Options for Cost- Effective Housing

Buildings- Role and Importance
 Buildings- constitute manmade environment
 Buildings- constitute major component of any city
 Buildings- give distinct character to a city
 Buildings- are living organism
 Buildings -- used by all human beings
 All human --activities are performed in buildings
 -living, working, care of body & spirits
 - Buildings-- vital for human growth
 Buildings --provide optimum/worst living conditions
 Buildings - make people healthy/sick
 Buildings –critical because 80% of human life spent in buildings
 Buildings – major consumer of energy (50%)
 Buildings - major consumer of resources
 Buildings- major consumers of time
 Buildings--- generators of waste
 Buildings -- have large carbon footprints
 Buildings -- responsible for global warming
 Buildings -- major determinant of global sustainability
 Buildings -- integral part of human journey
 Buildings-- will continue to be definers of human growth and development


Buildings- Role and Importance
A well designed school building-- makes learning easy and more
meaningful
A well designed house-- makes people happy and healthy
A well designed hospital building --can cure patients quickly
A well designed shopping mall-- can increase sale and profits
-- Large volume of buildings-- yet to be constructed
Buildings---- 700-900 msqmts of built space India need annually
-- to meet increased needs of ever rising population for
- housing,
- education,
- healthcare,
- industry,
- institutions,
-trade and commerce,
- entertainment ,
- leisure etc
Accordingly, buildings need to be designed and constructed
- with care to make them
- cost- effective, time efficient, qualitative and sustainable

Buildings- Built Environment
Sustainable buildings –-- make value addition to resources,
environment ,ecology
• Each building—unique, requires different options to design it
• Operational domain of buildings revolve around—
• -- planning,
• --designing,
• --construction,
• --- operation,
• -- maintenance
• --demolition and
• -- reconstruction
Architects/ Engineers/builders/developers /stakeholders
 -- have critical role/ responsibility
-- to make value addition to resources ,environment, ecology
and cutting down cost /time and resources besides ensuring
quality of construction.

Housing & Constitution of India
Housing is a ‘state subject’ and various state
governments have the power to legislate on the
subject.
Right to property is not a fundamental right but
only a legal right.

Housing ,as one of the basic human necessity ,is:
Major determinant of quality of life
 Provider of security
 Provider of identity to human beings. .
Promoter of large employment- 16% work force of India
promoter of industrialization – 290 industries
 Major contributor to economy-Real estate sector contributed 9%
to India’s GDP
Housing also known to have:
Physical, Social , economic and environmental connotations.
 Considering multiple connotations—
- providing housing to all sections of population --major priority
for both society/ nation.

Housing as a Right
Considering importance of Housing- UN accepted housing as a right and
included it in various declarations--
-- UN Vancouver Declaration on Human Settlements (1976),
--The Agenda 21 (1992),
-- Habitat Agenda (1996),
-- UN Global Strategy for Shelter to the Year 2000 (1988)
--UN Global Shelter Strategy captures housing rights in following terms:
--the right to adequate housing is universally recognized by the community of
nations..
--All nations without exception,-- have some form of obligation in the shelter
sector,
--as exemplified by their creation of ministries or housing agencies, by their
allocation of funds to the housing sector, and by their policies, programs and
projects..
-- ..All citizens of all States, poor as they may be,
--have a right to expect
--their Governments to be concerned about their shelter needs, and
--to accept a fundamental obligation
-- to protect and improve houses and neighborhoods, --
-- rather than damage or destroy them.

POPULATION
&
URBANISATIO

Population Scenario- IndiaIndia second largest urban system globally
after China
Indian Population reached
 250 million in 1919
 500 million in 1966 (47 yrs. Later)
 1000 million in 2000 ( 34 yrs. Later)
 1027 million in 2001 (10yrs. Later)
 1210 million in 2011 (10 yrs. Later)
By 2050 Indian population --- 1600 million
 50% living in Urban India.
Urban India --285.39 million in 2001
 377 million in 2011.
Metropolitan Centres --53(2011)
Greater Mumbai --- 18.37 million --most
populous city (2011).
During last 100 years, India witnessed—
- Urbanization level going up by 3 times
- --Urban settlements growing merely 4 times
- --Total Population multiplying 5 times
- -Urban population increasing 15 times and
- -Rural population increasing 3.5 times

Indian Urbanisation
Increase in population calls for
providing :
--more housing,
--more educational institutions,
--more healthcare facilities
-- more work places
--more commercial complexes,
--more industrial buildings,
-- more institutional buildings,
-- more multiplexes etc

NATIONAL
HOUSING
POLICIES

Government of India evolved National policies to
focus on housing as priority sector.
1. First National housing policy 1988 –
 Advocated shelter for all of appropriate quality /
space supported by basic amenities .
2. National Housing Policy, 1994-
i. Advocated transitions of public sector role from
provider to facilitator.
 ii Enlarged scope of housing- by including
habitat- making neighborhood to be integral part
of city

National Urban Housing and Habitat
Policy 2007
The Government of India
Published its housing policy
in the year 2007.
-- The goal of this policy is
to promote affordable
housing for all.
--- 2007 Policy under review- new
policy on anvil

National Urban Housing and Habitat Policy (NUHHP)
2007 aims at:
-- `providing Affordable Housing for All
--- with focus on Urban Poor.
-- adopting ‘Regional Approach’
-- Government role as ‘facilitator’ and ‘regulator.’
- Involving private sector in a big way
--- dedicating land for EWS/LIG groups in new housing
projects
-- making available affordable housing for EWS and
LIG categories on ownership / rental basis
-- retaining Governments role in social housing
National Housing and Habitat Policy- 2007

Various Five Year Plans
Over the last several decades,
the Govt. of India has initiated
Five Year Plans successively.
The 12th
Five Year Plan ( 2002-17 )
has a special focus on housing
for the poor.

