Urban Housing Syudy notes

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Assignment – 1
1. What are the suitable housing forms for Surat and Kathmandu considering climate conditions?
Traditional Nawari house in Kathmandu
The traditional newari house is usually of rectangular plan shape and developed over three storeys. The
depth of the plan is usually about six metres with facades of various widths but most commonly
between 4 to 8 metres (see also Korn 1976, and NSET-Nepal 2000). The organisation of the house is
usually vertical, over 3 storeys, with a spine wall running through the height, creating front and back
rooms. At the upper storey the spine wall is sometimes replaced by a timber frame system so as to
create a larger continuous space. The staircase is usually a single flight to one side of the plan. The
typical interstorey height is quite modest, between 2.20 and 2.50 m., including the floor structure. The
bathroom, where present, is found at ground floor, while the kitchen is on the top floor, usually directly
under the roof. The first floor is traditionally used as bedrooms, while the second floor is used as living
room and for visitors' reception. There are essentially two types of clusters of houses, either in long
arrays, or around a court or chauk . In some cases the two types of clusters are adjacent with some units
in common. In the arrays each house has front and back facade free. The construction of each unit is
usually independent so that the facades are not continuum over party walls but each unit forms a
separate cell. In such cases connection between facades and sidewalls are usually very good. The most
interesting characteristic of these buildings both from an architectural and seismic point of view is the
presence of the timber frame. Usually at ground floor, on the facade, to provide an open space for
workshops or shops. It is also found internally at the upper storeys. In some cases the masonry only
forms the outer shell while the internal structure is all made of timber elements. In the better built
example of this typology there are a number of construction details, usually made of timber, which,
coupled with the brick masonry walls, substantially improve the seismic performance of the overall
structure
Housing form in Surat :
1. Detached House
This is a house that stands on its own. It is often referred to as a ‘detached’ home and tends to be the
most expensive type of home to purchase due to the land costs. You own both the house and the land it
is on. When your house needs repair or maintenance, you must pay for it yourself. House owners must
also pay the monthly bills for water and heat, as well as their other bills (like telephone and cable
television). Owners are free to make changes to their house, inside and out, but they must obey local
bylaws and apply for renovation and building permits when necessary. Single houses appeal to a wide
array of people, including families with children and generally provide more space and privacy than
other unit types.

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2. Townhouse
A townhouse is a unit in a row of other units that look like houses, attached to each other. In each unit,
you share a wall on either side with the people who live beside you. Often, especially in cities, there may
also be a smaller unit above each townhouse, so there could also be someone living above you or below
you. Townhouses (sometimes called row houses) are usually 2 or 3 levels tall (each level is called a
‘storey’).
3. Semi-detached House
This is a home joined to another on one side. Owners are only responsible for the care and maintenance
of their own side, just like a detached house. Owners of semi-detached homes own their side of the
property, including the land it is on, and are responsible for its care and maintenance, according to local
bylaws. Semi-detached houses appeal to people who want to own their own house as well as the land it
is on. Semi-detached houses are usually less expensive than fully detached houses, although, like all real
estate, this depends on the area.
4. Duplex/Triplex
A duplex/triplex is a building that is divided into multiple units. Like semi-detached houses, each
household has its separate entrance and is responsible for the care of its own unit. Typically, you would
buy the entire property and rent a unit to help offset your mortgage payments. Types of homes that are
‘duplexed’ or divided into two or more separate living units may be detached homes, semi-detached or
even row houses
2. Prepare a detailed note housing shortage.
India has been one of the fastest growing economies across the globe, and this unprecedented
development has come with its own set of challenges. Fast-paced industrialization in the last one
decade has led to unrelenting rural-urban migration, and metro cities swarming with population, thus
pressurizing the available housing stock. Skyrocketing property and land prices coerced majority of the
migrants to occupy slums and squatter settlements. A mismatch in demand and supply of both quantity
and quality of housing soon derailed the real estate industry off its growth trajectory. The sector landed
into a paradoxical state where houses remained vacant, yet majority citizens inhabited land typified by
poor quality housing stock and congestion.
The crisis reached a point where the housing shortage was estimated at a whopping 20 million
households in 2012. Out of those living in obsolescence, close to 90 percent belong to the Economically
Weaker Sections (EWS) who were in dire need of a new house, or even a house. The Lower Income
Segments (LIG) and Middle-Income Segments (MIG) constituted the remaining households who lacked
livable ‘affordable’ housing spaces in urban centres.

Affordable housing – The need of the hour
The housing deficit in urban areas is primarily driven by the EWS, LIG and MIG segments. With
developers mainly focusing on luxury and high
cities are beyond the purchasing power of these income segments. Exorbitant construction and land
costs, stringent building bye-laws, prolonged approval processes
made the development of low-cost housing an unprofitable business venture for private players,
restricting the onus of providing affordable homes to the government.
Comprehending affordable housing as the need of the hou
make the segment an alluring venture for private developers and introduced several incentives and
schemes over the years. One such ambitious project taken over by the government in June 2015 is
Pradhan Mantri Awas Yojana (PMAY) or Housing for All. Through this, the government envisages
delivering every household a habitable shelter with water facility, sanitation and electricity supply by
2022. The project was kick-started with an aim to create 40 million home
urban India.
In the last four years, consistent efforts towards making PMAY a success have paid off with the country
reporting a dip in the housing deficit to 10 million. With another three years in hand, the government
aims to bridge the remaining gap and provide a home to every Indian.
3. Describe the housing scenario in India.
developers mainly focusing on luxury and high
costs, stringent building bye-laws, prolonged approval processes and unfavourable banking policies
made the development of low-cost housing an unprofitable business venture for private players,
Comprehending affordable housing as the need of the hour, the government has acted as a facilitator
The need of the hour
lopers mainly focusing on luxury and high-end housing, a majority of homes constructed in the
laws, prolonged approval processes and unfavourable banking policies
cost housing an unprofitable business venture for private players,
Comprehending affordable housing as the need of the hour, the government has acted as a facilitator to
(PMAY) or Housing for All. Through this, the government envisages
started with an aim to create 40 million homes in rural India and 20 million in
3. Describe the housing scenario in India.
developers mainly focusing on luxury and high-end housing, a majority of homes constructed in the
Comprehending affordable housing as the need of the hour, the government has acted as a facilitator
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end housing, a majority of homes constructed in the
and unfavourable banking policies
r, the government has acted as a facilitator to
(PMAY) or Housing for All. Through this, the government envisages
s in rural India and 20 million in
d housing, a majority of homes constructed in the
Comprehending affordable housing as the need of the hour, the government has acted as a facilitator to

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Pradhan Mantri Awas Yojana (PMAY) or Housing for All. Through this, the government envisages
2022. The project was kick-started with an aim to create 40 million homes in rural India and 20 million in
urban India.
The assessment of housing shortage and requirement of funds for the same, as per National Housing
Bank, for the period 2007-12 has been depicted in chart hereunder.
The National Housing Bank (NHB) and NCAER estimate the market size of the underserved segment at
over a 100 million households. Most of this population have limited or no access to affordable housing
or housing finance despite being able to afford simple habitable units.
The International Finance Corporation (IFC), the private sector arm of the World Bank Group, however,
has indicated that estimated investments to meet this housing requirement through 2012 as close to
$80 billion. IFC is a leader in sustainable investment in emerging markets. IFC promotes private sector
development and economic growth as a way to reduce poverty and improve people's lives.
A number of Housing Finance Companies and Microfinance institutions have shown interest in
entering/expanding housing finance product offerings. However, such institutions have limited
experience in managing long-term collateralized financial products and require substantial assistance in
capacity building.
IFC provides advisory services by establishing partnerships with donors, governments, and the private
sector to design and deliver technical assistance programs and advisory services that promote
entrepreneurship, improve the investment climate, mobilize private sector investment and enhance the
competitiveness of micro, small and medium enterprises.
The Working Group on Urban Housing pertaining to the 11th Plan has, however, made different
assumptions on unit cost of construction of houses in million plus cities and other urban areas for
estimat ning the investment required for overcoming the housing shortage. The total estimated
investment for meeting the housing requirement up to 2012 was estimated by it to be of the order of
Rs.3,61,318.10 crores. This consisting of Rs.1,47,195 crores for mitigating housing shortage at the
beginning of 11th Plan and Rs.2,14,123.10 crores for new additions to be made during the 11th Plan
period (this includes construction of pucca houses & upgradation of semi-pucca and kutcha housing
units).
The National Urban Housing and Habitat Policy issued by the Government of India recognizes the fact,
that public sector resources alone cannot meet this high demand. It advocates for the involvement for
multiple stakeholders and seeks to promote public private partnerships to meet this demand.

