AFFORDABLE HOUSING IN BANGALORE An Approach For Private -Builders To The Affordable Housing Sector

T
HESIS REPORT
Submitte d by,
Joyde e p Ne ogi
6th Se m, Exe c utive M. Arc h (AD)
Fac ulty of Arc hite c ture
Ma nipa l Unive rsity
Ma nipa l
MAY 2017
AFFORDABL
E HOUSING IN BANGAL
ORE
An Appro a c h fo r priva te - b uilde rs to the
a ffo rda b le ho using se c to r

Page | i
CERTIFICATE
Certified that this Thesis Report in subject ARM 802 E, entitled “Affordable Housing in
Bangalore” being submitted by Joydeep Neogi in partial fulfilment for the award of the
Executive M. Arch (AD) Degree of Manipal University is a record of the student’s own work
carried out by him under my supervision and guidance. The matter embodied in this project
has not been, to the best of my knowledge, submitted for the award of any other degree.
Director Thesis Panel
(Faculty of Architecture) (Faculty of Architecture)
------------------------------------ 1. ---------------------------------
Signature
2. ---------------------------------
3. ---------------------------------
Signature

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Declaration
This Thesis Report in subject ARM 802 E, entitled “Affordable Housing in Bangalore”, is being
submitted as part of requirement for Sixth semester in Executive Masters in Architecture by
the undersigned for evaluation.
The matter embodied in this dissertation is either my own work or compilation of others‟
work, acknowledged properly. If, in future, it is found that the above statement is false, then
I have no objection in withdrawal of my Dissertation and any other action taken by the
Institute.
Signature of Student
JOYDEEP NEOGI
Reg. No. – 143705001
Date: 05 – May– 2017

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Acknowledgement
The success of any venture cannot be regarded as the end result of a single factor. It requires
a harmonious unification of perseverance, inspiration and motivation; along with the right
kind of guidance working on this dissertation in a truly different perspective.
At this level of understanding it is often difficult to comprehend and assimilate a wide
spectrum of knowledge without proper guidance and advice. Hence, I take the opportunity
to express my heart felt gratitude to my respected guide panel for their unfailing
guidance and constant encouragement, and support which has enabled me to successfully
complete this task.
I would like to gratefully and sincerely thank my guide panel for guidance, understanding,
patience, and most importantly, their friendship during my dissertation research study.
Which encouraged me to grow as an student and an independent thinker. I am not sure
many post-graduate students are given the opportunity to develop their own individuality
and self- sufficiency by being allowed to work with such independence.
The writing of this dissertation has been one of the most significant academic challenges I
have ever taken. Though the following dissertation is an individual work, I could never have
reached the heights or explored the depths without the help of books published by various
authors, the e-books available on the Internet, the research papers published by various
authors and the various organizations and websites providing information related to my
dissertation topic.
I express my sincere thanks to all the teachers who have helped me throughout this
process, my parents and my friends for their kind cooperation and help at various stages,
which has made my work possible.
JOYDEEP NEOGI
Reg. No. – 143705001
Date: 05 – May– 2017

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INDEX
Table of content Page No.
Certificate ………………………………………………………………………………………………………………………….… i
Declaration ……………………………………………………………………………………………………………………….… ii
Acknowledgement …………..…...…………………………………………………………………………………………… iii
Index of contents ………………………….….…………………………………………………………………………...…… iv
Table of figures …………………………………………………………………………………………………..……………… vi
Table of Tables ……………………………………………………………………………………………………………..….. vii
Abbreviation ……………………………………………………………………………………………….………….…..…… viii
Abstract ……………………………………………………………………………………………………………………….….…. 1
Chapter 1: Introduction
1.1 General Information……………………………………………………………………………………………..…….…. 3
1.2 The Need ………………………………………………………………………………………………….…………….….…. 4
1.3 Importance …………………………………………………………………………………..…………………………...…. 4
1.4 Research Gap …………………………………………………………………………………………………………….….. 4
1.5 Research question ………………………………………………………………………………………………….……… 5
1.6 Aim ……………………………………………………………………………………………………………………………….. 5
1.7 Focus ……………………………………………………….…………………………………………………………………... 5
1.8 Objective ……………………………………………………….……………………………………………………………… 5
1.9 Scope &Limitation………………………………….……………………………………………………………………… 5
1.10 Methodology ….…………………………………………………………………………………………………………… 6
Chapter 2: The Challenge
2.1 Project Brief ……………………………………………………………………………………………………….……….… 7
2.2 The Relevance …………………………………………………………………………………………………………...…. 8
Chapter 3: Literature Information
3.1 Concept & Background ……………………………………………………….…………………………………….….. 9
3.2 Definition and parameters ………………….………………………………………………………………….…… 10
3.3 Affordability and its Concepts ……….…………………………………………………………………………..… 10
3.4 Guideline ……………………………………………………….……………………………………………………………. 12
3.5 Demand and supply constraints ……………………………………………………….…………………….……. 13
3.6 “Affordable housing” and its demand drivers …………….………………………………………………… 13
3.7 The key supply constraints for AH…………….…………………………………………………………………… 14
3.8 Market & "Affordable Housing"…………….……………………………………………………………………… 16
3.9 Policy-Effect in Housing-Market……………………………………………………….………………………….. 17
3.10 Literature data on incentives in affordable housing ….……………………………………………….. 19
3.10.1 Land Availability & Cost….……………………………………………………………………………………….. 19
3.10.2 Construction & other Costs….………………………………………………………………………………….. 20
3.10.3 Connectivity & Infrastructure….………………………………………………………………………………. 20
3.10.4 Credit Delivery & Risk….………………………………………………………………………………………….. 21
3.10.5 Others….……………………………………………………………………………………………………………….... 21
3.11 Inferences……………………………………………………….………………………………………………………... 21

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Chapter 4: Case Study
4.1 Kolkata …………………………………………….……………………………………………………………………...…. 23
4.2 Noida …………………………………………………….……………………………………………………………………. 24
4.3 Lucknow …………………………………………………….…………………………………………………………….…. 25
4.4 Bangalore …………………………………………………….…………………………………………………………..…. 26
Chapter 5: Analysis
5.1 The Site …………………………………………………….………………………………………………………………... 27
5.2 Site Analysis …………………………………………………….………………………………………………………….. 28
5.3 Climate Analysis …………………………………………………….………………………………………………….... 32
5.4 Site Plan …………………………………………………….……………………………………………………………….. 33
5.5 Orientation Analysis …………………………………………………….……………………………………………... 35
5.6 Site potential …………………………………………………….………………………………………………………... 36
Chapter 6: Planning and design approach
6.1 Factors restricting in urban AH development ……….…………………………………………………….… 39
6.2 Reducing Cost through Tax exemption ………………………………………………………………………... 40
6.3 Cost of land ……………………………………………………….………………………………………………………... 40
6.4 Architectural Design ……………….…………………………………………………………………………………... 43
6.5 Reducing Construction cost …………………………………………………………………………………………. 45
6.6 Achieving efficiency and economics of scale ………………………………………………………………... 46
Chapter 7: Issues in Affordable housing
7.1 The Design – Concept and Guideline ……….…………………………………………….…………………….. 48
7.1.1 Design Program ……….…………………………………………………………………………………………….… 48
7.1.2 Design Guidelines ……….…………………………………………………………………………………………… 49
7.1.3 Design Criteria ……….……………………………………………………………………………………………….… 50
7.2 Process of Development of Design …………………………………………………………………………..….. 51
7.3 Model feasibility ……………………….………………………………………………………………………………... 52
7.4 Principles of Affordable Housing ……………….…………………………………………………………………. 52
7.5 Functional Requirements …………………………………………………………………………………………….. 52
7.6 Image Development ……………………………………………………………………………………………………. 53
7.7 Commercial Development …………………………………………………………………………………………... 53
Chapter 8: Final Area Program
8.1 Site Area Statement ……….………………………………………………………………………………………….… 54
8.2 Dwelling Unit Statement ……………………………………………………………………………………………... 55
Chapter 9: Final Design
9.1 Design ……….………………………………………………………………………………………………………………… 57
9.2 Details ………………………………………………………………………………………………………………………... 58
BIBLIOGRAPHY……………………………………………………………………………………………………………….… 61