Programmes Focus
Slum Clearance and Improvement Scheme
1959
Focus on clearance
Environment Improvement of Urban Slums
( EIUS ) 1972
Focus on environmental improvement,
provision of taps, handpumps, street lights,
toilets, etc.
Minimum Needs Programme 1975 Provision of basic services for slum dwellers
Urban Community Development 1985 Focus on involving communities, funding
from ODA, UK Govt.
Urban Basic Services 1985 Focus on provision of civic services, funding
form UNICEF
National Slum Development Programme
( NSDP ) 1996
Additional Central Assistance to state
governments for slum improvement
Valmiki Ambedkar Awas Yojana ( VAMBAY )
2001
Provision of houses for slum dwellers below
poverty line ( BPL ), central scheme with 50:50
JNNURM Mission II – Basic Services for
Urban Poor ( BSUP ) 2006
Built Housing Units with services for slum
dwellers
Rajiv Awas Yojana ( RAY ) 2010 Full city approach, slum free city plan, variety
of components, flexible in nature

 Technical Group constituted by Ministry of Housing and Poverty Alleviation
(MHPUA), estimated
 urban housing shortage at 24.71 million dwelling units at the
end of 10th
Five Year Plan for 66.30 million urban households.
Group estimated :
--88% shortage in EWS category
-- 11% in LIG whereas
-- MIG/HIG shortage -- merely 0.04 million dwelling units.
Technical Committee also looked at housing shortage in all
categories and observed that housing shortage in :
- ---99.9% of total EWS households,
--10.5% in LIG
--0.2% in MIG/HIG categories

Housing Shortage in Urban India

Technical Committee (MOHPA)-
• Housing Shortage placed at 26.53 million households in 2012.
• 2.56 million households living in non-serviceable katcha houses
• additional requirement of du will be 1.82 mdu
•Highest shortage in UP-3.07 million du
•Housing shortage in HP—0.06 m(2007)-- 0.04m(2012)
•Urban Housing Shortage HP—7827 (3220+2995+1682) -2011
•Urban -Households- 166043- Census Houses- 1,62,823
•-Urban Population—6,88,552
•Based on current trend of increase in backlog of housing--
34 million houses required by year 2022 --to achieve
national goal of affordable shelter for all.

Basic Services for the Urban Poor
( BSUP ) under JNNURM
S.No. All India No. of
Projects under
BSUP
No. of Houses
Occupied
No. of Houses
Unoccupied
1 477 5,84,361 1,09,180
18.68 percent houses are lying vacant !

Vacant HousesDelhi 09.60 percent
Mumbai 10.00 percent
Kolkata 06.60 percent
Chennai 03.32 percent
Jaipur 13.78 percent
Raipur 11.19 percent
Bhopal 13.51 percent
Ahmedabad 12.17 percent
Surat 14.60 percent
Rajkot 13.42 percent
Pune 17.87 percent
Nashik 15.14 percent
Bangalore 10.36 percent
Kochi 13.85 percent

Slum & Non-Slum Households India 2011
A compact area of at least 300 population or about 60-70 households of poorly
built congested tenements, in unhygienic environment usually with inadequate
infrastructure and lacking in proper sanitary and drinking water facilities.
Indicator
Number of
households
(in lakh)
Total (Urban) 789
Slum 137
Non-Slum 652
Number of households (in %)
Slum 17.4
Non-Slum 82.6

Increasing Deprivation
In year 2001, India had 523.7 lakh slum
dwellers
In year 2011, India had 654.9 lakh slum
dwellers
25.1 percent decadal growth rate of
slum dwellers

Increasing Spatial Spread of Slums

Million Plus Cities with High
Proportion of Slum HHs (Top 10
only) - 2011
Million Plus Cities
Proportion of Slum HHs to Total Urban
HHs (%)
1. Greater Visakhapatnam M Corp. 44.1
2. Jabalpur Cantt (CB) 43.3
3. Greater Mumbai (M Corp.) 41.3
4. Vijayawada (M Corp.) 40.6
5. Meerut (M Corp.) 40.0
6. Raipur (M Corp.) 39.0
7. Nagpur (M Corp.) 34.3
8. Greater Hyderabad M Corp. (GHMC) 31.9
9. Kota (M Corp.) 31.8
10. Agra (M Corp.) 29.8

• Supply of shelter not kept pace with demand
• Situation worsening due to:
 increasing number of migrants.
 Pressure on land, urban services /infrastructures
 Growth of slums and squatter settlements
• growth of slums a sign of :
 inability to afford land / shelter through market and
 failure to ensure equitable access to the poor.
• As per Census 2001:
 42.6 million ( 23.1%) people living in slums -spread over 640 towns.
 24.1 % population in 27 metro cities in declared slums
Bombay (54.1%) and Kolkata (32.5%) recording higher proportions.
•Slums suffer from
 absence of adequate water supply,
 disposal of human waste
 40 % without access to safe drinking water and
 over 90 % without access to safe sanitation.
•Slums to constitute major chunk of urban population In future
INDIAN HOUSING SCENARIO

IMPLICATIONS OF
ENERGY,
ENVIRONMENT /
RESOURCES
ON BUILDINGS-

BUILDINGS AS CONSUMERS OF RESOURCES
Built environment has significant impact on energy,
environment and resources:
16% of world’s fresh water withdrawal.
25% of wood harvested.
30% of consumption of raw material.
50% of global energy consumption.
35% of world's CO2 emission
40% of Municipal solid waste.
50% of Ozone depleting CFC’s still in use.
30% of the residents having sick building syndrome
• 70% of global warming -- outcome of built environment /
transportation
•Majority of existing buildings-- have low concern for water
and energy conservation..
•Buildings-- need to be designed with utmost care/
considerations for energy/ resources/sustainability.

