01 housing in delhi

12th Five Year Plan HOUSING

Informal Settlements – Understanding + Interacting (AP-322)

HOUSING IN DELHI

DISCUSSION 1

Nipesh P Narayanan


HOUSING SCENARIO IN DELHI


HOUSING TYPE IN DELHIBased on the morphology, living condition and legal status, housing in

Delhi can be classified into SEVEN types–

1. Homeless2. JJ Cluster3. Resettlement Colonies4. Regularized & Unauthorized colonies5. Urban Villages6. Walled city and extension7. Planned colonies


POPULATION DISTRIBUTION ACROSS THE TYPESRe

f: m

icro

Hom

e So

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ns

Homeless

JJ Cluster

Resettlement Colony

Unauthorized & Regularized Colonies

Urban Villages

Walled City

Planned Colonies

0 1,000,000 2,000,000 3,000,000 4,000,000 5,000,000

Population

Population

# of people76

% o

f peo

ple

in D

elhi

live

in

subs

tand

ard

hous

ing


SUPPLY OF HOUSING IN DIFFERENT TYPES• HOUSING SUPPLY

– Owners– Renters

37% of housing units in Delhi are rental


SUPPLY OF HOUSING IN DIFFERENT TYPESRe

f: m

icro

Hom

e So

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ns

Homeless

JJ Cluster

Resettlement Colony


Urban Villages

Walled City

Planned Colonies

0 200000 400000 600000 800000 1000000

Renters vs. Owners

RentersOwners

# of units


SAFETY HAZARD DUE TO SELF-CONSTRUCTION• Delhi falls under Zone IV of the Seismic zones• Poor quality of construction fall even without earthquake (majorly

due to unsafe and ill-equipped self-construction practices)


SAFETY HAZARD DUE TO SELF-CONSTRUCTIONRe

f: m

icro

Hom

e So

lutio

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Homeless

JJ Cluster

Resettlement Colony


Urban Villages

Walled City

Planned Colonies

0 200000 400000 600000 800000 1000000

Self-Construction

Self-Constructed UnitsNot-Self-Constructed

# of units

74% of housing units are self-constructed


HOUSING SUPPLY AS PER INCOMERe

f: m

icro

Hom

e So

lutio

ns

Homeless

JJ Cluster

Resettlement Colony


Urban Villages

Walled City

Planned Colonies

0 200000 400000 600000 800000 1000000

Income

0-5k5-15k15>

# of units


HURDLES & WAY FORWARD IN DIFFERENT HOUSING TYPES


HOMELESS – Situation as of now

• 64 permanent shelters and 87 temporary tent shelters – Total existing = 151– Total required = 168 (As per MPD 2021 norm of 1 night shelter per 1 Lakh population)


HOMELESS – Hurdles to overcome

• Sustainable operation of homeless shelter

• Up-liftment of the homeless to the main stream

• Insulating the homeless from drugs and other socially degrading activities


HOMELESS – Way forward

• Permanent homeless shelter to be made:– These shelters should NOT be free of cost. A minimal fee shall be charged based on

the location, and those who cannot pay, should have an option of paying it in terms of labour. Paying in terms of labour will ensure sustainability of the shelter and will make the food production, cleaning and maintenance a lot more smoother.

• Employment opportunities should be linked to homeless shelters:– The quality of life can be improved for homeless if the shelter provisions could be

linked to job opportunities. Shelters can be testing grounds for emerging concepts like urban farming and also for skill up gradation projects.

• Shelter should include food and medical facilities:– Food facility could be subsidized, but should be charged in a manner to make it

sustainable.

• NGOs already working in this sector should be involved


JJ CLUSTER– Situation as of now


JJ CLUSTER– Hurdles to overcome

• Improvement of quality of life

• Ensuring structural safety

• Discouraging future growth of slums


JJ CLUSTER– Way forwardRAY tries to address this problem, RAY is for the entire nation and Delhi being a mega city posses different set of problems.

• Land title cannot be given to slums in Delhi as the densities in Delhi slums are very high.

• Beneficiary contribution as per RAY is very low, which is fine at a national level. Delhi slums have higher income levels and there are renters (10 to 15% of the total population are renters in any given slum in Delhi).

• Cooperative housing societies should be constituted for in-situ redevelopment of slums. And houses should NOT be subsidized.

• Clear property title should be given on the housing unit, which could be sold or mortgaged.

• Rental units should be an integral part of any slum redevelopment program in Delhi.


RESETTLEMENT COLONIES – Situation as of now

With each subsequent wave, resettlement colonies moved further away from the city center creating

further problems including poor housing, unemployment and transportation issues Re

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RESETTLEMENT COLONIES – Hurdles to overcome

• The main issue with a resettlement colony that the land is on lease to the occupants and they are not allowed to sell it.