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List of Figure
Figure 1: Year-wise demand-supply gap projected ………………………………………………………..…… 02
Figure 2: Demand-Supply analysis based on income groups……………………………………………..… 02
Figure 3: Methodology Process ……………………………………………………………………………………….… 06
Figure 4: Affordability with respect to income grade ……………………………………………………….… 11
Figure 5: Affordable housing policy, Karnataka 2015 ……………………………………………………….… 12
Figure 6: Demand-Supply constraints ……………………………………………………………………………….. 13
Figure 7: How Statutory-body adds 24-30months to the Pre-Construction Process …………... 15
Figure 8: Compression after removing regulatory and supply constraints ………………………..… 15
Figure 9: Distance of Major Affordable Housing Location from the city center……………………..17
Figure 10: Demand shift due to subsidy ……………………………………………………………………………… 19
Figure 11: Case Study Kolkata ………………………………………………………………………………………….... 23
Figure 12: Case Study Noida ………………………………………………………………………………………………. 24
Figure 13: Case Study Lucknow …………………………………………………………………………………………. 25
Figure 14: Case Study Bangalore ……………………………………………………………………………………….. 26
Figure 15: The Site and its Context …………………………………………………………………………………….. 27
Figure 16: Site visit and Slope analysis …………………………………………………………………………….…. 28
Figure 17: Site Neighborhood Development ……………………………………………………………………… 29
Figure 18: GIS Maps and site importance ………………………………………………………………………….. 30
Figure 19: Site Analysis …………………………………………………………………………………………………….. 31
Figure 20: Climate Analysis ………………………………………………………………………………………………… 32
Figure 21: Master plan Option 1 ………………………………………………………………………………………... 33
Figure 22: Master plan Option 2 ………………………………………………………………………………………… 33
Figure 23: Orientation Analysis ……………………………………………………………………………………….... 35
Figure 24: Site Circulation ………………………………………………………………………………………………... 36
Figure 25: Site green zone ………………………………………………………………………………………………... 36
Figure 26: Site interaction node ………………………………………………………………………………………... 37
Figure 27: Site internal Road ……………………………………………………………………………………………... 37
Figure 28: Site services ………………………………………………………………………………………………….….. 38
Figure 29: Site residential zoning of income grade …………………………………………………………….. 38
Figure 30: Residential property rates during the quarter ending March 2016 …………………... 41
Figure 31: Land conversion procedure and involvement with different government sectors.42
Figure 32: Process of Design Development ………………………………………………………………………... 51
Figure 33: LIG -DU Cluster ……………………………………………………………………………………………….... 57
Figure 34: MIG-DU Cluster ………………………………………………………………………………………………... 57
Figure 35: HIG-DU Cluster …………………………………………………………………………………………………. 58
Figure 36: LIG A Detail ……………………………………………………………………………………………………….. 58
Figure 37: LIG B Detail ……………………………………………………………………………………………………….. 59
Figure 38: MIG A Detail ……………………………………………………………………………………………………... 59
Figure 39: MIG B Detail ……………………………………………………………………………………………………... 60
Figure 40: HIG Detail …………………………………………………………………………………………………………. 60

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List of Table
Table 1: Indian housing demand by 2022 ………………………………………………………………………….... 3
Table 2: Indian urban housing investment of different income category by 2022 …………..…... 3
Table 3: Different income groups and projected land required …………………………………………... 9
Table 4: Cost of housing to income-expenditure ratio …………………………………………………….…. 10
Table 5: To pay EMI/Rent (% of income) ……………………………………………………………………………. 11
Table 6: Projected urban population by 2030 ………………………………………………………………..….. 13
Table 7: Share of population in each income bracket ………………………………………………………… 14
Table 8: Timeline of economic, and social environments of India since independence 1947. 18
Table 9: Evaluation Criteria for concept …………………………………………………………………………….. 34
Table 10: Factors Restricting "Affordable housing" Development ……………………………………… 39
Table 11: Tax Exemption …………………………………………………………………………………………………... 40
Table 12: Model feasibility …………………………………………………………………………………………….….. 52
Table 13: Area Statement …………………………………………………………………………………………………. 54
Table 14: Area statement for Tower ………………………………………………………………………………….. 54
Table 15: Ground coverage Statement ………………………………………………………………………………. 54
Table 16: Dwelling unit Area Statement …………………………………………………………………………….. 56

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Abbreviations
AH-Affordable Housing
ATP-Affordable to Pay
BDA- Bhubaneswar Development Authority
BPL- Below Poverty Line
BSUP-Basic Services to Urban Poor
BBMP-Bruhat Bangalore Mahanagar Palike
BDA-Bangalore Development Authority
BMA-Bangalore Metropolitan Area
CLIA- City Level Implementation authority
CLTC- City Level Technical Cell
CAGR-Compounded Annual Growth Rate
CBD-Central Business District
CITB-City Improvement Trust Board
CRIS CRISIL-Risk and Infrastructure Solutions Limited
CRISIL-Credit Rating and Information Services India Limited
DA- Development Authority
DDA-Delhi Development Authority
DU-Dwelling Unit
EWS- Economically Weaker section
EPC-Engineering, Procurement and Construction
FAR- Floor Area Ratio
FSI – Floor Space Index
FCF-Free Cash Flows
GoI- Government of India
H&UD- Housing and Urban Development
HUDCO- Housing and Urban Development Corporation
IHSDP- Integrated Housing and Slum Development programme
ISHUP – Interest Subsidy Scheme for Housing the Urban Poor
IRR-Internal Rate of Return
JnNURM- Jawaharlal Nehru National Urban Renewal Mission
LIG- Low Income Group
MIG- Middle Income Group
MoHUPA- Ministry of Housing and Urban Poverty Alleviation
NBO- National Building Organization
NGO- Non-Governmental Organization
NHB- National Housing Bank
NUHHP- National Urban Housing and Habitat Policy
NPV-Net Present Value
O& M- Operation and Maintenance
PIU- Project Implementation Unit
PMU- Project Management Unit
PPP- Public Private Partnership
RAY- Rajiv Awas Yojana
RIT- Regional Improvement Trust
SLNA- state Level Nodal Agency
SHB- State Housing Board
SPA- Special Planning Authorities
TDR- Transferable Development Right
ULB- Urban Local Body
USHA- Urban Statistics and HR Assessment
WHSHG- Women Housing Self-Help Group

Thesis Report 1
Affordable Housing in Bangalore
Abstract
With about one in six urban Indians living in informal small settlements, the need for an additional
number of affordable housing in India is growing exponentially. The Indian department of “Housing and
Urban Poverty Alleviation” (MoHUPA) launched its ambitious “Housing for All” scheme under
Pradhan Mantri Awas Yojana(PMAY) in September 2015 with the goal to make India slum-free by
2022. This scheme is based on similar former programs and shows promise regarding the number of
houses that will be built with the help of the government’s credit-linked subsidies for all income
groups in India. However, the program has many shortcomings, especially from a people-
cantered perspective: beneficiaries are often perceived as passive, there are few empowerment
measures in the scheme, access to benefits is exclusive, and long-term effects are neglected. It is
concluded that PMAY 2014 is mainly an image campaign for the government and lacks sustainable
elements. Even there are many issues like a private partnership and investment which are neglected
in a broader perspective.
This thesis intends to suggest possible outcome from this “Housing for All” scheme and suggest feasible
design and also to increase private partnership investment in the affordable housing policy. The focus
lies on potentials found in construction technique, public-private partnerships model 4 for
upgrading existing housing, as well as provide the housing shortage and providing basic
facilities, and on beneficiary’s empowerment and creates a win-win situation for all with the
model feasibility. These elements are based on an inclusive and people-cantered approach to
development to speed up the scheme for the private builders towards affordable housing. The
results of this thesis are analysis, and inference will then be abstracted into the design with feasibility
as per model - 4 of affordable housing policy on how to approach affordable housing in a
developing country with private partnership and investments with the government. The thesis
project on affordable housing selected and approved by the faculty during the previous semester as
part of course requirements of the subject Dissertation. Thrust areas of work include architectural
design, fast track construction systems, frame structures, services, site-plan, public facilities, urban
design, sustainable architecture, building system design, landscape design, detailing in design, etc.
The Projects is a big scale and size (in terms of built areas or detailing) as long as the required is the
depth to demonstrated by the student to merit consideration as a thesis project. It is expected that all
genre of projects (research study or design) will end with a design solution to the thesis; all
components of the thesis should be grounded in a research and critical inquiry. The thesis development
will involve the aspects of Design, Construction Technologies, Building Services, view, aesthetics,
Detailing and Materials along with Design considerations, to develop a comprehensive understanding
of the thesis.
Keywords: Affordable housing, Affordability, Policy, Government Laws, Housing shortage,
strategic investments, Public-private partnership, rental housing, Urban land, Urban reforms, demand
and supply of housing etc.

Thesis Report 2
Chapter 1
Introduction
In Censes of 2011, the country had a blasting population of 1,211.96 million, among that 378.11 million
(Approx. 31.15 %) stayed in Urban Areas. In last decade 2001-2011, the urban Indian population
exploded at a compound annual rate-growth of 2.9%, resulted within the compounded enhanced level
of urbanization from 27.81% to 31.15% and still increasing until date. This speedily growing population
of individuals in Urban-Areas has led to the difficult downside in housing deficit, land scarcity, and
engorged roads & has additionally many issues of the present basic amenities like electricity, water and
green areas of the cities and city. The projected demand is given below:
Figure 1:Year-wise demand-supply gap projected
According to the 2011 censes, urbanization within the metro city has created individuals more and more
staying in “squatter settlements” and conjointly decreased-housing condition of every income groups in
India. this can be essentially reasoned by the sky-moving value of land and major real-estate players in
Urban-Areas of the town which have forcibly made affordability to occupy marginal land-typified by
degeneration and housing stock shortage. The demand and provide analysis in income groups are given
below:
Figure 2:Demand-Supply analysis based on income groups

Thesis Report 3
1.1 General Information
Considering this factors of existing a large range gap between the provision and demand of homes within
the term of quality and similarly as amount in Urban Bharat. throughout the start of “12th Five-year
Plan” the present shortages in Urban-Areas are 19 million units, with an extra housing demand of 28
million units and because of affordability issue, 9 million units are still vacant. which boosts the core
demand of the urban housing to 37 million units.
Table 1:Indian housing demand by 2022
In urban Indian cities and towns, Private-Developers targets majorly; high end-luxury, HIG and MIG
housing segments. because it collects a high-premium over LIG and EWS housing in India. that ends up
in the constant-supply for the precise segments, and increasing market aggressiveness for the developer
and generated lobby system in real systems and creates difference for other income groups. On the
opposite hand, housing for lower income cluster is essentially provided by the govt. for “welfare
purpose” and restricted to vote bank purpose solely. So, it's the Urban-housing demand of the MIG group
that is majorly neglected, and exists a huge-gap within the offer of reasonable homes. the subsequent
below is that the analysis of the housing need by the various income groups in Bharat, typical space
provided as per policy, current housing stock investment and investment required for additional
development in housing.
Table 2:Indian urban housing investment of different income category by 2022

