toMOUD-slum-free-planning-June2010

ROADMAP:

Slum Free Delhi

Source:
Consultant, MCD Slum & JJ Dept. 2010

GUIDING PRINCIPLES:
Shelter is a Human Right – Not Apartment Titles.
One Size Does not Fit All –
Give people Options for self
self-selection.

The goal of our approach to a Slum Free Delhi is that people of all income groups and
various strata of society are given formal + hygenic options for shelter – for living
sub-cities of NCR – based on their paying
within, or in the outskirts, or in the various sub
capacities and lifestyle choices.
Upgradation of current Shelter conditions to acceptable standards as well as provision of
requisite amount of new housing stock, as per socio
socio-economic context and MPD-2021
targets – would prevent the formation of new slums.
Our approach follows the Guidelines for Slum Free City planning laid down by the latest
Draft by Rajiv Awas Yojna (RAY) for Ministry of Housing & Urban Poverty Alleviation.

Source:

Three Prong Strategy

New
In-situ Upgradation In-situ RE-development
Development

Criteria for • High density (>600 du/ha) • Low density (<600 du/ha) • All New area level
• High % of pucca houses • Is within 1000 M of high- plans should have
Selection:
• People have already invested speed Public Transport. 55% low-income
a lot in their homes • Potential for Area level component with
• Infrastructure is partly or fully redevelopment or Urban cross-subsidization
existing Renewal and Redensification of services.
• No environmental or health exists.
hazards exist • No environmental or health
hazards exist

Source:

Definitions:

In-situ Upgradation – is the gradual self-construction or improvement of homes done by
construction
the community themselves with minimal govt. support and through provision of basic social
and physical infrastructure services.
For in-situ up-gradation to happen, residents must be given secure tenure rights such that
gradation
they may not be uprooted and relocated at random.
In-situ upgradation may be applied to areas which meet the following thumb
situ thumb-rule criteria:
High density (~600 du/ha)
High % of pucca houses
People have already invested a lot in their homes
Infrastructure is partly or fully existing
No environmental or health hazards exist
Have good amenities, parks & public transport in community vicinity.

Source:

Definitions:
In-situ Redevelopment – is the process of redeveloping areas with current slum
settlements where new mixed-use mixed-income communities can be created with a viable
income
cross-subsidy model, which is a function of local land values, socio
subsidy socio-economic needs and
general context of the area. For example, a commercial Mall may not be a viable cross
cross-
subsidizing use of land in an area where the demand may actually be for high and middle
income housing, along with low-income groups. Therefore, a socio
income socio-economic study of local
context is critical for decision making.
In-situ Redevelopment may be applied to areas which meet the following thumb
situ thumb-rule
criteria:
Low density (<450 du/ha)
Is within 1500 M of high-speed Public Transport.
speed
Potential for Area level redevelopment or Urban Renewal and Redensification exists.
No environmental or health hazards exist.
Need for mixing with other income groups and mixed uses.

Source:

Definitions:
New Development to Prevent New Slums – is essential so that new population coming to
work and contribute to the growing economy of the city can be provided a range of viable
and affordable shelter options.
Not everyone needs to be provided apartment titles or tenure rights. People are
often seasonal immigrants or short term employees and therefore a range of shelter
employees,
options for the new working population needs to be developed in order to prevent the
sprouting of future slums within the city. Providing dormitories or temporary rented shelter
options as well as high-quality high-speed public transportation is also the sustainable way
speed
of controlling and reducing permanent immigration into the city.:
According to a 2008 United Nations Report, India will see a 26% growth in urbanized
population by 2025.
The Masterplan of Delhi- 2021 provides the following targets for provision of Housing
for Urban poor through Slum & JJ approaches till Year 2011 (page 129):
70,000 units through Redevelopment.
100,000 units through New Housing stock.

