Urban Housing Plan & Strategy

// A case of Rajkot

PORTFOLIO URBAN HOUSING PLAN & STRATEGY PRIYANKITA PANT | PP0006717

1

URBAN HOUSING PLAN & STRATEGY

About the Studio Urban Housing Plan and Strategy Studio, guided by Sejal Patel & Madhu Bharti, aims to understand the present housing scenario & developing an urban housing strategy plan for Rajkot by providing a spectrum of choices which are affordable to all & to understand the role of different stakeholders as providers & enablers.

The key Principles of the studio are: // Housing to be viewed as an integrated market rather than discrete sub-markets for different income groups where failures in any sub-market have ramifications across the city. Hence the state must enable distortion and barriers across all sub-markets rather than focus only on lower income sub-market. // Housing affordability is a function of specifics of local land and labor market. Hence, the minimum affordability line has to be defined for a city which is understood as the income group for which the smallest formal dwelling unit provided by the markets is not affordable. // Right-sizing the role of the state in Housing Sector. The state will provide financial support to those households which fall below the minimum affordability line whereas it is enable the markets to provide adequate affordable housing for households above this line. // Urban renewal is as important as new housing construction and 2

My Contribution to the Studio adequate emphasis must be on urban renewal and redevelopment policies. // Transaction delays and costs often constraint the markets and increase in affordability. Strategies must include reforms to reduce these. // Efficient delivery of serviced land to the markets can reduce constraints to the markets and enhance affordability and reduce unauthorized development.

The studio was divided into three Phases: // Phase 1: We collect information about Rajkot, both from primary and secondary sources & understand the role of various stakeholders as enablers or providers in the market. // Phase 2: For analysis of the above data to find out the issues and potential of Rajkot. Also we, try & understand if the supply of land is adequate through Predict & Provide method and making room method. // Phase 3: We develop our proposals based on our findings & the principles of the Studio keeping in mind the Studio objectives i.e. to develop strategies to enable markets to provide adequate and affordable housing stock across all the income groups and to develop strategies to provide support to the households that are seeking housing adjustments and not catered by market.

//Phase 1 As part of the group studying the Spatial Growth we mapped the growth of the city using Google maps and showed in which direction it was growing. We also studied the various Development Plans that were proposed for Rajkot over the years.

The second step into this phase was collecting data from primary sources by conducting various stakeholder interviews and conducting our household surveys.

Our stakeholders were the slum dwellers. After analyzing the data from secondary sources, we identified the slums we need to study : untenable slums, the slums on the periphery and inner city slums. We visited a few of each of these slums to asses their condition and talk to the people about their

problems. . //Phase 2 In this phase I tried to project the growth of the city using Shlomo Angel’s Making Room approach.

We as a group, analyzed the data we collected from our Primary survey: we arranged the no. of Households according to their incomes and the housing typology they live in & defined the hosing affordability line, I analyzed the problems faced by the people in the city in making Housing Adjustments i.e. Mobility and Incremental Growth as seen in our survey. //Phase 3 In this phase I worked on two proposals: In-Situ Upgrading of Slums and Improving accessibility to decent affordable housing for people living in Formal Substandard

// A case of Rajkot

Introduction to Rajkot

Contents 01

About the Studio

02

02

My Role in the studio

02

03 Contents 03 03

Introduction to Rajkot

03

Phase I 04

Spatial Growth of Rajkot

04

05

The Development Plan

05

06

Slums of Rajkot

06

Phase II 07

Making Room

08

08

Trends from HH Survey

09

Phase III 09

10

Slum: In situ upgrade

10

Housing Adjustments

14

11

References

18

Rajkot is the fourth largest city in Gujarat, after Ahmedabad, Varodra & Surat, both in terms of population and area. Rajkot is also the 28th largest urban agglomeration in India and is ranked as 22nd in “World’s fastest growing cities & urban areas” for the period 2006 to 2020.

Looking at its growth rate and rapid expansion, there is a pressing need for planners to develop and Plan for the city. //Regional Context Rajkot is strategically located in the centre of Suarashtra Region in the Aji basin. Rajkot is spread on both banks of Aji River which cuts through the city. The city is well connected not only to major towns within the state but also to neighboring states through strong transportation linkages all by rail, and road.

The notified Rajkot Urban Development Area is carved out of 5 talukas - Rajkot, Padadhari, lodika, kotdasangani and Tankara from Rajkot District. RUDA is surrounded by small villages from other talukas.

There are 3 urban centers (Municipalities) close to Rajkot: Jamnagar in the north westerns part, Bhavagar to the southeast and Junagadh in the east.