Thesis Report 4
1.2 The Need
Affordability, especially in the Indian real estate sector, can mean a wide range of things. Specifically,
the term holds different meaning for different categories of demographics. Further, there are also
several socio-economic variables governing a city or location to consider. Generally, ‘affordable
housing’ refers to residences that have been especially designed for the economically weaker section
(EWS) and Lower Income Group (LIG) who are looking for the same comfort and security of a self-
owned property/home that the more fortunate middle class enjoys. In the earlier years of real estate
development in India, the EWS and LIG categories did not get much attention to their needs. However,
with changes in administration and especially with the current government coming to power, a
significant amount of changes has taken place in this respect. These two sections make up the thickest
segment of the demographic for India, and form the base of the country’s economy. It has been
overdue that their requirements are looked into. Thankfully, there have been several initiatives by
the BJP government under the leadership of PM Modi that have boosted affordable housing sector.
For example, it is seriously looking into the betterment of accessibility - read reduced commute times.
Lack of accessibility has been one of the top reasons why low-cost housing was inaccessible. Even if
such housing is outside of the main city periphery, improved connectivity makes distances shorter
and such areas more viable and desirable as residential destinations.
1.3 Importance
Creating affordable housing is not just about helping a certain demographic to achieve their dream
of home ownership. True, from a political viewpoint it is obviously important to cater to the
demands of a massive vote bank. But there is an important economic angle to be considered, as well
- the working class must have a good- enough reason to not move out of their city to be able to work
and earn. It is important to understand that we are not just talking about people living on below or
on the edge of the poverty line. In 2012, the Housing and Urban Poverty Alleviation Ministry made an
upward revision on the criteria that define EWS. With this revision, families with an annual household
income of up to Rs 1 lakh now come under the classification of Economically Weaker Section (EWS).
This was a significant change from the earlier limit of Rs. 5, 000/month or Rs. 60,000 annually. The
category of Lower Income Group or LIG also saw an upward revision - now, families with an annual
income of between Rs. 1-2 lakh came under the LIG category. Previously, the definition applied to
families earning Rs 5001-10000/month or Rs 60000-120000 annually. The people who fall under both
these categories are extremely important for the country's economic progress. They provide myriad
services which our cities can simply not do without, but are very prone to migrating out of cities which
do not support their needs. For them, as for everyone else, home ownership provides not only a
strong psychological anchor but also financial security and a better lifestyle - important incentives to
stay put rather than migrate elsewhere.
1.4 Research Gap
In the affordable urban housing, many types of research is being done on the following and need to be
further researched:

Thesis Report 5
a) The minimum volume of habitation.
b) Provision of the cost-effective amenity on site.
c) Cost effective construction.
d) Land economics of affordability of housing.
e) Housing delivery systems by a credit agency.
There is very limited research is being done on the Issues restricting private participation, investments,
in the development of urban “affordable housing” and giving a recommendation on the policy reforms
to make it affordable to our Indian urban society. In many developing countries like china, brazil, and
south Africa etc. had adopted private partnership investment to overcome their housing problem. Which
is a topic of research in India?
1.5 Research question
Best implementation of Affordable housing policy model for public-private participation in Bangalore for
affordable housing development and what research and design strategies can be adopted to overcome
the housing problem.
1.6 Aim
The best possible outcome for affordable housing in Bangalore as per Affordable housing model for
public-private participation.
1.7 Focus
Affordable housing model for public-private participation in Bangalore context and making it more
optimized through Design.
1.8 Objective
a) Definition of affordability in the housing for urban India.
b) Affordable urban housing parameters.
c) Issues related to urban regulation and acts (NBC, Bylaws, UDPFI, NHB, HUDCO, RERA and MoEF
etc.) to overcome the shortage in Affordable urban housing.
d) Understanding issues of direct and indirect policy on affordable urban housing (i.e. FDI, HFCs
etc.).
e) To Simplify structurally and procedural frameworks.
f) Direct and indirect Taxation and registration of property to make affordable.
g) Introduce legal and regulatory reforms (i.e. FSI etc.).
h) Strengthen housing program delivery.
1.9 Scope &Limitation
a) Affordable housing model for public-private participation as per model 4 only.
b) Restricted to design outcome only.
c) Housing delivery systems as per the model.

Thesis Report 6
d) Reforms can be introduced in taxation.
e) How to empower the consumer for greater affordability.
f) Best possible construction technique to adopt to minimize the cost overrun.
1.10 Methodology
The research approach is Teleological (where the process is important) and hybrid methodology is
adapted, of both quantitative analysis and qualitative analysis for the research in the Affordable urban
housing for high-income group. The research approach will be as follows:
a) Literature study and data collection on urban housing.
b) Definitions, explanation of present scenario in affordable urban housing.
c) All acts, policy, and regulation in urban housing in India with a deep analysis and graphical
representation of statistics, charts, graphs etc., to support my objective.
d) Identification of issues and problem in the context.
e) How other policy intervention can affect the urban affordable housing.
f) Case study and its inference.
g) Analysis of data and conclude inference.
h) Conclusion and give further research question.
Figure 3: Methodology Process

Thesis Report 7
Chapter 2
The Challenge
Decent, affordable housing is fundamental to the health and well-being of people and to the smooth
functioning of the economy. Against the backdrop of impending large-scale urbanization in India over
the next few decades, it is important to identify, evaluate the needs of, and address the challenges faced
by the largest chunk of urban housing consumers with the most pressing needs – the Affordable Housing
customer.
In India, it is appropriate to define affordability in housing as being a function of three broad parameters
- the monthly household income (MHI) of prospective buyers, the size of the dwelling unit and the
affordability of the home buyer (the ratio of the price of the home to annual income or the ratio of EMI
to monthly income). * First and foremost, the Affordable Housing customer seeks a strong value
proposition. Limited income and difficulty in access to credit mean that a home will most likely comprise
the most important asset/biggest investment in his/her lifetime, and will form the starting point for the
long-term welfare of his/her family. A well-constructed home in a planned development with adequate
sanitation, security, privacy, play areas for children, and uninterrupted water & electricity supply holds
significant aspirational value for this customer, whose current living conditions are likely to be
compromised. Good connectivity to places of work in urban centers and the presence of social
infrastructures such as schools and hospitals are also key.
2.1 Project Brief
This thesis intends to suggest possible outcome from this “Housing for All” scheme and suggest feasible
design and also to increase private partnership investment in the affordable housing policy. The focus
lies on potentials found in construction technique, public-private partnerships model 4 for upgrading
existing housing, as well as provide the housing shortage and providing basic facilities, and on
beneficiary’s empowerment and creates a win-win situation for all with the model feasibility. These
elements are based on an inclusive and people-cantered approach to development to speed up the
scheme for the private builders towards affordable housing. The results of this thesis is analysis, and
inference will then be abstracted into the design with feasibility as per model - 4 of affordable housing
policy on how to approach affordable housing in a developing country with private partnership and
investments with the government. The thesis project on affordable housing selected and approved by
the faculty during the previous semester as part of course requirements of the subject Dissertation.
Thrust areas of work include architectural design, fast track construction systems, frame structures,
services, site-plan, public facilities, urban design, sustainable architecture, building system design,
landscape design, detailing in design, etc. The Projects is a big scale and size (in terms of built areas or
detailing) as long as the required is the depth to demonstrated by the student to merit consideration as
a thesis project. It is expected that all genre of projects (research study or design) will end with a design
solution to the thesis; all components of the thesis should be grounded in a research and critical inquiry.
The thesis development will involve the aspects of Design, Construction Technologies, Building Services,
view, aesthetics, Detailing and Materials along with Design considerations, to develop a comprehensive
understanding of the thesis.

Thesis Report 8
2.2 The Relevance
One mark of a successful city or community is great diversity. The diversity of
culture, age, economy, and industry are among some of the greatest assets, as are a diversity of income,
social status, and housing. Some of the most beautiful and liveable places in the country are a mix of
housing types and income levels. Affordable housing plays a key role in defining a successful city,
however many of us tend to overlook this important asset and fail to consider the consequences
of neglecting quality affordable housing.
There are many reasons that affordable housing is important:
a. Everyone should be able to afford a quality home
b. There is a great need for quality, affordable housing: see the Facts and Stats in
dissertation proposal.
c. Affordable housing creates diversity: through promoting a variety of demographics,
affordable housing interrupts uniformity and homogeneity. Affordable housing creates
communities with a rich mix of culture, socio-economic circumstance, age, and education.
This diversity of people in-turn produces a diversity of development generating unique
shops, entertainment venues, restaurants, schools, and recreational facilities.
d. Stable housing is healthy: much research has been done linking the importance of stable,
quality housing on people's health and wellbeing. Children who come from stable, quality
homes are more likely to succeed academically and socially, and adults in stable, quality
homes are more likely to succeed educationally and in their career. Likewise, a lack of
affordable housing contributes to substandard living conditions. Such conditions can
cause numerous health problems including asthma, frequent illness, obesity, behavioral
problems, stunted growth, and poor school performance.
e. Decreased commute times and transportation costs: the lack of affordable housing
options within a city contributes to the growth of cheaper, peripheral communities. Living
in these areas force longer travel distances to and from work, school, and shopping, and
make it harder to access public transportation.

