Affordable Housing Options for Low Income group in Mega cities of India

INFORMAL HOUSING Affordable Housing Options for Low Income group in Mega cities of India Case study Delhi

Guide: Dr. Ruchita Gupta Coordinator: Prof. Dr. Jaya Kumar Group Members: Ankit Kumar Prashant Sireesh Sakshi Charde Shipra Verma Siddharth Yadav Ugyen Pemo

“Adequate shelter means more than a roof over one’s head: It also means adequate privacy; adequate space; physical accessibility;

adequate security; adequate lighting, heating and ventilation; adequate basic infrastructure all of which should be available at affordable cost.”

(High Level Task Force on Affordable Housing for All, MHUPA December 2008, p. 7)

Informal Housing

Introduction Urban Housing Shortage In India

Figure 1: Urbanization Growth in India, Source: Census of India 2011

The fast pace of urbanization in India has brought about extreme deficiency of housing and basic amenities like consumable water, well maintained drainage system, sewerage network, sanitation facilities, electricity, roads and disposal of solid waste.

Informal Housing

18.78 Million Urban Housing Deficiency The urban housing deficiency was evaluated to be 18.78 million during the 12th Plan period (NURHP, 2015) with subsequent increment resulting serious urbanization in future years.

Informal Housing

26 – 37 million Households Shortage of Affordable Housing In India, rapid rise in urban population and the shortage of planned/formal affordable housing for the low income group have led to 26–37 million households (33–47 percent of the urban population) living in informal housing colonies.

Source : Ashish Karam Chandani, S. C. V. J., 2016. Informal Housing, Inadequate Property Rights. Mumbai: FSG.

Informal Housing

50 Million Housing Shortage In Delhi Delhi has about 50 million shortage in the number of households according to the Ministry of Housing and Urban Poverty Alleviation.

Informal Housing

The Failure Of Planning In Delhi

Figure: Settlements in Delhi, Source: Statement 14.4 of the Delhi Economic Survey 2008-09 (Government of Delhi 2009)

24 % Planned settlements

76 % Unplanned settlements Informal Housing

HOUSING SUB-SYSTEMS IN DELHI

ORGANIC • Old City • Urban Village

UNPLANNED • Squatter settlements (Jugghi jhopri) • Unauthorised colonies

PLANNED • DDA group housings • Plotted housings

Informal Housing

Where does a person find a place when he/she enters a mega city based on his/her Affordability?

Informal Housing

Affordability 30 % of Monthly Income 4 times the Annual Income

ď ś MOHUPA, 2011 recommends a figure of 30-40 % as the maximum proportion of income available for payment towards rent.

Informal Housing

Urban poor

• Annual Income: Rs. 15000 • Monthly Income: Rs. 1500 Rs. 500 monthly rent or Rs. 72000 for ownership

EWS

• Annual Income:3 lakhs • Monthly Income: Rs. 25,000 Rs. 7500 monthly rent or 12 lakhs for ownership

LIG

• Annual Income: 3-6 lakhs • Monthly Income: Rs. 25,000-50,000 Rs. 15,000 monthly rent or 18 lakhs for ownership Informal Housing

Hierarchy of Housing Options

Planned Colonies

Squatter settlements

Unauthorized Colonies

Urban Villages

Resettlement Colonies

Informal Housing

Research Question: What are the available housing options and the living conditions provided by the informal housing sector to a person based on his/her affordability ?

Key words: Availability; Affordability; Living Conditions

Informal Housing

Aim: To assess the available housing options that a person gets based on his/her affordability in the informal housing sectors.

Objectives: • To identify the types of informal housing settlements.

• To study the affordability of the lower income group and the facilities they are provided by their landlords.

• To analyse the availability of housing types and the quality of its infrastructure.

• To analyse the quality of life (toilet facility, natural light & ventilation, structural conditions, etc.) in the informal areas.

Scope: • Case studies taken are from organic and unplanned settlement (urban villages and unauthorized colony) in Delhi.