Changing Construction Perception

COST OF BUILDING-
-Life cycle cost
-- Initial Cost
-Operational Cost

What constitutes Cost of Building
Cost of building viewed in two contexts—
:- Initial Cost of building- short term cost
 Life cycle cost of building- Long term cost
Initial Cost --- cost which goes into making of the
building
Whole life cost of building includes:- Cost which is incurred
over the entire life span of building and includes--
 the initial cost of building
 operational cost of building- HVAC, lighting, water supply etc
 Cost of maintenance -- parts replacement cost
 Disposal cost or salvage value
Depending on useful life of building
To promote economy in building– Life cycle
cost of building would be critical
- Life cycle cost helps in promoting cost-
effective living rather than cost-effective
housing

Buildings- life cycle costs
Operating Cost 89%
Maintenance/
Consumables 1%
Initial Cost
10%

Initial Cost of BuildingInitial Building Project cost comprises of:
i Cost of Land, Land Registration, land survey
ii Cost of Designing – Cost of surveys , soil testing, designing
building/structure/services / cost of plan approval
iii Cost of developing Site
iv Cost of Construction- materials, labour, machinery
v Cost of Money
vi Carrying Charges
vi Government fees and Taxes
vii Cost of Advertisement
viii Legal expenses
ix Cost of Supervision
x Cost of Manpower and Security
xi. Cost of Equipment and Furniture
xii Transportation and Travel Charges
xiii Cost of Making buildings Green, Energy efficient
xiv Cost of Time
xv Contractor’ Margin
xvi Builder’s Margin
xvii Miscellaneous and Unforeseen Charges

INITIAL COST OF THE BUILDING Initial Cost of the BUILDING means the total cost spent on:
 land, planning, designing and
 construction
 till the time of occupancy.
 The components of Initial cost include:
1.Land Cost: Cost incurred in acquiring land and Registration.
It Includes( when land directly purchased from landowners)
--Cost of land
-- cost prior to registration
-- Cost of Documentation
-- Bank Charges – transaction –charges for making payment of land
-- Registration Charges of land
-- Other Charges and fees
-- Miscellaneous Charges
When allotted through any Government Agency
-- Allotment cost
--Interest Cost
--Documentation Cost
-Land Registration Charges
- Fees Charged by Authority

INITIAL COST OF THE BUILDING
2. Cost of Designing Building - includes:
 Cost of Surveying
 Cost of testing soil/ bearing capacity/water table
 Fee of the Architect
 Building Plan Approval fee/ charges
 - Scrutiny fee
 --Malba Fee
 -- Labour Cess
 -Superseded Plan Scrutiny fee
 --Revised Building Plan Scrutiny Fee
 -- Cost of Structure Design
 -- Cost of designing Public Health services
 - Cost of designing Electric Services
 --Cost of Designing HVAC
 -- Cost of mechanical services- lifts, escalators, fire services
 -- Cost of other Consultants-Green Rating of Building/ waste
management etc
 --- Cost of Feasibility Analysis Report
 -- Cost of Environment Impact Studies

3. Cost of Developing Site:
-- Cost of developing the site includes--
-- clearing the site,
-Cutting and filling
-- providing temporary roads, water supply( water storage)
lighting, fencing,
-- getting temporary water connection
-- getting Temporary electric connection.
---providing site utilities like-
-- site office for project manager/staff and
-- other facilities -- office- stores,
-Cost of Providing space for Parking
- Cost of providing shelter to the workers etc

4. Cost of Construction of Building :
i. total cost of construction of building.
-cost of civil construction
-- cost of Public health services- water supply,
sewerage, storm water drainage
-- cost of electrical services
--cost of HVAC services
--cost of mechanical services- lifts, escalators etc
ii Cost of materials
iii Cost of labour
iv Cost of Transportation
v Cost of Hiring Equipment
vi Government levies/fees
.

5. Cost of Money
Amount of money involved
Amount of money garnered from own resources
Amount of money raised from market, financial institutions
etc
Rate of Interest of borrowed money
Time duration of projection
Amount of Interest to be paid
Penal interest to be paid, if any
 Interest charges on construction loan till project
completion
Contingency funds
Cost of money involved -- to be kept low to promote
economy in building

6.Carrying Charges:
Cost of owning of project
Cost of maintaining site in order before / during
construction like-
 site security,
 fencing
 security personnel
-- Cost of services to be paid
Electric charges
Water Charges

7. Government Charges and Fees include:
Cost of approvals of projects
Change of landuse
Cost of obtaining licences
Internal Development Charges
External Development Charges
 Plan Scrutiny fee
Registration Charges for land and Building
Taxes, levies, fee and Charges--Labour Cess, Goods and
Service Tax, malba fee

INITIAL COST OF THE PROJECT
vii Contractor Margin
viii Builder’s Margin
ix Cost of Advertisement
x Legal expenses
xi Cost of Supervision
xii Cost of Manpower and Security
xiii. Cost of Equipment and Furniture
xiv Transportation and Travel Charges
xv Cost of Making buildings Green, Energy efficient
xvi Miscellaneous and Unforeseen Charges
XVII Cost OF Time
The Sum total of all shall be called- INITIAL COST
OF BUILDING

BUILDING COST- Role of Time
Critical Design Time: time where the important design
decisions are made
 Determines project’s ultimate
success----- architecturally, functionally, economically.
Increase in critical design time means—
-- additional fees of architect / other consultants and
--delay in projected start of project.
 -- loss of rental for increased amount of time .
 However, additional input in critical design can lead to
Savings due to :
--Reduction in initial cost of project
--Savings on operation, maintenance and energy costs of
project
– translating to a large amount considering entire life cycle
of project.
--Reduction in personnel costs ( By employing lesser people
in operations)