Thesis Report 9
Chapter 3
Literature information
3.1 Concept & Background
In the housing circles associate “Affordable Housing” is that the fuzzy word. Since the beginning of “the
recession within the real-estate market, there exists an enormous pile-up of inventories” in “ambitious-
luxury” housing-projects initiated throughout the growing period within the real-estate Sector. To
survive within the Indian market, the developers had a choice however to scale back the costs of their
merchandise. Since then the real-estate private-developers have been saying the launch of AH projects.
Majorly of those projects aims to supply DU in a pricing vary of INR 25-35 lakh with an area ranging from
800-1400 sq.ft. This project is targeted towards MIG and higher MIG groups. Sadly, alongside a discount
in value and budget, there has been a general reduction in specifications of the construction.
Table 3: Different income groups and projected land required
AH gets outlined actually in parameters of what reasonably social unit, in several income-ranges will do
the affordability and if urban housing provided in the market is in this price-range regardless of the
standard of DU. an equivalent parameter applies to DU for the urban sector poor. Since their
“affordability-levels” are terribly low, the non-public real-estate trade provides them with DU, that is
specified by little size, not-grunted tenure, non-existent infrastructure, and unhygienic-environment.
Also, few-availability of AH is as much a tangle of the MIG groups as it is of the LIG. As unable to seek out
acceptable DU as per their needs and wish, several belongings to MIG and Lower-MIG are forced to get
sub-standard DU. several of them encroaches cheap-subsidized DU provided by the govt. for poor
individuals, therefore negating-govt. efforts to elevate living standards in the EWS/LIG. The difficulty of
AH must be checked out in a very comprehensive and analytic manner.

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3.2 Definition and parameters
There is no-accurate outline of the term “Affordable”. Therefore, this can be a comparatively kind of
idea and might be having many-implied meanings in many relative contexts. “Affordability” in a page of
the urban-housing means that the providing of “adequate-shelter “or “minimum-habitable area “on a
parameter basis, making certain security for tenure with-in the means that of the usually urban unit. In
different straightforward definition, that AH is that; DU providing to those, whose needs don't seem to
be meeting by the market.
Internationally, housing affordability is outlined in multiple ways in which. one in all the foremost
normally accepted definitions of affordability refers to housing affordability which might be taken as a
measure of housing expenditure to income-group within the family. this is conjointly accepted by the
Indian govt. that states “AH refers to any housing that meets some variety of affordability criterion, that
might be income level of the family, size of the dwelling house unit or affordability in terms of EMI size
or magnitude relation of house worth to annual income” [High-Level Task-Force on AH for All, Dec - 2008,
page. 7].
Whilst most of the definitions for AH take into account the area-range, price-range, and affordability-
range of the occupier, the key major ideas of constructing AH go through providing adequate civic-
amenities and appropriate-location stay un-answered. As per my analysis, AH should be outlined as per
builder’s perspective on the idea of the subsequent criteria:
a) Necessity of minimum volume of habitation required for the income groups
b) Provision of amenities
c) Cost of house
d) the cost of construction
e) Location of the house
f) High land-prices
g) Cost for purchases and transaction
h) Legal, Taxes and professional charges
i) Private operators and Profit margins
3.3 Affordability and its Concepts
“Affordability "can be typically seen as a magnitude relation of value or rent of DU to the income of the
social unit. The magnitude relation could disagree on completely different income-groups. LIG will
“afford to pay abundant less quantity of their earned-income for DU expenditure than that of different
income groups”. “Deepak Parekh Committee” reports outline the “affordability” magnitude relation for
various income-groups as follows: -
Table 4: Cost of housing to income-expenditure ratio

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It would be very applicable for us to filter out the EWS and LIG from the MIG/HIG. The quantitative
relation of EWS is being down to no more than 20 % of EMI or Rent and three-time household’s Total-
annual financial gain for the value of the house, whereas keeping the “affordability” quantitative relation
for LIG or MIG as given by the “Parekh Committee”.
There is a sub-category of urban poor that is additionally a part of government’s inclusive-policy of
providing AH for all specifically Below the Poverty-Line people. This section conjointly needs to be
considered singly rather than as sub-part of EWS. The “affordability-level” of households in this specific
category would be not more than five-percent of the earned-income. This sub-income class and its
affordability levels will be outlined below: -
Table 5:To pay EMI/Rent (% of income)
It is understood that all kind of DU in each income-category won't be concentrating at the upper end of
the income-group. “Affordability-levels” of mostly of the poor population could be much under what's
being explained by the figures in Table 6. It’s additionally quietly treated, that at given price-levels that
cannot get a house in most of the Urban-Areas. Hence, it's quite necessary to outline the lower limits for
every income-group category, in various to set up for providing of all lowest of income-group in every
category. additionally, “affordability” is nevertheless to be outlined not solely in parameters of purchase
price of the house possession or rent, however it should additionally embrace alternative charges and
fees of registration and additionally searching cost etc. payable within the time of ownership and rental
of the DU. It ought to be additionally consisting of revenant price on the lifespan of tenure within the
house. These would come with legal taxes, maintenance price of DU, utility price of DU. It will be
additional enclosed the “cost of commuting” to the nearby workplace or would possibly different places
by completely different priority of members of a family.
Figure 4:Affordability with respect to income grade

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3.4 Guideline
Model for Development of Affordable housing policy for state of Karnataka
Figure 5:Affordable housing policy, Karnataka 2015

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3.5 Demand and supply constraints
Figure 6:Demand-Supply constraints
3.6 “Affordable housing” and its demand drivers
a) Urbanization: It’s an “index of transformation from traditional rural economies to trendy
industrial one.” India’s urban population is expanding at a quicker rate than its population. At
28.83%, the spectrum of urban-growth in India has been slower than the typical spectrum of
urban-growth in Asia sub-continent. Hence, absolutely the range of population in urban cities
and cities has gone up incrementally. In context, urban-growth could be delineated as a “by-
product of demographic explosion and poorness induced rural-urban migration”. This current
scenario has resulted the pressure on urban- infrastructure and created increase within the
population of homeless individuals living on the streets. As per the 2011 census, the overall urban
homeless population was 8, 87,600, which can be far more presently given the “inadequate-
availability of cheap and low-priced housing”.
Table 6:Projected urban population by 2030

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a) Raised income levels making a sizeable MIG segment: In last decade years, have seen wonderful
economic process within the region and also the implementations of one of the foremost
successful “anti-poverty programs” within the Indian history. Whereas 92 % of the gross
population in year 1985 was beneath low category, this has been declined to 55 % of gross
population in year 2005 and it's more expected to decline to 26 % the year 2025. Our economic-
growth is additionally expecting to astonishingly amendment Indian income-slabs by making a
“sizeable layer of MIG”. Particularly MIG section is expecting to be the first driver for AH.
Table 7:Share of population in each income bracket
3.7 The key supply constraints for AH
a) Land Availability: It is one among vital questions escalated that Indian government to answer
that is with relation to the “adequate supply” of land for “housing and residential purposes”. The
Govt. vision of “Affordable Housing for All” would force land acquisition and yet as offer of huge
land parcels on regular interval. As per 2011 census, the Indian urban land-mass (3 % total land
mass) homes around 28.83 % the Indian population, excluding EWS people that continue to exist
the streets. As per calculations created by the “Town and Country planning Organization (TCPO)”,
to satisfy the demand of EWS or LIG category singly would need 85,835 to 130,892 hectares of
extra land. Price of land is another vital parameter touching the availability of land. the govt. is
holding an enormous quantity of urban land underneath the possession of port trusts of India,
the Railways lands, the Ministry of Defense lands, land being acquired beneath the Urban Land
Ceiling and Regulation Act, the Civil aviation and Airports Authority of India and different
government and nodal departments. This provides rigid accessibility of land in Urban-location,
it's unviable for private developers to produce adequate cheap housing without Govt. backing.
b) Regulatory support and Finance: This constraint has created a limitation in Indian housing sector.
This funding for beneficiary’s mechanism created within the country principally targets MIG and
HIG income-groups of the society whereas the opposite class falling underneath LIG and EWS
category obtaining it troublesome to secure a formal loan and housing finance. Private and
commercial banks and traditional method of housing finance usually not entertain low-income
groups, whose income is below the edge to confirm re-payment, or who cannot give a certificate
for securing housing loans. Micro-finance-establishment is thought-about to be a future best
alternative for loan within the EWS and LIG category. Further, there are several challenges are
being featured by microfinance-institutions that do forestall them from extending housing loans
munificently. The main Challenges visage during this are primarily owing to the longer

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reimbursement amount of housing loans (minimum 5-7 years) and another is because of the
larger quantity of loan compared to typical loans that are extended by microfinance-institutions.
Yet one more drawback with microfinance establishments is of refinancing. Whereas “National
Housing Bank (NHB)” give them with loan facility, however current interest rates are not-fixed
and reviewed timely. The shortage of developed debt-market, places add sizeable constraints for
microfinance-companies, creating them of long-run availableness of affordable money as they
presently able to manage money for a most.
Figure 7: How Approvals from statutory-body adds 24-30months to the Pre-Construction Process
Figure 8: Compression after removing regulatory and supply constraints