//Growth of Rajkot 1947-61 Small scale industrial estate established at A (Bhakti Nagar Industrial area) results in development of B (Bhakti Nagar Station Plot), for residential & commercial purpose. Commuting routs C and D (which connects Surendranagar and Bhavnagar made it possible for development of surrounding area for the residential and industrial use. E In this period the railway line was shifted from the middle of the city 1961-90 A being main lines of communication by road and rail respectively to Rajkot and other industrial cities, the area developed as residential area for the workers.

B road connects to Bhavnagar and B’ developed as Aji industrial estate. C Physical growth took place towards Gondal road and Bhaktinagar due to the development of roads, national highways and industrial estate.

E Saurashtra University developed on the western side of the city and the area is now slowly developing with institutional and residential land use, there by accelerating the growth on Kalawad road.

Source: RUDA Report Part 1

3

URBAN HOUSING PLAN & STRATEGY

HOW HAS THE CITY GROWN SPATIALLY? HOW HAS THE CITY GROWN SPATIALLY?

Phase I // Spatial Growth of Rajkot

We traced the spatial growth of the city for The growth pattern is Composite as corridor three decades, from 1986-2016 for every five growth can be observed along major highways. years.

The Ring Road is completed.

1986-1991 2006-20011 Area 1986 : 14.56 sq.km 1991 : 33.62 sq.km Area 2006 : 75.05 sq.km 2011 : 91.17 sq.km These five years see the highest growth rate at These five years a rate at 21 % The growth 130 % The growth pattern is concentric. pattern is Composite.

2001-2006 1991-1996 1996-20011991-1996 2011-2016 2006-2011 2011-2016 Growth: Concentric Growth: Concentric Growth: Composite Growth: Composite Growth: Composite Area 38.91 1991 : 33.62 sq.km 1996 : 38.91 sq.km Area 201175.05 : 91.17 sq.km 2016 2011 : 154.19 sq.km 91.17 sq.km 33.62 sq.km 1991 48.08 sq.km 1996 sq.km 2001 2006 sq.km 69% 15% 19% 130% 2001-2006 56% 1991-1996 1996-2001 2011-2016 2006-2011 These48.08five a growth rate at 15 %GROWTH The These five years see21% the second highest growth 2016 154.19 sq.km GROWTH RATE GROWTH see RATE GROWTH RATE RATE 1996 2001 sq.km years 38.91 sq.km 2006 2011 GROWTH RATE Growth: Concentric Growth: Concentric Growth: Composite75.05 sq.km Growth: Composite 91.17 sq.km GROWTH RATE Growth: Composite 2011 growth pattern19% is concentric.

New roads 2006 rate at 69%75.05 The is Composite.

91.17 sq.km 33.62 sq.km 1991 48.08arterial sq.km 1996 38.91 sq.km 2001 sq.km growth pattern 69% 15% 130% 21% 56% 2016 154.19 sq.km GROWTH RATE GROWTH RATE GROWTH RATE GROWTH RATE GROWTH RATE 1996 91.17 sq.km 2001 48.08 sq.km 38.91 sq.km 2006 2011 get added.

75.05 sq.km GROWTH RATE 1996-2001 So, Rajkot has composite growth in the years 2011 Surendranagar 1991-2001 Area 1996 2001: 38.91 sq.km 2001 : 48.08 sq.km 2001-2018.

These five years see a growth rate at 19% The 2001-is2011 Surendranagar 1991-2001 growth pattern concentric. The ring road We also see that in between the years 2001-11 partially constructed. the spatial growth was much more than the 2001-2006 population growth when compared to years SPATIAL VARIATION SPATIAL VARIATION 1986-1991 2001-2006 1991-1996 1986-1991 1996-2001 2011-201 2001-2006 1991-1996 2006-2011 1996-2001 2006-2011 Growth: Concentric Growth: Concentric Concentric Composite Growth: AreaGrowth: 2001 : 48.08Growth: sq.km 2006 : 75.05 sq.km Growth:1991-2001, which meansGrowth: the Composite city is sprawling.

Growth: Concentric Concentric Growth: Concentric Growth: Composite Growth: Composite 14.5 Sq.Km 43.09 Sq.Km 2011 33.62 sq.km 1991 1996 38.91 sq.km 2006 75.05 sq.km 1991 five years 14.56 sq.km1986 1996 at 1986 2001 2006 14.56 sq.km SPATIAL VARIATION VARIATION These see a growth rate 56 % 38.91 sq.km2001 15% 33.62 sq.km 19% 15% SPATIAL 19% 48.08 sq.km 130% 21% 75.05 sq.km 56% 48.08 sq.km 130% 56%

How has the city Grown Spatially?

