01 housing in delhi

12th Five Year Plan HOUSING
Informal Settlements – Understanding + Interacting (AP-322)
HOUSING IN DELHI
DISCUSSION 1
Nipesh P Narayanan

HOUSING SCENARIO IN DELHI

HOUSING TYPE IN DELHI
Based on the morphology, living condition and legal status, housing in
Delhi can be classified into SEVEN types–
1. Homeless
2. JJ Cluster
3. Resettlement Colonies
4. Regularized & Unauthorized colonies
5. Urban Villages
6. Walled city and extension
7. Planned colonies

POPULATION DISTRIBUTION ACROSS THE TYPES
Ref:microHomeSolutions
0 1,000,000 2,000,000 3,000,000 4,000,000 5,000,000
Homeless
JJ Cluster
Resettlement Colony
Unauthorized & Regularized Colonies
Urban Villages
Walled City
Planned Colonies
# of people
Population
Population
76%ofpeopleinDelhilivein
substandardhousing

SUPPLY OF HOUSING IN DIFFERENT TYPES
• HOUSING SUPPLY
– Owners
– Renters
37% of housing units in Delhi are rental

SUPPLY OF HOUSING IN DIFFERENT TYPES
0 200000 400000 600000 800000 1000000
Homeless
JJ Cluster
Resettlement Colony
Urban Villages
Walled City
Planned Colonies
# of units
Renters vs. Owners
Renters
Owners

SAFETY HAZARD DUE TO SELF-CONSTRUCTION
• Delhi falls under Zone IV of the Seismic zones
• Poor quality of construction fall even without earthquake (majorly
due to unsafe and ill-equipped self-construction practices)

SAFETY HAZARD DUE TO SELF-CONSTRUCTION
0 200000 400000 600000 800000 1000000
Homeless
JJ Cluster
Resettlement Colony
Urban Villages
Walled City
Planned Colonies
# of units
Self-Construction
Self-Constructed Units
Not-Self-Constructed
74% of housing units are
self-constructed

HOUSING SUPPLY AS PER INCOME
0 200000 400000 600000 800000 1000000
Homeless
JJ Cluster
Resettlement Colony
Urban Villages
Walled City
Planned Colonies
# of units
Income
0-5k
5-15k
15>

HURDLES & WAY FORWARD IN DIFFERENT
HOUSING TYPES

HOMELESS – Situation as of now
• 64 permanent shelters and 87 temporary tent shelters
– Total existing = 151
– Total required = 168 (As per MPD 2021 norm of 1 night shelter per 1 Lakh population)

HOMELESS – Hurdles to overcome
• Sustainable operation of homeless shelter
• Up-liftment of the homeless to the main stream
• Insulating the homeless from drugs and other socially degrading
activities

HOMELESS – Way forward
• Permanent homeless shelter to be made:
– These shelters should NOT be free of cost. A minimal fee shall be charged based on
the location, and those who cannot pay, should have an option of paying it in terms
of labour. Paying in terms of labour will ensure sustainability of the shelter and will
make the food production, cleaning and maintenance a lot more smoother.
• Employment opportunities should be linked to homeless
shelters:
– The quality of life can be improved for homeless if the shelter provisions could be
linked to job opportunities. Shelters can be testing grounds for emerging concepts
like urban farming and also for skill up gradation projects.
• Shelter should include food and medical facilities:
– Food facility could be subsidized, but should be charged in a manner to make it
sustainable.
• NGOs already working in this sector should be involved

JJ CLUSTER– Situation as of now

JJ CLUSTER– Hurdles to overcome
• Improvement of quality of life
• Ensuring structural safety
• Discouraging future growth of slums

JJ CLUSTER– Way forward
RAY tries to address this problem, RAY is for the entire nation and Delhi
being a mega city posses different set of problems.
• Land title cannot be given to slums in Delhi as the densities in Delhi
slums are very high.
• Beneficiary contribution as per RAY is very low, which is fine at a
national level. Delhi slums have higher income levels and there are
renters (10 to 15% of the total population are renters in any given
slum in Delhi).
• Cooperative housing societies should be constituted for in-situ
redevelopment of slums. And houses should NOT be subsidized.
• Clear property title should be given on the housing unit, which
could be sold or mortgaged.
• Rental units should be an integral part of any slum redevelopment
program in Delhi.

RESETTLEMENT COLONIES – Situation as of now
With each subsequent
wave, resettlement colonies moved
further away from the city center
creating further problems including
poor housing, unemployment
and transportation issues

RESETTLEMENT COLONIES – Hurdles to overcome
• The main issue with a resettlement colony that the land is on lease
to the occupants and they are not allowed to sell it.
• Once trading is restricted they informally trade the land with
PoA (Power of Attorney), which is an accepted practice on
ground, but is not acceptable by formal institutions. Thus the new
owners can’t have housing loans and are bound to build in an unsafe
manner by taking high interest housing loans from the informal
money lenders.
• This practice leads to social and economical degradation of the
residents as well as the houses built are very poor in terms of
quality and safety.

