CONTENTS
PARTA
SituationAssessment
OverviewofAhmedabad’sCity
ExistingSituationAnalysisforHousingMarket
IntroductiontotheStrategy
IndividualSubStrategiesandFormulating City-wideStrategy
RationalforSub-strategy
CurrentProblemsandScenarioBuilding
CurrentPolicyFramework Case Study PolicyStudy
AnalyzingCurrentPolicyanditsNew Framework Proposals
SuggestingReformsandNewFrameworkfor thePolicy
FuturePotentialforCurrentSituation
CapitalInvestmentPlan GrantPatterns
CityWideFuturePotential
Aim
Thestudioaimsatdevelopingstrategic interventions to improve access to affordablehousing.
Objective
1. The housing need and demand in Ahmedabad and how it is catered by thecurrentstock.
2. The impact of large-scale future infrastructureprojectsonthehousing sector with the focus on emergence ofrentalhousing.
3. Assessing the city’s affordability acrossthehousingladder
4. The role of state, market and communities in providing affordable housing.
5. How TDR based redevelopment strategiesleadtooptimalutilizationof land to deliver range of decent housingchoices
6. The impact of large-scale future infrastructureprojectsonthehousing sector with the focus on emergence ofrentalhousing.
SituationAssessment
OverviewofAhmedabad-Demographicanalysis
Source:CensusIndia.
Spatialgrowthandtrendanalysis
Understandinghousingflowthrough analysisofRERArepository
Methodology
Thedatafor each micromarket undereach parameteris normalized GUJRERA websiteisused toobtaindata forresidential projectsinthe cityof Ahmedabad.
13parameters werechosen& 13micro marketswere chosenbased onsimilarities inhousing characteristics . Thedatais sorted,andthe 13parameters wereanalyzed usingMSExcel
Weightagesgiventoallparameters Scoringisdone Rankingisdone
Thestudioaimsatdevelopingstrategicinterventionstoimproveaccesstoaffordable housing. Real-estatetrendsandhousingflowanalysis
ThejantriratetomarketratedifferenceishighinWesternAhmedabadthanEast.This showsthatthedemandforresidentialunitsishigherinWestthanEast. Source:RERArepository
Minalscoresofmicromarketsinpercentage
The micromarkets Gota, Thaltej-Prahlad Nagar and Nikol Naroda are performing the best in termsofnewResidentialrealestateprojects.
Micromarkets like Sola-Science city and Bopal Ghuma havemaximum variation in the type of projectsandproductmixes.
Micro-Market
There is a high percentage of affordable housing projects in BopalGhuma–Presence of RAH 1 zone,ProximitytoSP Ring road, low market rates and expected faster land appreciation.
With its strategic location offering easy access to key areas of Ahmedabad, good road and transport network including the commercial hubs and educational institutions,BopalGhumahasbecomeapreferreddestinationforhomebuyers.
Bopal was newly added to AMC boundary 2011
High%ofspeculativeinvestments duetoexpectedROR.
Overall, the graphs suggest that though the maximum number of dwelling units supplied in Bopal-Ghuma are of 3BHK type, they occupy a lesser share of the percentage of carpet area. This explains that the 3BHK are more cramped – RAH regulations90sqm
Thejantritomarket rateis5.18timesof jantriaswecanalso saythemoregapin markettojantrirate alsosuggestmore salabilityanddemand ofmicro-market.
Bopal-Ghuma
Hereiswheregovernmentcancomeupwiththehousingschemes,policiesorsubsidies atnational,stateorcitylevelwithschemelikeslumNetworkingprogram,In-situ Redevelopmentofslums,BasicservicesonsiteEtc.
TenabilityAssessment
What is tenable slums ?
Land which is not on developmentorrestrictedareas whereservicescangetledsuch landsaretenablelands.
Slumswhichareonlandsuchasmarginsoflake andwaterbodies,developmentareaofrailway lines, metro line, HSR, or any land where such urban development project will get developed thoselandsareconsideredasuntenable.
1. Landnotindevelopment areasorclimateprotected area
2. Nosuchfuture developmenttenders
3. Landcangetallthegovt. Infrastructureasitsnot untenableandlandwhich cangetphysical infrastructureeasily
In-SituSlumUpgradation ProgramandRe-Development
Untenable Slums
Tenable Slums
Buffer (under Water body, HSR, RAILWAY, Flood prone area)
Slums located: environment sensitive area, along railway, metro, BRTS, Sabarmati riverfront, area near water body etc.
SlumTypology&Strategy
SlumRelocation
Slumsonpublicland
1. Slums on high land price, commercially viable for private developer. (1st priority)
2. Rest of slums on public land (2nd priority)
Rest of all the SlumSettlement
SlumsonPrivate land SlumsonMixedland
In-situredevelopment In-situ infrastructure andhousing upgradation
1.Basedonexisting Landownership, housingcondition andservicelevel
SlumsonULB& StateLand
Mixedstrategyofinsiture-development andin-situ upgradation accordingtothe situation
Mixedstrategy ofin-situredevelopment andin-situ upgradation accordingtothe situation
NewPolicyFramework“In-situSlumUpgrade”
(SlumNetworkingProgram)umbrellaprogram
723 HH
• "occupancy price" means such sum of money as notified by the State Governmentwhichtheoccupantisobligedtopayforvalidatingtheoccupancy.
• Tolegalisethelandtheresidentswillpaypercentageofjantriratewithrespectto theplotarea.
MicroFinanceforIncrementalApproach
“Gruh” Finance Home Loans For Incremental approach like programs like cool roof, solar or such approach like extension of there house will be approached by GRUH Finance loan products on eachslumsite. OR “SEWA” Finance Home Loans
7,358,186,381 (735 Cr.)
Policy2.ResettlementandRelocation
AnalyzingCurrentSituation
Thebillisaframeworktoprovidetherehabilitation,relocationandresettlingthepeople affected due to the climate change, government project like road widening, public spacedevelopment,oranykindofgovt.leadprojectsetc. providethemwithhousing infrastructure, food, water and basic amenities, providing them with employment opportunitiestogainbacktheirlostlivelihood.
Also SNP has stopped after PMAY and so no new projects are been executed and slumre-development
Majority of slums on eastern side and central of Ahmedabad needs to go under R&R
Andcentral Ahmedabaddoesnot haveSEWSPlots
GrantPattern
slums Nearest SEWS under AHP Units UnitPricebreakupfordifferentstakeholders underR&Rpolicy TotalCostOfaUnit=7L
Inboththecasesanyrelocation infurtherresettlementand relocationwillhappenwithin3 kmofdiameter.
Those HH will go for nearest ISSR under AHP units.
slums
CityWideHousingStrategySynthesis
LookingtohousingAspirationalLadder