ISSUES IN
COST- EFFETIVE
HOUSING

a) Non- availability of Urban Land at affordable cost
b) Rising Cost of Construction
c) Rising cost of materials
c) High degree of Government charges
d) Rigid land use planning
e) Irrational Building Bye-Law
f) Delayed approval of projects /building plans (16-
24months)-
g) Lack of access to housing finance
h) Outdated technologies
i) Quality of construction
K) Large number of EWS/LIG housing required

l) Time -over run
m) Cost– overrun
n) Poor Project management
o) Architectural Design-- utilization of space, low building
efficiency, low carpet area, large circulation area, etc
p) Services- over planning
q) Toilets- Number of toilet and public health services
r) Large openings- windows/doors- involving increased wood work
and use of glass
s) Large number of on site components
t)Limited use of pre-fab/off -site units
u) High degree of non- standardization
v) Waste/loss of material
w) Non-availability of trained work-force
x) Lack of research and development
y) Lack of focus of Industry- mass production of building
components- high cost

Major challenges in Hill construction

Promoting
Cost-
Effectiveness
in buildings

How to save on Cost of Building
 Buildings can be made cost-effective by:
 Sourcing land at most competitive price
 By adopting optimum Design solutions- architecturally, structurally,
Services etc
 Designing with nature and using natural elements
 Using cost-effective local materials,
 using materials in natural form ,
 - using maximum proportion of pre-cast, pre- fabricated , re-cycled
materials ,
 materials requiring minimum maintenance , having longer life and
 avoiding expensive materials
 Using state of art technology in construction-- to save on time , labour,
space materials and money
 Managing construction in most optimum manner
 Ensuring high quality of construction
 Using minimum Time for construction and completion of building/project
 Designing Green Buildings –to reduce cost of electricity/water and
generating its own energy
 Keeping cost of money minimum- based on rates and time
 Keeping Builders, contractor margins at lowest level
 Reducing Government levies and fees

Designing cost-effective Buildings
Building Design -- most powerful tool to achieve cost- effectiveness –
Buildings need to be designed by adopting integrated approach to
building design which include;
Optimizing the macro climate- climatic zone
Optimizing the local climate
Optimizing the Orientation-
Optimizing the Solar movement-- to maximizes use of free solar
energy for heating /lighting- Generating electricity
Optimizing Wind direction-air flow
Optimizing site planning--- planning with nature, making best use of
site climate/ site potential/ climate, orientation, landscaping
Optimizing space planning in the building-
Optimizing Design of Building envelop- Height, openings, projections,
shading devices -- with minimum energy implication

Promoting Economy through Good
Design Good Architectural design on following principles—
Design a compact building with minimum footprints
Design buildings based on specified norms and standards to
avoid their over/under-designing
Adopt a shape which leads to minimum length and area of walls
Building must achieve high space efficiency i.e carpet area
x100/gross area--- with minimum area under walls, circulation
and amenities
Minimising area under walls-- using pre-cast concrete blocks, 7
1/2 “ walls instead of 9” walls/ pre-cast concrete blocks
Evolving design having low wall area/floor area ratio
Evolving design on optimum structural grid
Use innovative technologies-- Rat-Trap brick walls to reduce
number of bricks and mortar used
Use new cost- effective materials ---aerated cement concrete
blocks to reduce the width of walls, weight of wall, number/ size
of joints, use of cement etc

Reducing Construction Cost- Design
 Design with least amount of wastage & negative spaces.
Stick to right angles and simple room shapes to minimize
complexity of construction.
Build multi- storied construction- since foundation and
roofing costs per square foot are high.
 Use local & contemporary materials
 Don't increase slab heights
Design lean- Decrease self -load of building-- Plan to use
lightweight bricks to CC blocks ---reduces load in structural
design
 Don't design for additional floors if not required
 Use UPVC or Aluminium Windows instead of teak wood,
same goes for doors, use flush doors instead.
 Use same flooring in all rooms/ toilets, --to reduces
wastage.
 Plan Electrical/Plumbing- services carefully- .
 Don't compromise on quality--reduce requirements to fit
your budget

Economy through Good Design
Promote sharing--Adopt a system of building common walls
between adjoining houses to economise on space, materials,
time / structure
For multi-storeyed buildings--- repeat them one above other
 Keep/club your spaces that need plumbing --close together or
above each other to minimize cost
Design all public health services near to supply / drainage
network to reduce length of pipes and cost
Design Green Buildings – saves lot of water and electric energy-
makes building cost- effective over entire life cycle
Provide standard sized doors with limited variations- minimum
door sizes
All finishing/fittings- floor, windows, glass, paneling etc
designed based on standard size products available in market- to
minimise wastage etc-- Build to match standard material
dimensions.
Using pre-caste /pre-fabricated products to the extent possible-
doors/ windows cupboards etc
Avoid fancy/false/decorative structures in building

Economy through Good Design
 Make your rooms versatile to optimise space utilisation—
-- example - do you really need a living room --same space
can serve many uses. A guest room can be an expensive
luxury
Avoid corridors to extent possible- Corridors can be dead
space-- only used for moving between adjacent spaces
-Avoid single loaded corridors- to optimize space
 Think long term-- as cost of ownership spans may be
many years. Some extra insulation and passive heating /
cooling may be beneficial over the length of your home
ownership. .
 Select your window placement well-- they are costly - in
first cost and in energy loss---select standard window sizing.
Keep bathrooms to a minimum, --- most expensive room
per square foot in home.
Try to design multi use bathrooms--- with private
enclosures for shower, toilet and sink-- have 3 people using
one bathroom at same time.