Source:

Internal “RoadMap” – for In-situ Upgradation
situ

Source:

Internal “RoadMap” – for In-situ Re
situ Re-development

Source:

Internal “RoadMap” – for Prevention of New Slums

Source:

MCD - CORE TEAM
Multi-disciplinary; with
disciplinary;
MCD Experts +
Suitability Analysis
External Experts
PHYSICAL SURVEY:
1. Architect, Urban
• Environmental Suitability
Designer
• Land availability
• Existing Amenities 2. Urban Planner
3. Sociologist, Codal Analysis
Anthropologist
4. Community Finance
Expert d
5. Real Estate Specialist
6. Decentralized Transportation
Infrastructure specialist and Amenities
SOCIO-ECONOMIC SURVEY: 7. Legal consultant
• Economic Synergies.
• Paying capacities ROLE:
ROLE
• Cultural mix Brainstorming,
Advising,
Helping prepare EOIs, Scopes &
In-situ Strategy
Competition Briefs, Determination:
Validating data,
Road-mapping,
mapping,
Monitoring Implementation.
Source:

• Existing Capacity
Environmental Suitability
• How much more needed?
(Nallahs, floodplains, etc.)

SOI • Is decentralized Infrastructure
Infrastructure Services
Physical feasible?
Survey
Social Amenities • Space requirements for
(Schools/ Parks/ Clinics/ etc. as /MPD) additional infrastructure…

Proportion of Renters vs.
• Renters
interested Home Owners
• Home Owners

Paying Capabilities • Is decentralized Infrastructure
Test Socio- feasible?

Site Economic Local Economic Synergies • Unit Design/ Composition:
Survey • 12 sq m
• 18 sq. m
Lifestyle Requirements
• 25 sq m

Social Networks, NGOs/CBOs • Space requirements for social
activities

Eligibility Beneficiary Allocation
Bio-Metric
Survey Ineligibility Many Affordable Options –
Rental or Ownership
Type of In-Situ Strategy
Situ Upgradation, Redevelopment,
Source:
Ward/ Assembly Level or local Relocation

Policy Conflicts !

Source:

RAJIV AWAS YOJNA: DELHI GOVT. POLICY
Positive Policies: ?
Tenure rights to slum dwellers/urban poor as Conflicts – Contradictions:
the first step.
“Whole City” Approach - With a whole city approach, Eligibility Criteria:
vacant land inventory would be made. A citywide plan 31.12.1998 Cut off date Proof
would be made to shift untenable slums to the nearest Below 60 K Household Income
possible available vacant land or notified.
Involvement of private bodies.
Planning ahead and providing new affordable Implications:
housing stock in advance, to prevent future slums. • Free/ Subsidized Homes are quickly sold off &
Reservation of low-income housing as a % of all new people move back to slums.
private developments.
Amendment to Rent Control Legislation, at least to the • Only 10-20% of current Slum Population is
extent that will enable New Rental Housing Stock to “ELIGIBLE”. But where will the rest go??
be created, and on terms governed by the market. • Not a sustainable or “realistic” model.
Primacy would be given to the provision of
infrastructure. • No long term vision.
Transit Oriented Redevelopment.

Negative Policies:
Selection based on arbitrary Eligibility Criteria and
allotment
Source:
Formulae for PPP that may not be site relevant.

OUR APPROACH:

1. Whole City/ Community Level Approach

Source:

High Speed Rail must be built to incentivize growth of sub
sub-cities to minimize immigration into
Delhi – Employment Centres should be decentralized to decongest Delhi.

Source:
Source: Times of India, Slum & JJ Dept. 2010
Consultant, MCD Nov 2009 15

The Challenge: Y E A R L Y Housing Stock required as per MPD
MPD-2021:

170 K per year

55% of Total
= BPL + EWS

95 K per year

For every 100 new homes provided in the city, 55 homes must be for the urban poor and
Source:
the economically weaker sections in the form of houses of two rooms or less.

Through Private Sector Through Government
New/ Re-development Initiative

35%
20%

60 K/yr 35 K/yr

35% of all Private Housing Development Has to be through Public Sector
are to be Affordable (2 rooms or less)
Source:

UTTIPEC’S ROLE

Source:

• Infill and Redevelopment Potential Analysis: within 500
500-1500 M of MRTS
• Potential for accomodating affordable housing stock on Transport lands.
• Designing viable financial models for affordable housing provision

Source: Graphics Source: Nishant Lall (nishant.lall@gmail.com)
Consultant, MCD Slum & JJ Dept. 2010 Credits: LA Now Project, University of California, Los Angeles