HOW HAS THEHAS CITYTHE GROW HOW CITY

1986-1991 Growth: Concentric 14.56 sq.km

1986

1986-1991 33.62 sq.km Concentric

1991 Growth:

14.56 sq.km

1986

33.62 sq.km

1991

E:\CEPT\Semester 2\01_Studio\Assignment_01\DCHB\DCHB 2011\rj_map1.jpg

Jamnagar

E:\CEPT\Semester 2\01_Studio\Assignment_01\DCHB\DCHB 2011\rj_map1.jpg

Jamnagar

HOW HAS THE CITY GROWN SPATIALLY?

CITY GROWTH: SPATIAL VS DEMOGRAPHIC CITY GROWTH: SPATIAL VS DEMOGRAPHIC

%

1996

38.91 sq.km

48.08 sq.km

2001

Amreli 2006

GROWTH RATE 1996 GROWTH RATE38.91 sq.km

%

53.25% GROWTH RATE 2006

14.5 Sq.Km 2006-2011 Population Growth: Composite

2001-2006 Growth: Composite

19%

%

GROWTH RATE 33.62 sq.km 1996

33.62 sq.km1991

1991

1996-2001 Growth: Concentric

56%

Area GROWTH RATEPopulation 2011

GROWTH RATE 38.91 sq.km2001

%

GROWTH RATE GROWTH RATE48.08 sq.km 2006

%

32.0% RATE GROWTH

GROWTH RATE 48.08 sq.km 2001

2011-201643.09 Sq.Km Population Growth: Composite

GROWTH RATE 75.05 sq.km 2006

2011 91.17 sq.km 75.05 sq.km 69% Growth City Growth: Spatial Growth Vs Population 21% Area

GROWTH RATE75.05 sq.km 2011

GROWTH RATE

91.17 sq.km 2011

GROWTH RATE

2016 91.17 sq.km

GRO

CITY GROWTH: SPATIAL SPATIA VS DE CITY GROWTH:

2001- 20112001-2011 2001- 2011 JunagadhGROWN SPATIALLY? OW HAS THE CITY Surendranagar 1991-2001 Surendranagar 1991-2001 Amreli Jamnagar Jamnagar CITY GROWTH: SPATIAL VS DEMOGRAPHIC IMPACT OF DEVELOPMENT PLANS Junagadh 2016 1984 2002 Spatial Variation : 14.50 Sq km 2001- 2011 IMPACT OF DEVELOPMENT PLANS Spatial Variation : 43.10 Sq km

H RATE

%

2001

48.08 sq.km

GROWTH RATE

75.05 sq.km

E:\CEPT\Semester 2\01_Studio\Assignment_01\DCHB\DCHB 2011\rj_map1.jpg

E:\CEPT\Semester 2\01_Studio\Assignment_01\DCHB\DCHB 2011\rj_map1.jpg

Area

CONTEXT MAP

GROWTH RATE

91.17 sq.km

43.01% 53.25% 1991-2001

2016

89.6%

Population 1991 : 6.54 Lakhs

SPATIAL VARIATION SPATIAL VARIATION 2002 Population 2001 : 10.03 Lakhs 14.5 Sq.Km

SPATIAL VARIATION

43.09 Sq.Km

GROWTH RATE

Area

H RATE

2006 2011

%

2011-2016 32.0% CONTEXT MAPComposite CONTEXT MAP Growth:

sq.km 43.01%198475.05 DEVELOPMENT PLAN 21%

2011

GROWTH RATE 91.17 sq.km Land under green was

Area

1984

2016 proposed Reservations for Public Purpose by 1984RMC DEVELOPMENT PLAN Land underRUDA: green480 wassq.km proposed RMC : 69 sq.km Reservations Public Purpose by Notification year: for 1984 RMC Horizon year: 2001 RMC : 69 sq.km RUDA: 480 sq.km Notification year: 1984 Horizon year: 2001

-

GROWTH RATE

Population Junagadh 91.17 sq.km 154.19 sq.km

69% 1984

GROWTH RATE

Amreli Junagadh 89.6%

2002 GROWTH: SPATIAL VS DEMOGRAPHIC 4

14.5 Sq.Km

% GROWTH RATE % GROWTH RATE % Growth Rate Population Population Population 53.25% 53.25% 53.25%