COST- EFFECTIVE BUILDING-Planning

Site Planning-impact of buildings-
minimising Building Footprints

Best air purifying plants for
general air cleanliness
Areca Palm Snake Plant
Best Air Purifier
Money Plant
Removes Nitrogen Oxides
& absorbs formaldehydes
Improving Indoor Air Quality through Plants –
Air Purifiers

Integrated
Approach to
cost- effective
Design

Saving Cost
Through –
Green
Buildings

DaylightingLocal materials
Indian Way of approaching design
Rediscovery of Indian ethos
We worship 5 elements of Nature (Panchabhutas)
Prithvi (Earth) Sustainable Sites
Jal (Water) Water Efficiency
Agni (Energy) Energy Efficiency
Vayu (Air) Indoor Environmental Quality
Akash (Sky) Daylight
ViewsWater body

Name of Building Year of
constructi
on
Covered
Area in
SftAr-in
Area
(sq.ft)
IGBC
Rating
%
Increase
in cost
Payback
(Yrs)
CII-Godrej GBC,
Hyderabad
2003 20,000 Platinum 18 % 7 years
ITC Green Centre,
Gurgaon
2004 1,70,000 Platinum 15 % 6 years
Wipro,
Gurgaon
2005 1,75,000 Platinum 8 % 5 years
Technopolis, Kolkata 2006 72,000 Gold 6% 3 years
Spectral Services
Consultants Office, Noida
2007 15,000 Platinum 8% 4 years
Kalpataru Square 2008 3,00,000 Platinum 2% 2 years
Suzlon One Earth, Pune 2010 8,00,000 Platinum 2% 2 years
Cost of Green Buildings-Indian Experience


Designing with
nature- making best
use of Macro
-Climate-
Climate Zones in
India

Integrated Design ProcessFive Climatic Zones In India-
Hot and Dry
Warm and Humid
Moderate / Temperate
Cold (Cloudy/Sunny)
Composite
All zones have specific requirements regarding:
--light,
--heat,
--ventilation and
--thermal comfort
-- Safety
Different zones require different design strategies regarding
--building envelop,
--HVAC, lighting ,
-- fenestration,
-- performance standards
-- Safety of structure

CLIMATIC ZONES AND THEIR
CHARACTERISTICS


Cold (Cloudy/Sunny) Climate Zone-
Comfort requirements and Physical
manifestations in Buildings
AVOID NORTH PLACEMENT OF
BUILDINGS / LIVING ROOMS
Reduce Heat Loss
Decrease exposed surface area Orientation and shape of building.
Use of trees as wind barriers.
Increase thermal resistance Roof insulation, wall insulation and
double glazing
Increase thermal capacity (Time Lag) Thicker walls
Increase buffer spaces Air locks/Lobbies
Decrease air exchange rate Weather stripping and reducing air
leakage.
Increase surface absorption Using Darker colours
Promote Heat Gain
Reduce shading Avoid shading of Wall and glass
surfaces

Cold (Cloudy/Sunny) Climate Zone-
Comfort requirements and Physical
manifestations in Buildings

Micro Climate--
Site Climate

Site Climate- Factors considered
i) Understanding Site
ii)Location
iii)Orientation
iv)Wind direction
v)Soil conditions
vi)Topography
vii)Vegetation and Natural Features
viii) Hydrology and Precipitation
ix)Infrastructures
x)Surrounding Land uses & Buildings
xi)Vision / Visual Linkages

Site Planning Principles
.
i) Considering the Neighbourhood Character
ii)Making use of Physical Characteristics of the site- shape,
orientation, access, existing structures etc
iii)Respecting site--Minimise changing the Site and Slopes-
least cutting filling
iv)Minimise Fingerprints of Building- low site covered area
v) Respecting nature--Minimum damage to site
vi)Design with Nature and local Culture
vii) Promoting Pedestrianisation
viii) Using hierarchy of
-- Preservation,
-- Conservation and
-- Regeneration

Saving Cost
Through
Materials

Cost efficiency through Building Materials
No mode of creation is more direct / naturally arrived at than
accumulation /agglomeration of materials found close at hand.
i. Using Local Materials materials
• --reduce transportation cost ,
• --Save time, --
• --Make products more cost effective
--Reduce embodied energy requirement of building
ii. Use low weight materials- to reduce dead load of building
iii. Use low-maintenance durable building materials —
--Even if more expensive at installation
-- pay in long run due to less repair, replace, or repaint
iv. Use salvaged materials from demolition sites. –
Old wood, used bricks, distinctive wood doors add inexpensive
character to home without exorbitant cost– One can have
materials at no cost, if willing to haul them away.
v. Use low embodied energy materials

Building Materials
Using Green Building materials :
-- rapidly renewable plant materials --
bamboo and straw,
 stone, recycled stone, recycled metal ,
--- Non-toxic, reusable, renewable, and/or
recyclable Products include--
- Recycled industrial goods,
-- Coal combustion products, foundry
sand,
--Demolished debris in construction
projects.

Green Material - Fly Ash Bricks

Fly Ash Bricks- Advantages
 Reduced Embodied Energy: using Fly ash- lime- Gypsum
bricks-- 40% reduction in embodied energy of masonry.
 Environment Friendly: Fly ash brick uses unfired Fly Ash
technology hence the CO2 emissions in manufacturing process
limited..
 Excellent Thermal Insulation: The buildings using fly ash
bricks are cool in summers and warm in winters.
• Fire Resistance: very high-- as these bricks composed of fly
ash as its major constituents, which is un-burnt residue of the
coal fired in a thermal power plant.
• No Efflorescence: Fly ash bricks resist salt and other sulphate
attack, ensuring no efflorescence in structure.

- Autoclaved Aerated Concrete
Autoclaved Aerated Concrete (sand,
calcined gypsum, lime (mineral), cement,
water and Aluminum powder,)-- versatile
lightweight construction material used
as blocks which are:
- Lightweight
- low density with
--excellent insulation properties.
-- good acoustic properties
-- durable
--- good resistance to :
--sulfate attack and
-- damage by fire and frost.
-- used to form inner leaf of a cavity
wall.
-- also used in outer leaf, when they
are usually rendered and in
foundations.
Autoclaved aerated concrete is easily
cut to any required shape.

