhi

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