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4. Prepare short note: housing problems in India.
The prevailing housing problems in India can be briefly summed-up as below
1. Poverty and migration: All major problems in India are related to poverty and high growth rate of
population and housing is not an exception. India is the second most populous country in the world after
china. Recently, there is an increasing emphasis on restricting the family size to control the growth rate
of population. There is a large scale unemployment in rural area. A family which used to depend on
agriculture for survival, cannot do so any longer. Increasing family members cannot be supported by
division and cultivation of agricultural land alone. They have to find alternative ways of employment to
make a living. There are limited employment opportunities in rural area, so people migrate to cities to
make a living. This leads to concentration of population in few selected cities and town for employment.
2. Slums and squatters: The rapid pace of urbanization in India created slums. They have become the
most complicated problem in our cities. some of the worst slum in the world are found in India. Urban
slum is not a physical problem, it is a physical manifestation of deeper socioeconomic problems
prevailing in the country. People living in slums render certain essential services in urban areas. They are
important part of our city life. The migrants not only create unhealthy slums but they also deteriorate
the urban centres. It is impossible to solve this complex problem with preventive measures. Housing the
urban poor is a major challenge of modern cities.
3. Dearth of land: there is a dearth of developed land for housing. One of the major obstacles for this is
the urban land ceiling act 1976. This act provides the rights for compulsory acquisition of land in bulk. It
is felt that through this act better distribution of urban land is possible for middle and lower income
group people. The problems of land acquisition and low compensation are the main hurdles in the
success of the act. The national commission on urbanization 1987 recommended that “The Act must
remain on the statute book. All excess land must be identified and notified as surplus and can be made
liable to acquisition. All surplus vacant land must be quickly released for city development, so that the
owner of surplus land be encouraged to use it for house construction rather than indulge in unnecessary
litigation to retain it. they may be permitted with a minimum of formality to build housing unit” for an
early acquisition of surplus land owner should be paid compensation according to market value. Thus
there is a need to amend the act for social justice and equal distribution of land. This surplus land can be
used by the government to provide housing for the poor.
4. Lack of finance: Affordability is an important aspect of housing. The purchasing power of each person
differs depending upon the income. Finance should be made available depending upon the repaying
capacity of the individual. The new national housing policy has liberalized the housing finance than
earlier for those who can repay the loan. It is available through banks and financial institutions, but they
are beyond the reach of the urban poor.
5. Violation of building regulations: Violation of building regulation is a sort of a menace in the cities.
These violation are normally seen in zoning, setback, building height, built-up area, encroachment of
land and road, and unauthorized constructions. In addition to this, land grabbing is also frequently seen
in urban areas. It has become very difficult to curb these violations, unless there is political will and

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public awareness. If proper light and ventilation are not provided in the houses, then one has to wonder
what kind of planning and design is done in the construction for improved housing conditions.
Liberalized and specific building regulations without political relaxation would be extremely useful to
curb these tendencies and create healthy housing environment.
5. Discuss the linkages between urbanization and housing.
Urbanization refers to the population shift from rural areas to urban areas, the gradual increase in the
proportion of people living in urban areas, and the ways in which each society adapts to this change.
Urbanization occurs either organically or planned as a result of individual, collective and state action.
Living in a city can be culturally and economically beneficial since it can provide greater opportunities for
access to the labor market, better education, housing, and safety conditions, and reduce the time and
expense of commuting and transportation.The urban areas are equipped with infrastructure, public
facilities as well as provide employment opportunities compared to the rural areas. Therefore
inhabitants are more attracted to migrate in cities to avail hi tech facilities, enhance their lifestyles and
ultimately these activities raise numerous urbanization issues. As the more people migrate to larger
cities, providing housing facilities to all is a difficult task. Urbanization leads to housing shortage. So the
Linkage between urbanization and housing is as the urbanization increase housing shortage increase.
India’s urban housing shortage is estimated at nearly 18.78 million households in 2012. Besides those
living in obsolescent houses, 80 percent of these households are living in congested houses and are in
requirement of new houses
6. Discuss the current scenario of urbanization in India using authentic data.
One of the most recent phenomena observed in India is the formation of urban agglomerations, which is
defined as geographic concentration of urban population and economic activities. This implies that
urban agglomeration includes but not equal to urbanization. Urban India has been experiencing a steady
increase in the share of its urban population, emergence of new cities or towns, sizeable contribution to
the country’s national income, reduction of poverty, increasing inequality, and lower level of inclusive
growth. Urban population expansion is due to natural growth of population (accounted 59.4 percent in
1991-01); emergence of new cities (accounted 6.2 percent in 1991-01); rural to urban migration
(accounted 21 percent in 1991-01); and reclassification of rural areas as urban (accounted 13 percent in
1991-01) [Kundu, 2006]. The main focus of this paper is to describe the recent past trends and patterns
of India’s urbanization from 1961 to 2011 and urban economic growth from 1970-71 to 2004-05. In
addition, nature and extent of level of urban poverty and inequality have been described at all India
level. Finally, a critical review of the urban policies and programmes are described as they are related to
promotion of urban agglomeration, urban economic growth and urban equity in India. These
descriptions are intended to provide an overview of India’s urbanization, urban economic growth and
urban equity. We describe urbanization trends from Census period 1961 to 2011. Urban economic
growth is described from 1971 to latest available years. To measure urban equity in terms of urban
poverty and inequality, the year 2009-10 is specifically chosen for the availability of latest 66th Round of
National Sample Survey Organisation’s (NSSO) Household Consumer Expenditure Survey in India for that
year. The consideration of study periods is mainly based on following reasons: First, the availability of

full information for the various urban indicators used in this paper. Second, as for the first time 1961
Census has adopted the uniform and rigid definition of urban areas. Third, to present the recent past
scenarios of urbanization for the relevant policy
Demographic approach Table 1 shows that the annual exponential growth rate of urban population has
increased from 3.23 percent during 1961
percent during 1991-2001. The decline in growth
During the same period, the share of urban population in the total increased from 17.97 percent in 1961
to 31.16 percent in 2011. This indicates that an increasing trend of India’s urbanization over the
decades.
7. What is “Housing”? Discuss in detail the importance of housing in town planning.
 Buildings or structures that individuals and their family may live in that meet certain federal
regulations. Different housing situations vary for individuals and may depend on
geographic location. For example, a recent university graduate in an urban environment in the
US may live in a rented apartment whereas a middle
with or without a mortgage.
 Anything that covers, protects, or supports another thing. For example, the casing of a desktop
computer is its housing component and can be made of multiple ma
internalcomponents
Decent, affordable housing is important to families. Certainly, it fulfills a basic human need for
shelter, but it also contributes to the well being of both parents and children. Studies show that
children in stable housing do better in
education due to unwanted moves. Decent, affordable housing reduces stress, toxins, and infectious
disease, which leads to improvement in both physical and mental health. Affordable housing also
frees up funds within families’ tight budgets to spend on health care and food. Studies have shown
that children whose parents receive housing assistance benefit from better nutrition. For parents,
living in decent, affordable housing also means reduced st
high housing costs will lead to foreclosure and eviction; this in turn leads to fewer physical and
mental health problems and reduced absenteeism on the job.
Affordable housing also is important to the economic vita
attract and retain employees to your community
ull information for the various urban indicators used in this paper. Second, as for the first time 1961
scenarios of urbanization for the relevant policy implications.
increased from 3.23 percent during 1961-71 to 3.79 percent during 1971-81, but declined to 2.75
2001. The decline in growth rate was slightly reversed back during 2001
? Discuss in detail the importance of housing in town planning.
Buildings or structures that individuals and their family may live in that meet certain federal
regulations. Different housing situations vary for individuals and may depend on
US may live in a rented apartment whereas a middle-aged entrepreneur may live in a house
with or without a mortgage.
otects, or supports another thing. For example, the casing of a desktop
computer is its housing component and can be made of multiple materials to protect the
children in stable housing do better in school and are less likely to experience disruption in their
living in decent, affordable housing also means reduced stress due to a lessening of concerns that
mental health problems and reduced absenteeism on the job.
Affordable housing also is important to the economic vitality of communities. Affordable homes can
attract and retain employees to your community- a selling point and a competitive advantage for
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ull information for the various urban indicators used in this paper. Second, as for the first time 1961
81, but declined to 2.75
rate was slightly reversed back during 2001-2011.
Buildings or structures that individuals and their family may live in that meet certain federal
regulations. Different housing situations vary for individuals and may depend on age, family, and
aged entrepreneur may live in a house
otects, or supports another thing. For example, the casing of a desktop
terials to protect the
school and are less likely to experience disruption in their
ress due to a lessening of concerns that
lity of communities. Affordable homes can
a selling point and a competitive advantage for