Autoclaved Aerated Concrete•quick and easy to install
•can be routed, sanded, or cut to size on
site using standard carbon steel power
tools
•suited for urban areas with high rise
buildings with high temperature variations
•Due to lower density-- high rise buildings
require less steel /concrete for structure
•requirement of mortar for laying of AAC
blocks is reduced due to lower
number/thickness of 1/8” of joints
•material required for rendering -also lower
due to dimensional accuracy of AAC
•suitable for extreme temperatures,
--eliminates need for separate materials for
construction and insulation--- faster
construction and cost savings
•can be coated with stucco/plaster
compound to guard against

UPVC( Unplastisized Polyvinyl
chloride) doors and Windows
The Vinyl windows
--- excellent insulators :
--Reduce heating and cooling
loads by:
- preventing thermal loss
through frame / sash material .
-- not affected by :
-- weather/ air pollution /
--salt, acid rain
--industrial pollution
--pesticides
-smog
--discoloration and
-- structural damage .
- user friendly and Eco-
Friendly ,-- readily accepted and
safe .

Bamboo
i. Strength at par with hard wood--- Bamboo extremely strong
natural fibre, on par with hardwoods-- when cultivated,
harvested, prepared and stored properly
-- Bamboo, like true wood, is a natural composite material with
a high strength-to-weight ratio useful for structures.
--Bamboo has higher compressive strength than wood,
brick or concrete and a tensile strength that rivals steel
 ii High Flexibility - Bamboo highly flexible--during growth
trained to grow in unconventional shapes.
-- After harvest, may be bent /utilized in archways / curved
areas.
iii. Earthquake- Resistance - Great capacity for shock
absorption, -- makes it useful in earthquake- prone areas.
iv. Lightweight - Bamboo extremely lightweight.
 -- Building with bamboo can be accomplished faster with
simple tools than building with other materials.
-Cranes and other heavy machinery rarely required.
 v. Cost-effective – Economical--- especially in areas where
cultivated and readily available.
 --Transporting cost is also much lesser.
 -- Helps achieve cost effective construction.

Bamboovi. vi. Durable - Long-lasting --as its wooden correlates, when properly
harvested and maintained.
 ·vii. Fast Growing--Bamboo fast growing species / renewable resource
which can be cultivated in most types of soil. ·
 viii. Simple designing- Designs of Bamboo components being
simple, there is no need of highly skilled labour.
 ·ix Reducing use of wood-- Dependency on natural forests for wood
reduced thus contributing to the protection of the environment.
 ·x Eco- friendly-- As it can grow in many types of soil, bamboo
cultivation is suitable for rehabilitation of degraded forests and other
waste lands thus converting them into fertile lands to some extent.
 xi Promoting Employment– Creating employment opportunities
especially for rural people --as Bamboo mats manually woven before
making them into Bamboo Mat / Boards, Bamboo Mat Veneer
Composites and Bamboo Mat Corrugated Sheets.
 ·xii Promoting Welfare of society/poor- Promotes overall welfare
of the society, particularly of economically weaker section.
 xiii Reducing GLOBAL warming- Captures 17 mts CO2 per hectare
per year- more than any specie
 xiv Improves indoor air Quality- By removing carbon and adding
oxygen when used as Indoor plant

Techniques to reduce cost from area
 Reduce plinth area by using thinner wall concept.
 Use locally available material in an innovative form
like soil cement blocks in place of burnt brick.
Use energy efficiency materials which consumes less
energy like concrete block in place of burnt brick.
Use environmentally friendly materials which are
substitute for conventional building components like use
R.C.C. Door and window frames in place of wooden
frames.
Pre-plan every component of a house and rationalize
design procedure for reducing size of component in
building
 By planning each and every component of a house the
wastage of materials due to demolition of the
unplanned component of the house can be avoided.

Reducing Cost
Through Building
 Technologies

Reducing Cost of Building
Building Technologies
•Promoting state of art and
• cost-effective building
technologies will be critical in
-----reducing not only period of
construction but
-----also lowering cost of
construction.

Standardization and Pre- Fabrication
 Standardisation and Pre-fabrication of building components brings--
Speed, safety, quality and sustainable construction
 Using Pre-fabrication technologies also promote cost- effectiveness , economy in
time and cost ,
 Adopting standardisation and pre-fabrication, of various building
components based on available size of materials promotes:
 Reduces cost of construction many time
 Ensures highest degree of Quality control
 Ensures less waste and
 high consistency in strength- steam curing instead of manual/water curing
 Suited to mass Construction/ Housing
 -- promotes quality of construction and
 -- achieves economy of scale
 -- reduces timeframe of construction and
 --Reduces labour component.
 -- Ensures mass production of products
 -- Eliminates need for on site fabrication
 - collection of material, machinery and labour

Advantages of Pre- Fabrication
Factory made products provide assured quality of products
—rational/efficient mechanical processes, skilled workers,
repetitive processes, quality controls etc
Self-supporting, ready made components- reduces formwork,
shuttering and scaffolding
Reduced Construction time- due to mechanical processes and
use of moulds number of time
 Allowing earlier return of the capital invested- due to lesser
time
Assured Quality Control- Assembly line setting Vs Site line
setting
Minimize Time lost during bad weather/ hazardous
environment --
Produces Less waste due to recycling of waste
Pre- fabrication units are normally located- where there is
demand, availability/cost of skilled labour, power, materials,
space and overheads are minimum

Dis-Advantages of Pre- Fabrication
 Requires Careful handling of products – concrete,
glass, steel panels
 Issue of Joining pre-fabricated Units – to avoid
failure
Leakages /corrosion at joints- if not handled
properly
Higher Transportation cost- particularly heavy
components
Mechanical equipment required for Loading,
unloading, erection- cranes
Skilled manpower requirement- involving higher
cost
In case of damage/breaking- replacement time
and higher cost