SPATIAL VARIATION

14.5 Sq.Km

2006-2011 53.25% Growth: Composite

89.6%

Area

43.01%

1984

Population

GROWTH RATE

32.0%

CONTEXT MAP

%

Population 154.19 sq.km

Amreli

Area

Area

43.01%

2002

43.01%

2002

2004 DEVELOPMENT PLAN Provision of restricted residential zones De-reservation policy adopted and public utility plots made 2004 DEVELOPMENT PLANTP Schemes available through -Provision restricted residential Planning of in accordance with thezones - Transportation to Segregate De-reservation policy adopted and public utility Regional and Domestic traffic by proposing Ringplots Roadmade available through Schemes RMC : 104.85 sq.kmTPRUDA: 670 sq.km Planning in accordance Notification year: 2004 with the - Transportation to Segregate Regional and2013 Domestic traffic by proposing Ring Road Horizon year: RMC : 104.85 sq.km RUDA: 670 sq.km

IMPACT OF DEVELOPMENT PLANS 2016

2011 : 13.23 Lakhs % Growth Rate % GROWTH RATE % GROWTH RATE Population Population Population 32.00% 32.0% 32.0%

43.09 Sq.Km

Area

Area

43.00%

Population 2001 : 10.03 Lakhs SPATIAL VARIATION SPATIAL 2016 VARIATION Population 43.09 Sq.Km

Area

Area

89.6%

89.6%

IMPACT IMPACT OF DEVELOP OF 90.00%

RMC : 104.85 sq.km RUDA: 670 sq.km

2016

Notification year: 2016 Data Source: Google Earth & Census 2011 Horizon year: 2031 RMC : 104.85 sq.km RUDA: 670 sq.km Notification year: 2016 Horizon year: 2031

201

// A case of Rajkot

The Development Plan Development Plan 2001 Sanction year : 1984 Horizon year : 2001 RMC Area : 69 sq km RUDA Area : 480 sq km Land under Green was reserved, building on it was not allowed.

Development Plan 2015 Sanction year : 2002 Horizon year : 2015 RMC Area : 105 sq km RUDA Area : 670 sq km De-reservation policy adopted and land made available through TPS Planning in accordance with Transportation to Segregate Regional and Domestic traffic by proposing Ring Road.

Draft Development Plan Horizon year : 2031 RMC Area : 130 sq km RUDA Area : 670 sq km The DP proposes a new ring road, which will have a BRTS corridor. Tranzit Oriented Zone & Residential Afforable Housing Zone is proposed along this new ring road.

Source: RUDA Report Part 1

5

URBAN HOUSING PLAN & STRATEGY

Phase I // Slum of Rajkot // Tenability of slums

Slum Profile

Tenable Slums – means all slums which are not located on hazardous locations suitable for human habitation and the land is not earmarked for any major public facilities and therefore it can be regularized in the same location.

Untenable Slums – are those slums which are on environmentally hazardous sites (like riverbank, pond sites, hilly or marshy terrains, etc.), Ecologically sensitive sites (like mangroves, national parks, sanctuaries, etc.), and on land marked for public utilities and services (such as major roads, railway tracks, trunk infrastructure, etc.).

Rajkot (UA)

RMC

Slums

Of the 112 slums: 18 are Untenable, 87 are Tenable & 07 are Tenable + Untenable However from our study we have found out that not all slums marked as Untenable are on ecologically sensitive sites or environmentally hazardous sites. Some of these are marked untenable as they are on RMC land or reserved under the T. P. Schemes and these will also be relocated unless declared tenable.

In my opinion slum relocation should be the last option, reserved for sites where which are prone to hazards like floods, In the next section we will illustrate the slums we visited to ascertain the extent of the problem.

%

Population

13.23 lacs

12.86 Lacs 1.83 lacs

14%

Area (sq.km)

91

105

5

5%

Households

547 K

44 K

8% Sarbhangi Vas

Data Source: Census 2011 Rajkot slum atlas, CUE & RMC

6

// A case of Rajkot

Visiting the Slum Sarbhagi Vas

Rukhyapara

Veermaya Plot

Location : Ward 3 Status : Untenable because on RMC land

Location : Ward 4 Status : Untenable because on Aji River Bed It is around 15 years old and most of the houses are kuchha

Location : Ward 9 Status : Tenable It is around 70 years old and the houses are also Pukka. The slum is densely populated with houses going up to G+2

It is around 70 years old but most of the houses are kuchha or newly constructed pucca houses here.

The roads in the slum were unpaved & people reported the basic services to be very poor.

