3. Slums – Big problem for small city
• GOI definition of “Slum” Settlements:-
– Apparent physical sub-standardness, irrespective of land ownership or
tenure status–legal settlements as Slums?
– Unfit for human habitation due to dilapidation, overcrowding, lack of
ventilation, light or sanitation facilities which are water, roads,
healthcare, education?
– If conditions met, settlements can be regularised as Slums
4. Classification of “Slum”
Settlements
• Freehold land ,
–such as those in the inner city, blighted areas or
urban villages.
• “Squatter” Settlements
–which are encroachments on public or private land.
• Illegal Land Sub-Divisions
–where quasi/legal land ownership but the land subdivision
undertaken illegally.
• Public or Private Leasehold Land ,
–such as cooperative-model in resettlement colonies or urban
villages.
5. Slums – The grim reality
• 70% of slum dwellings’ were exposed or semi-permanent.
• 25% of slums lacked “safe” drinking water & on average one
community tap served 63 households – true access?
• 72% of slums lacked community or individual toilets & on average, 1
seat for 376 persons – forced open defecation.
• 68% of slums lacked municipal rubbish facilities & threw garbage in
open areas – city-wide health epidemics.
• 45% of slums lacked any drainage infrastructure – floods.
• 85% of slums lacked underground sewerage – exposure.
• 63% of slums had no fully-surfaced internal road – time.
6. Slums – Problem within the city
• Mumbai Pune region has large slum settlement in the state.
• 58% of Mumbai& 40% of Pune’s population lives in slums, much with lack of
basic amenities (especially Dharavi and Pimpri Chinchwad & Pune area).
• Threat of a new slum settlement, larger than Dharavi is on the rise at
Nalasopara, near Mumbai.
• These slums are now posing serious threat in terms of terrorist activity to the
Maximum City.
• Slums are increasing everyday, due to influx of people coming to Mumbai
from all over country in search of jobs / opportunity. This is putting huge
pressure on infrastructure of the city
8. Slum clearance – The Government way
• From 1946 to 1974
–Slum eviction and clearance with limited relocation was
predominant policy
• From 1975 to 1977
–During Emergency, slum clearance was notorious and unpleasant
• From 1980s to 1990s
–Various International donor agencies insisted on In-situ slum upgradation
• Year 1997
–National slum development program was announced
• Year 2001
–VAMBAY (Valmiki Ambedkar Malin Basti Avaash Yojana) launched for
urban population below poverty line.
• Year 2001
–Draft National slum Policy being prepared, with emphasis to In-situ
development of regularized and under serviced settlement.
9. SRA – The Genesis
• Phase I
– Prior to 1970, clearance of slums were the only solution thought of, by
the State government
– The encroachment would grow again, post the demolition drive.
– This was not the permanent solution to the situation
• Phase II
– It became necessary to tolerate slum as housing structure
– Census of hutments were carried and I.Card were issued to such
dwelling, post Feb 1976
– It was agreed that whenever the slums are to be removed for public
purpose, the dwellers would be located elsewhere
10. SRA – The Genesis
•Phase III
-- In the mid 80s, on the guidelines of World Bank,
Slum upgradation work was carried out.
-- Slum lands were given on 30 years lease to slum dweller society
at nominal lease rent. Soft loans were provided for slum upgradation on as is
where is basis
-- Such schemes were limited to State Govt., Municipal and housing board
lands.
•Phase IV
-- Post 1990, a comprehensive rehabilitation scheme was launched under the
recommendation of Afzalpurkar committee, headed by Shri Dinesh Afzalpurkar,
Ex.Chief Secretary
-- Mah. Slum Area (Improvement, Clearance and Redevelopment) Act of 1971
was amended and Slum Rehabilitation Authority was created vide notification
dated 16 Dec., 1995. It become functional from 25th December, 1995.
-- It was given corporate status from 3rd Jan., 1997. It is now an independent
autonomous body.
11. SRA – Constitution & function
• The entity, thus created, consist of
– Chairperson – CM of Maharashtra
– CEO – Super time scale IAS Officer
– 14 members – includes ministers of state, principal secretary, elected
member of State legislature and non-official members from field of
construction.
• The main function of the authority are
– Planning & implementation.
– Building permission and supervision.
– Eligibility certification, eviction of non-participants and declaration of
slums and rehabilitation area.
– Registration of Co-op housing society.
– Land management, community development, General administration,
Accounts and finance.
13. Slum Rdevelopment Scheme
•Slum redevelopment scheme was made operative from
25th March, 1991.
•Under this scheme redevelopment of slums whose structure and inhabitant’s
name appeared in electoral list of 1985.