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3.8 Market & "Affordable Housing"
The market will answer the buying capability of various income-groups and provides some kind of shelter
to all or any. The sole disadvantage is that this housing is much from “adequate”. the extent of
inadequacy is highest in the case of the poor and is deficient in most characteristics of housing. the
explanation for high (un-affordable) value of DU within the market lies in:
a) expensive land prices,
b) high construction cost
c) the cost in transaction
d) Legal, Taxes and professional fee
e) Private-operators and Profit on cost
The price of land is that the single costliest element within the cost of housing in urban-areas. The high
worth of land may be a consequence of the shortcoming of the land market to reply quicker to
exaggerated demand for land with the expansion of urbanization. The slow response of land market is
partially owing to inherent inefficiencies and imperfections of this market. Land or housing market is
characterized by the little size of the market(number of consumers and sellers in every submarket is kind
of small); low levels of exchangeability between houses or land plots in numerous submarkets; lack of
data regarding worth and availableness of houses or land in several areas resulting in restricted
competition. Further, it takes a protracted time to create land obtainable for residential use. “Conversion
of land from one use to a different takes a protracted time” because of numerous state regulation and
procedures.
Increased demand combined with the sluggish response of supply results in higher costs setting a
parameter. Even once supply is exaggerated over medium to long run, costs don't decline. costs ar
usually downwards rigid. High and increasing land costs fuel expectations and add speculative demand
to user’s demand resulting in more will increase. Excess demand for land for brand new or existing users
is additionally part answerable for the rise in prices. very often a public sector/state comes ar provided
land at the much-below market (subsidized) costs resulting in the unplanned use of land therefore
drawing away excessive land from the market and declining supply. Low price of use of land in existing
uses additionally creates excess demand. If the value were place at “additional realistic” (near-market)
levels, land from existing uses might be free for new uses. this is able to have some slow effect on the
price of land. supply of land might even be raised if conditions might be created for faster turnover of
use of land. Land might be discharged from obsolete uses and place to use for recently rising uses.
samples of such obsolete uses in cities abound [refer R.M. Kapoor1990]. In India, the high dealing prices
of shifting homes scale back the quality of households. several households could prefer to shift to totally
different|completely different} locations or different sized unit’s over their life cycle however still be
stock-still within the same house forever. A notable an example of such a development is old retired
persons continued to remain on in prime locations within the urban areas, that if vacated might
unharness some housing for the new working population and would have a positive impact on costs.

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Figure 9:Distance of Major Affordable Housing Location from the city center
The cost of building materials, construction labour, noncurrent technologies, and high cost of capital
because of long-drawn construction method will increase the price of constructions. Numerous fees and
taxes due by the developer throughout production method increase the price still additional. These
prices embrace conversion fee (for amendment of land use), fee (for permission to hold out a project),
registration fee and stamp tax (for registration of purchase), wealth tax ashore, development fees (for
getting No Objection Certificates and approvals from numerous authorities) and tax on the sale of
properties. These taxes and charges are passed on to the buyer (partly or totally counting on the snap
of demand and market conditions) as a part of the price of production. The price of construction itself is
hiked by taxes and duties levied on construction materials and services rendered by numerous
professionals within the project. Sale tax, excise duty, value added tax are levied on building materials
like steel, cement, paint. Varnishes etc. Further, payments created to consultants like architects,
structural engineer’s contractors, assets consultants and agents are subject to service tax. To nullify the
impact of service tax, the developer unremarkably will increase the fee by the tax quantity (fully or
partly). Dealings value together with search value, brokerage, and stamp tax and registration fee. These
intensify the price to the owner still additional. Within the past few years, a growing economy has given
rise to a section of the population with terribly high income. This plus low-interest rates on home loans
and financial incentives had increased their affordability levels considerably. This has given an extra
positive stimulus to demand to house by a particular section. Increasing costs have fed expectations of
continuous increments emboldening the builders to amass immense amounts of land at inflated costs.
It’s because of this undeniable fact that despite this decline in demand, builders are wary of reducing
costs considerably. Reducing costs to "equilibrium level" would mean immense losses for many of them.
3.9 Policy-Effect in Housing-Market
The effects haven't had a high rate of success. The most important reason for that being that these
instruments have seldom tried to `correct’ market failures. More often, these are obligatory on the
present market system and in making an attempt to swim against the tide are caught in a frenzy. These

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‘solutions’ have additionally introduced more distortions within the market. The additive impact of
assorted policy measures has been to worsen the matter instead of solve it. We have a tendency to
review few elite policy measures adopted by the govt. high give cheap housing to public. a number of
the instruments are directed to scale back prize of housing as such whereas others have specifically
aimed poor segment of the population.
Table 8:Timeline of economic, and social environments of India since independence 1947
“Land Acquisition by public agencies and Land Banking and direct participation by the govt. within the
housing market by providing designed housing for various sections of the population are the foremost
physical instruments”. Legislative policies specifically developed to create housing cheaper have
enclosed Rent Management Act (RCA) and concrete Land Ceiling and Regulation Act (ULCRA). Economic
policies have primarily cantered on creating housing finance a lot of accessible and cheaper to the
general people. Commercial enterprise incentives and directed credit by business banks are 2 major
planks of this policy.

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Figure 10:Demand shift due to subsidy
Instead of all these precautions, urban housing continues to be out-of-reach for a large-section of the
population. The reason 0f cause for their limited sources needs to be explored.
3.10 Literature data on incentives in affordable housing
3.10.1 Land Availability & Cost

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3.10.2 Construction & other Costs
3.10.3 Connectivity & Infrastructure

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3.10.4 Credit Delivery & Risk
3.10.5 Others
3.11 Inferences
Major inference for affordable housing to make it affordable are follows:
a) The land cost to be suitable for the economics of project like peri-urban land.
b) Cut down the cost over-run.
c) FastTrack construction technology.
d) Exemption of taxes.
e) Single window clearance.
f) Infrastructure status under affordable housing.
g) Affordable housing should be range from 15- 40 lacks.
h) Well connected to the city.
i) Accessible to the civic amenity of the city like water, sewage etc.
j) Price range should be as per income grade with respect to carpet area.
k) The project only will be feasible if it able to complete in 10 months’ time.
l) Economy to scale can be achieved by the double FSI norms.

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Chapter 4
Case Study
OBJECTIVES OF CASE STUDIES -
a) To understand the actual size and scale of the project.
b) To understand the functional relationship of spaces and feasibility.
c) To understand various essential services provided in the building.
d) To frame the final requirements and areas for different activities.
e) Fast-track construction adopted.
f) Feasibility estimated on budget of project.
SELECTION CRITERIA -
a) Involving similar type of activities and spaces.
b) Similar functions and requirements of spaces.
c) A similar scale of the project.
d) Construction technology adopted.
e) The different scenario of different tier city.
f) Feasibility of the adopted model.

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4.1 Kolkata
Figure 11: Case Study Kolkata
Location: Kolkata, Rajarhat
Construction technology: Precast
Climate: Hot and humid
Distance from city center: 15 km
Population Density: high
Units type: 2bhk, 3bhk
Height of the building: G+13
Site area: 5 acres
Price Range: 15 lacks – 35 lacks

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4.2 Noida
Figure 12: Case Study Noida
Location: Noida, Sec 118
Construction technology: Precast Speed floor system
Climate: Hot and dry
Units type: 1bhk, 2bhk, 3bhk
Site area: 55 acres

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4.3 Lucknow
Figure 13: Case Study Lucknow
Location: Lucknow, Gomti Nagar
Construction technology: Rapid monolithic construction
Climate: Hot and dry
Units type: 1rk, 1bhk, 2bhk, 3bhk
Height of the building: G+5, G+13, G+19
Site area: 27 acres

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4.4 Bangalore
Figure 14: Case Study Bangalore
Location: Bangalore, Dubbalapuram
Construction technology: Precast module
Climate: Tropical climate
Population Density: medium
Units type: 1bhk, 2bhk, 3bhk
Site area: 21 acres

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Chapter 5
Analysis
5.1 The Site
Figure 15: The Site and its Context
The site is in Sarjapur, Bangalore. Which is 25 km from M.G Road City center. It is under the jurisdiction
of anakel taluk in Bangalore. Bangalore's advantages place it on the threshold of the status of an
International City. A concerted effort towards developing new functions, especially high-value service
sectors, upgrading the City's infrastructure including transport, public amenities, and logistics, and
provision of housing options within the larger natural environment will contribute to the City's economic
dynamism. one of the world's fastest growing cities, Bangalore is experiencing a steady increase in
population (3.25% current annual growth rate). Its population is likely to be 10 million by 2021. The
growth is spurred by the advantages conferred on the City by entrepreneurial and intellectual capacity
incubated through a series of private and government actions. Besides, Bangalore enjoys a favorable
climate, a high quality of life, a cosmopolitan ambiance and social diversity. The City has earned the titles

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of “IT Hub of Asia” and “Silicon Valley of India.” However, while the IT based formal sector accounts for
15% of its economy, the informal sector contributes 60-70%.
5.2 Site Analysis
Figure 16: Site visit and Slope analysis
The Site area is 35.25 Acre and having low contours in the southeast side of the site. The Contour
difference is 10 m. The site is well connected to the SH-35 and other amenity like water and sewage.
The site is now a barren land which is acquired by Karnataka government from the farmers in that area
through land acquisition. The Site also has vegetation like eucalyptus tree, tamarind tree, coconut tree
and palm tree. The site having adjacent farm land on the east side.

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Figure 17: Site Neighborhood Development
Major Site Neighborhood Development:
a) Wipro Tech Park Campus 3
b) School
c) Hospital
d) Rajiv Awas Yojna township
e) Confident Apartment township
f) Prestige lake view
g) Police station
h) Sarjapur community mandapa
i) Sarjapur vegetable market
j) Sarjapur fish market
k) Sarjapur bus stand
l) Hyper-mart etc.