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area employers. Affordable homes also support the local workforce so they can live close to their
jobs. Shorter commutes allow workers to spend more time with their families while the community
benefits from reduction in traffic congestion, air pollution, and expenditures on roads. In revitalizing
communities, the construction of affordable homes can also help to stimulate economic growth. A
healthy mix of housing options, from market- rate and affordable rental housing, single- family
homes, duplexes, as well as developments for seniors, ensures opportunities for all individuals to
improve their economic situation and contribute to their communities.
8. Explain how planned growth of cities may help improving housing conditions in the country
1. AFFORDABILITY
Affordable housing is defined by income. Most agencies and experts agree that housing is affordable if
it doesn’t cost more than 30% of household income. As income goes down, however, the percentage of
income spent on housing rises. Low-income people often spend as much as 60% or more, and what
they get for their money can still be poorly maintained, unhealthy, and unsafe.
2. LIVABILITY
Affordable housing shouldn’t only be inexpensive, however. All housing, regardless of cost, should meet
some basic standards of livability.
It should be:
 Decent, in good repair: no peeling paint or crumbling plaster, functioning plumbing and wiring,
operational windows that open and close, sturdy stairs and railings, etc. In the case of multi-
unit buildings, it should also mean regular maintenance: clean hallways, no garbage, no graffiti,
and shoveled walks in winter, etc.
 Big enough for the number of people that live there.
 Free of hazardous materials – asbestos, formaldehyde, substances high in volatile organic
compounds (VOC’s: toxic chemicals given off by many paint products and solvents, cleaners,
glues), lead paint, etc. – and other threats to health.
 Safe. Locks that work on doors and windows, a locking front door. In multi-apartment buildings,
safety may include an intercom-and-buzzer system. In elderly housing, there may be emergency
switches or cords that can alert someone if a resident has fallen or had a medical emergency.
 Accessible to residents, particularly seniors and people with disabilities.
 In appropriate areas. Affordable housing shouldn’t automatically be built in the least desirable
areas of a city or community: the only residential building in an industrial area, for instance, or
located next to a factory that belches toxic smoke into the air. It shouldn’t be located across the
street from the dump, or in a neighborhood where drug dealers and drive-by shootings are
common.
 With access to shopping, public transportation, recreation, and health and human services. In
cities, basic shopping should be in walking distance.

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Assignment – 2
1. What is “Evaluation of housing”? Mention various parameters for the same.
Process evaluation refers to exploring how a service works. This means understanding the philosophy of
Housing First. Ensuring the design of a Housing First service is fully understood, i.e. how the Housing
First service is supposed to work is a very important first step in evaluation. A key measure here is the
level of fidelity (similarity) to the original Housing First model. Fidelity refers to the core principles of
Housing First and the operational detail of the successful original model of Housing First.
Various parameter for Evaluation of housing:
 Promoting housing sustainment and a lasting exit from homelessness. This is sometimes also
called housing retention.
 Enhancing the health and well-being of Housing First service users,
 Improving the social integration of Housing First service users.
 The cost-effectiveness of Housing First.
2. Discuss the terms housing poor and income poor with respect to the conditions in global
megacities.
Income poor
In pure economic terms, income poverty is when a family's income fails to meet a federally established
threshold that differs across countries. Typically it is measured with respect to families and not the
individual, and is adjusted for the number of persons in a family. Economists often seek to identify the
families whose economic position (defined as command over resources) falls below some minimally
acceptance level. Similarly, the international standard of extreme poverty is set to the possession of less
than 1$ a day.
Frequently, poverty is defined in either relative or absolute terms. Absolute poverty measures poverty in
relation to the amount of money necessary to meet basic needs such as food, clothing, and shelter. The
concept of absolute poverty is not concerned with broader quality of life issues or with the overall level
of inequality in society. The concept therefore fails to recognise that individuals have important social
and cultural needs. This, and similar criticisms, led to the development of the concept of relative
poverty. Relative poverty defines poverty in relation to the economic status of other members of the
society: people are poor if they fall below prevailing standards of living in a given societal context. An
important criticism of both concepts is that they are largely concerned with income and consumption.
The concept of social exclusion emerged largely in reaction to this type of narrow definition of poverty.
It has contributed significantly towards including multi-faceted indicators of ill-being into the conceptual
understanding of poverty. To further develop the definition of the concept of relative poverty or relative
deprivation, three perspectives are relevant; the income perspective indicates that a person is poor only
if his or her income is below the country's poverty line (defined in terms of having an income sufficient

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for a specified amount of food); the basic needs perspective goes beyond the income perspective to
include the need for the provision by a community of the basic social services necessary to prevent
individuals from falling into poverty; and finally, the capability (or empowerment) perspective suggests
that poverty signify a lack of some basic capability to function.
Social scientists understanding of poverty, on the other hand, is critical of the economical idea of free
choice models where individuals control their own destiny and are thus the cause of their own poverty.
Rather than being interested in its measurement, sociologists generally study the reasons for poverty,
such as the roles of culture, power, social structure and other factors largely out of the control of the
individual. Accordingly, the multidimensional nature of poverty, in particular social aspects such as
housing poor health poor or time poor, needs to be understood in order to create more effective
programs for poverty alleviation. Hypotheses that typically play a role in sociological theories of poverty
are based on the idea that individuals are influenced by the physical and cultural context in which they
live, and it gives importance to gender and household structure.
Today it is widely held that one cannot consider only the economic part of poverty. Poverty is also social,
political and cultural. Moreover, it is considered to undermine human rights - economic, social, political
and cultural. The Millennium Development Goals - global targets that the world's leaders set at the UN
Millennium Summit in September 2000 - are an agenda for reducing poverty, its causes and
manifestations. As part of the goal of eradicate extreme poverty and hunger, United Nations
Development Programme (UNDP) seeks to halve, between 1990 and 2015, the proportion of people
whose income is less than 1 $US a day.
3. Short note – “Housing clusters‟.
Cluster housing refers to a development in which homes are situated in groupings relatively close
together, while larger areas of open space within the development form a buffer with adjacent land
uses. Often this is accomplished through small individual lots, with the remainder of the land becoming
common ground.
In many ways cluster development has been practiced since the earliest communities — from the
medieval village to the New England town. However, it wasn’t formalized as a modern concept until the
onset of suburban sprawl and ubiquity of detached house developments. The idea of a Cluster
development was created as the alternative to the ‘conventional subdivision’. The first conscious
application of a Cluster development was in Radburn, New Jersey in 1928. Though it was based on
English planning and Ebenezer Howard’s Garden Cities movement, it used principles of cluster
development. Following Radburn, many other towns in New Jersey applied those principles to their
planning notably the ‘village green’ in Hillsborough, NJ and Brunswick Hill in South Brunswick. In the rest
of the country the use of cluster development grew in principally in Maryland and Virginia; notably in
Reston and American Fairfax County.
Currently cluster development is applied all over the United States. There is particularly a strong push
for it in the Midwestern states that have had significant problems with large lot suburban sprawl, such
as Minnesota, Illinois, Ohio, and Wisconsin.

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The purpose of cluster development is to:
1. promote integrated site design that is considerate to the natural features and topography.
2. protect environmentally sensitive areas of the development site, as well as permanently preserve
important natural features, prime agricultural land, and open space.
3. minimize non-point source pollution through reducing the area of impervious surfaces on site.
4. encourage saving costs on infrastructure and maintenance through practices such as decreasing the
area that needs to be paved and the decreasing distance that utilities need to be run.
5. the primary purpose is to create more area for open space, recreation and more social interaction.
6. There are various distinct design features in cluster development notably: the consideration of
natural features/topography, smaller lot size, the use of cul-de-sacs, and the use of certain
waste/stormwater management techniques.
7. Along with site design, waste/storm water management design features are a principle aspect of
cluster development. Through the maximizing of over land water flow and the strategic use of landforms
and plants to slow, hold, and treat runoff it is possible to handle the majority of storm water.
4. What is a “Slum”? How does it origin? Discuss up-gradation and relocation issues for slums.
A slum is a highly populated urban residential area consisting mostly of closely packed, decrepit housing
units in a situation of deteriorated or incomplete infrastructure, inhabited primarily by impoverished
persons.It is a part of the city where the housing quality is bad and living conditions are poor. While
slums differ in size and other characteristics, most lack reliable sanitation services, supply of clean
water, reliable electricity, law enforcement and other basic services. Slum residences vary
from shanty houses to professionally built dwellings which, because of poor-quality construction or
provision of basic maintenance, have deteriorated.
It origin because of following factors:
Growth rate of population (Urbanization)
First of all the growth rate of Indian population is very high and this growth rate is much higher in the
urban areas because of the migration of large number of people from rural to urban. Due to the poverty,
unemployment, lack of other amenities and more importantly to elevate their status, people migrate to
urban areas, facilities in the cities are honey trap for the rural.The growth rate of civic amenities in the
urban areas does not keep pace with the growing population. This difference in the growth rate
provides space for the development of the slums.
Poor housing planning
Lack of affordable low cost housing and poor planning by government encourages the supply side of
slums.Insufficient financial resources and lack of coordination in government bureaucracy are two main
causes of poor housing planning.
Slow development of Villages