RESETTLEMENT COLONIES – Way forward
• Take the land rights form the dwellers and give them clear mortgage-
able/sellable right to the house.
• Allow land pooling for residential development, which will
provide option for the residents to pool in and make groups to approach an
architect (or urban designer) for a sustainable wholesome development
plan.
• NGOs/CBOs should be contacted to create a community driven
redevelopment process financed by a formal Housing Finance
Company. The pooling of stake holders and subsidizing the processing cost
would encourage private developers and practicing architects to jump into
this sector without subsidizing the development and infrastructure cost.
• Associate the micro financing for housing with technical assistance so
that the construction could be safer.

REGULARIZED & UNAUTHORIZED COLONIES – Situation as of now
• All unauthorized colonies are to be regularized as per MPD 2021
• Since the buildings were never sanctioned, hence they are highly
unsafe and in most of the areas are not conducive for a healthy living.

REGULARIZED & UNAUTHORIZED COLONIES – Hurdles to overcome
• Rampant and dangerous rate of construction due to high
demand for affordable and rental housing.
• No compliance of the building codes and safety regulations
stipulated by BIS leading to highly unsafe structures and poor quality
houses.
• Lack of infrastructure due to unaccounted density in any given
settlement.

REGULARIZED & UNAUTHORIZED COLONIES – Way forward
• Ensure Safety of existing structures
• Ensure compliance with building byelaws for better quality
housing.

URBAN VILLAGES – Situation as of now
• No building byelaws are followed hence buildings are
– Structurally unsafe
– Poor living condition (lack basic amenities like ventilation and lighting)

URBAN VILLAGES – Hurdles to overcome
• High density unsafe construction
• Poor Quality houses

URBAN VILLAGES – Way forward
• Structural safety of all the existing buildings should be ensured
• Urban villages provide the maximum rental housing available in the
market, hence new rental units should be provided to
decongest the urban villages
• New housing should be constructed to decongest the urban
villages

WALLED CITY & EXTENSION – Situation as of now
• Special area plan still to be prepared.
• Reducing residential population
• Degrading living conditions

WALLED CITY & EXTENSION – Hurdles to overcome
• Reducing residential population
• Accommodating the huge agglomeration of unskilled and semi-skilled
laborers
• Improving the living condition

WALLED CITY & EXTENSION – Way forward
• Huge agglomeration of un-skilled and semi-skilled laborers live in
walled city and its extension. Affordable rental units to be
provided to them.
• Large number of floating population comes to this section, hence
dormitory accommodation needs to be provided
• Structural safety of existing buildings
• Plot amalgamation and cooperative housing development
for reviving the residential neighborhood
• Adaptive reuse of the defunct buildings

PLANNED COLONIES – Situation as of now
• Housing Deficit of about 5.6 Lakh units exists as of 2011
• 2 Lakh low income migrants move into Delhi each year (Ministry of Health
and Family Welfare, Government of India)

PLANNED COLONIES – Hurdles to overcome
• Segregated housing development
• Missing options for affordable housing addressing all income groups.
– EWS
– LIG
– Single working men/women
– Newly married couples
– Lower middle class
– MIG (options exists, but limited number)
– HIG (options exists)
• Huge deficit for rental units

PLANNED COLONIES – Way forward
• Provide ‘rental’ and ’to be owned ’ units targeting all income
groups.
• Incentivize the market to provide affordable housing to the poor.
• Increase density in government colonies (e.g Kidwai Nagar, R.K
Puram, Sarojini Nagar etc.) and promote mixed use development.
• Provide new housing stock along the MRTS influence zone
with a judicial mix of rentals and affordable units.

HOUSING REQUIREMENT

HOUSING REQUIREMENT
• Population of Delhi as per 2011 census : 16753235
• Decadal Growth rate : 40%
• Population by 2017 : 20774033
• Housing Deficit as of 2011 : 5.6 Lakhs (Deduced from MPD 2021)
• 2 Lakh low income migrants move into Delhi each year (Ministry of
Health and Family Welfare, Government of India)

HOUSING REQUIREMENT
• Housing requirement to be fulfilled by 2017 : 13.6 Lakh (2.72 Lakh
units per year) (54% for EWS) (Assuming 1 unit per 5 person of the growing population +
existing housing deficit)
• 30 % of the new housing should be rental
• New homeless shelters to be built by 2017: 57 (11.4 shelters per year) (as
per MPD norm of 1 homeless shelter per 1 Lakh population + existing deficit)
• Rental units/dorm-beds need to be built every year: 2 Lakh
• Provide localized sustainable waste management systems
• Storm water management at a local level by reducing runoff
• Fine grain fabric and integrated mixed use development along MRTS

01 housing in delhi

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