There are rumors of a riverfront project circulating amongst the slum dwellers and most of them hope to get a good rehabilitation package. At the same time the people are apprehensive and do not wish to be separated from their community

Kuchha Housing in the slum

Kuchha Housing in the slum

Talking to the people, understanding their concerns

Lack of solid waste management in the slum leads to people dumping waste on river bed

The roads in the slum were paved & people reported that they have individual toilets and tap connection & there are community toilets & taps provided by RMC for Households which don’t.

Narrow streets and dense housing conditions

RMC Public Toilet signboard 7

URBAN HOUSING PLAN & STRATEGY

Phase II // Making Room Approach Shlomo Angel’s Making Room approach is different from the conventional predict, provide and design approach, which is based on projecting populations and then giving them area as per norms. This is based on the declining densities of the various cities the author studied. According to him cities’ densities decline at an annual rate of 2% or 1% or do not decline and accordingly we have three scenarios.

Map showing serviced land expansion to be provided for next 5 years & RUDA boundary expansion towards the west in order to accommodate growth in the next 10 years. The Growth Pattern and Property Prices indicate great demand in the west.

Source: Jantri Rate 8

// A case of Rajkot

Phase II // Trends from HH Survey // Defining the affordability line The least priced formal housing unit in the market is at Rs 10 laksh. Considering a Price to Income ratio of 4, the annual income at which this is afforable is Rs 2.5 lakhs 37% of the total Households have annual household income below Rs 2.5 Lakhs.

There households are not catered by the formal market and will henceforth be called households below affordability line.

Income at Rs 2.5 Lakhs becomes the affordability line.

// Housing Adjustment 13% of the total households are going to make housing adjustments in the next 5 years Out of these 13%: 19 % of the Households are going for Increment 52 % of the Households are going for Mobility 01 % of the Households wish to go for Redevelopment 27 % of the Households are going for Repairs/ Renovation

Source: Primary Survey

9

URBAN HOUSING PLAN & STRATEGY

Phase III // In situ Upgrade of Slums // Overall Slum strategy Our Slum strategy is simple. The Untenable slums will be Relocated, Tenable slums on high potential land will be redeveloped under PPP mechanism & the remaining slums undergo upgrade. // Assumption Not all slums are viable for redevelopment. Basic Services like water taps and toilets in home, paved roads and proper drainage system can improve the life of the people and this along with tenure rights also encourage people to upgrade their housing.

Slum Participating under the second program will get basic services: paved roads, water supply, drainage lines and toilets without any beneficiary contribution.

Slums with Grade A, B, C, D may go for Regularization: 30 slums, 15261 HH

// Slum Indexing A Slum index is prepared to ascertain which slum may go for Regularization & which may go for upgrade on the basis of following:

Slums with Grade E, F, G may get Basic Services: 21 slums, 6271 HH Indexing can also be used for Phasing of the projects. Higher Grades may be upgraded first.

// Intervention We are proposing two program under in-situ upgrade of Slums: Slum Regularization and Extending Basic services.

Slums participating under the first program will get land tenure, special Slum Development Control Regulations will be created to regularize these slum, incomplete services will be extended to them.

If a slum is complying will all the regulations they will no longer remain informal. The beneficiary will have to pay 30% of the cost of land and infrastructure and the rest will be borne by RMC. Apart from that they will also pay for any DU upgrades they are making to comply with the DCR on their own.

10

// Land Tenure Land tenure is given depending on the AGE of the slum. Slums over 30 yrs age will get Patta. The Community will have group tenure and they can’t sell this land.

Reserved land under TP schemes will also be given to the occupants Defacto tenure will be given to slums below 30 years. These Slums will get a certificate that they will not be evicted for the next 10 yrs or untill they turn 30 which ever is less, after which they will get land patta.

Khodiyar Nagar Ward 21 Age 29 yrs Indraprastha Ward 10 Age 27 yrs Anandnagar Ward 16 Age 20 yrs The above slums will get de-facto tenure until they turn 10 Data Source: Rajkot slum atlas, CUE

// A case of Rajkot

Regulations for Slums

Development Process

Regulations for Slums are based on the following principles 1. Improving the situation of slum dwellers without incurring too much cost, focusing on Health & Safety.

2. Giving higher FSI so as to support incremental growth which will in turn finance the housing upgrade.

The following are the Slum Regulations:

The Slum Community needs to form into a Society.

As Rajkot has no NGO the RMC UCD cell will have to take the role of hand holding.

For financial assistance RMC may facilitate soft loans

1

3

// Min. size of unit: 13 sq.mt.