• Social & Infrastructure Deficiency Analysis – using GIS Data from DSSDI
The Analysis will clearly map the following on
digital (CAD/ GIS) drawings:
a) Current location of slum clusters (with
approximate population) in Delhi with data
from Mission Convergence as well as the
Shelter Board’s Socio-economic Survey
integrated, when available.
b) Current Densities on study site as well as
neighboring sites.
c) Vacant/ underutilized lands available
within the Assembly as well as within
2000 M buffer of MRTS corridors.
d) Quality and age of buildings
e) Lands within 1500M buffer of MRTS –
that are either under-utilized or marked
for redensification or redevelopment as
per Masterplan or approved Zonal plans.
f) Land/ Property ownership.
g) Existing infrastructure and utilities
(underground/ over ground) and their
state.
h) Existing environmental constraints and
Suitability Analysis of available sites.
i) Current access to employment
opportunities
j) Current access to education, health care
and social infrastructure, and
corresponding deficiencies as per MPD-
2021 norms.
k) Existing environmental constraints and
Topography – and corresponding
‘Suitability Analysis’ of available sites.
Source:

An “Ideal” Community Layout
1500 M walking
All new or redeveloped high-density radius
housing must be within 1500-2000 M walk/
cycling distance from an MRTS Station.
Housing options must be clustered with
local employment opportunities – both
formal and informal. This includes
proximity to High-income groups to
provide informal employment.
To avoid the creation of large “planned
slums”, New low-income groups must be
integrated in small clusters within mixed-
income mixed-use neighborhoods. This
also allows cross-subsidization of
physical and social infrastructure for low-
income groups. Low income housing
(Size < 250 families) Rapid Transit Station
High/ Middle income housing (Metro/ BRT)
Commercial
Offices/ Light Industrial
Schools/ Libraries/ Civic uses

Source: Public Parks Image Source: Paromita (Romi) Roy

Infrastructure must be Decentralized & use Natural Systems:
Strategies for Efficient and Natural Storm Water
Management:
a) Storm water management should be separated
from waste water treatment to reduce pressure on
infrastructure costs required for piping, conveyance Street bio-filtration bed
1) Treat at Source:
and treatment. Use street-swales or raingardens to filter and convey water naturally.
This also helps save on piping cost, while providing additional greenery.
b) A 3-tier approach for natural storm water
management should be followed….
i. Treat at Source – using bio-swales, filtration beds,
raingardens, etc. which can be integrated within the
planted edges of streets. This helps save huge
piping costs. Parks/ Detention
2) Capture and Convey Naturally:
ii. Capture and Convey Naturally – Parks, forests Parks and Open spaces should be multi-used as detention ponds during rainy
seasons, while remaining usable green spaces for the rest of the year.
and residual open spaces should be used as
Detention and Retention ponds during rainy
seasons – to purify and absorb water at source.
iii. Final Treatment - of remaining storm water can
take place at a natural treatment wetland or an
constructed facility.
Wetland Detention Pond
3) Final treatment of remaining storm water can take place at a natural treatment
Source: wetland or a conventional facility.

3.3 Recycle and reuse waste Decentralized & use Natural Systems:
Recycle and reuse waste locally;
Infrastructure must bewater for the larger community, wherever possible.
To provide adequate sanitation and systems to deal with waste and sewage, several strategies can be employed for reducing pre
pressure on the sewage
system and improving the environment of the overall community:
Separate the sewage + waste water system from the storm water management system;
• Employ Decentralized Sewage Treatment Systems to recycle upto 80% of Waste water – and reuse it locally.
• Reverse Osmosis can help further treat recycled sewage water to drinkable standards.
If low-income groups are located in integrated high-density mixed income communities, common facilities like bio
density bio-gas plants and aerobic/ anaerobic
digesters can be constructed. Biogas thus generated can be used in community kitchens, restaurants, etc. while energy generat from the waste
generated
could benefit the entire community.

Resource & Waste Management

Organic Waste Treatment Separation

Compost Biogas Recyclables Residual

Sale for landscaping Energy Generation / On-site Off-Site Disposal
Off-Site Sale
and/or agriculture vehicle fuel / cooking Gasification (Landfill)
Floating

Fixed
Reuse organic waste to produce biogas: a The “floating” type biogas plant at a A “fixed” type biogas plant A natural sewage treatment facility
technology used through history in rural India, Working Women's Hostel, Trivandrum under construction. implemented in Bombay University
now should be implemented in cities. by NEERI
Source:
Image Source: industrialgasplants.com Image Source: dailymail.uk.co

OUR APPROACH:

2. Providing Affordability through:

• Urban / Architectural Design

• Creative Finance Models

• Creative delivery Models

Source:

Government’s Role::

• Facilitate Finance through cross
cross-subsidies and loans.