Informal Housing

1797 Unauthorised Colonies 135 Urban Villages 685 JJ clusters Figure : Location of Unauthoriesd colonies, JJ Cluster, Source, Eicher Delhi Road Map(2008), Engineering India Ltd, & CH2M Hill (india) Pvt. Ltd. (2008), Google Earth (2011), DDA (unpublished), DJB (unpublished), Draft: A Zimmer (2011), Cartography, V.Rossow & Urban Villages in Delhi, Source: Thesis report by Ashwani Kumar SPA Delhi Source : Delhi Urban Shelter Improvement Board (DUSIB)

Informal Housing

Population Distribution Across the Types of Settlements

Figure : Population Distribution across settlement types, Source: Micro Home Solution

ď ś 76% of the population live in the unplanned/organic settlements.

Housing Supply as per Income

Figure : Housing Supply as per Income, Source: Micro Home Solutions

ď ś Unplanned colonies and organic settlements offer housing options to people from varying income levels while the planned colonies does not offer the same.

Urban Villages

Figure : Location of Urban Villages in Delhi Source: Thesis report by Ashwani Kumar SPA Delhi,2010

Urban Villages are traditional rural provincial settlements which have been changed and converged with urban regions or towns which have been consolidated after some time into the urban limits of the present city of Delhi.

Choi, A. &., 2011. The Context of Uncontrolled Urban Settlements in Delhi, s.l.: s.n.

Informal Housing

Unauthorized Colonies • Unauthorized

Colonies

are

residential

settlements

built

in

contravention of zoning regulations, developed either in violation of Delhi’s master plans or on ‘illegally’ subdivided agricultural land.

• No layout plan approval.

• No building plan approval.

• As per Delhi government Urban Development website there are about 1797 unauthorized colonies with about 7 lakh families residing in them.

Informal Housing

Criteria for Case Study Selection • Representative: the settlement should be representative of the .

typology

and

should

have

retained

most

of

its

original

characteristics. • Proximity: The settlement should be near different influential zones such as institutions, hospitals, colleges, etc.

Sarai Jullena

Ber Sarai

Nai Basti

Sarai Jullena is located in South Delhi, it is immediately surrounded by well developed housing societies such as New Friends Colony, Maharani Bagh, Zakir Bagh and Sukhdev Vihar.

Ber Sarai is an urban village located in South Delhi near Jawahar Lal Nehru University. It is surrounded by housing societies of RK Puram and Hauz Khas.

It is an unauthorised colony present in South Delhi near Okhla, it is surrounded by high density housing colonies of Zakir Nagar, Okhla, Batla House and many more.

Informal Housing

Accessibility: A housing colony shall be well connected with other parts of the city by all the modes of transportation, and availability of services to the residents such as place to work, school, hospitals and various other essentials.

Sarai Jullena

Ber Sarai

Nai Basti

Nearest metro station is Sukhdev Vihar. (Magenta line) Close to Delhi-Faridabad Highway.

Nearest metro station is RK Puram metro station.

(Magenta line) Close to Delhi-Faridabad Highway.

Nearest metro station is Okhla Vihar. (Magenta line) Close to Delhi-Faridabad Highway and Noida.

Informal Housing

Case Studies

Informal Housing

PARAMETERS FOR CASE STUDY ANALYSIS: • History • Socio economic factors • Connectivity • Influential areas in proximity • Types of People (student, single, family, etc.)

• Occupation • Affordability • Housing Typologies

• Infrastructure • Living conditions • Density

• Range of housing costs Informal Housing

Case Study: Urban Village SARAI JULLENA

Location & Context • Located in South Delhi.

• Well connected by public transport.

• Nearest metro- Sukhdev Vihar metro station.

Source: Google Maps, Customized Snazzy Maps

Informal Housing

History •

• •

• •

•

The ‘Jullena’ of Sarai Jullena is derived from ‘Juliana’, and the Juliana in question was a Portuguese woman named Juliana Dias da Costa.