Reason So that 1RK DUs can get regularized

// Min COP 5% of slum area Reason To provide open spaces with min. demolition

4

2

// Height 3 times the abutting road. Max height: 12 m Reason To promote incremental growth keeping the mind externalities

// Min. Road width: 3m Road width for main Road: 6m Reason Each house to be have a 3 m wide road abutting it 6 m for main road for fire tender movement

5

//3m margins all around the site Reason To mange externalities with minimum demolition.

Phase I

After Phase 1 is complete the slum will get regularized i.e. it will no longer be informal.

Post regularization they will have access to finance for Incremental Growth.

Phase II

Site Interventions Provision of internal Road & Common Plot This may lead to Relocation of HHs. Provision of basic services to each HH: water supply & drainage

Plantation of trees

Street Lights

Dwelling Unit Interventions The Dwelling Unit needs to be Pukka for Slum Regularization.

And each Dwelling Unit needs to have a Toilet & water tap.

Incremental Growth 11

URBAN HOUSING PLAN & STRATEGY

Pilot Project 2: Sharmjivi Udyog Nagar

Pilot Project 1: Amar Nagar HH Area Density Avg. Income

: 90 : 0.97 Ha : 92 Du/Ha : Rs 7300 per annum

Pukka HH HH with Taps HH with Toilets Road

: 65% : 60% : 80% : Unpaved

// Cost for infrastructure Upgrade Cost per Dwelling Unit Ext. Water Supply : Rs 500 Toilet : Rs 12,000 Total Cost Water supply : Rs 20,000 Toilet : Rs 1,80,000 Paving Road : Rs 38,00,000 Streetlights : Rs 25,867 Plantation : Rs 2,42,500 Total Cost to upgrade Infrastructure

: Rs 4.1 Lakh Total Cost per HH Rs 362 // Cost for infrastructure Upgrade Land Cost : Rs 9 CR Land Rate (Jantri): Rs 9,400 sq. mt.

Average Plot size: 65 sq. mt.

Land Cost per HH: Rs 6.1 Lakhs

HH Area Density Avg. Income

: 1390 : 13.9 Ha : 100 Du/Ha : Rs 66,500 per ann.

Pukka HH HH with Taps HH with Toilets Road

: : : :

65% 60% 80% Unpaved

// Rehabilitation Scheme for demolished houses About 4% of the Dwelling Units get demolished to make the required 5% of open space.

For their sacrifice, they will get relocated to a fully constructed Dwelling Unit in the nearest Affordable Housing Project.

Tenants will get Rental Vouchers If we scale the 4.5% demolishe Dwelling Units in our Pilot Project to the total slums to be regularized about 680 HH will need R&R

// Cost of Housing Upgrade

Data Source: Rajkot slum atlas, CUE 12

// A case of Rajkot

Finance models & Cost of Project // Rental Model for Incremental Growth

// Slum Regularization Household Catered: 15,260 Total Cost of Land: Rs 2200 Cr Total Cost of Infrastructure: Rs 25 Cr Total Cost of Water Supply & Toilets: Rs 1Cr Grand Total: Rs 2226 Cr Cost per HH: Rs 14 Lakhs Cost to RMC Cost of Land : Cost of Infrastructure : Grand Total : Cost Per HH :

Rs 1540 Cr Rs 24 Cr Rs 1564 Cr Rs 10 Lakhs

Beneficiary Contribution Land Water Supply & Toilets Grand Total

Rs 660 Cr Rs 1 Cr Rs 661 Cr

: : :

//Slum Upgrade Household Catered : Total Cost to RMC : (For both Programs)

Rs 21,530 Rs 1558 Cr

Cost to RMC // Basic Services Program Household Catered: 6,270 Total Cost of Infrastructure : Household Catered : Cost per HH:

Rs

18 Cr 6,270 Rs 28,700

Cost To RMC :

Rs 28,700

Beneficiary Contribution :

NIL

13

URBAN HOUSING PLAN & STRATEGY

Phase III // Housing Adjustments // Housing Adjustment for Formal Housing in substandard condition This strategy will focus on enabling the households that can’t afford a new formal unit & are currently living in substandard housing to make Housing adjustments. // Assumption Formal Housing in substandard condition are of the following types: 1. Congested 2. Obsolete or Dilapidated Households living in congested conditions may want to go for Incremental Growth.

Households living in dilapidated houses will want to go for repairs/ renovation.

Alternatively, they may want to go for Redevelopment. // Intervention Housing Upgrade Area of intervention for Congested housing will be the gamtals as the areas of these houses are mostly ranging from 20 to 50 sq.m and people living in congestion conditions. Regulations do not

support incremental growth.