• Provide Affordable Options for self-screening selection,
NOT DIRECT SUBSIDY
SUBSIDY.

• Involve Community in Construction & Management.

•

Source:

Enable • Give Tenure Rights at a cost, OR
Financing Land • Develop with Remunerative uses to cross
cross-subsidize cost of
land.

• NOT TO BE SUBSIDIZED.
• Funded through (Public or Private) Developer investment and
Home Cost personal/ group savings.
• People have to pay full cost of home construction, as per their paying
capacities.

• Government funded and built
Services • Cross
Cross-subsidized through Mixed-use Mixed income neighbourhood
developments.

Economic • Funded through Group
Group-pooling and Micro-finance
schemes, partnering with NGOs+CBOs.
prosperity
Source:

Direct subsidies towards housing cost should not be provided as this is not a feasible and
sustainable model for the city to finance. Moreover, providing subsidized flats only tempts or
induces people to sell or rent them out immediately in order to increase their liquid incomes, and
therefore does not actually solve the housing problem.
• Cross Subsidization - for Land, infrastructure and common amenities, NOT homes.
• Symbiosis through Proximity b/w HIG & EWS.
• Common Shared Amenities – Schools, Parks, Markets

Low Income
Housing Units

Secondary Street / Lane

Mid-High
High
Income Housing/
Main Street Commercial Uses
(High Visibility / Commercial Value)

Source:

Provide various Housing & Upward Mobility Options to all

New low-
income
immigrants MOST
Phased redevelopment:
at current location in city EXPENSIVE:
NEW
MIXED INCOME
Relocated New Development: COMMUNITIES:
within 2 km of current location near transit,
with shared
amenities

Relocated to new Pre
Pre-
constructed location: Provide
distant from current location Upward
but close to MRTS. Mobility
Options

In-situ up
situ up-gradation (NO demolition)
Existing
Low-income or
‘slum’ population Rental (shared or single) - YEARLY

Rental (shared or single) - MONTHLY

Rental (shared or or single) - DAILY
Rental (shared single) - MONTHLY
LEAST
EXPENSIVE
Rental (sharedNIGHT SHELTERS
Rental (shared or single) - MONTHLY
Rental - or single) - MONTHLY
Source:

Provide homes to diverse demographic groups :
Apt/ Unit Housing Price of Loan- Savings/
Target Population
size
Leasing
Solution
Demand Supply The
Unit
following types of
Subsidy Mortgage
Private
housing also need to be
Middle to high income 3 room &
▪
families above
Ownership developer included in the mixed-
driven housing
housing variety required for
Low to medium income
families with the
Private
Only ~45% the city – to ensure that
▪ 2/ 3 room Ownership developer Adequate
ability obtain a
driven housing
of total
supply rate? low-income housing is not
mortgage demand?
taken over by other
Low to medium income
young couples/
Private categories of home
▪ 2/3 room Ownership developer
singles with an ability seekers, e.g:
driven housing
obtain a mortgage
1/2 room
Low to medium income (serviced Private
No formal Home for the Aged.
▪ Singles with short apartments, Rental developer ?
supply Youth Hostels.
term housing needs studios, driven housing
etc) Service Apartments for young
Low to medium income Mainly Govt.,
Inadequate
professionals.
▪ families with small 1/2 room Rental Also privately ?
supply Govt. Housing for low-income
personal savings produced.
employees.
Low income families
▪
with uncertain income/ Shared Short-term Govt. produced
?
Inadequate Working women’s hostels.
contracted or daily room Rental & managed. supply
wage workers, etc. Small-unit rental housing.
Low income singles/ Shared
Daily Govt. produced Inadequate
Source:families with negligible
▪ Night ?
Rentals & managed. supply
income Shelter
Consultant, MCD Slum & JJ Dept. 2010 29

Rental Units
Dormitories Image only for illustration

Dormitory Solution

Cost per person Housed 32,437 (Assumption)
Total Cost of 750 individuals 24327750
Monthly rental income 450
Years to payback 6
Source: Annual rental Yield 16.6% (Market needs 15% return)
Rakhi Mehra
micro Home Solutions
Source:
Aggregate annual Yield 13.3%
rmehra@microhomesolutions.com