COST- EFFECTIVE BUILDING-Modular Planning

Adopting Modular construction
 'Modular construction' -- term used to describe the-
 use of factory-produced
 pre-engineered building units
that are delivered to site and
 assembled as large volumetric components
or as substantial elements of a building
 Requires selection of most suitable dimensions of structural elements- slab ,
walls, beam, columns etc
 Promotes simplification and speedier construction leading to economy.
 Creates possibility of using alternatives materials in difficult terrain or areas of
non- availability
 Offer off- the- shelf standard components for buildings- Reduced construction
time, materials and cost
 Adopting modular components in planning and designing helps in -
 simplifying working,
 saving time,
 reducing wastage,
 improving building performance and
 saving money

COST- EFFECTIVE BUILDING-
Using Innovative
Construction techniques for
 Foundation
Wall
Lintel
Roof

Innovative Construction techniques

Rat-trap bond- main features
 Strength equal to standard 10 (250 mm) brick wall,″
-- consumes 25% less bricks.
-- overall saving on materials used for construction
compared to traditional 10 wall -- about 26%.″
-- Air maintains good thermal comfort inside building
--minimises heat gain/heat loss.
 Since construction involves aligning bricks from both
sides-- with plain surface facing outwards-- plastering not
necessary can be avoided
 Buildings up to two stories can easily be constructed
Baker has pioneered this construction
 built houses more than 40 years ago,
-- without showing any signs of distress till now.
• In RCC framed structures-- filler walls can be made of rat-
trap bond

Earthquake
Resistant
Buildings

Earthquake Resistant Buildings
To make a simple
structure more resistant to
the lateral forces is to tie the
walls, floor, roof, and
foundations into a rigid box
that holds together when
shaken by a quake.
The most dangerous building
construction, from
an earthquake point of view,
is unreinforced brick wall

Earthquake Resistant Buildings

Reducing Cost
Through
- Project Management
- Long Term tie up for
ConventionalMaterials

Cost –Effectiveness --- Project Management
For promoting economy, critical to adopt
--strong project and
-- cost- management approach
in planning, designing and construction of project.
Promoting strong project / cost- management helps in:
-- minimising time span for completion of project,
-- bringing high degree of operational efficiency
-- eliminating time overrun
 -- eliminating cost-over run,
--optimizing manpower and resources
--minimizes material inventory
--minimizes wastage

Reducing Cost of Building
Long term tie up of conventional
materials
Due to longer gestation period of projects/ other
externalities
-- Cost of essential materials invariably goes up
-- sometimes their supply also disrupted
 adversely impacting sustainability of project.
 To hedge project against the:
 cost-escalation and
assured supply
----of essential materials --cement, steel, bricks, tiles sand,
wood etc during project life cycle,
 have long term tie up with producers/suppliers of such
materials.

Saving Cost
Through
Reducing Taxes

Reducing Cost of Building- Taxes
Government charges, fees, taxes form considerable
proportion of total cost of housing.
 To reduce building cost -- charges need
rationalisation
 Rationalising would involve redefining:
-- land use conversion charges,
-- plan scrutiny fee,
-- Internal Development Charges
-- External development charges.
--Goods and Services Tax ( GST)

CHANDIGATH
EXPERIMENT WITH
COST-EFFECTIVE
HOUSING

Chandigarh Experiment with cost-
effective Housing
Chandigarh Designing including Pierre Jeanneret , Jane B. Drew
and Maxwell Fry ,high degree of economy in the housing cost was
achieved through :
High degree of architectural design efficiency.
Structural simplicity
Functional efficiency
Economy in layout of housing clusters.
Small openings
Local building materials
Improved building technologies

effective Housing
Pre-cast system for roofing in term of
battens and tiles
Brick jallis
Clustering of services
Terraced/row housing
Optimization of building heights
External facades with exposed brick
surface
Minimum use of wood, glass, steel and

effective Housing
Cost effectiveness in these houses has been achieved by:
Adopting a design solution providing for optimum
utilization of space with high degree of design efficiency.
Using row housing as a strategy to minimize the area under
walls.
Using the mechanism of common walls between adjoining
houses to economize on space and cost.
Using the most economical building materials i.e bricks,
available at that time for construction.
Using a modular system of design based on most optimum
grid of 8’-3”.
Using walls as the structural elements to support the roof.
Using pre-cost battens and tiles for the roof (12’ X 6” X 2”).

effective HousingClubbing of services within the house and of adjoining
houses to minimize the cost of services.
Extensively using brick jallis for perforation to ensure air,
light and ventilation.
Minimizing size of openings to economize on cost of wood.
Using battened door with cross braces.
Bringing large area under exposed brick work in natural
form on the facades.
Variety in design achieved through recessed entrances,
small square windows, projecting structural walls, exposed
roof battens.
Using pre-cast gargoyles for draining rain water instead of
rain water pipes..
Variation on heights of building with maximum height of
room placed at 9’-6”
Using simple floors made of plain cement

Brick arches
Brick arches:
-- The traditional RCC lintels are costly
-- can be replaced by brick arches for small
spans
--save construction cost up to 30–40% over
traditional method of construction
-- By adopting arches of different shapes
-- blended with brick corbelling
-- Good architectural can be given to external
wall surfaces of brick masonry

Filler slab in Roof
 This is a normal RCC slab where
-- bottom half (tension) concrete portions replaced by filler materials
-- bricks, tiles, cellular concrete blocks, etc.
 -- filler materials-- donot compromise with structural strength
-- replace unwanted/non-functional tension concrete,
-- resulting in economy-
-- pleasing pattern ceilings also donot need any plaster
The main features of the filler slab are:
• Consumes less concrete and steel due to reduced weight of slab
--- by introduction of a less heavy, low-cost filler material
--Enhances thermal comfort inside building
-- due to heat-resistant qualities of filler materials
 and gap between two burnt clay tiles.
• Makes saving on cost by about 23%.
• Reduces use of concrete and saves cement and steel by about 40%.