She rose high up in the Mughal court of Aurangzeb’s time. (around 1703) She has been allotted land to build a sarai of her own in the area now near New Friends Colony.

Accounts of her life vary, and how she arrived in Delhi is a little unclear.

Some accounts state that her father, Augustino Dias da Costa (along with his family) was brought to Delhi, taken captive in Hugli by Shahjahan’s troops.

Other sources indicate that she arrived in Delhi as the wife of a Portuguese surgeon.

(Maclagan, Sir Edward. The Jesuits and the Great Mogul. 1932: rpt.

New York: Octagon Books, 1972: 181-189)

Informal Housing

Major Areas of Influence Holy Family Hospital, Bansal Hospital & Fortis Hospital A huge population of workers from the neighboring hospitals live in Sarai Jullena.

1

Jamia Millia Islamia Sarai Jullena caters to a majority of student population from university.

2

Source: Customized Snazzy Maps

Informal Housing

Evolution

2002

2010

2019

• Densification and compaction of the settlement over the years. • Subdivision and amalgamation of plots.

Source: Google Earth

Informal Housing

Between 2002 to 2010

Between 2010 to 2019

• Buildings have evolved to become narrower and taller to cater to the increasing demands.

Picture showing the increase in number of floor irrespective of the road width Source: Author

Informal Housing

Building Use & Varying Rents

• Predominantly residential area with varying typologies.

• Rents vary as per location and typology.

Source: Customized snazzy maps

Informal Housing

Factors affecting the price/rent of an apartment in a settlement: 01

LOCATION

02

AREA/SIZE

03

NEW/OLD CONST

Informal Housing

Living Conditions at Settlement Level

• No open areas/parks.

• No social infrastructure.

• No space between buildings.

• Requirement of artificial lighting.

Staircase landings of two different buildings touching each other.

Lack of natural light in the narrow streets.

Kids playing on the second floor terrace due to absence of open areas/parks.

Scooter parked in the corridor and use of artificial lighting during the day.

Source: Author

Informal Housing

• Section and view showing the closeness of building plots.

Informal Housing

Street Level Study: Malabar Restaurant Street

Source: Author

Informal Housing

Street Level Study: Malabar Restaurant Street

• View of Malabar street and section showing exposed wires are hanging near the balconies. • Narrow street widths.

Source: Author

Informal Housing

TYPOLOGIES

a. 2 BHK b. Single

Room

with

attached toilet and kitchen c. Single rooms with shared toilet and kitchen d. Single room with a hall, shared toilet and kitchen.

Source: Author

Informal Housing

a. 2 BHK *Rent- 12,000 -Currently used by Malabar employees on first floor while others are on rent.

View of the room with the attached bath and toilet with a window that is kept closed.

Source: Author

Informal Housing

Living Conditions

Lack of Privacy

Absence of natural light & ventilation

Security Concerns No railing along the staircase.

Very narrow/no gap between the buildings

Source: Author

Informal Housing

b.

Single Room with Attached Toilet and Open Kitchen

*Rent- 7,000 -Rented by Mr. Sashi Kumar who runs the St. Mary Kerala shop on the ground floor.

Rent of the shop- Rs. 15,000

Interior showing congestion and multiuse of the space.

Source: Author

Informal Housing

Living Conditions

Congested with very less area for circulation

Absence of natural light & ventilation.

Artificially lit spaces during day.

Unhygienic Space Same space used for mixed activities (sleeping, eating, cooking)

No space for drying clothes, hence corridor/room being used.

Source: Author

Informal Housing

c. Single room with a hall, shared toilet and kitchen *Rent- 10,000 -Initial rent was Rs. 6000 -Rented by Mr. Ram Prashad who runs the Sweet shop on the ground floor.

-Located behind the sweet shop.

-Shop Rent- Rs. 15,000

Narrow and dingy approach view to the house.

Source: Author

Informal Housing

Living Conditions Increase in rents without any improvements in the living conditions.

People who have been living since 15 years have faced increase in rent annually while the living condition only worsen.