Rental Units

Night Shelters Dormitories Small units (10sqm, 12sqm, 15sqm)

DU Total 10 % profit
D.U.Size Unit sizes Foundation/Pli Brickwork Constructi margin
(Sq.m) (sq.ft.) Earthwork Structure nth Brickwork for walls etc Finishing Toilet on Cost

CPWD Rates for slum Development = 600/
600/sft Lumsum
(per unit )

10 108 2500 67300 74,000

12 129 2500 80000 88,000

15 161 2500 100000 1,10,000

12m2 15m2 25 m2
Kitchen counter Small kitchen One bedroom
Shared bathroom Shared bathroom Medium size kitchen
Independent bathroom
Shared Toilet/ Bathroom for 10-12 persons
12
Source:

Rental to ownership Units (Cooperative): Small units (12sqm, 15sqm)

DU Total 10 % profit
D.U.Size Unit sizes Foundation/Pli Brickwork Constructi margin
(Sq.m) (sq.ft.) Earthwork Structure nth Brickwork for walls etc Finishing Toilet on Cost

600/sft Lumsum
(per unit )

12 129 2500 80000 88,000

15 161 2500 100000 110,000

Cluster Option 15m2 25 m2
Small kitchen One bedroom
Shared bathroom Medium size kitchen
Independent bathroom
Source:

Ownership Units: Mid Sized units (25sqm, 40sqm)
:

Foundation/Pl DU Total
D.U.Size Unit sizes inth Brickwork Constructi 10 % profit
(Sq.m) (sq.ft.) Earthwork Structure Brickwork for walls etc Finishing Toilet on Cost margin
600/sft
Individual Individual

25 269 5000 166400 183040

40 430.5 5000 263000 289300

25 m2
One bedroom
Medium size kitchen
Independent Toilet 45 m2
Two bedrooms
Living room
Source: Big kitchen Independent Toilet


Ownership solution: Mid Sized Units (25sqm, 40sqm)

Cost of House Excluding Land 263,000
Cost of House Including Profit Margin(10%) 289,300

Rental Housing Model: Small Sized Units (10sqm, 15sqm)

Cost of House Excluding Land 192800
Total Cost for 175 houses 33740000
Monthly Rental 1500
(To achieve 15% return need 2400 p/m)

Annual Rental Income for 200 households 3150000
Years for Payback 11
Annual Rental Yield 9.3%
(Market needs 15% return)

Income for Government/(Cost to govt.) 189000
Years to pay back with Govt. Subsidy 7 Years

Data Source:
Rakhi Mehra
micro Home Solutions
Source:
rmehra@microhomesolutions.com

Community Participation:

The reasons for Mumbai’s success in providing slumslum-
rehabilitation projects is their full engagement with the local
communities, throughout the city.

In Delhi, this has still not happened.

Source:

Community-based Success in Mumbai:
based
+ Many Slum rehabilitation projects have very successfully
engaged with the local communities to provide long term
successful solutions.
+ Involvement of Communities from the onset has led to a
sense of ownership – leading to the rehabilitation projects
being well maintained and community
community-owned.
- FAR
FAR-bonuses (instead of density-bonuses) has led to
developers dislocating the poor from inner cities and getting
undue benefits from subsidized land value sites.

Source:
Image Source: Dheeraj Slum & JJ Dept. 2010
Consultant, MCD Patil, 2008 Image Source: Dheeraj Patil, 2008

PILOT PROJECT

Source:

Mongolpuri Slums: Policy Challenges
Challenges:

• Existing Densities are extremely
high approx. 900-1100 du/ha.

• Masterplan allows
600 du/ha with 10%
flexibility in densities
but more flexibility is
required in terms of:

• Density norms
• Setback norms
• Heights
• Parking norms
• Mixed-use regulations

Source:

Key Decisions needed:

Pilot Project in keeping with RAY and testing new approaches
– like Rental & dwelling unit size/ urban design variations.

Team building/ Capacity Building
– Engaging of Multi-disciplinary Consultants
disciplinary

Budget allocations and Timelines

Source:

toMOUD-slum-free-planning-June2010

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