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Villages in India are not Developed even on basic requirement level, and even today people face the
scarcity of water, electricity and many more basic amenities. This lack of facilities in rural areas forces
people to migrate to the urban areas, which increases pressure on urban population. Though this is not
much pronounced reason for genesis of slums but it still is one of them.
Vote politics
Vote politics also support the slums. Removal of slums brings conflicts of interest of politician. Slum
population forms a good amount of easy vote bank and politics want them to remain as they are,
because their upliftment and education will hurt their vote bank.
High house Rents In Cities
Poor peoples, most of which coming from rural areas, are not able to pay high rent of houses in the
towns. Hence wherever they find a land, public or private, they start living there in temporary hutments,
as the time progress, more and more people joins them and that area soon develops into the slum.
Refugees
Some of the slum areas in India are also inhabited by the refugees. Once an area is marked as slum it
started growing because of increasing population pressure in cities.
Slums might not be planned by government but its irresponsible attitude towards the village
development is the root cause of slum formation. Slums are not created intentionally but grows out of
chaos, and once they are full fledge politics prevent their removal. So only way to abolish slums is to
prevent migration from villages to urban area. However, this only will not eradicate the problem but
other steps, like employment generation in small towns and urban planning are equally important.
Slum upgradation and relocation issues
The primary challenges in slum upgrading are achieving some kind of coherence in the community and
finding solutions to a wide range of needs.
Slums are not homogeneous, and there many diverse vested interests that exist in slums. In addition to
the poor who are simply looking for a decent place to live, there can be criminal elements who take
advantage of the informal space, or landlords who make small fortunes renting out shacks to people
over time.
All of these interests must be properly understood and brought into the planning process. The best way
to do this is through negotiated development, in which people participate in negotiating their rights and
understand that all the different interests have rights that need to be brought into the equation.
In some cases, for example, slum upgrading projects have failed because there are people in the
community who believe they won’t qualify for an upgrading programme because they are not citizens or
residents of the country.

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5. Enlist Largest slums of world, and discuss anyone in detail.
 Dharavi Slum: Mumbai, India
 Kibera Slum: Nairobi, Kenya
 Rocinha Favela: Rio De Janeiro, Brazil
Dharavi Slum: Mumbai, India: Dharavi is a slum ward located in the suburbs of India's most
populated city of Mumbai. Unlike many urban slums, residents are typically employed and work for
extremely small wages in the recycling industry that Dharavi is known for. However, despite a surprising
rate of employment, tenement conditions are among the worst of slum living. Residents have limited
access to working toilets and therefore they resort to relieving themselves in the nearby river.
Unfortunately, the nearby river also serves as a source of drinking water, which is a scarce commodity in
Dharavi. Thousands of Dharavi residents fall ill with new cases of cholera, dysentery, and tuberculosis
each day due to the consumption of local water sources. In addition, Dharavi is also one of the more
disaster-prone slums in the world because of their location to impacts of monsoon rains, tropical
cyclones, and subsequent flooding.
6. What is the “site and service scheme”? What is its significance in housing?
The key components of a housing scheme are the plot of land, infrastructure (like roads, water supply,
drainage, electricity or a sanitary network), and the house itself. Various inputs that go into them
include finance, building materials/technology, and labour. Thus, the sites-and-services approach
advocated the role of government agencies only in the preparation of land parcels or plots with certain
basic infrastructure, which was to be sold or leased to the intended beneficiaries. The next step of actual
house building was left to the beneficiaries themselves to use their own resources, such as informal
finance or family labour and various other types of community participation modes to build their house.
The beneficiaries could also build the house at their own phase, depending on the availability of
financial and other resources. This adopted the basic principle of the development of a squatter
settlement but without the "squatting" aspect.
Significance in Housing
The genesis behind Sites-and-services schemes is not new: low-income people have always been
housing themselves, albeit "illegally", in most urban areas of the developing world. The key departure
from earlier housing schemes, like low-cost housing or subsidized high-rise housing units, is that it
recognized the ability of the low-income households to build their own house, provided an opportunity
was given.
Rapid growth of urban areas in most developing countries in the last few decades has led to shortfall in
many sectors, primarily housing. The problem has been two-fold: on one hand, the majority of the
people moving to the urban areas have lacked the necessary asset and financial holdings in order to
acquire a "decent" house. On the other hand, the designated government agencies and bodies have not
provided sufficient housing units which are affordable for the poor majority in urban areas. The
proliferation of slums and squatter settlements has been a result of this scenario. But a growing

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understanding of the dynamics involved in the development and expansion of squatter settlements has
led to a number of innovative housing schemes in various developing countries to solve the "dilemma"
of housing. Particularly with the intention of improving the environmental quality of squatter
settlements and provide it with the basic necessary infrastructure, one such innovative schemes which
has received wide acknowledgement and following has been "sites-and-services" schemes.
The realization that providing a "complete" serviced house by government agencies is not possible or
simply cannot be afforded by most low-income families prompted a shift in focus from supplying a fully
serviced house to that of providing only serviced land. The key characteristic of the approach the use of
the beneficiaries' "sweat equity" and other internal resources (community, financial and so on) in the
actual construction and development of the houses.
Sites-and-services schemes became the byword for solving the problem of squatter settlements.
Squatter settlements were and has always been considered illegal and in order to relocate and
rehabilitate the squatters (as a function of "slum clearance"), plots of land (or sites) with infrastructure
on it (or services) were provided, and the beneficiaries had to, in most of the projects, build their own
houses on such land. There are a wide variety of sites-and-services schemes, ranging from the
subdivided plot only to a serviced plot of land with a "core" house built on it
7. Discuss the objectives and significance of Mass Housing.
Objectives of Mass Housing.
 To provide good quality and standard Apartments .
 To provide affordable and cost effective Apartments.
 To create a conducive atmosphere and serenity of environment for habitation.
 To create and allow a flexible payment plans for Officers and Men of the Corps.
Significance of Mass Housing.
Migration from rural to urban area has gained acceleration with education and business opportunity in
middle of 20th century. Today half of the world population lives in cities and this rapid migration has
caused unplanned urbanization and poor quality building stock. Urban transformation projects are kind
of solution for illegal housing, buildings on the scrap heap and infrastructure problems of the cities.
Mass housing projects are using for urban transformation of adjacent properties and it offers a remedy
for social facilities, integrative infrastructure, and better space occupancy. On the other hand, the social
relations on the area have totally changed with physical change of the area and new living styles have
suddenly popped-up on these quarters. Neighborhood relations, safety needs and open public space
usage have totally changed compared to old settlement areas. The people who live in the mass housings
in the cities are not monotype and these places are junction points for many different communities with
different income levels, life style and cultures. Although they have diversities, their social relationships
like all the people are critical to wellbeing. Despite the large number of people living in the same place, a
lack of social connection leads to loneliness and isolation on these areas. Social sustainability shows the
satisfaction of human social needs and maximizes community values, knowledge, history, traditions, and

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social networks for next generations. The mass housing projects can be successful when they also
provide social satisfaction and sustainability for habitants but on the design phase of these projects, the
social sustainability doesn't take any notice. Social places, mobility, and proximity are important for
connecting people with each other and developing social relationships.

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Assignment – 3
1. Briefly discuss: The major housing agencies in India.
There are two types of housing agencies in India. They are:
1. Public sector or Government housing
2. Private sector housing
1. Public sector or Government housing
There are several government agencies which take up mass housing. Some of them are State Housing
Boards, Slum Clearance Boards, Development Authorities, Municipal Corporations and State Industrial
Infrastructure Development Corporations. Apart from these many government departments and public
sector undertakings take up housing exclusively for their employees. The government mass housing is
normally divided into different income groups like High Income Group(HIG), Middle Income Group(MIG),
Low Income Group(LIG) and Economically Weaker Sections(EWS). Housing agencies like housing boards
offer complete houses or flats for sale and other agencies like Development Authorities offer plots for
sale. The allotment of houses and plots is decided by draw of lots or by auction.
2. Private sector housing
Private sector housing is dominated by individual housing. There are number of co-operative housing
societies constructing houses or providing plots for construction of houses to their members. Recently,
due to the encouragement given by the government for housing, private developers and builders are
offering plots, independent houses and flats for sale in cities.
Government housing is largely criticised for poor quality and services. They are constructed to certain
specific standards without any interaction with the residents, whereas in private housing an individual
resident is given importance. Thus private housing meets the individual requirements, whereas in
government housing an individual has to adopt to the allotted house or flat. There may be many housing
agencies, but good housing is still beyond the reach of the poor. In Indian society house is a status
symbol. A rich man never wants to own a low-cost house, and a poor man wants a house like that of rich
man. Affordability is a mysterious question to answer because it does not depend on the income alone.
People are ready to construct houses beyond their incomes by borrowing for posterity and status in the
society. It is extremely difficult to meet the desired expectations of the people.
2. Discuss on National Housing policy.
The National Housing Policy was formulated in 1992, and incorporated in the Eight Five Year Plan (1992-
97). The basic objectives of this policy are:

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1. To assist all people and in particular the houseless, the inadequately housed and the vulnerable
sections, to secure for themselves affordable shelter through access to developed land, building
material, finance and technology.
2. To create an environment for housing activity by various sections by eliminating constraints, and
by developing an efficient and equitable system for the delivery of housing inputs.
3. To expand the provision of infrastructure facilities in rural and urban areas in order to improve
environment of human settlements, increase the access of poorer households to basic services,
and to increase the supply of developed land for housing.
4. To undertake within the overall context of policies for poverty alleviation and employment,
steps for improving the housing situation of the poorest sections and vulnerable groups by
direct initiative and financial support of the State.
5. To help to mobilise the resources and facilitate the expansion of investment in housing in order
to meet the demands of housing construction and upgradation and augmentation of
infrastructure.
6. To promote a more equal distribution of land and houses in urban and rural areas, and to curb
speculation in land and housing in consonance with macro-economic policies for efficient and
equitable growth.
7. To promote vernacular architecture and to preserve the nation’s rich heritage in the field of
human settlements.
The National Housing Policy identified four core areas to implement the proposals. They are supply and
management of land, rural housing, legal and regulatory framework and housing finance. The major
tasks to be undertaken under these are:
Land management:
Creation of an appropriate legal and regulatory framework to increase supply of land through measures
such as land reforms, review of slum improvement laws to provide for conferment of occupancy rights,
revision of Master Plan standards, building by-laws and infrastructure standards to reduce cost of land
and construction, amendment to Land Acquisition Act for quick acquisition of land in public interest,
amendments to Urban Land (Ceiling and Regulation) Act to remove inhibiting effects of legislation on
enhancement of supply of land, imposition of punitive vacant land tax, amendment to rent control laws
to promote investment in rental housing, building up an effective information system of land and
registration in the interest of efficient management of land and procedural simplification measures
including building approval and completion certificate of secondary mortgage system.
Rural housing:
Promote use of local building materials and technologies and create an environment for primarily self-
help housing.

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Infrastructure development:
Directing the activities of public agencies towards development of infrastructure which is inextricably
linked to the issue of supply of serviced land, modify norms of infrastructure provision to make them
more affordable in the context of the present state of the economy, encourage involvement of private
developers in infrastructure development, enhance the power and fund raising capacity of urban local
governments to take up the task of development and maintenance of infrastructure in a more organised
manner and seek to enhance budgetary provisions and institutional finance.
Urbanization pattern:
Promoting balanced pattern of urbanisation to reduce population pressure on metropolitan and large
cities, supporting development of industrial growth centres, special attention to the development of the
small and medium towns as a part of integrated regional plans, and steps for reducing the migration to
larger cities.
Housing finance:
Evolving over a period of time, by non-subsidised housing finance system recognising the inter-linkage of
the housing finance system with the financial sector and of the housing sector with the rest of the
economy, expand the flow of funds from both the formal and informal sources, promoting various
instruments for resources mobilisation like secondary mortgage market as a part of housing finance
networks.
Flow of funds:
Encouraging co-operatives and other community based organisations to take up various shelter related
activities, creating environment for developers to invest in various forms of housing and land
development, prepare public sector agencies to act as promoters and facilitators rather than builders.
3. Prepare a short notes on:
A. HUDCO.
The Housing and Urban Development Corporation Limited (HUDCO) is a government-owned
corporation in India. One of the public sector undertakings (PSU), it is wholly owned by the Union
Government and is under the administrative control of the Ministry of Housing and Urban Poverty
Alleviation.
Objectives
 To provide long term finance for construction of houses for residential purposes or finance or
undertake housing and urban development programmes in the country.
 To finance or undertake, wholly or partly, the setting up of new or satellite town.
 Help State Housing (and or Urban Development) Boards, Improvement Trusts, Development
Authorities etc., specifically for the purpose of financing housing and urban development
programmes.
 To finance or undertake the setting up of industrial enterprises of building material.

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 To promote, establish, assist, collaborate and provide consultancy services for the projects of
designing and planning of works relating to Housing and Urban Development programmes in
India and abroad.
B. JnNURM.
Jawaharlal Nehru National Urban Renewal Mission (JNNURM) was a massive city-modernisation scheme
launched by the Government of India under Ministry of Urban Development. It envisaged a total
investment of over $20 billion over seven years. It is named after Pt. Jawaharlal Nehru, the first Prime
Minister of India.
The scheme was officially inaugurated by Prime Minister Manmohan singh on 3 December 2005 as a
programme meant to improve the quality of life and infrastructure in the cities. It was launched in 2005
for a seven-year period (up to March 2012) to encourage cities to initiate steps for bringing phased
improvements in their civic service levels. The government had extended the tenure of the mission for
another two years, from April 2012 to March 31, 2014.
JNNURM was a huge mission which relates primarily to development in the context of urban
conglomerates focusing to the Indian cities. JnNURM aims at creating ‘economically productive,
efficient, equitable and responsive Cities’ by a strategy of upgrading the social and economic
infrastructure in cities, provision of Basic Services to the Urban Poor (BSUP) and wide-ranging urban
sector reforms to strengthen municipal governance in accordance with the 74th Constitutional
Amendment Act, 1992.
C. GSPHC.
Gujarat State Police Housing Corporation Ltd. was incorporated on 1/11/1988 under Companies Act,
1956. This is a Government Company with 100% shareholding subscribed by the Home Department ,
Government of Gujarat.
Share Capital :
The Authorized, Subscribed and Paid-up Share Capital of the Corporation as on 31.3.2012 is Rs. 50.00
Crores,divided into 50 lacs Equity Shares of Rs. 100 each, fully paid-up.
Motto and thrust are :
 Ensuring quality work.
 Timely completion of work.
 Introducing innovative ideas for buildings and designs.
 Economically viable and durable projects.
 To increase satisfaction level in the area of availability of housing for police.
D. The World Bank and its role in housing.

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The World Bank (French: Banque mondiale) is an international financial institution that provides loans
and grants to the governments of poorer countries for the purpose of pursuing capital projects. It
comprises two institutions: the International Bank for Reconstruction and Development (IBRD), and the
International Development Association (IDA). The World Bank is a component of the World Bank Group.
What We Do:
We work on a variety of housing finance development challenges by providing client countries with the
tools to build and expand housing finance markets, fund housing finance (often through the mobilization
of long-term mortgage securities where possible), develop sustainable and affordable housing finance
markets, and respond effectively to housing finance crises. We focus on creating systems that address
the needs of households across different income levels and developing solutions that are scalable,
sustainable, and oriented to the private sector. Our work in housing finance helps clients provide
market-based safety nets, and fund long-term investments to support sustainable and inclusive
economic growth.
Core interventions include:
 Developing Resilient Housing Finance Markets: We conduct diagnostic analysis, advise on legal
& regulatory frameworks and policy reforms, support institution building to create a sustainable
and efficient housing finance system, and work on other building blocks of housing finance
markets development. This work includes support to our clients in understanding and
implementing fintech innovations in housing finance product development, delivery, and legal
and regulatory frameworks.
 Designing and Implementing Long-Term Funding Solutions: We provide solutions to improve
access to long-term finance through capital markets instruments such as liquidity facilities and
covered mortgage bonds as well enhanced systems to incentivize longer-term savings. We also
help diversify long-term funding options, including through local currency bond markets.
 Expanding Access to Lower-Income and Informal Markets: We enhance access to lower-income
and informal workers’ segments of the population through credit markets, housing
microfinance, rental housing, residential leasing, contractual savings, effective targeted
subsidies, and guarantee schemes.
 Addressing Obstacles to Affordable Housing: In addition to the finance side that affects the
demand, affordability reflects the cost of housing and its supply, so increasingly,
 We work on various supply side issues: titling, land use and land infrastructure issues,
construction finance, and housing policies including supply subsidies. Furthermore, we apply
innovative thinking to reduce costs – both financial and environmental costs – of formal housing
through the introduction of new, cheaper, technologies and supporting energy-efficient
buildings. Climate change agenda in housing finance: Cognizant of the significant contribution of
the housing sector to global GHG emissions, of up to 40% of the total in some countries, we
provide policy, legal and regulatory support to client countries and globally on setting up
sustainable financial solutions for affordable and impactful “green” housing refurbishment and
construction in support of reaching the Paris COP targets.