Safety and privacy concerns Entrance to the space directly from the road.

Absence of natural light & ventilation.

Hygiene & Cleanliness Issue Single toilet being shared among 7-8 people.

Source: Author

Informal Housing

d. Single rooms with shared toilet and kitchen *Rent- 2,000 •

Located on top most floor.

•

Occupied by people lowest earning.

with

Source: Author

Informal Housing

Other Typologies Girls PG

*Rent- 8,000 for double seater and 7,000 for triple seater.

•

Mostly occupied by students of Jamia Milia Islamia.

View of the Corridor and toilet without natural light.

Source: Author

Informal Housing

Available Housing Typologies as per Affordability in Sarai Julena

Rs. 10,00112,000+ Rs. 7,00110,000 Rs. 2,0017,000 Rs. 0-2,000 Single rooms with shared toilet and kitchen

• Single room with attached toilet and kitchen.

• PG

• Single room with shared hall, toilet & Kitchen.

• PG.

• Rooms with shared hall, toilet & Kitchen.

• 2 BHK.

Source: Author

Informal Housing

Case Study: Urban Village BER SARAI

Informal Housing

Location & Context •Ber Sarai is located between Jawaharlal Nehru University (JNU) and IIT Delhi in the South West district of Delhi.

•Nearest metro station R.K Ashram •Well connected by Delhi road network •Most residents are students.

Evolution

. Map showing evolution of Ber Sarai in (a); (b) 2008; (c) 2019.

(Source: Google Earth)

Informal Housing

Typologies & Varying Rents

•

Predominantly residential area with varying typologies based on ownership.

•

Rents vary as per location and typology.

Source: Customized snazzy maps and Google maps

Informal Housing

ROOM ON RENT ROOM ON RENT

ROOM ON RENT

Street Level Study:

ROOM ON RENT

Market street, Ber Sarai

ROOM ON RENT

•Basement spaces utilised for commercial purposes like salon, study cafes.

•High voltage electric lines passing very close to the built structure.

•Manholes on the narrow streets.

•Market on the ground floor.

Source: Author

OWNER

SHOP

LIBRARY

Sections showing various kinds of activities on street.

Informal Housing

ROOM ON RENT

ROOM ON RENT

ROOM ON RENT

ROOM ON RENT

Street Level Study: Market street, Ber Sarai ROOM ON RENT

•Balconies constructed very close to each other.

•Absence of natural light on floors below 4th floor.

•Lack of privacy.

Source: Author

SHOP

ROOM ON RENT

SHOP

Sections showing various kinds of activities on street.

Informal Housing

TYPOLOGIES

PLAN SHOWING DIFFERENT HOUSING TYPOLOGIES IN BER SARAI ON THE BASIS OF OWNERSHIP. (SOURCE: AUTHOR) Informal Housing

Typology I – Rented Housing

Source: Author

Source: Author

Rented Room with attached toilet.

Rent: Rs 4000/Configuration- 1 Bedroom and Bathroom.

Informal Housing

Picture showing lack of light/ventilation.

(Source: Author)

Rented Room with attached toilet.

Rent: Rs 10000/Configuration- 2 Bedroom, Kitchen and Bathroom.

Source: Author

Informal Housing

Typology II – PG Housing

Source: Author

Source: Author

Rooms with attached toilet.

Rent: 3000/room ConfigurationBedroom and toilet.

Source: Author

Informal Housing

Typology III – Hostel

Source: Author

Rooms with attached toilet.

Rent: 3000/room Configuration- Bedroom, toilet and balcony.

Informal Housing

Typology IV – Independent apartments Residential Apartment Configuration- 2Bedroom, kitchen, 2toilet and 2balcony.

Price: 34 Lac

Interior Common hall Source: Author

Kitchen Source: Author

Source: Author

Informal Housing

Living Conditions

Lack of Privacy

Compact living areas

Absence of natural light & ventilation.