Therefore there is a need to relaxation of regulations & financial incentives.

We are also suggesting reforms in Beneficiary Lead Construction, vertical of PMAY to make it more efficient in context to Rajkot. As housing affordability is a function of specifics of local land and labor market, it is important that a national policy like PMAY is reformed for Rajkot according to cities requirement.

Redevelopment Urban renewal is as important as new housing, more so in the case of Rajkot as the city has a low rise low density character.

For households willing to redevelopment we are looking at Cluster Redevelopment Policy (reference of 33 (9) of MMRDA.) Area of intervention will be the City area B or the old RMC boundary.

We are also proposing Local Area Plan for city area A which is the core city and acts as a Central Business District (Work Trip Survey, Transport Studio). Under LAP we will look at improving the public realm

// Map showing areas of interventions City area A City area B Gamtals in Ruda Dara Source: RUDA Report Part 1

14

// A case of Rajkot

Housing Adjustment: Upgrade // Existing Situation in Gamtal From our surveys we find three major issues in Gamtals of Rajkot (with in RMC area.)

1 Small plot Sizes Plot sizes in Gamtal are as small as 13 sq mt Total built possible is about 30 sq mt (FSI 2.25) Such housing may become congested as the family expands

// Proposed Changes in the GDCR factors leading to illegal construction 3 Lack of financial assistance, as Beneficiary Lead Construction subsidy under PMAY is not catering to the region to Rajkot

2 Changing Aspirations of the residents, combined with the above

15

URBAN HOUSING PLAN & STRATEGY

Rental Model for Gamtal

Affordability Gap Funding

REFORMS FOR BLC // Existing Policy for Enhancement BLC gives assistance to HH belonging to EWS category (Income< 3 Lakh) DU size below 21 sq m can get this subsidy for enhancement Enhancement Min 9 sq m and Maximum 30 sq m Total cost of the house is given as assistance upto Rs 3Lakhs (1.5 Central & 1.5 State // How it does not cater to Rajkot Current policy suggests 3.0 Lakhs as the Income Cap but the affordability line is at 2.5 Lakhs Also only 25% of the DU are below 20 sq m So only 25%, will be able to benefit from the scheme Finally, this being a direct subsidy and 16

not a gap funding it requires Grants from Central & State Govt

Total Cost for Subsidy Rs 70 CR Total Households 4,700

// Reforms Proposed We propose an Income Cap to be 1.2 lakhs instead of giving benefits to everyone belonging to the EWS category. We know that market alrady provides housing for an income of 2 Lakhs and above, so these people do not require subsidy. Similarly, enhancement is affordable for households groups earning over 1.2 Lkahs and so they also so not require substdy.

Area cap to be increased to 40%, thus 65% of the people who cannot afford will get benefited The Scheme will fund only the Gap in affordability.

Dara Source: Primary Survey

// A case of Rajkot

Cluster Redevelopment

Pilot Project 1: Average Scenario

//Objectives A framework for amalgamation plots of old dilapidated houses to come together & form a cluster. Land owners get new DU + Rent during construction period.

Min of 35 sq mt. & Maximum of 100 sq mt.

In order to interest to developers in these projects we provide a higher FSI of 3. The Developer will get free Sale units out of this.

Plot area Total Built up area

Regulations Min Plot

Existing (City Area B)

Proposed (Cluster Redevelopment)

25 sq. mt.

3,000 sq. mt.

FSI

2 (0.5 purchasable)

Front Setback

Plot Dev. : 1.5m 9 m for road Apartment 3m widening

Common Plot

NIL

3

: 4,150 sq mt : 12,400 sq. mt.

Pilot Project 2: Worst Case Plot area Total Built up area

: 5400 sq mt : 16,200 sq. mt.

Cost to the Developer Cost of construction for free DUs (25): Rs 3.1 Crs Rent Cost for 18 months : Rs 1.2 Crs Cost of Construction of Free Sale : Rs 18.6 Crs Total cost : Rs 22.9 Crs

Cost to the Developer Cost of construction for free DUs (80): Rs 10.0 Crs Rent Cost for 18 months : Rs 3.8 Crs Cost of Construction of Free Sale : Rs 17.2 Crs Total cost : Rs 31.0 Crs

Developerâ&#x20AC;&#x2122;s profit (assuming 40%) Grand Total Sale-able Built up Cost per sq mt

Developerâ&#x20AC;&#x2122;s profit (assuming 40%) Grand Total Sale-able Built up Cost per sq mt

: Rs 7.4 Crs : Rs 30.3 Cr : 10,225 sq. mt. : Rs 29,730

Comparing with current property rate in: Inner City : Rs 76,909 per sq. mt.