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4. What are „Housing Boards‟? Explain in India context. In detail mention about „Gujarat Housing
Board‟ – its functions, activities and significance
Housing Board in India has been set up in most of the Indian states by the government of India in order
to promote the property market's expansion. The board for housing in India sees to the proper
development of the ideally located and well-placed colonies. To boost housing projects all over the
country the Housing Boards in India have been formed in various states.
Among Indian Housing Boards, the one belonging to Gujarat was set up on May 1st, 1960 and has
constructed over 176,754 houses in the entire state. The Andhra Pradesh Housing Board was established
on July 1st, 1960 and has constructed projects under various categories such as low, middle, and high
income groups and built around 69,398 houses. The Orissa Housing Board was set up in 1968 and it has
built around 28,500 houses in the state. The Madhya Pradesh Housing Board had been set up under the
1972 Madhya Pradesh Griha Nirman Mandal Adhiniyam Act. It has constructed a lot of houses all over
the state. The Housing Boards in India have been instrumental in providing accommodation for lakhs of
Indians across the country. Housing Boards in India have been successful to a large extent and the
government of India needs to ensure the availability of funds for the housing boards to ensure that they
continue with their projects.
 Gujarat Housing Board: The Gujarat Housing Board was set up on 1st May, 1960 as a result of
the splitting up of the Bombay Housing Board and the Bombay State and with the merging of
the Saurashtra Housing Board. In the state of Gujarat, Gujarat Housing Board undertakes
activities related to housing according to the provisions laid out in the Gujarat Housing Board
Act of 1961. The jurisdiction of the Housing Board in Gujarat extends to all urban areas in the
state which includes the municipal councils, municipal corporations, and town panchayats. In
the entire state, the Gujarat Housing Board has built around 176,754 houses. Gujarat Housing
Board was established throughout the urban areas like Ahmedabad, Surat, Rajkot, Bhavnagar,
Jamnagar and town like Bhuj, Vapi, Bharuch, Veraval, Porbandar, and Gandhidham etc.
 The function of the Housing Boards in India:
 To construct houses for the various categories such as the high income group, middle income
group, and the low income group under various schemes.
 To construct school buildings, shopping complexes, dispensaries, and hospitals.
 To select the sites for the construction of the houses and to decide the services to be provided
in the houses.
 To plan schemes to help in the financing of the high and middle income groups
 To construct commercial complexes, shops, and multi storied buildings so that they can be
rented out so as to secure financial resources for the board.
The activities carried out by Housing Board :
 A total no of 1,76,830 houses were constructed by Gujarat Housing Board & the same were
allotted house on the government land or sometimes plot provided by Gujarat Housing Board.

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 Gujarat Housing Board has taken steps to stop the nuisance of middlemen and tents in
allotment of houses. To make the procedure transparent, the computerized draws are now
conducted by NIC in the presence of the concerned applicant.
 Gujarat Housing Board was proving G+2 building, but now they were proving the 7 to 14 story
building by increasing the FSI.
 Gujarat Housing Board had done MoU with finance banks to provide loan facilities for Housing.
 In addition to housing activities Gujarat Housing Board have undertaken construction of
shopping complexes, school building, Hospitals etc.
5. What is “Housing Finance”? Discuss in detail.
The Housing Finance Company is yet another form of non-banking financial company which is engaged
in the principal business of financing of acquisition or construction of houses that includes the
development of plots of land for the construction of new houses. The Housing Finance Company is
regulated by the National Housing Bank. Any non-banking finance company can operate as a housing
finance company, subject to the fulfillment of basic requirements as specified in the Companies Act,
1956.
Evolution of formal housing finance began with the establishment of public sector agencies for housing
by both Central and State Governments. Initially, the government financial support to housing had been
centralized and directed through the State Housing Boards (SHB) and development authorities.
Attempts were also made to organize Co-operative Housing Financing Societies (CHFS) at primary level,
Apex Co-operative Housing Federations (ACHFs) at state level and National Cooperative Housing
Federation at national level with an Act of Parliament to deploy housing credit to their members. In fact,
co-operatives were the only source of financing for housing during the first three Five Year Plan periods.
The National Cooperative Housing Federation now operates through 26 Apex Co-operative Housing
Federations in the states. There are nearly 90,000 Primary Co-operative Housing societies with 6.5
million individual members.
Commercial banks and co-operative societies are providing housing finance. Life Insurance Corporation
is also in the race for housing finance. While providing housing finance, the lender and borrower enter
into an agreement under the Transfer of Property Act, whereby the house to be constructed is
mortgaged along with the land to the creditors who is called mortgagee. The borrower is the mortgagor
and he cannot sell the house to any third party until the loan is repaid. In other words, the financing
institution has a charge on the property of the borrower until he repays the loan. While providing
housing finance, the lender and borrower enter into an agreement under the Transfer of Property Act,
whereby the house to be constructed is mortgaged along with the land to the creditors who is called
mortgagee. The borrower is the mortgagor and he cannot sell the house to any third party until the loan
is repaid. In other words, the financing institution has a charge on the property of the borrower until he
repays the loan. When the housing loan is repaid, the mortgage is lifted and the ownership of the house
is transferred to the owner. The owner has an absolute right to transfer or sell to any party he likes. In
the case of granting housing loans to existing houses for the purpose of rebuilding or expansion, the
house will be mortgaged to the financing company, till the loan is repaid.

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In order to encourage more house construction in India and to boost housing finance, the Income Tax
Act provides concession to the assesses, under which INR. 30,000 can be availed as tax relief if housing
loan was availed for house renovation work, and if loan was availed for construction purpose, the
interest payment up to INR. 200,000 per year can be written off from the gross income and the principal
paid is covered under section 80C while computing the income tax. Though the Kelkar Committee has
recommended to the government to withdraw these concessions, it is doubtful as to how far
government may agree to these recommendations.
6. Enlist institutions working in housing sector in India? Discuss roles and responsibilities of any one.
1. Housing and Urban Development Corporation (HUDCO) Housing & Urban Development
Corporation Ltd.
2. National Housing Bank
3. Housing Development Finance Corporation
4. Insurance organizations / corporations
5. Specialized Housing Finance Institutions
6. Commercial banks
7. Cooperative banks
Housing Development Finance Corporation:
 HDFC is a unique example of a housing finance company which has demonstrated the viability of
market-oriented housing finance in a developing country.
 It is viewed as an innovative institution and a market leader in the housing finance sector in
India. The World Bank considers HDFC a model private sector housing finance company in
developing countries and a provider of technical assistance for new and existing institutions, in
India and abroad.
 The HDFC advances housing loans to individuals for (a) buying or constructing houses, (b)
extension or improvement of existing houses, (c) acquiring a self-contained flat in an existing or
proposed cooperative society/ apartment owners association and (d) independent bungalow /
row house.
 Loan can be availed of up to a maximum of 85% of the cost of the property including the cost of
land.
 The maximum loan to an individual can be Rs. 25 Lakh.
 Although the equated monthly installment of repayment is over 15 year’s period, the repayment
does not ordinarily extend beyond the age of retirement or 65 years of age of the borrower,
whichever is earlier.
7. Need for housing policy.
 Well planned housing creates conditions which are hygienic and environmental favourable for
the proper and healthy growth of human civilization.
 There is a wider difference between demand and supply and to recognize the different policy is
required. Innovative and technical advancement are necessary to tackle this problem.

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 Prevent slum production.
 Poverty reduction.
 To help to mobilise the resources and facilities the expansion of investment in housing in order
to meet the demands of housing construction and upgradation and augmentation of
infrastructure.
 The housing is to ensure sustainable development of all urban human settlement duly service by
basic amenities for better quality of life.
 To promote a more equal distribution of land and houses in urban and rural areas, and to curb
speculation in land and housing in consonance with macro-economic policies for efficient and
equitable growth.
8. Briefly explain:
A. Housing demand models
 An individual household's housing demand can be modeled with standard utility/choice theory.
 A utility function, such as U=U(X1,X2,X3,X4,...Xn), can be constructed, in which the household's
utility is a function of various goods and services (Xs).
 This will be subject to a budget constraint such as P1X1+P2X2+...PnXn=Y, where Y is the
household's available income and the Ps are the prices for the various goods and services. The
equality indicates that the money spent on all the goods and services must be equal to the
available income. Because this is unrealistic, the model must be adjusted to allow for borrowing
and saving. A measure of wealth, lifetime income, or permanent income is required.
 The model must also be adjusted to account for the heterogeneity of real estate. This can be
done by deconstructing the utility function. If housing services (X4) are separated into its
constituent components (Z1,Z2,Z3,Z4,...Zn), the utility function can be rewritten as
U=U(X1,X2,X3,(Z1,Z2,Z3,Z4,...Zn)...Xn). By varying the price of housing services (X4) and solving
for points of optimal utility, the household's demand schedule for housing services can be
constructed. Market demand is calculated by summing all individual household demands.
B. Housing market analysis.
A housing market analysis for an investment property follows the same principles as for a residential
property. Basically, you will need to gather data on properties in your area comparable to your property
that are currently listed for selling or have been recently sold.
1. The first step is property analysis. You have to analyze your property including a wide range of
objective and subjective characteristics such as:
▪ Area and neighborhood
▪ Size or square footage
▪ Land area

