This document discusses the role of small builders in Rajiv Awas Yojana (RAY), India's urban housing policy. It summarizes data on urbanization and housing in India. It then examines the experience of housing adaptation and expansion by residents and small builders in Bangalore. Specifically, it details the lengthy approval process faced by small builders like Janaadhar Constructions for the Janaadhar Shubha housing project in Bangalore. It argues that small policies favor large builders due to lack of details and support, while big policies require nuanced financial, administrative, and educational support for small builders to effectively contribute to affordable housing goals.

1. Rajiv Awas Yojana:
The Role for the Small Builders
Sumandro Chattapadhyay
MOD INSTITUTE
making cities observable
www.mod.org.in

2. Beginning: July 2010
Anne-Katrin Fenk
V. Naresh Narasimhan
Tile von Damm
Sumandro Chattapadhyay
‘making the city observable’ (Richard Saul Wurman)

3. Engagements:
Affordable Housing
/ Resident-driven adaptation of housing
/ Streamlining of affordable housing sanction process
Architectural Modernism in India
/ The legacy of Otto Koenigsberger
/ Modern architectural discourse in India, 1960s-1970s

4. Engagements:
Urban Security
/ Bangalore security map (http://bsm.mod.org.in)
Culture, Economy and Cities
/ Villages of Bangalore
/ Bangalore as a Creative City
ICTs, Communities and Urbanism
/ d’cent

5. The role for the small builders in RAY
How ‘small’ is the ‘small builder’?

6. Structure of the argument
/ Urbanisation in India: Old data and new data
/ How small are Indian houses?
/ The Bangalore experience
/ Small policies for big builders
/ Big policies for small builders

7. Urbanisation in India: Old Data
Estimated Number of Housing Shortage in 2007
Monthly Household Income (Rs.)
Households in 2007 (Mn.) (Mn.)
0 – 3,300 (EWS) 21.81 21.78
3,301 – 7,300 (LIG) 27.57 02.89
7,301 – 14,500 (MIG)
16.92 00.04
14,501 and above (HIG)
Total 66.30 24.71
Source: MoHUPA. (2007) Report of 11th FYP Working Group on Urban Housing with Focus on
Slums

8. Urbanisation in India: Old Data
Households Total Housing Pucca Semi-Pucca Katcha Serviceable
Census Year
(Mn.) Stock (Mn.) (Mn.) (Mn.) (Mn.)
1961 14.9 13.30 06.44 04.90 01.96
1971 19.1 18.50 11.80 04.35 02.35
1981 29.3 28.00 18.09 06.80 03.11
1991 40.7 39.30 29.79 06.21 03.30
2001 55.8 50.95 41.17 08.08 01.70
2002* NA 58.50 44.90 11.60 01.40
2008-09* NA 66.40 60.90 04.10 01.00
Source: MoHUPA (ibid.), NSSO (2005) Report #289 and (2010) Report #535

9. Urbanisation in India: New Data
2.76% in 2001-2011
2.73% in 1991-2001
‘Census activism’ (Amitabh Kundu)
2,744 new towns in 2001-2011
2,541 new towns in 1901-2001
Linear and radial dissipation of growth (Krishna & Bajpai)

10. How small are Indian houses?
MPCE Per Capita Floor Area (Square Meters)
Quintile Class Pucca Semi-Pucca Katcha Serviceable All
0-20 5.84 5.03 4.32 5.63
20-40 6.72 7.37 5.16 6.75
40-60 7.98 7.85 6.88 7.96
60-80 10.13 9.32 6.50 10.09
80-100 16.83 14.70 20.15 16.83
All 9.77 6.55 4.97 9.45
Source: NSSO (2010) Report #535

11. How small are Indian houses?
Structure New Buildings (2008-09) Addition to Floor Area (2008-09)
Per 1000 Average Average Per 1000 Average Average
Construction Floor Area Cost Construction Floor Area Cost
Pucca 664 47.27 2,76,000 695 25.03 82,000
Semi-Pucca 47 25.27 33,000 58 15.61 11,000
Katcha 37 12.96 11,000 60 40.56 2,000
All 748 44.19 2,48,000 823 26.40 73,000
Source: NSSO (2010) Report #535 [Floor Area in Square Meters, Cost in Rs.]

12. The Bangalore Experience
/ Residents-driven re-adaptation of housing;
/ re-adaptation and expansion of existing unit as housing
/ market; possibilities and cautions
/ the Janaadhar experience in housing project sanctioning
/ uncertain and elongated approval process; administrative
/ and costs constraints for small builders

13. Growth of Bangalore Courtesy: Anja Gollor and Mirko Merkel

14. The Bangalore Experience: Re-adaptation

15. Austin Town (early 1900s)
The Bangalore Experience: Re-adaptation

16. Murphy Town (1923)
The Bangalore Experience: Re-adaptation

17. Jeevan Bima Nagar (1970s)
The Bangalore Experience: Re-adaptation

18. Nandhini Layout (1980s)
The Bangalore Experience: Re-adaptation

19. The Bangalore Experience: Re-adaptation / Extension

20. The Bangalore Experience: Re-adaptation / Division

21. Janaadhar Shubha (2011)
A total of 1140 apartments, divided in two categories:
• 1BHK apartments of 400 sq. ft.
• 2BHK apartments of 615 sq. ft.
Apartments are priced at Rs. 5 Lakhs and above
The Bangalore Experience: Janaadhar Shubha

22. Time taken for land acquisition: 12-24 months (prior to sanctioning process)
Apr ’09 May Jun Jul Aug Sep Oct Nov Dec Jan ‘10 Feb March
(30 days)
1 2 3
(45 days) (60 days) (30 days)
4 5
(200 days) (60 days)
(275 days)
Developer State Government Central Government
Time taken by the developer to prepare and submit the plan and project proposal
1. Time taken for sanction by airport authority (BIAAPA) | BMRDA and BIAAPA norms
2. Time taken for sanction by Fire Department | Fire Dept. rule and NBC 2005
3. Time taken for sanction by BESCOM and BSNL
4. Time taken for sanction of Development Plan by BMRDA | BMRDA Act 1985 and NBC 2005
5. Time taken for sanction of Detailed Floor Plans by BMRDA | BMRDA Act 1985 and NBC 2005
Time taken by for environmental sanctions from Karnataka State Pollution Control Board (KSPCB)
and Ministry of Environment and Forestry (MoEF) | Environment Protection Act 1986
The Bangalore Experience: Janaadhar Shubha

23. Small Policies for Big Builders
/ Small policies are small in details; lack of details creates
/ legal-administrative space for interpretations
/ Uncertainty favours big builders
/ Subsidies through relaxed spatial regulation favour big builders
/ Lack of nuanced & complex financial support favour big builders
/ Lack of holistic zoning, conversion and infrastructural support
/ favour big builders

24. Big Policies for Small Builders
/ Supporting small builders requires understanding small markets
/ Complex, diverse and essential for creating affordable housing
/ as well as checking deteriorating infrastructural quality
/ Big policy is detailed policy
/ RAY as the first step but still insufficient
/ Administrative and financial support mechanism
/ Education and R&D support

25. Thank you.
Courtesy:
..
Aline Low and Clara Berger
Janaadhar Constructions Pvt. Ltd.
MOD INSTITUTE
making cities observable
www.mod.org.in