Hygiene & Cleanliness Issue: Garbage dumped on the streets

Source: Author

Informal Housing

Available Housing Typologies as per Affordability in Ber Saraia

Rs. (32-80)Lac >Rs.10,000/Rs. 5,000 -10,000 <Rs. 3,000/•

Shared PG

• 2 Bedroom, 2Toilet, Kitchen • Shared amongst renters

• 2 Bedroom, 2 Balcony, Kitchen, dining, living room, Bathroom.

• Builder floor • Parking • 3mts+ wide road.

• Builder floor • 3bhk, stilt parking • Main road accessibility • Lift • Good locality

Source: Author

Informal Housing

Case Study:

Unauthorised colony NAI BASTI

Location & Context • Located in South Delhi, Near Jamia Millia Islamia .

• Well connected by public transport.

• DTC Bus, E-Rickshaws, Autos etc • Nearest metro- Okhla Vihar metro station.

Source: Google Maps, Customized Snazzy Maps

Informal Housing

History and Basic Layout

Nai Basti

Nai basti, on Recreational (City/Districk/community Park) Land use Zonal Development Plan, Zone F, MPD 2021 (Source: Delhi Development Authority)

(a)

(b)

Plan showing the changes in settlement layout; (a) 2007; (b) 2019 (Source: Delhi govt, Google maps)

â&#x20AC;˘ Road width reduced â&#x20AC;˘ Big plots divided into small plots to accommodate more families

Informal Housing

Evolution

2002

2010

2019

â&#x20AC;˘ Densification and compaction of the settlement over the years. â&#x20AC;˘ Subdivision and amalgamation of plots.

Source: Google Earth

Informal Housing

Areas of Influence Jamia Millia Islamia University Content It is a university located in the proximity, there is a student population from Jamia who lives in Nai Basti.

Okhla Vihar Metro Station Metro station is just 5-minute walk from Nai Basti

Zakir Nagar It is a very popular Mughlai food street, many people who work there live in Nai Basti

Alshifa Multispecialty Hospital It is a hospital just 15-minute walk from Nai Basti

1 2 3 4

Nai Basti

Source: Google Earth

Informal Housing

Living Conditions at Settlement Level Children urinating in open

Under Construction road Source: Author

• Narrow streets.

• No proper roads • Open drains

• No maintenance of roads and drains

Way two houses deep in the colony

Overflowing open Drains

Source: Author

Informal Housing

Typologies & Varying Rents Block A

Block B

Block C Block D

â&#x20AC;˘

Predominantly residential area and some commercial along the main road and market street.

â&#x20AC;˘

Rents vary as per location in the settlement. (source: Alam properties and travel

Source: Customized snazzy maps and Google maps

Informal Housing

Street Level Study: Market street, Nai Basti

Market street conditions, due to lack of proper drainage system Source: Author

Informal Housing

Street Level Study: Market street, Nai Basti

Section and view of Market street Source: Author

Informal Housing

TYPOLOGIES a a. 1 BHK (Ground floor, Block D) b. 3bhk with 2 balcony and 2 bathroom (3rd floor, Block A)

c

c. 2bhk with 2 balcony and 2 bathroom (top most floor, Mughal Compound)

b

Source: Author

Informal Housing

a. 1 bhk

Residential Apartment, Block D, Price Rs. 17Lac Configuration- 1 Bedroom, kitchen, living room and Bathroom. On ground floor.

It is for sale under general power of attorney.

Source: Author

Interior of Kitchen and bedroom, No sunlight

Informal Housing

b.

3bhk with 2 balcony and 2 bathroom

Residential Apartment, Block A, Price Rs. 50 Lac Configuration- 3 Bedroom, 2 Balcony, Kitchen, dining, living room, Bathroom, on third floor.

It is for sale under general power of attorney.

Interior of Bedroom Source: 99acres.com Source: Author

Informal Housing

c.

2bhk with 2 balcony and 2 bathroom

Residential Apartment, Mughal Compound, Price Rs. 42Lac @52,500 per sq. yards Configuration- 2 Bedroom, 2 Balcony, Kitchen, dining, living room, Bathroom. On Fourth floor.