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▪ Number of bedrooms and bathrooms
▪ Other rooms
▪ Number of floors
▪ Construction age
▪ Amenities and features such as swimming pool, garden, fireplace, balcony, veranda, etc.
▪ Location with respect to roads, marketplaces, public transportation, schools, etc.
▪ Recent improvement
2. The next step is to identify a few recently sold properties in your area that are comparable to yours.
We recommend looking at past listings within a radius of 1 to 3 miles from your property. Start with
homes that were sold within the past 3 months and, if needed, extend to 6 months. Then look for
current listings of comparable homes. Again, focus on a distance of 1-3 miles away from your property
and identify at least 3 homes that are comparable to yours. Be careful. When it comes to active listings,
keep in mind that listed prices are prospective, not necessarily real values. Many sellers tend to have
high expectations and list their homes for a much higher price than their actual value. The value of
unsold homes is highly affected by real estate trends. Generally the sellers’ market attempts to inflate
values, while the buyers’ market attempts to deflate them. Thus, you should use active listings only as a
supplement to recently sold properties’ values.
3. You should also consider pending listings – these are recently finalized deals which have not been fully
closed yet. In your real estate market analysis, analyzing pending listings will give you a good idea about
how the real estate market is doing at this very moment.
4. Look at expired listings. These will be of indispensible help in your comparable market analysis.
Usually the reason for listings to expire is that the price was too high. If there are listings for homes
comparable to yours that have expired, you should probably not ask for a price as high as theirs. An
important question is where to get all this information needed for your comparative market analysis
from. Here are a few reliable sources for real estate analytics:
 The Federal Housing Finance Agency (FHFA) website is a useful tool in your market analysis as it
has data on recently concluded sales within a region including all home mortgages backed by
Fannie Mae, Freddie Mac, and the Federal Housing administration;
 The FNC Residential Price Index is available for over 20 metropolitan areas based on home
appraisals. It is very helpful in understanding market trends in any of the covered areas.
5. Once you have gathered the needed info, you should choose one property – from the 3-5 comps that
you have found – which is definitely worth more than yours. Maybe it is in a better location (off a noisy
street, close to a bus stop, or next to a park), offers better amenities (a nice view), or is a newer
construction. Set this as your ceiling value.
6.Then select one property that is for sure worth less than yours. This will be the floor price.
7. Now you have a price range, and your property market value should fall somewhere within this range.
The next step is to compare your property to the ones that you have selected. Consider the size, age,

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amenities, upgrades and renovations, subjective features, and the location. Check out the exterior of the
sold homes and the neighborhoods in which they are located.
8. Finally, you have to decide where your property falls within the selling price range of the comps that
you have chosen. This is the market value of your home.

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Assignment – 4
1. Describe the “Neighborhood concept” with a case study.
Neighbourhood planning is the economic, physical and social revitalization of the community, led by the
people who live in that community. This Chapter explains the basic concept of neighbourhood. It also
includes the history of neighbourhood with its basic elements, objectives & principles which are very
important for a town planner. It also gives an idea about certain standard norms of neighbourhood
which are to be followed while designing the layout.
Neighborhood planning is an American concept for development of small residential areas to achieve
the highest degree of social cohesiveness.
Sir Arther Clarence stein Perry is father of neighborhood planning. Arther Clarence Stein and Henry
Wright are two American architects and planners, were greatly influenced by the garden city concept of
Sir Ebenezer Howard. They prepared the town plan in 1928 for Redburn city (New Jersey), about 25km
from New York, U.S.A; is a first city developed as per neighborhood concept.
Objectives of Neighbourhood Planning
Following are the main objectives of Neighborhood Planning
 To create social contacts and physical unity between families and community.
 To make the people socialize with one and another.
 To provide a better environment with respect to beauty, health and convenience.
 To provide the basic day - to - day requirements to inhabitants.
 To make the provision for life without friction.
 To enhance the feelings of neighborliness.
 To enable the inhabitants to share the public amenities and recreational facilities.
 To support a safe and healthy environment within the neighborhood.
 To provide safety and efficiency to road users and pedestrians.
 To provide adequate parking facility for residents as well as visitors.
 To support a local commercial Centre that maintains the neighborhood character.
 To maintain, enhance, and improve area for recreational activities.
 To improve walking opportunities and ensure safe and pleasant pedestrian use of
recreational area.
Case Study of Neighbourhood Planning:
Perry described the neighborhood unit as that populated area which would require and support an
elementary school with an enrolment of between 1,000 and 1,200 pupils. This would mean a population
of between 5,000 and 6,000 people. Developed as a low density dwelling district with a population of 10
families per acre, the neighborhood unit would occupy about 160 acres and have a shape which would
render it unnecessary for any child to walk a distance of more than one-quarter mile to school. About 10

28
percent of the area would be allocated to recreation, and through traffic arteries would be confined to
the surrounding streets, internal streets being limited to service access for residents of the
neighborhood. The unit would be served by shopping facilities, churches, and a library, and a community
center, the latter being located in conjunction with the school (Gallion, 1984). Perry outlined six basic
principles of good neighborhood design. As may be understood, these core principles were organized
around several institutional, social and physical design ideals.
• Major arterials and through traffic routes should not pass through residential neighborhoods. Instead
these streets should provide boundaries of the neighborhood;
• Interior street patterns should be designed and constructed through use of cul-de-sacs, curved layout
and light duty surfacing so as to encourage a quiet, safe and low volume traffic movement and
preservation of the residential atmosphere;
• The population of the neighborhood should be that which is required to support its elementary
school;
• The neighborhood focal point should be the elementary school centrally located on a common or
green, along with other institutions that have service areas coincident with the neighborhood
boundaries;
• The radius of the neighborhood should be a maximum of one quarter mile thus precluding a walk of
more than that distance for any elementary school child; and • Shopping districts should be sited at the
edge of neighborhoods preferably at major street intersections.
2. Briefly explain the concept of “Green Building.”
Defining a Green Building
The ideal green building would be a building project that would allow you to preserve most of the
natural environment around the project site, while still being able to produce a building that is going to
serve a purpose. The construction and operation will promote a healthy environment for all involved,
and it will not disrupt the land, water, resources and energy in and around the building. This is the actual
definition of a green building.
The U.S. EPA says “Green building is the practice of creating structures and using processes that are
environmentally responsible and resource-efficient throughout a building’s life-cycle from siting to
design, construction, operation, maintenance, renovation and deconstruction. This practice expands and
complements the classical building design concerns of economy, utility, durability, and comfort. Green
building is also known as a sustainable or high performance building.”
Green buildings are designed in such a way to reduce overall impact on environment and human health
by:
i. Reducing trash, pollution and degradation of environment.

29
ii. Efficiently using energy, water and other resources.
iii. Protecting occupant health and improving productivity.
Benefits of Green Building
With new technologies constantly being developed to complement current practices in creating greener
structures, the benefits of green building can range from environmental to economic to social. By
adopting greener practices, we can take maximum advantage of environmental and economic
performance. Green construction methods when integrated while design and construction provide most
significant benefits. Benefits of green building include:
Environmental Benefits:
 Reduce wastage of water
 Conserve natural resources
 Improve air and water quality
 Protect biodiversity and ecosystems
Economic Benefits:
 Reduce operating costs
 Improve occupant productivity
 Create market for green product and services
Social Benefits:
 Improve quality of life
 Minimize strain on local infrastructure
 Improve occupant health and comfort
The Goals of Green Building
Now, we should consider the goals of green building. Of course, one of the main goals is to make the
earth more sustainable, but it really does go deeper than that. When you decide to go green, your goal
will be to actually help to sustain the environment without disrupting the natural habitats around it.
When you start a building project, and you disrupt the natural habitats around it, you can actually make
an impact in the wildlife and environment that will be much like a butterfly effect. Even the smallest
changes that you can make will help to promote a better planet earth, and a better place for us all to
live- not just us humans, but also the plants and wildlife that take up their residence here on earth as
well.
3. Explain the “Low-Cost Housing” techniques.
4. Differentiate “Innovative building material” and conventional techniques.
We all know that there is drastic growth of modern trends, materials and technologies in the
global Construction Industry market. Hence, it is apprehended have a major effect on the path
construction is executed in the future. Modern Techniques for building construction are around for
greater output and operation. The main aim of modern construction technique is boost construction

30
productivity, efficiency, user satisfaction, environmental performance, better quality, sustainable
development and the predictability of delivery time of project. In this paper, research proposal
that has arrived from literature review on application of modern construction techniques for
improvement of the productivity is, Conventional practices used for construction is not sufficient and
adequate or traditional techniques of construction need to upgrade according to global world
trend. The paper here presents a detailed literature review on the various modern construction
techniques that has potential to boost construction industry and comparison of each with conventional
techniques.
5. Explain the major design factors taken into consideration for residential layout planning?
Planning the site layout is necessary for the construction projects. The construction site will be the
factory for the production of the building projects. The primary reason is planning the construction site
layout to produce and maximize working environment efficiency and safe construction activities. The
construction site space is a major resource which influences other resources like money, time, material,
labour and equipment. Construction managers use computer-aided programmes to plan and visualise a
construction site for the better communications. However, planners still carry out site planning
manually.
The following factors should be considered on site layout when planning the construction site layout.
 Security
 Space available
 Site accommodation and welfare facilities
 Temporary services such as water, drainage, power
 Access to the site, impact on traffic
 Storage of materials
 Plant: depending on the nature of the contract and the degree of mechanical plant being used
provision should be considered to allow the free movement of dumper trucks, excavators, etc.
as well as bases for tower cranes
 The sequence of site operations
The layout of the site will depend on its location. On a cramped city centre site, surrounded by busy
roads and other buildings, it is often necessary to stack the site accommodation to reduce its footprint.
If possible the site accommodation should be placed on areas that will eventually be landscaped and as
close to the site entrance as possible. In the case of refurbishment contracts, it may be possible to use
part of the existing building for accommodation.
6. What is the importance of the following regulations in Development Plan?
1. Density.
2. Subdivision.
3. FAR or FSI, and discuss your view for - “The role of FAR/FSI to control the density of built-up
area” giving suitable example.