Compressed Earth Block

• Uniform building component sizes, which result in faster construction.
• Use of locally available materials and reduction of transportation- produced
locally by transporting equipment /machine at work site).
• Modular elements like sheet-metal roofing, and pre-cast concrete
door/window frames can be easily integrated into a CEB structure.
• The use of locally available materials/ manpower-- helps in improving local
economy rather than spending
• Earth used is subsoil --top agricultural soil remains intact.
• The reduction of transportation requirement can also make CEB more
environment-friendly than other materials.
• CO2 emission is practically nil in the production of CEBs.
• If the wet compressive strength is more than 20 kg per sq. cm, then a RCC
roof can be laid and a second storey can be built (Figure 5 b). If the blocks
have more than 8% cement stabilization, then a three-storey, loadbearing
structure can be built. But, in such cases, expert advice is suggested7
• Good quality blocks having lesser water absorption
can safely be used in areas with high rainfall.

Way Forward
Cost- effectiveness in buildings can be achieved if--
i. Project and cost management made very strong.
ii. Improved/ state of art technologies used
iii Timeframe for construction reduced
iv Economies of scale used
iv Dwelling unit designed with care
v. Housing units/components standardized
vi. Developing standard product
vii. Government policies rationalised
viii Off table developed Land with approvals made
available


Way Forward
Treating Affordable Housing-- a volume Game and not
profit game
 Separating ‘Right to Shelter from Right to Ownership of
Shelter
 Creating Multiple Options for Shelter
Adopting volume based approach --instead of area to
define size of dwelling unit-- providing more flexibility
in designing
Promoting affordable living instead of affordable
housing
Adopting project based approach
 Looking at life-cycle cost of housing instead of initial
cost

Considering role /importance of housing--- cost- effective Housing can be
effectively leveraged to
 create/ expand large job market for unskilled/ semi-skilled rural migrants;
revitalize Indian industry
 promote economy;
achieve higher growth rate and
 marginalize poverty in urban India.
Cost- effectve Housing to make our urban centers
--Smart
-more productive
- more effective
- highly efficient
- healthier
-,more habitable
- better organized
-well planned and
- more sustainable
- with assured quality of life.

Pradhan Mantri
Awas Yojna-
Housing for All
(Urban)-2015

PMAY- Mission Scope& Coverage
Scope---Housing for All” Mission for urban area
 implemented during 2015-2022
 providing assistance for houses to eligible families by 2022
 implemented as Centrally Sponsored Scheme (CSS)
family not to own a pucca house in any part of India
 States/UTs, to decide a cut-off date on which beneficiaries for being
eligible under scheme.
 Mission effective from 17.06.2015 up to 31.03.2022.
2. Coverage and Duration
 All 4041 statutory towns as per Census 2011 with focus on 500 Class I
cities covered in three phases as follows:
• Phase I (April 2015 - March 2017) to cover 100 Cities selected from
States/UTs
• Phase II (April 2017 - March 2019) to cover additional 200 Cities
• Phase III (April 2019 - March 2022) to cover all other remaining Cities
Flexibility regarding inclusion of additional cities in earlier phases in
case there is a resource backed demand from States/UTs.

Approaching Affordable Housing- PMAY

In-Situ Slum RedevelopmentPrivate partner for redevelopment-- selected thru’ transparent
bidding process
Incentives for additional density/FAR/TDR to be given if
required to make project viable
Grant of Rs. 1 lakh/house on an average for eligible slum dwellers
on public land
Eligibility, cut off dates, beneficiary contribution, system of
allotment, etc. to be decided by State
All tenable slums to be identified
A viable project to be prepared with REHAB component and
FREE SALE component
Consultations to be held
Transit accommodation to be provided
FREE SALE component to be linked to project completion
Govt. agency to make allotments
Single project account
Approval process to be streamlined

Credit Linked Subsidy
Credit linked subsidy on home loans taken by
EWS/LIG
Interest rate of 6.5 percent, repayment upto 15
years, loan amount upto Rs.6 lakhs.
EWS 30 sq.m. and LIG 60 sq.m. carpet area
Subsidy channelised thru’ HUDCO/NHB
PLIs to register with HUDCO/NHB
Beneficiary identification thru’ Aadhar/Voter ID
etc.
Self certification/Affidavit as proof of income

Affordable Housing in Partnership
Financial assistance for EWS housing projects
Central assistance @ Rs.1.5 lakhs / EWS house
Sale price to be decided by local agencies based
on affordability, viability, etc.
Other concessions can also be given by states.
Project can be a mix of various income groups
but at least 35 percent EWS houses.
Projects can be by public sector alone or in
partnership with private sector.

Beneficiary Led Individual House
Construction / Enhancement
To assist individual EWS families
Central assistance of Rs.1.5 lakhs
New house or improvement
Based on integrated city wide
housing project for such individual
beneficiaries
Progress tracking with geo-tagging

Technology Sub-Mission
This sub-mission will work on
design and planning
Innovative technologies and materials
Green buildings and
Earthquake and other disaster resistant
technologies
States can partner with willing
IITs/NITs/SPAs for the above

Mandatory Conditions
Ease NA permissions
Ease plan sanctioning processes
Ease approval system – one window
Introduce deemed / pre-approved
approvals
Amend rental laws
Provide incentives viz. FAR etc.

Capacity Building
5 percent of allocation under the scheme
earmarked for capacity building, IEC and
A&OE.
Resource Centres shall be empanelled for
conducting various programmes
Social Audit shall also be conducted
Appraisal agencies shall also be empanelled
Ministry will create State Level Technical Cells
( SLTCs ) for providing technical help to
states/cities for enhancing their capacities.

The Challenges Remain
Making land available at reasonable prices
Ensuring equity and affordability
Bringing modern technology to use in
housing
Inclusion
Legal and institutional reform
Ensuring high supply to combat demand
Low rise high density developments

Options for Cost- Effective Housing

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