It is for sale under general power of attorney.

Living Room

Gated compound for the residents

Source: Author, 99acreas.com

Dinning

Kitchen

Informal Housing

Living Conditions â&#x20AC;˘ Absence of natural light & ventilation.

Wide Street and sewer line in Block A, Builder flats

Very narrow between the buildings

Blockage and overflow flow of drains

Source: Author

Informal Housing

Available Housing Typologies as per Affordability in Nai Basti, Okhla

Rs. 72 lac Rs.40-50 Lac Rs. 15-20Lac

•

Rs. 10 Lac •

1Bhk in Block B, Thin Lanes and open drains

• •

1BHK in Block D Narrow approach lanes,

• •

3 Bedroom, 2 Balcony, Kitchen, dining, living room, Bathroom, on third floor. Block A Builder floor Parking

• • • • • •

Block A, Builder floor 3bhk, stilt parking Main road accessibility Lift Good locality

Source: Author

Informal Housing

Comparative Study Parameters

Sarai Julena

Ber Sarai

Nai Basti

Influential areas in proximity

Fortis hospital, Jamia Milia Islamia, Holy Family hospital, Surya Hotel, NFC Community Center

JLN University, IIT Delhi, coaching centers in Jia Sarai

Jamia Milia Islamia , Okhla

Types of People

Students, people working in hospital

Students

Muslim populated, laborers and working class

Housing Typologies

Single rooms with common facilities (toilet & kitchen), single room with attached toilet, PG

Flats, PGâ&#x20AC;&#x2122;s, library, Single rooms, with attached or common facilities, tuition centers

Family units, 2BHK and 1BHK flats

Infrastructure

No green areas, narrow streets, no common facilities for public, high density, amalgamated plots

Narrow streets, no green areas, poor waste, amalgamated plots, management, community hall,

Unpaved road, poor drainage, poor drinking water facility(toxic underground water)

Living conditions

Absence of natural light and ventilation, no privacy, compact living areas

Few places had natural light and ventilation, similar to Sarai Jullena but comparatively better living conditions

Completely neglected by MCD hence facilities are provided.

Informal Housing

Findings •

Adverse living condition

•

Fire hazard : due inadequate widths width street and no proper access.

•

Exposure of high-tension electric lines to the building

•

Misbehavior of Landlord

•

Hike in rent with no improvement in living conditions

•

Illegal construction is kept on going, building are going higher, contradicting the building byelaws

Ber Sarai Total Locality Area(Hectare) Number Of dwelling units Population Density of Area(m2/person) Open Area (%)

6.96 2048 10240 6.8 19.13

Sarai Julena 4.08 2357 11789 3.39 0.07

Nai Basti 3.06 346 4230 7.25 13.12

Planned Colony 10 500 2500 100 40 Informal Housing

CONCLUSION •It has been concluded that the informal settlements in Delhi give good options for all income groups based on their affordability and availability of different housing typologies.

•The only drawback informal settlements pose is the adverse living conditions.

• Hence, in order to overcome this issue government should introduce strict byelaws and practice harsh punishments for the people who violate it.

Informal Housing

CONCLUSION •Govt. should control the development of new constructions without permissions. Access ways should be made bigger to facilitate fire tender movement and minimum roads widths should be followed in order to avoid congestion at the time of emergency.

•It should be made sure that tenants are not exploited by the landlords following the tenants’ act.

•Another way to tackle this issue could be that government should propose affordable public rental housing similar to public housing in Singapore.

Informal Housing

CONCLUSION •There should also be a provision made for all income groups with certain percentage reserved for kinds of people based on their occupation and need.

• All ethnic groups can also be provided percentage units based on their population promoting inclusivity as well.

• Properly planned public rental housing would also eradicate private ownership of land restricting the exploitation by the landlords.

• It would also provide with basic amenities such as food joints, grocery shops, pharmacy, etc.

Informal Housing