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Figure 18: GIS Maps and site importance
Major Inference from GIS Maps:
a) Population Density = high.
b) Land capability = high potential.
c) Economy = moderate.
d) Transport network connectivity.
e) Education institution presence.
f) Connected to the industrial belt.
g) Household size = moderate
h) Waste land dump 6 km away.
i) Soil is moderately fertile
j) Soil bearing capacity is more than 60% no need of pile.
k) Mostly land use in the area is residential and industrial.
l) Transport accessibility is quite good.
m) No need to acquire NOC from Airport authority as the site is 45 km from KIA.

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Figure 19: Site Analysis
Major Site Analysis inference:
• Site contour = 10 m difference
• Site slope = low
• Site valley and Ridges = not effecting Site plan
• Urban development intensity = moderate
• On sit vegetation = Low

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5.3 Climate Analysis
Figure 20: Climate Analysis
Major Climate Inference:
a) Sky light illumination = very high
b) Ground temperature = moderate
c) Wind velocity = moderate and high on July - Aug.
d) Sun heat and radiation range = high
e) Sun path = as per tropic of cancer
f) Sun chart = very high
g) Sun shedding = Required high min. 600 mm
h) Suitable color = white
i) Comfortable temp range = 22 – 28 deg Celsius
j) Psychometric chart = comfortable
k) Rain fall = Above average
l) Rain water harvesting recommended

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5.4 Site Plan
Figure 21: Master plan Option 1
Figure 22:Master plan Option 2
As per evaluation criteria master plan option 1 is recommended.
Evaluation criteria are shown below for selecting the option 1.

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Table 9: Evaluation Criteria for concept
Evaluation criteria for concept selection.

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5.5 Orientation Analysis
Figure 23: Orientation Analysis
Master Plan option 1 is most efficient.

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5.6 Site potential
Figure 24:Site Circulation
Figure 25:Site green zone

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Figure 26:Site interaction node
Figure 27:Site internal Road

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Figure 28:Site services
Figure 29: Site residential zoning of income grade

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Chapter 6
Issues in affordable housing
6.1 Factors restricting in urban AH development
Table 10: Factors Restricting "Affordable housing" Development

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6.2 Reducing Cost through Tax exemption
It is not reformed in law alone that is required; several other tasks, and on many fronts, have also to be
carried out. In fact, some of these issues have been detailed out in other parts of this work. However,
for the sake of completeness and continuity of reading, some of them are reiterated here, and this
accounts for the slight repetition and also some veering away from the law as the theme of the work.
Table 11: Tax Exemption
6.3 Cost of land
The two main cost component of a flat or a house is: (1) land cost; and (2) construction cost. It is the first
that is more important. The issue of land cost for the low-cost housing was addressed in sub-topic
10[Paras 363 to 371]. Continuing from there, since the reduction of cost has to be achieved also for
medium and high-end housing, the issue is furthered addressed. Plainly speaking, the cost of the land is
in the hands of the states; it depends more on government policy. As has been witnessed in the past, by
reason of faculty planning, supply is restricted, which raises the price. The high cost of land then makes
the housing beyond the reach of the most.

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Figure 30: Residential property rates during the quarter ending March 2016
Many of the state boards/ Development authorities focus more on selling land for profit, which creates
an imbalance. The huge surplus cash balances generated from such sales are channeled into activity
other than the development of land in the suburbs and beyond, and provision of civic infrastructure
therein. Put simply, the ill-defined policy creates land shortages and distortion in the land market,
leading to price escalation. A paradigm shift in approach is required, though it may mean taking cudgels
with entrenched interests.
The state planning boards, town, and country planning committee/ departmental, local development
authorities and municipality need duly adjust and tailor their planning process – i.e., the preparation of
the regional plan and other development plans on scientific lines – to the concept of housing and
development of unit hold as discussed here.
To enable supply of land, the development plan or the master plan should not be of small areas. It will
need to cover a much larger area so that the requirements of today; of 20 years, hence: and even of 50
years hence can be visualized, and the plan prepared accordingly with the flexibility. The transport lines
have, however, to be drawn for the entire area. Based on this larger plan, a detailed plan can be prepared
for the land required today, and in terms, therefore, development of the land together with the provision

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of civic infrastructure can take place. When that or the first sector gets substantially sold out, the detailed
plans for the next lot, and so on, for the sector where development takes place in future. Some
infrastructure can be provided in the stage and the complete infrastructure can be provided only when
the full development of a sector has taken place. This will enable provision of infrastructure to be in
many a way ‘self-financing’ – and also give a greater fillip to the rural areas.
The promise of availability in future will prevent the land allocation of today from spiraling into high
prices. With satellite imagery giving 61 cm resolution, and also photogrammetry, the cost of planning for
the future is only a small amount, but it saves a lot. The requisite infrastructure can be provided as the
areas (sectors) come under development. A stage-wise perspective of the Development Plan is the only
practical and viable approach. Proper infrastructure with good transportation facilities, availability of
civic infrastructure and amenities, including education, health care, employment opportunities, and
transportation, is necessary. The principle of public goods & services and public economics can then best
apply to yield the most out of the land.
If the land is acquired [under Act 1 of 1894] at a fair price, and then after such loading per square
meter as the cost of providing civic and regional infrastructure entails, it is made available in sufficient
quantity, the equilibrium will be maintained and the problem can be solved. Acquisition of patches at
the instance of a private developer is to be more readily facilitated. Land laws need to provide for
compulsory exchange so as to make land tracts contiguous. Land Acquisition - points out what should
be the fair compensation to the landowner, and that to look at the value of developed land where the
increase in value is attributable to the civic infrastructure that is provided is wrong.
Figure 31: Land conversion procedure and its involvement with different government sectors

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To explain as numbers, if the cost of acquisition as aforesaid is Rs.100 per SQ. meter (notional), that land
should be made available in such abundant supply that the market price remains around 100 and does
not - by reason of insufficient supply and operation of market forces - rise to much beyond 100.
Presently, the land is kept in short supply and, therefore, as against a cost of 100 (notional), the
Government itself transfers/sells this land to the Developer-builders for Rs.400, i.e., at four times the
cost. The Developer-builders, in turn, take further advantage (of the shortage) and count the land cost
component as 700 to which they add the cost of construction, and it is at such price that they finally sell
the flats. Naturally, the flats cease to be affordable except by a minuscule few.
Alongside, for private land, change of land use norms as also similar issues require attention. A hefty
Development Tax (or fee) as a contribution to cover the cost of providing for the civic infrastructure be
levied. It can be a one-time levy payable in installments. The total will ordinarily be less than one-third
the escalation in value by reason of such infrastructure. See also the discussion on [REVET in Topic 9
(Land Acquisition) at page21].
While land cost component has one connotation in metropolises or even established townships, it has
altogether a different connotation in the suburbs or the outskirts of small towns and villages. Analyzing
it, the land cost component (for each square meter of the flat's area) as FAR/FSI can vary from Rs.
2,00,000 in a fashionable locality of a metropolis to Rs. 20,000 in other areas of the metropolis, and Rs.
10,000 in the outskirts or Rs. 5,000 in the suburbs. Even Tier-III or Tier-IV cities can have a land cost
component in the region of Rs. 3,000 to Rs. 30,000, depending on the location. New cities can be
developed where the land cost component for a flat could be between Rs. 3,000 to Rs. 10,000 per square
meter.
To identify and earmark land (as part of the overall Development Plan) and make it available in sufficient
quantity is a must. The approach has to be on a larger plane. Adopting an approach of 'Regional Planning'
can help rural and urban-areas develops in a mutual manner. So, done, the land price component will
remain within the bounds of reasonable as there will be lesser demand pressure on land in urban areas.
It will bear reiteration that to ensure AH for all segments, the policy of the State must be to make - by
appropriate Development Plans and land acquisition - sufficient (and more and more) land avail-able for
housing. So, done, it can be made available to the Developer-builders, and through them, to the market
at a price that is just above the cost and does not - by reason of equilibrium forces of demand and
surprise above that.
6.4 Architectural Design
After land costs, and before we proceed to the cost of construction, we must note the difference a proper
architectural design can make. While for the luxury sector, architectural design has its own connotation,
for the non-luxury sectors, it assumes importance in a different form. Here, a short question that arises
is:
What is the extent of living utility that is or can be derived by an occupier from a given extent (sq. meters)
of constructed area?