•Rehab area upto 180 sq.ft. Each dwellers had to pay Rs.15000/- to Rs.18000/-
as contribution.
•Profits for promoters were capped at 25% and FSI restricted upto 2.5 of total
area to accommodate both rehab and sale components.
•This scheme was later scrapped and new Slum rehabilitation scheme was
introduced with the formation of SR Authority.
•Every slum structure existing as on 1/1/1995 or prior there-to is eligible for
rehabilitation.
14. Slum Redevelopment Scheme
•Slum dwellers get a self contained 225 sq. ft. carpet area
tenement free of cost. (currently this is being amended to 269 sq. ft.)
•Cost of construction of the rehabilitation tenements is cross-subsidized from the
sale of free sale tenements in the open market.
•FSI generates from Rehab to Sale ratio which is 1:0.75 for City, 1:1 for suburbs
& 1:1.333 for Dharavi.
• FSI is generated on the basis of no of rehab units on the plot and NOT as per size
of the plot “It may exceed 2.5”.
•No financial involvement of the government.
•The entity developing the slum rehabilitation scheme is entitled to free
sale component in proportion to the rehab component.
•A sum of Rs. 20,000/- per tenement is recovered from the developer for
subsidizing the monthly maintenance of the building.
15. Types of rehabilitation scheme
• The density of dweller should be 500 tenements per hectare.
• TDR is available against Free sale component.
• 1 Balwadi and 1 Welfare center of standard size of 225 sq. ft. for
every 100 tenements.
• Clubbing of 2 SRS scheme having same rehabilitation to sale ratio.
16. Slums – Big problem for small city
As per the provisions of different sections
of Development Control Regulations (DCR):
•33.10 scheme : In the schemes approved under the provisions of this DC
regulation, the slums are rehabilitated on the same site.
•3.11 scheme : In the schemes approved under the provisions of this DC regulation, an
owner of vacant unencumbered land can use it for construction of PAP tenements for
which he is compensated by TDR for land and for construction.
•33.14 scheme : In this scheme, the landowner is allowed to consume the existing FSI
potential of the land, owned by him. The additional potential of 1.5 for suburbs, 1.66
for difficult area & 1.00 for island city (only for government or public sector plots) is
granted under this scheme.
The developer constructs transit tenements out of a prescribed part of this additional
potential. The balance of the additional potential is allowed as free sale component.
17. Example of tenement calculation.
• Under the In-situ scheme DCR 33(10)
If a Plot are of 1000 sq mtr consist 50 eligible huts and on it
there is a set back of 200 sq mtrs for DP Road, then
1000 – 200 = 800 sq mtrs with 50 huts.
So the density per hectare is
50/800 X 10,000 = 625 huts per hectare
Since > 500 huts therefore no PAP tenements
If < 500 huts PAP would be generated and submitted to SRA,
who in turn would use this to relocate project affected people
due to public work or other displacement reason.
18. Example of FSI
•Continuing on previous example,
under the In-situ scheme
FSI that would be available is calculated as below :
Rehab component =
50 x 25 sq. mtr. (269 sq ft) = 1250 sq. mtrs.
Additional component
passage + society office
Balwadi + Welfare cntr = 225 sq. mtrs.
Rehab component= 1475 sq. mtrs.
Tot FSI for salable portion= 1475 sq. mtrs.
19. Example of TDR
• From previous example what we get
– Rehab component= 1250 sq. mtr.
– Salable component= 1475 sq. mtr.
– BUA permissible = 2725 sq. mtr.
• Maximum permissible FSI in-situ is 2.5 hence :
– Plot size= 1000 sq mtr
– Max FSI= 2500 sq mtr (1000 x 2.5)
– Sale BUA= 1250 sq mtr (2500 – 1250)
– TDR = 225 sq mtr
21. Stages of implementation – Stage 1
70%of dwellers form
Co-op society
Appoints a Chief
promoter / opening of
bank account
Doc (land papers etc)
collected / Plot
measured / Structure
demarcated
Structure survey & no.