• Once trading is restricted they informally trade the land with PoA (Power of Attorney), which is an accepted practice on ground, but is not acceptable by formal institutions. Thus the new owners can’t have housing loans and are bound to build in an unsafe manner by taking high interest housing loans from the informal money lenders.

• This practice leads to social and economical degradation of the residents as well as the houses built are very poor in terms of quality and safety.


RESETTLEMENT COLONIES – Way forward• Take the land rights form the dwellers and give them clear mortgage-

able/sellable right to the house.

• Allow land pooling for residential development, which will provide option for the residents to pool in and make groups to approach an architect (or urban designer) for a sustainable wholesome development plan.

• NGOs/CBOs should be contacted to create a community driven redevelopment process financed by a formal Housing Finance Company. The pooling of stake holders and subsidizing the processing cost would encourage private developers and practicing architects to jump into this sector without subsidizing the development and infrastructure cost.

• Associate the micro financing for housing with technical assistance so that the construction could be safer.


REGULARIZED & UNAUTHORIZED COLONIES – Situation as of now

• All unauthorized colonies are to be regularized as per MPD 2021

• Since the buildings were never sanctioned, hence they are highly unsafe and in most of the areas are not conducive for a healthy living.


REGULARIZED & UNAUTHORIZED COLONIES – Hurdles to overcome

• Rampant and dangerous rate of construction due to high demand for affordable and rental housing.

• No compliance of the building codes and safety regulations stipulated by BIS leading to highly unsafe structures and poor quality houses.

• Lack of infrastructure due to unaccounted density in any given settlement.


REGULARIZED & UNAUTHORIZED COLONIES – Way forward

• Ensure Safety of existing structures

• Ensure compliance with building byelaws for better quality housing.


URBAN VILLAGES – Situation as of now

• No building byelaws are followed hence buildings are – Structurally unsafe– Poor living condition (lack basic amenities like ventilation and lighting)


URBAN VILLAGES – Hurdles to overcome

• High density unsafe construction

• Poor Quality houses


URBAN VILLAGES – Way forward

• Structural safety of all the existing buildings should be ensured

• Urban villages provide the maximum rental housing available in the market, hence new rental units should be provided to decongest the urban villages

• New housing should be constructed to decongest the urban villages


WALLED CITY & EXTENSION – Situation as of now

• Special area plan still to be prepared.

• Reducing residential population

• Degrading living conditions


WALLED CITY & EXTENSION – Hurdles to overcome

• Reducing residential population

• Accommodating the huge agglomeration of unskilled and semi-skilled laborers

• Improving the living condition


WALLED CITY & EXTENSION – Way forward• Huge agglomeration of un-skilled and semi-skilled laborers live in

walled city and its extension. Affordable rental units to be provided to them.

• Large number of floating population comes to this section, hence dormitory accommodation needs to be provided

• Structural safety of existing buildings

• Plot amalgamation and cooperative housing development for reviving the residential neighborhood

• Adaptive reuse of the defunct buildings


PLANNED COLONIES – Situation as of now

• Housing Deficit of about 5.6 Lakh units exists as of 2011

• 2 Lakh low income migrants move into Delhi each year (Ministry of Health and Family Welfare, Government of India)


PLANNED COLONIES – Hurdles to overcome

• Segregated housing development

• Missing options for affordable housing addressing all income groups.– EWS– LIG– Single working men/women – Newly married couples– Lower middle class– MIG (options exists, but limited number)– HIG (options exists)

• Huge deficit for rental units


PLANNED COLONIES – Way forward

• Provide ‘rental’ and ’to be owned ’ units targeting all income groups.

• Incentivize the market to provide affordable housing to the poor.

• Increase density in government colonies (e.g Kidwai Nagar, R.K

Puram, Sarojini Nagar etc.) and promote mixed use development.

• Provide new housing stock along the MRTS influence zone with a judicial mix of rentals and affordable units.


HOUSING REQUIREMENT


HOUSING REQUIREMENT

• Population of Delhi as per 2011 census : 16753235

• Decadal Growth rate : 40%

• Population by 2017 : 20774033

• Housing Deficit as of 2011 : 5.6 Lakhs (Deduced from MPD 2021)

• 2 Lakh low income migrants move into Delhi each year (Ministry of Health and Family Welfare, Government of India)


HOUSING REQUIREMENT

• Housing requirement to be fulfilled by 2017 : 13.6 Lakh (2.72 Lakh units per year) (54% for EWS) (Assuming 1 unit per 5 person of the growing population + existing housing deficit)

• 30 % of the new housing should be rental

• New homeless shelters to be built by 2017: 57 (11.4 shelters per year) (as per MPD norm of 1 homeless shelter per 1 Lakh population + existing deficit)

• Rental units/dorm-beds need to be built every year: 2 Lakh

• Provide localized sustainable waste management systems• Storm water management at a local level by reducing runoff• Fine grain fabric and integrated mixed use development along MRTS

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