Periphery : Rs 36,527 per sq. mt.

The price is less than both. Hence, it is feasible

: Rs 6.9 Crs : Rs 37.9 Cr : 9,500 sq. mt. : Rs 39,900

Comparing with current property rate in: Inner City : Rs 76,909 per sq. mt.

Periphery : Rs 36,527 per sq. mt.

Even in the worst case the prices are comparable.

10% of built area

According to our analysis, for FSI 3, Volume/Capacity is < 0.7

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URBAN HOUSING PLAN & STRATEGY

References: 1 RAY Guidelines Ministry of Housing & Urban Poverty Alleviation, Government of India (2013) Rajiv Awas Yojana http://mhupa-RAY.gov.in/ This Report outlines the Governmentâ&#x20AC;&#x2122;s previous approach to housing policy 2 HFAPoA Guidelines Ministry of Housing & Urban Poverty Alleviation, Government of India (2016) Pradhan Mantri Awas Yojana This is the current policy approach taken up by the Government of India. Here, housing is viewed as an integrated market rather than discrete sub-markets for different income 3 Urban Housing Shortage Ministry of Housing & Urban Poverty Alleviation, National Building Organization Government of India (2012). Report on the Technical Group on Urban Housing Shortage It helped us understand how housing shortage is calculated.

4 Housing Matters Hammam S. (2013), Housing Matters World Bankâ&#x20AC;&#x2122;s Sixth Urban Research and Knowledge Symposium.

This paper summarizes all the debates and discussion, related to Urban Housing Policy, have

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happened over the past 3 decades.

It also illustrates some good policies from Chile and Singapore.

5 Slum Atlas Rajkot, CUE R.M.C. Rajkot, CUE, CEPT University Ahmadabad, (2013) Slum Atlas, Rajkot This Report provided us as the secondary source for slum data for Rajkot.

6 Making Room for a Planet of Cities Angel S. (2011), Making Room for a Planet of Cities, Lincoln Institute of Land Policy.

This Report illustrates how it is impossible to predict Urban Growth.

And how declining densities of city can give us some idea of urban sprawl.

7 RUDA reports with the DP RUDA Report Part 1, 2 & 3 These gave us a background understanding of the past planning strategies in the city.

They current policies the Development Authority is looking at and the Development control Regulations 7 ISHUP Guidelines Ministry of Housing & Urban Poverty Alleviation, Government of India (2013) Interest Subsidy Scheme for

Housing the Urban Poor (ISHUP) 8 Learning from Slum Upgrading and Participation Imparato, I., & Ruster, J. (2003).

Slum Upgrading and Participation. doi:10.1596/0-8213-5370-5 9 Outreach of Pro-poor Housing Programs and Projects: Is it sustained?

Dubagunta, G. S., & Patel, S. (2016).

Outreach of Pro-poor Housing Programs and Projects: Is it sustained? International Journal of Built Environment and Sustainability, 3(1). doi:10.11113/ijbes.v3.n1.107 To understand why public housing may not work.

10 Slum networking in Ahmedabad: the Sanjay Nagar pilot project Tripathi D. (1999) Slum networking in Ahmedabad: the Sanjay Nagar pilot project (Working Paper 101), Vastrapur, Ahmedabad This Paper talks about the slum networking project in Ahmedabad, which was a multi stakeholder project with AMC, Arvind Mills, NGOs and the Slum community coming together. Key learning here is to maintain trust and importance of communication.

11 Exploring the Influence of Participation on Programme Satisfaction: Lessons from the

Ahmedabad Slum Networking Project Russ, L. W., & Takahashi, L. M. (2012). Exploring the Influence of Participation on Programme Satisfaction: Lessons from the Ahmedabad Slum Networking Project. Urban Studies, 50(4), 691708. doi:10.1177/0042098012456248 This study talks about the role of NGOs, how they become from handholding organizations to facilitators and gatekeepers.

12 Rental Housing in Informal Settlements: A Case-Study of Rajkot Mahadevia D. & Gogoi T. (2011) Rental Housing in Informal Settlements: A Case-Study of Rajkot, Centre for Urban Equity, CEPT University To understand the viability of the rental model for financing substandard housing upgrade.

13 MMRDA Cluster Redevelopment 33(9) This policy was used as a reference to helps us frame our own policy for Redevelopment.

// A case of Rajkot

Notes:

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URBAN HOUSING PLAN & STRATEGY

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