Thesis Report 44
The existing housing in the country (in the non-luxury sector) is very poor in terms of efficiency in most
of its aspects. To illustrate, a 200-sq. meter living space of the older design will churn out less actual
utility to the one living in it than what a flat of 100 sq. meters of modern design could.
Effective area utilization is especially important. Expertise and sophistication in design (or good
architecture) increase spatial efficiency, i.e., maximizes the usefulness of space or makes small spaces
feel great, which can solve many problems. If the required area of a flat is reduced by design
sophistication, naturally, the quantity (area) of land required as also the cost of the construction shall
get correspondingly reduced.
One of the primary goals of architecture is to strike the balance between structural integrity, functional
efficiency, and aesthetic beauty while keeping in view the affordability by the potential occupier. It has
to respect all the functional and ergonomic virtues. The trend towards single households has also
initiated a trend towards multi-functional rooms. Compact living units can offer a high utilization level
with all basic (and even some 'modernn') conveniences within just a small space.
The idea of effective efficiency is central to the locational theory and relates to the organization and
arrangement of space. It seeks to maximize utilization with a minimal amount of square foot print. Quite
like we determine output vis-a-vis cost input as productivity in any economic activity/function, here we
are concerned (for the flat's productivity) with minimal 'space input' (sq. meters as a unit of measure)
for the quantity of benefits derived.
Functional efficiency refers to the ability of the property to best fulfil the functions it was designed for;
Physical efficiency refers to the quality of the structure & finishing; and Economic efficiency refers to the
ability of the development to command utility for a typical purchaser, or should there need to let out,
command a market-related rental, which will generate a positive cash flow. Other known effective
efficiencies play this out in more interestingly, albeit still expected, ways: structural efficiency seeks to
maximize stability with minimal material usage.
Sustainable designing is an Eco-systematic approach that demands an understanding of the results of
our actions. it's all concerning better buildings —better for people who own and occupy the building,
and higher for the surroundings and future generations. It (sustainable design) balances human wants
(rather than human wants) with the carrying capability of the natural and cultural environments. It
minimizes environmental impacts.
A well-planned building provides savings in maintenance costs, operational costs, energy efficiency and
functional efficiency — just like the aerodynamic design of the modern motor car gives more km to a
liter of petrol, spatial designing provides more space for those traveling inside it. The 'not up to the mark'
for the design and construction may also be referred to in terms of functional, physical, economic, or
simply practical, obsolescence. Therefore, an important step is to use architectural techniques to
prepare and standardize designs for apartments of various sizes that achieve the maximum utility out of
a given unit of area and thus reduce the extent of the land input required or the land cost component.

Thesis Report 45
6.5 Reducing Construction cost
Having minimized (made the best use of) the square footage and therefore the cost of land input — we
proceed to construction. To examine the issue in practical terms, it needs to be approached in two
separate parts: (1) the cost of making the basic superstructure; and (2) the finishing costs for the flat.
The difference between these two must be recognized, for while the former has limited scope for
reduction, with the latter (finishing costs), there is an extremely wide range where considerations of
individual pocket, taste, and value for money hold the key.
To reduce the costs, there is a need for innovative techniques of building construction. We need to
increase research and development on all aspects of building and construction industry with a view to
achieving economy, functional efficiency, productivity in construction and environment preservation.
We have to develop lower cost designs and specifications and make an effort to use alternative building
material.
Mechanized construction saves on labor as also on interest liability by reason of reduced construction
time. Technological innovation in terms of mechanizing construction together with optimization will
reduce even more costs. Changes can be made in the choice of materials, as cheaper options, without
compromising on the quality, safety or even appeal of the finished product. An approach as this can help
bring down costs of construction, which, in turn, would mean a lower price for buyers.
To achieve this, the State should offer bigger stress on analysis & Development, to come back up
with innovative, environment-friendly and efficient technologies. It should develop and promote
standards in building parts, materials and construction strategies. the trouble at the transfer of
technologies and materials from the science lab to field and standardization is termed for. there's the
Central Building Analysis Institute (at Roorkee, Uttara Khand), that has been unconditional with the
responsibility of generating, cultivating and promoting building science and technology. It assists the
building construction and artifact industries find timely, acceptable and economical solutions to the
issues of materials, rural and concrete housing, energy conservation, efficiency, hearth hazards,
structural and foundation issues, and disaster mitigation.
It may, however, be noted that as compared to State-run Research Institutes, it is innovation in the
private sector that is the mother of many an invention. It will be more productive and help develop
better results at lower costs. But that can only happen when there is a huge demand for the product and
the resultant competition 'drives' such R & D.
The process of transferring an innovation from the analysis and development stage to the marketplace
involves a large sort of factors. Studies have shown that the most 'push' comes from the market
competition —pure 'technology pull' innovation being terribly rare. to create the merchandise
competitive, would like to contemplate what folks need, what they'll afford, and at the constant time be
the price for cash. This demand adopting a user-centred style approach within the early stages of analysis
& development.
The role of the non-public sector in arising with innovations in design, construction, operation,
maintenance, fashionable mechanized construction techniques that facilitate scale back value, and
management skills should be recognized. The larger challenge before the govt. similarly, as developer’s

Thesis Report 46
area unit a way to run off of typical construction practices and build homes that value less not as a result
of their smaller in size however as a result of their designed to priceless.
6.6 Achieving efficiency and economics of scale
After controlling the land cost and reducing the construction costs, there is still room for achieving more
reduction — by (1) standardization; and (2) economies of scale. Let us examine this aspect, though it
carries an overlap with that already discussed.
First (and land costs apart) as compared to an individual house on a, say, 100 sq. meters’ plot, an
equivalent flat in a multi-unit building on a 10-hectare plus plot will cost 60% less. The figure of '60' may
appear astounding and therefore needs to be explained. When an individual goes to purchase building
material or avail a contractor's services, he is ripped off at every stage. Thus, '30%' is the prevention of
that ripping off. The next 30 is economies of scale, which makes it 60% less.
Further, presently, a fair amount of the multi-floor construction is carried out on plots ranging from 50
sq. meters to 500 sq. meters, or more, but is not efficient. As compared to stand-alone structures or
independent houses, a larger group housing complex is less expensive both to construct and maintain.
A number of facilities, conveniences, and essential services for the residents can be made available
within the complex. Entry of outsiders can be controlled, and law & order - and safety - within the
complex can be better maintained.
In our endeavor at cost reduction, standardizing is essential. Further, using pre-fabricated components
reduces wastage, maintains quality & finish, and enables lower total costs with faster delivery.
Standardizing unit and room sizes could help reduce wastage. Another example would be optimizing
electrical circuit design within the units, standardizing the fittings & fixtures, and quality marking of
building materials. This way alone it is possible to save 20-25% costs.
If large quantities of components are made to standardized specifications and sizes, sheer volumes will
itself spur competition to develop new techniques and provide the best at the least cost. A number of
inputs and components can then be manufactured and supplied at still lower costs. The fittings &
fixtures, equipment, household appliances, furniture and other amenities (even at the middle or high
end), when purchased in bulk, could mean substantial discounts. So, finalized, the construction input can
achieve efficiencies of both design and economies of scale.
The difference between the cost of the superstructure and the cost of finishing is not to be ignored.
While the basics are essential, the upscale quality and pricing extend over a wide area. Finishing (which
includes basic fittings & fixtures) varies greatly and could mean 1,000 per SQ. the meter on the absolute
underside to 20,000 per SQ. meter (or more) on the upper. The flooring can be of various types, from
the basic cement or sandstone to marble. For the doors, windows, bathroom fittings, electrical fittings,
etc. the range is simply wide. The question is of finding and using the more affordable and the 'fit' range.
In the discussion, here, the referring to the basic finishing or some-thing more, though the same
principles will also apply to luxury finishing. Further, the costs and saving addressed are from the point
of view of professional builders who would be able to turn out the same thing at still lower costs, which
savings can be passed on to the purchaser.

Thesis Report 47
Examining from the point of view of present wastage and the possible efficiencies, proper development
of, for example, a million square meters of floor area - say, 7,000 residential flats along with support
infrastruc-ture41 - carried out scientifically will mean a higher quality of development at a lesser cost to
the ultimate owner. And, if it is done on a nation-wide scale, the savings would exceed 30%.
Where land cost component is not an issue, and as compared to multi-storeyed structures, a design of
ground plus three floors saves on structural, fire-fighting and elevator costs. Opting for semi-stilted
basement parking can be a saving. Here, the cost of making the basic structure is around Rs. 6,500 per
SQ. meter (of constructed area), which on bulk construction could be reduced to Rs. 5,000 per SQ. meter.
With the former (multi-storeyed), the cost per sq. the meter of making the RCC shell is around Rs. 10,000,
which on bulk construction could be reduced to Rs. 9,250.
Housing colony design plans - with residential flats of varying sizes and finishing quality levels together
with basic civic amenities such as playschool, primary school, local shopping Centre for 10-hectare plus
plot sizes are already in circulation, but these needs to be further developed, standardized and made
available in public domain. A properly designed housing complex on a ten-hectare plus plot is more
efficient in terms of (1) land utilization; (2) construction costs; (3) living utility per square meter; (4)
energy consumption; (5) maintenance costs; (6) environmental loading; and (7) safety & security. A
housing complex of a size less than that loses out on the efficiencies.
Availability of land at lower cost, scientific regional and zonal plans, standard construction designs and
specifications as also inputs /raw material conforming to those specifications, when produced on a mass
scale, could mean substantial cost reductions, and make housing affordable. Stated simply, economies
of scale would be achieved. Together with attention towards land costs, it will bring proper housing
within the reach of many.

Thesis Report 48
Chapter 7
Planning and design Approach
7.1 The Design – Concept and Guideline
The main concept is to cut down the cost without effecting the basic requirements. To make it more
affordable cost over-run due to construction should be managed and make the optimum design output.
7.1.1 Design Program
• Maximum plinth area of 30 Sq.m.. including future expansion for cluster dwellings. And with
plotted development size 6 x 9 m.
• EWS DU Units: Bedroom, living, toilet, including space for cooking the area shall be not less
than 25 Sq.m.
• DU with plinth areas up to 20m.sq should have scope for adding a habitable room later.
• W/c Bathroom: the size of independent WC shall be 0.9x1.0m, independent
bathroom,1.0x1.2m and combined WC and bathroom 1.0x1.8m even this can be used in single
room unit. If combined -1.8 Sq.m.
• Kitchen: the size of the cooking alcove in the single room shall be not; less than 2.5 Sq.m. with a
minimum width of 1.2m.
• Minimum height of rooms: Habitable room:2.6m, kitchen:2.4m, bath/WC:2.2m and
corridor:2.1m should not affect the basic activity.
• Headroom shall not be less than 2.1m.
• Circulation inside DU 8 Sq.m maximum.
• Ventilation and lighting -1/6 th off the room floor area for hot and humid.
• The riser shall be 20cm max and the thread will not be less than 22.5cm for two stories’ and 25
cm for three stories’.
• The minimum width of stair should be 0.6m for two stories’ and 0.9m for three stories.
• Balcony/Veranda 0.9 to 1.2 m width maximum.
• The density of 40 DU/acres for plotted and 54 DU/acres for clustered ground plus structured
should be maintained in Udupi.
• Open space, one ANGANWADI per thousand, 4 shops per thousand population are also covered
(10% of site area).
• Parking for 2 wheelers and 4 wheelers shall be provided on road
• Ground coverage -Maximum 40%. FAR 4 as per AHP bylaws.
• Pedestrian 1.5m minimum.
• Roads 15-20% of the site.
• 15-20% open space including parks.
• Minimum frontage- 3.6 m.