Table no of house
prepared
Developer appointed /
Developer appoints
engineer / surveyors
Developers enter into
individual agreement
with dwellers
Proposal with plan
annexure, documents
submited to SRA
Stage II commences
22. Stages of implementation – Stage 2
Scrutiny by sub-
engineer / scrutiny fee
calculated
Scrutiny fee paid by the
developers
Annexure II submitted
for certification /
Annexure III submitted
to Finance
Annexure I scrutinized
by Engineering Dept
Annexure II & III
certified by respective
authority
LOI, Layout , CC issued
Stage III commence
Stages of
implementation – Stage
2
23. Stages of implementation – Stage 3
Lots of allotments to
participant / latter to
non-participants
Arrangement of transit
accomodation (Onsite
or offsite)
Draw a lot for transit
accommodation
Dwellers shifts to
transit camp / non-
participant issued
notices
If non participants don’t
agree within 15 days,
they are physically
evicted from site
All structure
demolished and work
upto plinth level
completed
After verifying plinth
dimension, SRA grants
permission to construct
beyond plinth level
Stage IV commences
24. Stages of implementation – Stage 4
Plan for further rehab and
free sale building approved
Building permission for free
sale building given in
proportion to rehab building
Rehabilitation building
completed
Lists of allotees prepared /
allotment of tenements
made in joint names
Building completion
certificate submitted by
architect
Building and compliance
with IoA conditions verified/
Occupation permitted
Possesion as per allotment
SRA issues I.Card to slum
dwellers
Stage V commences
25. Stages of implementation – Stage 5
Commencement of
remaining free sale
building
construction
Further building
permission / OC
granted in due
course
Separate property card
for rehab plot, free sale
plot and reserved plot
prepared
27. Where SRA scheme can be implemented ?
Land area falling under following category
• Category I
– Slum falling under Residential, Commercial or Industrial zone.
• Category II
– Slums occupying more than 25% of non-buildable area such as
playgrounds etc.
• Category III
– Slums occupying the area buildable for public purpose such as
Primary or secondary schools.
• Category IV
– Area not covered under cat.II, cat.III and Cat V
28. Where SRA scheme can be implemented ?
Land area falling under following category
• Category V
– Slums occupying area reserved for public housing/high density
housing or housing for dishoused.
• Category VI
– Slum occupying area reserved for road widening projects.
• Category VII
– Any land not covered under any category above.
SRA schemes are not applicable to any CRZs. They are governed as
separate zones.
29. Costal regulation zones
There are three zones.
• CRZ I – Area between the high tide and low
tide line, where no development is permitted.
• CRZ II – where substantial development has
already occurred, but further development is
controlled.
• CRZ III –where sporadic development has
occurred, and only repairs and reconstruction is
allowed.
30. Other facilities provided by SRA
• Registration of Co-op societies for SRA projects.
• Final demarcation and change in record of rights.
• Leasing of land and transfer in records of right.
• Reduction in stamp duty.
• Reduction in property tax.
32. SRA – Requisites of a developer
•Solvency certificate to be provided by the developer from
the nationalized banks.
•Project record of last 5 years and the expenses incurred on such projects, duly
certified by the architect.
•Details of technical staff and equipments.
•Atleast had develop 25% of the current size of project in last 5 years.
These terms are relaxed for the project of size less than 500 sq. mtrs. This is in
view of encouraging new entrants in development.
Value of SRA Project Solvency certificate of
More than 10 crores Rs.30 lac
From 5 crores to 10 crores Rs. 15 lac
Below 5 crores Rs. 5 lac
33. Relaxation in building norms
•No separate kitchen compulsory.
•No size restriction on bath or water closet unit.
•Lift not a compulsion for ground + 5 storey building.
•Area of 2 mtr width provided as common passage in rehab building
shall not be counted towards FSI.
•If the height of building is more than 24 mtrs due to stilt in rehab
building, it will not be considered as high rise building under Fire
safety norms.
34. Developers grievances
• No availability of Pre-sale finance.
• Lack of formal institutions to provide construction finance.
• Rigid red tapism and huge under the table transaction.
• Nuisance created from local slum dwellers due to vested
interest.
• Slum lands considered as tricky collateral by most lenders
35. Some allegations of misdoings
• Laskaria Developers
–Allegedly acquired 52 hectares in Malwani, Malad
for Rs.53 crores.
–Total Finance available, including loan and capital, is Rs.52 lac
–2.5 hectare of total plot is under CRZ.
• Shivalik Ventures
–False claim of acquiring 70% approval from residents
–Also claims of receiving NOC from private landowners, no relevant paper
submitted to authority.
• Lokhandwala Developers
–6.9 hectares of plot in Haji Ali and Worli acquired
–Norm of 70% approval from locals was asked to be ignored by officials
–The cut-off was advised to be extended till 2000 instead of 1995
36. Final word
• One must beware of ministers who can do nothing without
money, and those who want to do everything with money.
• Late Smt. Indira Gandhi (November 19, 1917 - October 31, 1984)
37. References
• SRA website www.sra.gov.in
• Research paper by Prof.Vinit Mukhija “Enabling
Slum development in Mumbai – Policy paradox in
practice”
• Presentation on housing scams by Dr.Kirit Somaiya
– BJP national secretary.