31
1. Density:
Density is an important characteristic in the relationship between land use and transportation,
particularly in supporting successful transit service. ... In the residential developments used the land
area includes all the area of the legal parcel or parcels.
Density is the concentration of population and activity in an urban area. The most vibrant, diverse and
exciting part of a city is often its centre. Density is at its highest at the centre, where there is the
greatest range of people, buildings, public spaces, facilities, services and choices. Here, people can most
easily exchange ideas and goods and services, both for business and for pleasure.
Cities change with time. And at the heart of urban planning is the realisation that these can't be planned
on the basis of total population. Hence the focus should be on density of population so that cities can
grow and shrink in areas .
In planning these neighbourhoods, density is a critical factor. If it's too sparse, then we lose efficiency
like the suburbia in US and if it's too dense like Mumbai, then it becomes an impossible and
uncomfortable habitat to live in resulting in squatters and jams
Urban design that promotes a higher density of buildings and public spaces (in conjunction with other
conditions such as mixed use, good building design and adequate open space) can:
 provide cost savings in land, infrastructure and energy
 reduce the economic costs of time spent travelling
 help concentrate knowledge and innovative activity in the core of the city
 be associated with lower crime and greater safety
 help preserve green spaces in conjunction with certain kinds of urban development
 reduce runoff from vehicles to water, and emissions to the air and atmosphere (though air
emissions may be more locally concentrated)
 help encourage greater physical activity, with consequent health benefits
 promote social connectedness and vitality.
2. Sub Divison Regulation:
Subdivision regulations govern the division of land into two or more parts. The regulations specify the
standards for drawing and recording a plat, and requirements for public improvements necessary to
make the property suitable for development.
The primary purposes of subdivision regulation are:
1. to provide adequate sites for development and public use;
2. to maintain reasonable and acceptable design standards; and
3. to coordinate public improvements with private development interests.
Contents of Subdivision Ordinances
The MPC provides a list of contents that should be included within a subdivision and land development

 Plan submission and processing requirements, including payment schedule for charging of
review fees
 Certification as to the accuracy of plans
 Layout standards
 Uniform provisions for minimum setback lines and lot sizes based on availability of water and
sewage facilities where there is no zoning
 Design specifications
 Standards for streets
 Standards for other public improvements located on site
 Provisions for phased developments
 Provisions to encourage flexible and innovative layout and design
 Administrative procedures for granting waivers of modifications where literal compliance with
mandatory standards is not possible or reasonable, or alternatives are available
 Provisions to encourage the use of renewable energy systems and energy conservation build
design
 Provisions for public dedication of land for recreation purposes
 Provisions for exclusion of certain development from the definition of land development
3. FAR/FSI:
Floor Space Index (FSI), also referred to as Floor Area Ratio (FAR), is the ra
building (Built up area) to the total Plot area (land). This numeric value indicates the total amount of
area (on all floors) you can build upon a plot.
FSI regulates by Development control regulation department of a particular
the National Building Code of India.
FSI is a common variable in cities and results in varying pattern of development of the urban form and
space. It is also a tool for planners to control the extent of built
valuation instrument in real estate market. In some large cities like Delhi, Bengaluru and Kolkata it is
known as Floor Area Ratio (FAR) and in some cities like Mumbai and Chennai it is known as Floor Space
Index (FSI).
They will regulate the FSI value based on city zone, type of building and other amenities. Construction
can only build up to the FSI imposed by the government.
Floor space index Formula :
n submission and processing requirements, including payment schedule for charging of
Certification as to the accuracy of plans
Uniform provisions for minimum setback lines and lot sizes based on availability of water and
age facilities where there is no zoning
Standards for other public improvements located on site
Provisions for phased developments
Provisions to encourage flexible and innovative layout and design
ative procedures for granting waivers of modifications where literal compliance with
Provisions to encourage the use of renewable energy systems and energy conservation build
Provisions for public dedication of land for recreation purposes
Provisions for exclusion of certain development from the definition of land development
Floor Space Index (FSI), also referred to as Floor Area Ratio (FAR), is the ratio of total floor area of a
area (on all floors) you can build upon a plot.
FSI regulates by Development control regulation department of a particular location and according to
the National Building Code of India.
space. It is also a tool for planners to control the extent of built-up area on a given p
e FSI value based on city zone, type of building and other amenities. Construction
can only build up to the FSI imposed by the government.
32
n submission and processing requirements, including payment schedule for charging of
Uniform provisions for minimum setback lines and lot sizes based on availability of water and
ative procedures for granting waivers of modifications where literal compliance with
Provisions to encourage the use of renewable energy systems and energy conservation building
Provisions for exclusion of certain development from the definition of land development
tio of total floor area of a
location and according to
up area on a given plot and also a
e FSI value based on city zone, type of building and other amenities. Construction

33
Advantages :
 F.S.I may be considered as a restriction but it has his own benefits in a city or a place where
construction is progressing in a huge speed.
 It maintains the ratio of open space to built space.
 It maintains the skyline line of the city.
 A average F.S.I value ensures a good development of the project.
 Maintaining equilibrium between sustained, planned growth and development is important.
Disadvantages :
 Where, F.S.I is considered a poor predictor of physical form. With less F.S.I values the
employment and the idea of accommodating the ever increasing population suffers.
 Therefore, with average F.S.I one must turn it into an asset and design the end product that
caters and solves all the problems.
Case Study:
In the National Capital Region (NCR), the permissible FSI is between 1.2 and 3.5, as per the Delhi Master
Plan 2021. However, it encourages higher FSI and height along 500m on both sides from the centre line
of MRTS/major transport corridor earmarked as influenced zone. Redevelopment projects are also
granted a maximum FSI value of 4. For residential plots in NCR, the FSI decreases as the plot size
increases.
In Bangalore has also adopted TOD regulations for plots abutting 60m or more road width and within
150m radius of any transit hub, giving an additional FSI of 0.5 over and above normally permissible FSI.
There is no difference in FSI variation in residential and commercial plots. The maximum FSI including
the additional FSI in TOD zone can be achieved maximum up to four.
In Mumbai, for residential development, the FSI is uniform over entire zone irrespective of plot size and
building activity. The FSI varies from 0.5 in the suburbs to 1.33 in the Island city. It also offers higher FSI
up to 2.5 and 2.5 plus incentives for development and redevelopment of Maharashtra Housing Area
Development Authority respectively. With the applicability of TDR and premium FSI, the FSI can be
achieved up to 5.
In Hyderabad, the city has not put FSI restrictions. Specifically, high rises have a free FSI (no limit on FSI),
in order to encourage developments in the city. However, as per the Andhra Pradesh building rules, the
built up area in some cases such as stepped type, podium and tower buildings was being done at higher
FSI of up to 5. The municipal administration and urban development (MA&UD) department is however
considering reintroduction of floor space index (FSI) norm for high-rise buildings in Telangana.
7. Define: Building Byelaws. Enlist major aspects covered in building bye-laws?
According to the definition, building bye laws are the norms set forth by the government authorities
such as Ministry of Urban Development Affairs (MUDA), City Corporation and Developing Authorities,
for instance, Bangalore Development Authority (BDA) in Bangalore. These norms are legal tools that
regulate architectural and construction aspects of buildings to achieve orderly development in an area.

34
They are crucial to protect buildings against fire, earthquake and structural failures. The development
authority does not approve a building plan which fails to adhere to the bye laws.
Building bye laws include norms related to the following:
• Floor Area Ratio (FAR) and ground coverage
• Density
• Basement and parking spaces
• Setbacks and projections
• Area and its usage
• Building height and other service spaces
• Provision for lifts and basement area
• Site design and service design –sewerage, electrical design, water etc.
• Building line
• Amalgamation

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