Thesis Report 49
• No setbacks for plotted developments.
• Vehicular access 6m should be provided on site for ease of movement for the fire brigade.
• The width of access between cluster is minimum 6m.
7.1.2 Design Guidelines
• DU size should be considering for minimum 5 people.
• Passive Energy measure should be adopted in DU.
• Climate consideration and inference from climate analysis strategy should adopt in DU design
with sustainability.
• Development density should be maintaining in term of site context.
• The orientation of DU and their location relative to the development of the external
environment must be considered.
• The entrance to the site should be prominent and easy to find.
• Should be provided with all the basic amenity and services.
• Roads, pathways, streets, nodes and organic tree landmark on the site.
• All social space and activity space should be together to encourage neighborhood planning.
• Should be provided with community space where people can gather. i.e. small temple, play
school.
• The site should have a character of a sense of belongingness.
• Promoting compatibility with adjacent land uses.
• Safety issue should be taken care in society by elders.
• Health, welfare, and safety should be in this specific housing for economic weaker sections of
society.
• Should be the cost effective approach for the housing with fast track construction technology.
• the locally available material should be incorporated to develop the acceptance in society.
• Dedicated garbage disposal area on site, so that the hygienic condition can be maintained.
• Separate vehicular and pedestrian circulation systems should be provided where possible.
• Visually break up large paved areas with landscaping should adopt.
• suitable drop-off point for pupils from buses and cars is not available within a reasonable
distance.
• Pedestrian linkages between open space and residential space should be emphasized.
• Reinforcing the street edge and a pedestrian environment.
• Utilize Cost and Value Engineering Throughout the Planning, Design, and Development Process.
• Use Economic Analysis to Evaluate Design Alternatives.
• Consider Non-Monetary Benefits such as Aesthetics, Historic Preservation, Security, and Safety.

Thesis Report 50
7.1.3 Design Criteria
1) Access and Entries
a) entrance to the site.
b) suitable drop-off point.
c) Pedestrian and vehicular entrances.
2) Movement and circulation
a) Zoning.
b) On-site circulation and service vehicle zones.
c) Separate vehicular and pedestrian circulation.
d) Reduction in possible conflicts with vehicular and pedestrian traffic.
3) Accessibility
a) Visually break.
b) Maximize distribution of landscaping.
c) Disable should access directly or indirectly.
d) pedestrian environment
4) Safety
a) Fire.
b) Crime prevention control.
i. natural surveillance
ii. access control on street
iii. activity support
c) Landscaping as prevention control.
d) compatibility as a “good neighborhood planning”.
5) Amenities
a) Bus stop and auto-stand nearby.
b) community space.
c) shared activity space.
d) parking spaces
e) garbage disposal
f) tree cover for parking.
6) Cost effective
a) low maintenance
b) fast track
c) CEEF
d) Cost effective DU technology.
e) Cost effective Site planning.
f) Cost effective material
g) economic distribution of services

Thesis Report 51
7) Climate and comfort
a) Orientation
b) natural daylight
c) natural ventilation
d) Thermal insulation
e) Acoustics
f) physical environment
8) Sustainability
a) Maximizing on-site percolation
b) Passive Energy conservation
c) Local materials
7.2 Process of Development of Design
The major process of development is from the literature data and the data obtained from the case study.
The affability concept in the design parameter makes the project low cost with respect to the income
grade. The design development is the achieving efficiency with the economy of the scale for the project
like mass housing. The methodology and the process is shown in below:
Figure 32: Process of Design Development

Thesis Report 52
7.3 Model feasibility
Table 12: Model feasibility
7.4 Principles of Affordable Housing
The major principle of affordable housing is:
a) The minimum volume of habitation.
b) Provision of the cost-effective amenity on site.
c) Cost effective construction.
d) Land economics of affordability of housing.
e) Cut down the cost over-run due to delay in time.
f) Housing delivery systems by a credit agency.
7.5 Functional Requirements
The basic functional requirement is the minimum volume of habitation in the dwelling unit to meet the
habitation need. Provision of the amenity like water, electricity, sewage, roads, parking and street light
etc. the functionality of affordable housing is inter-related to several domains like land, economics,
policy, Construction technology etc.

Thesis Report 53
7.6 Image Development
The government's move to confer the much-awaited infrastructure status to affordable housing will have
a multi-pronged impact across various industries and will be largely beneficial for the real estate sector
which has been in the dumps for some time, experts and stakeholders of the real estate sector. “It will
ensure easier access to institutional credit and help in reducing developers’ cost of borrowing for
affordable projects. The approval process for affordable projects will be simplified; it will create clear
guidelines and increase transparency in the segment.”
A report by Care Ratings, analyzing the impact of the Budget said, thrust towards affordable housing
would help provide much-needed stimulus for industrial output and private investment.
“Higher impetus to the sector provided in the budget could see an increase in interest from the private
sector too. Companies engaged in pipes and tubes with application in water supply and sanitation could
see better growth in short to medium term,” the Care Rating report said.
The report said the push for affordable housing will be a positive for companies engaged in affordable
housing loans such as HDFC, LIC Housing Finance, Indiabulls Housing Finance, Dewan Housing Finance.
Cement companies like Ultratech Cement, Ambuja Cement, Shree Cement, J K Cement, J K Lakshmi
Cement will also benefit from the higher outlay on infrastructure, housing, and rural development. “It
will boost cement demand in the long-run and in-turn benefit companies in the sector,” the report said.
The government also said that for profit-linked income tax deduction, carpet area instead of the built up
area of 30 and 60 square meters will be counted. This will increase the size of the affordable house.
However, the 30 square meters’ limit will be applicable only to municipal limits of 4 metropolitan cities
while for the rest of the country including the peripheral areas of metros, limit of 60 square meters will
apply.
7.7 Commercial Development
The commercial development on the site is 10% of the buildable FAR. It acts as an incentive to the
builder as a promotion to the affordable housing as an infrastructure. The Commercial development is
also free from the external development charges. To attract the investor commercial activity like a
shopping mall, office space and plaza are permissible to build.

Thesis Report 54
Chapter 8
Final Area Programme
8.1 Site Area Statement
Site Area (35.25Acre) 142656 sq. m
Commercial Development
(10%)
14266
sq. m
Development Density(AHP) 350 DU/ ha
Development Density 0.035 DU/Sq.m
No. of DU on Site 4993
PERMISSIBLE F.A.R
(MODERATELY DEVELOPED
AREA) (Bye-law 9.2 and 9.10)
1.75
NEW F.A.R (DOUBLE) 3.5
BUILDABLE FLOOR AREA 499295.79
INCOME GRADE PERCENTAGE OF DU TOTAL DU
LIG A 15 749
LIG B 15 749
MIG A 26 1298
MIG-B 24 1198
HIG 20 999
Table 13: Area Statement
Table 14: Area statement for Tower
INCOME GRADE GROUND COVERAGE
LIG A 6293.12913
LIG B 8011.145341
MIG A 8059.886659
MIG-B 9843.91819
HIG 7539.973549
TOTAL 39748.05287
GROUND COVERAGE % 28
Table 15: Ground coverage Statement

Thesis Report 55
8.2 Dwelling Unit Statement
LIG A DU AREA STATEMENT
PARTICULARS L B AREA MM.SQ AREA M.SQ
LIVING 2700 3300 8910000 8.91
BEDROOM 2700 3030 8181000 8.181
KITCHEN 1645 2030 3339350 3.33935
BATH 1200 1000 1200000 1.2
WC 1200 900 1080000 1.08
BAL 1380 1000 1380000 1.38
CIRCULATION 2948000 2.9480
TOTAL AREA 27.0384
LIG B DU AREA STATEMENT
LIVING 3400 4600 15640000 15.64
BEDROOM 3000 3800 11400000 11.4
KITCHEN 1850 1700 3145000 3.145
BATH 1325 1200 1590000 1.59
WC 1325 1000 1325000 1.325
BAL 1 1400 1000 1400000 1.4
BAL 2 1250 1050 1312500 1.3125
CIRCULATION 2252171.5 2.2522
TOTAL AREA 38.0647
MIG A DU AREA STATEMENT
LIVING 3415 5315 18150725 18.150725
BEDROOM1 4335 3000 13005000 13.005
BEDROOM2 3000 3600 10800000 10.8
KITCHEN 1945 2350 4570750 4.57075
TOILET 1765 2165 3821225 3.821225
WC 1165 950 1106750 1.10675
BAL 1 1445 1200 1734000 1.734
BAL 2 1500 1250 1875000 1.875
BAL 3 1400 1200 1680000 1.68
CIRCULATION 2887475 2.8875
TOTAL AREA 59.6309

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